Home Inspection Guide

A home inspection is your last clear look at a property before you're legally bound to it. A $400–$600 inspection can save you from a $40,000 surprise. Here's how to make the most of it.

What an inspector checks

• ▸Structure & foundation: cracks, settlement, water intrusion, roof age and condition, attic insulation and ventilation.
• ▸Major systems: electrical panel and wiring, plumbing and water heater, HVAC age and efficiency.
• ▸Interior: windows, doors, floors, walls, ceilings for stains or movement.
• ▸Exterior: drainage, grading, siding, decks, porches.

Red flags that should pause you

• ▸Foundation cracks wider than 1/4 inch or horizontal cracks — structural.
• ▸Water stains or active leaks in the basement or around windows.
• ▸Knob-and-tube or aluminum wiring — insurance and safety issues.
• ▸Roof near end of life (20+ years for asphalt) — a $10K+ replacement.
• ▸HVAC over 15 years old — replacement is $5K–$12K.
• ▸Signs of termite or pest damage — get a separate pest inspection.

Should you attend?

Yes. A good inspector walks you through findings in real time and teaches you how the home's systems work. Bring questions. Take notes. You're hiring them for judgment, not just a checklist.

Using the report in negotiations

The inspection contingency lets you renegotiate or walk. Your options:

1. Ask the seller to fix specific items before closing.
2. Request a repair credit — money toward your closing costs so you control the fix.
3. Renegotiate the price if major defects surface.
4. Walk away if the problems are bigger than the deal.

Focus on safety and structural issues, not cosmetic ones. A credit is usually better than a seller repair — you'll use a contractor you trust.

Run the numbers

Fold any repair costs into your Cash-to-Close estimate so the "after-repair" cost is what you actually budget.