The Home Inspection: What to Expect and What to Watch For
The home inspection is one of the most important steps in your purchase — and one of the most misunderstood. It is not a pass/fail test. Every home has issues. The question is which issues matter.
What the Inspector Checks
A standard home inspection covers the roof, foundation, electrical system, plumbing, HVAC, windows and doors, attic and insulation, and visible structural elements. The inspector will not move furniture, dig up the yard, or open walls. They report on what is visible and accessible. A typical inspection takes 2-4 hours for a single-family home.
Red Flags vs. Normal Findings
Red flags: foundation cracks wider than 1/4 inch, active water intrusion, knob-and-tube or aluminum wiring, evidence of mold, major roof damage, and signs of pest damage (especially termites). Normal findings: minor cosmetic cracks, aging but functional systems, small plumbing fixes, weathered caulking. Every inspection report looks alarming — a 30-page report with 50 items is not unusual for a perfectly livable home.
Using the Report in Negotiations
Focus your repair requests on safety issues, structural problems, and major systems. Asking the seller to fix every cosmetic item weakens your negotiation position. Your agent can help you prioritize what to ask for — common approaches include asking for repairs, a price reduction, or a credit at closing to handle fixes yourself.
Key Takeaways
- ✓Every home has inspection findings — focus on what actually matters
- ✓Red flags: foundation issues, water intrusion, bad wiring, mold, roof damage
- ✓A long inspection report does not mean a bad house
- ✓Negotiate on safety and structural issues, not cosmetic items
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