Articles and Advice

What to Expect from a Home Inspection

The last thing you want when selling your home is a major surprise from the home inspector. Here's how you can expect from that critical inspection.

When you're selling your home, the home inspection is a pivotal moment. It can lead to good news or bad news that potentially derails your sale.

In a home inspection, a property's rooms and building systems are inspected top to bottom by a professional. The inspector produces a full report, including photographic evidence, that outlines the home's defects and any repair work likely to be necessary over the next few years.

It takes about 2-4 hours for an experienced expert to complete the inspection process. During that time, the inspector must have total access to the house, including the attic, basement, and crawl spaces or other hard-to-reach areas. Otherwise, the inspection will not be 100% complete.

Why Is a Home Inspection Important?

The buyer's mortgage lender usually requires a home inspection — the buyer pays out of pocket for the cost, around $200. The inspection helps verify there are no substantial problems with a property, including anything that could make it unsafe or compromise its long-term value.

In rare situations, an inspection can uncover trouble so egregious that the mortgage lender won't go forward with financing. This is most likely if there is a safety concern such as a major fault with electrical wiring. Mortgage programs for first-time buyers tend to impose stricter standards where safety is involved.

Of course, a home inspection doesn't usually shut down an entire transaction!

Much more likely is a situation where the buyer balks. Buyers might ask for a discount on the home's asking price or request that the seller handle some repairs before closing day. Naturally, it can be difficult to finish extensive repairs if you are facing a closing day deadline in just a few weeks.

With that in mind, it's always best for the seller to be proactive. You can get ahead of the game by paying for your own inspection and acting on any discoveries that might give future buyers pause.

What Main Issues Do Home Inspectors Look For?

Home inspectors produce huge, detailed reports — usually in big binders with plenty of photos.

There are certain areas to pay special attention to. The inspector is impartial, but you can be sure you'll hear about it if there are any "red flags" with the potential to bring your home sale to a halt.

That includes:

HVAC System
No matter what climate you live in, your heating, ventilation, and air conditioning system is crucial to your home's comfort. The average HVAC system has a service life of about 12-15 years and tends to lose efficiency after nine or ten years. Older HVACs will be noted, and buyers rarely want to pay to replace them.
Electrical Wiring & Outlets
Electrical systems should get periodic inspections to ensure home safety. A single short in your wiring can lead to a fire. If you have an older home, it's a wise idea to install ground fault circuit interrupter outlets in your kitchen, bathroom, and any other areas where outlets are within six feet of water.
Roofing
Roofing manufacturers often claim their products will last for 20 years. Be wary, though, as even occasional harsh weather can take years off a roof's life. The inspector will get up on the roof, checking for leaks and giving a best estimate for how long the roof will remain sound before replacement.

When inspection time rolls around, sellers and buyers alike have good reason to hold their breath. By getting an inspection done before you go on the market, you put the power in your hands and avoid unpleasant surprises.

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What to Expect from a Home Inspection

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