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The larger a home, the longer a home inspection will take.
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A home inspection typically takes place shortly after your offer to purchase a home is accepted.
An inspection differs from an appraisal, and assesses the condition of a home and its components.
Expect to pay an inspector around a few hundred dollars; the price will vary by company.
A home inspection can help you choose the next steps in buying a home. You may decide you want to close, negotiate the price, request repairs by the seller, or back out and find another place.
You aren’t required to schedule a home inspection, but doing so can save you from major problems down the line. An inspection can alert you to any problems, and you may even realize you don’t want to buy the home after all.
What is a home inspection?
When you get a home inspection, an inspector visits the home to assess its condition and put together a detailed report. They won’t tell you the value of the home, but they will reveal potential problems with the home and its components.
A home inspector can let you know if they notice signs of water damage in a home, or if the furnace is past its expected lifespan, for example.
A home inspection typically takes a couple of hours, but it varies; the larger the home, the longer the process takes.
You don’t have to attend the inspection, but it’s highly recommended that you do. Walking through with the inspector gives you the chance to ask any questions and see problems for yourself. Plus, an inspector can teach you things about the home that are important to know, like how to change the air filters in the HVAC unit or where the home’s main water shutoff valve is located.
Don’t be alarmed if the inspector finds minor problems — if an inspection comes back with zero issues, your inspector probably wasn’t very thorough. A good inspector will tell you all the things big and small that need to be taken care of. Many of the things included in your report will likely be easy and affordable fixes you may be able to do yourself, such as re-caulking the windows.
They’ll also look for things that might not immediately be obvious to a layperson but could cost you big bucks or jeopardize your safety. This is why, even though you’re not required to hire an inspector, it’s highly recommended.
What’s the difference between a home inspection and appraisal?
The mortgage lender schedules an appraisal, but you schedule an inspection.
Home appraisers assess the value of a home. An inspector won’t make notes about the value, but they’ll tell you about the condition of the home.
An appraisal takes place when you apply for a mortgage, and it determines how much the lender will give you to purchase the home.
Both appraisals and inspections take place after the seller has accepted your offer, but before closing.
When should I schedule a home inspection?
Once the seller has accepted your offer, schedule an inspection as quickly as you can. If you have an inspection contingency in your purchase contract, you may only have a certain number of days to complete your inspection. The inspection contingency is what allows you to back out of the purchase based on the results of the inspection.
The earlier the inspection gets done, the more time you have to request repairs or negotiate the price, if necessary.
What does a home inspector look for?
The inspector should evaluate the condition of the following things:
RoofHeating and air conditioningPlumbingWater and sewageElectrical systemAttic and basementCeilings, floors, and wallsDoors and windowsFoundationSafety issues
A specialist inspector may be necessary if you have specific concerns about the following:
Mold or mildewTermites or pestsAsbestosRadonLeadChimney condition
How much does a home inspection cost?
A typical home inspection costs between $281 and $402, but cost varies by company and size of the home. You’ll pay the inspector the day they come to the house, after they’ve completed the process.
You might decide you want to close if the seller makes big repairs beforehand. In this case, you may schedule a reinspection to make sure the seller did a good job, so budget accordingly.
How to find a home inspector
Feel free to ask friends, family, or your real estate agent for recommendations.
You can check official websites, including the International Association of Certified Home Inspectors and the American Society for Home Inspectors. The website HomeAdvisor also has a tool to find an inspector.
You may want to interview a few inspectors to find a good fit. The US Department of Housing and Urban Development has a list of questions to ask a potential inspector.
Remember, cheaper isn’t necessarily better. Above all else, you want to make sure the inspector does their job well so you can find the right home for you.
Home inspection FAQs
What are the biggest red flags in a home inspection?
Problems with the roof, foundation, plumbing, or other major components should set off alarm bells for potential homebuyers, since these things are often expensive to repair or replace.
How does a home inspection help buyers?
A home inspection will alert you to potential issues with a home that could cost you a lot of money down the line. It will also flag all of the smaller repairs you’ll need to make or things you’ll want to do to maintain the home and keep it in good shape.
Why is an inspection important?
Sometimes a house can look fine but be hiding problems that require tens or even hundreds of thousands of dollars in repairs. Since you’re already looking to invest a lot of money into purchasing a home, an inspection is vital because it helps ensure you’re making a good investment.
Do home inspectors always find something wrong?
A good home inspector will be very thorough in their report, and though they might not always find major problems, they’ll typically find a lot of smaller or less urgent issues. This is incredibly common, since no house is perfect.
