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You've found the house. Love the neighborhood. Price seems right.
After working with thousands of home buyers, I've learned that falling in love with a property is the easy part. Knowing what you're actually buying takes a professional home inspection.
A home inspection can feel like one more expense when you're already stretching your budget. Average cost sits around $343 in 2025. Some buyers skip it to save money or speed up closing. Usually a mistake.
Think about it this way; you're about to make the largest financial investment of your life. Want to know if that investment has a cracked foundation, outdated wiring, or a roof needing replacement in two years? An inspection isn't an expense. It's insurance against surprise costs that could total tens of thousands of dollars down the road.
The National Association of REALTORS® reports that in 2025 the average home inspection costs around $400. Buyers who use inspection findings to negotiate save an average of $14,000 off the final sale price. That’s a $14,000 return on a $400 investment.
A home inspection is a comprehensive noninvasive visual examination of a property's physical structure and systems. An inspector spends several hours walking through the home checking everything from the foundation to the roof, the plumbing to the electrical panel.
This isn't an appraisal. Appraisers look at market value. What the home is worth compared to similar properties. Inspectors look at condition. What's working, what's not, what might fail soon.
Inspections are conducted by someone with no stake in whether you buy the house. Your agent wants the sale. Seller wants the sale. Inspector just tells you the truth.
Research from Ruby Home indicates that 86% of home inspections reveal something that needs fixing. Most issues are minor. Leaky faucet. Missing shingle. GFCI outlet needing replacement. But sometimes inspections uncover major problems. Structural damage. Electrical hazards. Plumbing failures.
You can't know which category your potential home falls into without an inspection.
Let's talk money. I know you're watching every dollar. Everyone is.
Average home inspection in 2025 costs $343 with most buyers paying between $296 and $424. But those are national averages. Your actual cost depends on several factors.
Say you're buying a 2,400 square foot home in Louisville. You'd probably pay around $380 for the base inspection. Add radon testing at $175 and a sewer scope at $300 and you're looking at $855 total. Sounds like a lot, but if that sewer scope catches a $12,000 main line replacement issue, you just saved yourself eleven thousand dollars in negotiating power.
Where you're buying makes a difference. Inspection costs in high cost-of-living areas run higher than rural markets:
Hartford Connecticut: $489 average
New York metro area: $450 average
New Jersey: $430 average
Detroit: $300 average
Los Angeles: $330 average
Older homes typically cost more to inspect. Why? They require more time. An inspector examining a 1960s home needs to check for outdated wiring, old plumbing systems, potential asbestos and other age-related issues. Thoroughness takes longer. Time is money.
A standard inspection doesn't cover everything. You might need additional specialized inspections:
Radon testing: $125-$250
Mold inspection: $300-$650
Termite/pest inspection: $75-$150
Sewer scope: $250-$400
Chimney inspection: $100-$300
Pool inspection: $200-$400
Industry data from Gitnux shows that approximately 65% of inspectors now use digital inspection tools including thermal imaging cameras which can add $100-$200 to the base fee but provide much more detailed information about moisture issues, insulation gaps and electrical hot spots.
In most cases, the buyer pays for the inspection. It's scheduled after your offer is accepted but before closing. Think of it as due diligence; you're investing in information about your potential purchase.
Some sellers now pay for pre-listing inspections. Smart sellers want to know what's wrong before buyers discover it. If they can fix problems ahead of time or price the home accordingly they avoid renegotiations later.
As a buyer, you might request that the seller cover the inspection cost as part of your offer negotiations. It's not standard, but it's not unheard of either. In competitive markets where sellers have multiple offers though, adding that requirement might weaken your position.
Understanding what an inspector looks for helps you ask better questions and interpret the report you'll receive. Here's the comprehensive breakdown organized by area.
Your inspector starts walking outside the property perimeter. They're looking at foundation condition with attention to significant cracks or settling, drainage patterns (water should flow away from the house), exterior walls checking for straightness with no sagging or bowing, window and door frames ensuring they're square and properly sealed, and crawl spaces for accessibility and condition.
Data from the American Society of Home Inspectors shows that foundation repairs in 2025 average $5,165 ranging from $2,218 to $8,111 depending on severity. Inspectors pay close attention to any foundation cracks, especially horizontal or stair-step patterns that indicate serious movement.
They also examine exterior cladding and finishes including siding condition (no cracks, warping or damage), brick or stone with intact mortar joints and no significant cracks, paint that's not flaking, peeling or stained which could indicate moisture issues, and caulking and weather sealing around windows and doors.
The roof system gets careful attention. Shingles are checked for missing, damaged, curling or excessive granule loss. Flashing around chimneys, vents, and valleys. Gutters and downspouts properly attached with no decay and draining correctly. Chimney straight, structurally sound and properly capped.
Roof issues appear in approximately 70% of inspections, according to Gitnux industry statistics, making this one of the most common problem areas. The typical cost for roof replacement ranges from $5,868 to $13,216 depending on size and materials based on Redfin's 2025 data.
Detached structures also get reviewed: garage condition, sheds or outbuildings, fencing, decks and porches (checking for rotted wood, secure railings, proper fasteners), and evidence of wood-destroying insects like termites or carpenter ants.
Moving inside, inspectors examine below-grade spaces carefully. Moisture problems here can affect the entire house.
Key inspection points include evidence of water intrusion (staining, efflorescence, dampness), floor condition with no water damage or pooling, sump pump operation if present, structural support beams and posts, and foundation walls checking for interior cracks or bowing.
I've seen buyers walk away from deals because basement moisture problems were too extensive. Water issues aren't just cosmetic; they lead to mold, structural damage, and unhealthy living conditions.
The attic tells stories about the house. Inspectors look for roof decking condition with no staining from leaks, structural framing with no damage, sagging or improper modifications, ventilation adequacy (soffit vents, ridge vents, gable vents working properly), insulation with sufficient R-value for your climate zone and properly installed, electrical with no exposed splices or unsafe wiring practices, and evidence of pests or water intrusion.
Proper attic ventilation prevents ice dams in cold climates and reduces cooling costs in hot climates. It also extends roof life by preventing heat and moisture buildup.
Plumbing problems can be expensive. Inspectors test and examine visible plumbing including supply lines (checking for leaks, corrosion or outdated materials like galvanized steel or polybutylene), drain lines with proper slope and no leaks draining efficiently, water pressure which should fall between 40-80 PSI, and hot water delivery checking temperature which shouldn't exceed 125°F to prevent scalding.
Fixtures and appliances are tested. All sinks, tubs and showers, checking for leaks, proper drainage and adequate water flow. Toilets for stable mounting, no leaks at base, proper flushing and filling. Garbage disposals operational. Washing machine connections secure with no leaks.
The water heater gets inspected for age and condition (typical lifespan is 8-12 years), proper venting for gas units, temperature/pressure relief valve present and functional, no signs of rust or corrosion, and proper clearances maintained.
Older homes built before 1980 often have galvanized steel pipes which corrode over time and restrict water flow. Replacing old plumbing can cost $2,000-$15,000 depending on home size and pipe accessibility.
Electrical issues are nothing to mess around with. They're safety hazards. Inspectors examine the service panel and distribution including amperage capacity (modern homes need at least 100 amps, preferably 200), panel condition with no rust, scorch marks or overheating signs, proper cable connections and labeling, no double-tapped breakers (two wires on one breaker), and grounding and bonding systems properly installed.
Some panel brands are known fire hazards. Federal Pacific Electric (FPE) and Zinsco panels often need replacement due to breaker failures.
Throughout the home they check adequate outlet quantity in each room, GFCI outlets in bathrooms, kitchens, garages and outdoor locations, three-prong grounded outlets (not two-prong ungrounded), switches and fixtures operational, no exposed wiring or improper splices, and aluminum wiring (common in 1960s-70s homes) noted as potential fire hazard.
Redfin reports that rewiring a home from aluminum to copper ranges from $2,000 to $12,000 averaging $6,000. That's a significant expense worth knowing about before closing.
HVAC problems are among the most common inspection findings. Inspectors evaluate the heating system through operational testing (does it heat properly?), checking for no gas odors for natural gas or propane systems, flue and venting with no gaps and proper routing to exterior, heat exchanger condition for furnaces, and age plus remaining lifespan which typically runs 15-25 years depending on maintenance.
The cooling system gets tested operationally (does it cool properly?), refrigerant lines checked for no visible damage or leaks, outdoor unit condition with no excessive rust or damage, airflow adequate at all vents, and age and condition noted.
Ductwork is examined for proper installation and support, sealing at joints since leaky ducts waste energy, insulation where needed, and filter condition and accessibility.
Air filters should be clean. Dirty filters reduce efficiency and air quality. If the current owner hasn't maintained basic things like changing filters what else have they neglected?
Moving through the home's interior inspectors check floors, walls and ceilings for level, straight with no significant cracks or stains. Doors should open and close properly and latch securely. Windows operate smoothly, seal properly with no broken glass or failed seals. Stairways have solid treads and risers with secure railings meeting code requirements.
Electrical and mechanical in rooms includes light fixtures and switches functional, adequate outlet quantity per room, HVAC vents and returns in appropriate locations, and smoke detectors plus carbon monoxide detectors present in required locations and functional.
Fireplaces, if applicable, get checked for no cracking or staining on firebox or hearth, damper operational, flue cleaned and properly lined, and clearances to combustible materials maintained.
These rooms get extra attention because of plumbing, electrical, and ventilation requirements.
In kitchens: visible plumbing under sinks with no leaks or water damage, cabinets and countertops secure, adequate water flow and drainage, exhaust fan functional and vented to exterior (not just to attic), garbage disposal operational, and built-in appliances tested if they're included in the sale.
In bathrooms: plumbing under sinks checked for leaks, water pressure tested at all fixtures, tubs, showers and sinks drain properly with no slow drains indicating potential sewer line issues, toilets stable with no rocking, proper flushing and no leaks at base, exhaust fan functional and vented to exterior, GFCI protection at outlets, and proper moisture barriers and waterproofing.
Moisture problems in bathrooms lead to mold and rot. Inspectors look carefully at caulking, grout condition and any soft spots in floors or walls near tubs and showers.
Finally inspectors verify important safety features: smoke detectors in required locations (typically each bedroom, hallways near bedrooms, each level), carbon monoxide detectors near sleeping areas (required in homes with fuel-burning appliances or attached garages), proper handrails and guardrails at stairs and elevated decks, safety glass in appropriate locations (shower doors, doors near stairs), GFCI protection in wet locations, and proper clearances around fuel-burning appliances.
Let's be honest, every house has something wrong with it. Perfection doesn't exist in real estate.
Research from Ruby Home analyzing thousands of inspections found that 86% of inspections uncover issues. But not all issues are created equal. Some are minor maintenance items, others are major defects that affect safety, function or value.
Here are the most frequently found problems based on 2025 industry data:
Missing shingles, improper flashing, worn-out materials, or inadequate ventilation. Roof problems range from cosmetic to critical. A roof replacement is expensive, $5,868 to $13,216 on average, so buyers want to know what they're inheriting.
Outdated panels, aluminum wiring, missing GFCI protection, double-tapped breakers, insufficient capacity for modern loads. Electrical issues pose fire risks and often require licensed electrician evaluation beyond the inspection.
Broken seals leading to fogged glass, inoperable windows, rotted frames, missing or damaged screens. Faulty windows waste energy. Replacing all windows in a home can cost $8,000-$24,000 depending on home size and window quality.
Aging systems at end of lifespan, dirty filters, improperly sized equipment, poorly maintained units. Replacing a central air system costs $3,000-$7,000. A new furnace runs $2,500-$6,000. Buyers want to know if these expenses are coming soon.
Old galvanized pipes, leaking fixtures, water heater near end of lifespan, improper drainage, low water pressure. Plumbing repairs can range from $100 for a leaky faucet to $15,000 for whole-house re-piping.
Cracks indicating settling or movement, moisture intrusion, improper structural modifications. Foundation repairs average $5,165 but can reach $20,000+ for serious problems.
Poor grading causes water to flow toward house, insufficient attic or crawlspace ventilation, basement seepage. Drainage improvements cost $300-$9,500 with major systems reaching $15,000.
The American Society of Home Inspectors notes that "beyond safety the most serious defects in a home are typically structural" according to Scott Johnson the organization's 2025 president. When structural defects are identified they often require evaluation by a licensed structural engineer not just correction by a general contractor.
Common misconception: "It's a brand-new home, so I don't need an inspection."
NAR research found that 65% of new construction homes had issues uncovered during inspection. Two-thirds. That percentage might sound alarming, but wait, let me be more specific about what we mean by "issues" here. Some of those are minor cosmetic things like paint touch-ups or unfinished trim work. But others are serious, improper HVAC installation, electrical code violations, plumbing that wasn't pressure-tested correctly.
New homes can have code violations the local inspector missed, poor workmanship from rushed construction, materials installed incorrectly, systems not properly commissioned or tested, and cosmetic defects that should be corrected before closing.
Construction crews are human. They make mistakes. Builders sometimes cut corners to meet deadlines. Subcontractors might do sloppy work. A third-party inspector catches these problems before you own them.
Many builders require their warranty to remain valid. But you want problems identified before closing, not after you've moved in and the builder is less motivated to fix them quickly.
When you make an offer on a house your purchase agreement should include a home inspection contingency. This is a clause that makes your purchase conditional on the results of a professional inspection.
You make an offer that includes an inspection contingency with a specific timeframe, typically 7-10 days to complete the inspection. The seller accepts your offer, and the home goes under contract. You schedule and pay for the inspection within the contingency period. The inspector delivers a detailed report outlining findings. You review the report and decide how to proceed.
Accept the home as-is if problems are minor or acceptable to you. Request repairs, ask the seller to fix specific issues before closing. In 2025, 46% of buyers used inspection results to negotiate repairs or credits. Negotiate a price reduction instead of repairs, ask for a credit or lower purchase price to cover future repair costs. Buyers negotiate an average of $14,000 off the sale price using inspection findings. Walk away if problems are serious or the seller won't negotiate your inspection contingency lets you cancel the contract and recover your earnest money.
Without an inspection contingency, you'd be stuck buying the house regardless of what the inspection revealed. That's why this contingency is so important. It protects your rights and your investment.
Understanding the process helps you plan and reduce stress.
Your real estate agent can recommend inspectors but you're not required to use their suggestion. Interview 2-3 inspectors if you have time. Ask about licensing and certifications (ASHI, InterNACHI, state licensing), experience with your home type (age, style, systems), sample report format, what's included vs additional services, and availability to complete inspection within your contingency period.
Most inspections take 2-4 hours depending on home size and condition. Larger homes take longer. Older homes with more issues take longer.
Should you attend? Yes. Being there allows you to ask questions in real-time, see problems firsthand, not just read about them, get a feel for maintenance the home will need, and build a relationship with the inspector.
Inspectors appreciate engaged buyers who want to learn about their potential home.
Inspectors typically deliver detailed reports within two days of the inspection. Modern reports include photos documenting conditions and problems, descriptions of findings organized by system or area, severity ratings (safety concern, major defect, maintenance item), and recommendations for further evaluation or repairs.
Don't panic when you see the report. It will likely list dozens of items. That's normal. An inspector's job is to document everything they find even minor issues.
Focus on safety hazards (electrical, structural, environmental), major system failures or imminent failures, expensive repairs (roof, foundation, HVAC), and code violations.
Work with your agent and if needed, your lender to determine which items to address with the seller. You might request repairs on critical items only, ask for a credit to cover future repairs you'll handle yourself, renegotiate the purchase price based on repair estimates, or request a home warranty to cover potential failures.
Be reasonable. Sellers expect to handle major defects and safety issues. They're less likely to fix every minor cosmetic imperfection.
The inspection report is in your hands. Now what?
Separate the inspection findings into categories:
Safety issues and code violations must be addressed. Examples include electrical hazards, structural problems, missing smoke detectors, gas leaks, and improper venting.
Major systems near failure represent significant near-term expenses: roof at end of life, HVAC units not functioning properly, water heater rusting, foundation problems.
Deferred maintenance issues result from neglect that aren't urgent but should be corrected. Examples are dirty gutters, worn caulking, loose railings, and minor leaks.
Cosmetic and minor items don't affect function or safety. Examples include scuffed paint, missing outlet covers, and burned-out light bulbs.
Sometimes the general inspection identifies problems that require specialist examination:
A structural engineer for foundation or framing concerns. A licensed electrician for complex electrical issues. An HVAC technician for heating and cooling system problems. A plumber for sewer line or water system issues. A pest control specialist for termite or wood-destroying insect damage. An environmental specialist for mold, radon or asbestos concerns.
These additional inspections cost extra but provide detailed information and repair cost estimates.
Consider these factors when deciding what to request:
Market conditions matter. In a seller's market with multiple offers, you have less negotiating leverage. In a buyer's market, you can be more demanding.
Property pricing plays a role. If you're getting a good deal, be reasonable about repair requests. If the home was priced high, you have more justification for requesting repairs or credits.
Your financial situation affects decisions. Can you afford to handle repairs yourself after closing, or do you need the seller to fix them or provide credits?
Timing impacts choices. If you're on a tight closing timeline requesting credits, might be faster than waiting for actual repairs.
Your agent will prepare a formal request (sometimes called an "inspection response" or "repair amendment") listing specific issues you want addressed, whether you want actual repairs or credits, deadline for seller response, and what happens if the seller refuses.
The seller has three options: agree to all requests, agree to some requests and negotiate others, or refuse all requests.
Before closing do a final walk-through inspection to verify agreed-upon repairs were completed properly, no new damage occurred since the inspection, included appliances and fixtures are still present and functional, and the home is in the condition you expect.
If the agreed repairs weren't completed or were done poorly, you can delay closing until they're fixed properly.
This is important, and many buyers don't realize it until they're surprised during the process.
Standard home inspections don't affect your mortgage approval. You're paying for the inspection yourself for your own benefit.
But certain loan types have specific inspection or appraisal requirements that can impact your ability to close:
FHA appraisers must note safety hazards and property condition issues. If they identify problems, repairs might be required before the FHA will insure the loan. Common FHA-required repairs include peeling or chipping paint (lead paint concern), missing handrails at stairs, damaged or missing gutters, roof with less than 2 years remaining life, exposed electrical wiring, tripping hazards, and water heater not strapped in earthquake zones.
VA appraisals similarly flag safety concerns and minimum property requirements. The home must be "safe, sound and sanitary." VA might require a functioning heating system, safe water supply, adequate roof condition, no structural damage, and safe electrical and plumbing systems.
USDA has property requirements for rural housing loans including adequate heating and cooling, safe well and septic systems if applicable, structurally sound foundation and roof, and no health or safety hazards.
If your loan type requires repairs and the seller refuses to make them, you'll need to either find a different financing option or walk away from the deal.
Not all inspectors are equal. Some are thorough and experienced. Others rush through inspections and miss problems.
Most states require home inspector licensing. Verify that your inspector holds a current license in your state, carries errors and omissions (E&O) insurance, is certified by a recognized organization (ASHI, InterNACHI, state associations), and participates in continuing education.
How many inspections has this inspector performed? Do they have experience with your home type? A home built in 1920 has different issues than one built in 2020. An inspector familiar with your home's age and construction type will spot problems others might miss.
Ask to see a sample inspection report. It should be comprehensive and detailed, easy to understand for non-technical readers, include photos documenting findings, provide clear descriptions of problems and recommended actions, and be organized logically by system or area. Avoid inspectors who use checklist-only reports without narrative descriptions or photos.
Standard inspections typically cover major systems and visible accessible areas. They don't include radon testing, mold testing or air quality sampling, termite or pest inspections (might be required by your lender), sewer scope, pool or spa inspection, chimney inspection, or environmental testing (lead, asbestos). If you need these services, ask if the inspector offers them or can recommend specialists.
The cheapest inspector isn't always the best value. A thorough inspector who identifies a $10,000 problem the cheap inspector missed just saved you $10,000.
That said, don't overpay. Get quotes from 2-3 inspectors and compare what's included.
Check online reviews but be selective. Look for recent reviews within the past year, specific details about the inspector's thoroughness, comments about report quality and clarity, and whether the inspector was responsive to questions. One or two negative reviews among hundreds of positive ones isn't concerning. But patterns of complaints about missed defects or rushed inspections are red flags.
Properties built before 1940 present unique challenges including outdated electrical (knob-and-tube wiring, undersized service), old plumbing (galvanized steel, cast iron drains), original foundations (stone, brick), potential lead paint and asbestos, settling and movement over decades, and systems added piecemeal over time.
Find an inspector experienced with historic homes who understands how they were built and what problems are common.
Condo inspections differ from single-family homes because you don't own everything. Interior of your unit is inspected. Common areas are HOA responsibility (roof, exterior, shared systems). Review HOA inspection reports and reserve fund status. Check for special assessments planned or in progress.
These homes need inspectors familiar with manufactured housing including chassis and frame integrity, tie-downs and anchoring systems, skirting and underfloor condition, additions and modifications done properly, and utility connections.
If you're buying a rental, inspection priorities shift to durability of finishes and systems, ease of maintenance and repairs, code compliance for rental properties in your area, and safety features required by law (smoke detectors, CO detectors, GFCI).
A home inspection is the best money you'll spend during the home buying process. For $300-$500 you get a comprehensive evaluation of a property you're about to invest hundreds of thousands of dollars in.
86% of inspections find problems. Buyers who use inspection findings negotiate an average of $14,000 off the purchase price. Numbers speak for themselves.
You don't skip the inspection to save a few hundred dollars. You use the inspection to make an informed decision and negotiate from a position of knowledge.
Every house has issues, but there's a difference between minor maintenance items and major defects that affect safety, function or value. An inspection helps you understand which category your potential home falls into.
Will the inspection reveal problems? Probably. Does that mean you shouldn't buy the house? Not necessarily. Armed with information from the inspection, you can make the right decision for your situation, negotiate repairs or credits, budget for future maintenance, decide whether the problems are deal-breakers, or walk away if issues are too serious.
Without an inspection, you're buying blind.
Ready to take the next step in your home buying journey? At AmeriSave we help buyers navigate the entire mortgage process from preapproval through closing. Get your free rate quote today and see how much home you can afford, then protect that investment with a thorough home inspection.
NAR New Construction Statistics (65% issues, 24% failed):
Foundation Repair Costs:
Roof Replacement Costs:
ASHI & Inspector Organizations:
Additional Supporting Sources:
Home inspections in 2025 average $343 nationally according to HomeAdvisor with most buyers paying between $296 and $424. Costs vary based on home size, location, age and condition. Homes under 1,000 square feet might cost $200-$250 to inspect while homes over 3,000 square feet can run $450-$500 or more. High cost-of-living areas like Hartford Connecticut ($489 average) or New York metro ($450 average) have higher inspection fees than markets like Detroit ($300 average).
Additional specialized inspections including radon, mold, termites and sewer scopes add $75 to $650 per service on top of the base inspection fee. While it might seem like an added expense during an already costly process, the average buyer negotiates $14,000 off the purchase price using inspection findings, making it one of the best investments in the home buying process. The National Association of REALTORS® notes that in 2025 the average inspection costs around $400 but that few hundred dollars often prevents tens of thousands in surprise repair costs down the road.
Research analyzing thousands of home inspections reveals that 86% of inspections uncover issues requiring attention. The most frequent problems include roof issues found in 19.7% of inspections, electrical problems discovered in 18.7% of inspections and window defects appearing in 18.4% of inspections according to data from Ruby Home and industry analyses. HVAC problems rank among the most common findings with Gitnux reporting that roof issues alone appear in approximately 70% of inspections. Plumbing issues like old, galvanized pipes, leaking fixtures or water heaters near the end of their lifespan are frequently reported. Foundation and structural concerns, while less common are more serious when they occur.
The American Society of Home Inspectors notes that structural defects are typically the most serious issues beyond safety concerns. Other common findings include moisture and drainage problems, missing GFCI outlets in bathrooms and kitchens, outdated electrical panels, inadequate attic ventilation, and deferred maintenance issues. Even new construction homes have problems, NAR research found that 65% of newly constructed homes had issues identified during inspection with 24% failing the first inspection entirely.
The buyer typically pays for the home inspection in most real estate transactions. Since the inspection benefits the buyer by revealing the property's condition before purchase, buyers arrange and pay for this service themselves during the due diligence period after an offer is accepted. In 2025, this means buyers spend an average of $343 for a standard inspection which they pay directly to the inspection company.
However, there are exceptions to this general rule. Some sellers choose to pay for a pre-listing inspection before putting their home on the market allowing them to identify and address problems proactively or price the home accordingly. This can be a selling advantage in competitive markets. Buyers might request that the seller cover the inspection cost as part of the purchase agreement negotiations though this is not standard practice and might weaken your offer in seller-favorable markets. Real estate customs vary by region, so some local markets might have different norms. Regardless of who pays, the buyer should always choose the inspector to ensure independence and objectivity rather than relying solely on a seller's pre-listing inspection.
Yes, you need an inspection for new construction homes despite the common misconception that brand new means problem-free. NAR research found that 65% of new construction homes had issues uncovered during inspection and 24% failed their first inspection entirely. New homes can have numerous problems including code violations, poor workmanship from rushed construction schedules, materials installed incorrectly, systems not properly commissioned or tested and cosmetic defects that should be corrected before closing. With builders, subcontractors and vendors operating at capacity to meet construction deadlines, details get missed. A third-party inspector catches these problems before you take ownership when the builder is most motivated to fix them correctly and promptly.
Some of the most common issues in new homes include HVAC problems, safety-related concerns like loose wiring or inadequate railings, and construction errors that might not be immediately apparent. Many builders require proper inspection procedures for their warranty to remain valid. Even if the local building inspector signed off on the property, that official inspection focuses on code compliance at specific construction stages not the thorough evaluation a private inspector provides. Investing $280-$400 in a new construction inspection protects your investment and catches problems before they become your responsibility.
Most home inspections take 2 to 4 hours to complete though timing varies based on several factors. A smaller home under 1,500 square feet might take just 2 hours while a large home over 3,000 square feet could take 4 hours or more. Home age significantly impacts inspection duration, older homes require more time because inspectors need to evaluate outdated systems, look for age-related deterioration and check for materials like asbestos or lead paint that weren't concerns in newer construction.
Home condition matters too. A well-maintained property with no major defects moves faster than one with multiple problems requiring detailed documentation. After the on-site inspection is complete, inspectors typically deliver detailed reports within 24 to 48 hours. These reports include photos documenting conditions, descriptions of findings organized by system or area and recommendations for repairs or further evaluation. If an inspector finishes your 2,500 square foot home in 45 minutes, that's a red flag indicating they're rushing and likely missing important details. A thorough inspection takes time, that's what you're paying for. Plan to attend the inspection if possible as it gives you the opportunity to ask questions, see problems firsthand and learn about your potential home's maintenance needs directly from the inspector.
A home inspection contingency is a clause in your purchase agreement that makes your home purchase conditional on the results of a professional inspection allowing you to respond to findings within a specific timeframe, typically 7 to 10 days. This contingency is one of the most important buyer protections in a real estate transaction because it gives you an exit strategy if serious problems are discovered.
Here's how it works, after your offer is accepted you schedule and pay for the inspection within the contingency period. Once you receive the inspection report you can choose to accept the home as-is, request that the seller make specific repairs, negotiate a price reduction or credit to cover repair costs or walk away from the deal entirely and recover your earnest money. Without this contingency you'd be obligated to purchase the property regardless of what problems the inspection revealed, or you'd risk losing your earnest money deposit if you backed out. The contingency gives you negotiating leverage, research shows that 46% of buyers use inspection results to negotiate repairs or lower prices with buyers saving an average of $14,000 off the final sale price using inspection findings according to data from Ruby Home.
In competitive real estate markets, some buyers waive inspection contingencies to make their offers more attractive, but this is risky and leaves you with no recourse if major problems surface.
A home inspection and home appraisal serve completely different purposes though they're both important steps in the home buying process. A home inspection evaluates the physical condition of the property, examining all major systems and components to identify problems, safety hazards, and maintenance needs. Inspections typically cost $343 on average in 2025 and take 2 to 4 hours producing a detailed report with photos documenting every issue found. The buyer usually arranges and pays for the inspection for their own benefit.
By contrast, a home appraisal determines the property's fair market value for lending purposes. Appraisers look at comparable recent sales, the home's overall condition, location and features to establish a value the lender will use to determine how much they'll loan. Appraisals cost around $350 on average and are required by mortgage lenders to ensure they're not lending more than the property is worth. While appraisers note obvious major problems that affect value, they don't conduct the detailed system-by-system evaluation that inspectors perform. You need both services but at different points. The appraisal satisfies the lender's requirement to verify value. The inspection protects your interests by revealing the property's true condition before you complete the purchase.
No, sellers are not legally required to make repairs after a home inspection. The inspection is for the buyer's benefit and information; it doesn't create any legal obligation for the seller to fix anything found. However, market dynamics and negotiation often result in sellers addressing at least some issues. If your purchase agreement includes a home inspection contingency you have the right to respond to inspection findings by requesting repairs, negotiating a price reduction or credit or walking away from the deal if problems are serious or the seller refuses to negotiate. Sellers must decide whether to make requested repairs, offer credits or price reductions instead or refuse entirely and risk losing the sale.
Market conditions heavily influence this negotiation. In seller's markets with multiple offers, sellers have more power to refuse repair requests. In buyer's markets, sellers are more likely to be accommodating. The nature of problems matters too. Sellers typically agree to fix safety hazards, code violations, and major system failures that affect habitability or value. They're less likely to address minor cosmetic issues or routine maintenance items. Two loan types with stricter requirements are FHA and VA loans where appraisers must note safety and health hazards. If the appraiser requires repairs for the loan to close, the seller must either make those repairs or risk losing the FHA or VA buyer. After you close on the property, you own everything including all problems, you can't go back and request repairs based on the inspection.
Yes, you should attend your home inspection if at all possible. Being present during the inspection provides valuable benefits that reading a report later simply can't match. You'll see problems firsthand rather than just reading descriptions or looking at photos which helps you understand the severity and context. You can ask questions in real time, inspectors appreciate engaged buyers and often provide helpful information about maintaining systems, spotting future problems and budgeting for upcoming maintenance. Walking through the home with the inspector helps you learn about your potential home's unique characteristics, where shutoffs and important components are located and how various systems operate. Inspectors often share tips about routine maintenance that can prevent future problems. The inspection also gives you a chance to evaluate the inspector's thoroughness and professionalism.
If they're rushing through rooms or spending very little time in important areas like attics and crawlspaces, that's concerning. You're paying for this service and have the right to ensure you're getting thorough evaluation. That said, don't interfere with the inspector's work. Let them examine each area systematically. Take notes. Ask questions at appropriate times rather than constantly interrupting. If you absolutely cannot attend, review the inspection report carefully as soon as you receive it and call the inspector with any questions. But attending in person is always the better option if your schedule allows.
Finding major problems during a home inspection gives you several options assuming your purchase agreement includes an inspection of contingency. First, get cost estimates for repairs from licensed contractors if the inspection report doesn't provide them. For serious issues like foundation problems, structural concerns or major electrical hazards, consider having a specialist (structural engineer, electrician, etc.) provide a detailed evaluation beyond what the general inspector found. Armed with this information, you can negotiate with the seller.
Common approaches include requesting that the seller make specific repairs before closing, asking for a credit at closing to cover your future repair costs or negotiating a lower purchase price to account for the repair expenses you'll incur after buying. In some cases where repairs would be extensive and expensive, you might request a combination, some repairs completed before closing, and a credit for others. The seller can agree to your requests, refuse them or counter with a different proposal. If the seller refuses to address major problems and you're not comfortable proceeding, your inspection contingency allows you to walk away from the deal and recover your earnest money. Market conditions affect your leverage in these negotiations. In seller's markets where homes receive multiple offers, sellers have more power to refuse repair requests. In buyer's markets, sellers are typically more accommodating. The key is acting within your contingency timeframe, typically 7 to 10 days after receiving the inspection report, or you'll lose these rights and be obligated to complete the purchase.
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