Question 1

What is a home inspection, and why is it important?

Accepted Answer

A home inspection is a professional visual evaluation of a home’s major systems and structure, performed before you buy so you know exactly what you’re getting. It matters because it’s your one real chance to catch expensive or dangerous issues before you’re financially committed to the property.

Question 2

What is a “pass” on a home inspection?

Accepted Answer

There’s no such thing as passing or failing a home inspection. It’s not a certification test — it’s a factual report on the home’s current condition. Even brand-new homes come back with findings; what matters is understanding what was found, not getting a passing grade.

Question 3

Why are so many people waiving home inspections?

Accepted Answer

In competitive markets, some buyers waive inspections to make their offer more appealing to sellers. It’s a real risk — you’re giving up your only structured chance to uncover hidden problems before closing. We recommend against it in almost every situation, even a hot market.

Question 4

How much does a home inspection cost?

Accepted Answer

Most standard home inspections in this area run in the $350–$600 range depending on square footage, age, and foundation type, with add-ons like radon, WDI/termite, or sewer scope priced separately. See our full Pricing page for current base rates and package options.

Question 5

Who pays for the home inspection?

Accepted Answer

In almost every transaction, the buyer pays for and orders their own inspection — it’s their due-diligence tool, not the seller’s. Sellers sometimes pay for a separate pre-listing inspection of their own, but that’s a different inspection ordered for a different purpose.

Question 6

Is a $1,000+ inspection normal, or am I being overcharged?

Accepted Answer

It depends what’s bundled in. A base inspection alone rarely reaches $1,000, but once you add radon testing, WDI/termite, sewer scope, mold, and thermal imaging together, that total is realistic and not a red flag. Ask for an itemized quote so you know exactly what you’re paying for.

Question 7

Do home inspectors always find something wrong?

Accepted Answer

Yes — almost every home, including brand-new construction, has at least a few findings. That’s normal and not a reason to panic. The real question isn’t whether anything was found, it’s whether what was found is a health/safety issue, a major system problem, or just a minor cosmetic note.

Question 8

What are the biggest red flags home inspectors find?

Accepted Answer

The findings that matter most are usually foundation/structural movement, active roof leaks, outdated or unsafe electrical panels, HVAC and water heater end-of-life, moisture intrusion, and grading/drainage problems that push water toward the house. These carry real cost or safety weight compared to cosmetic items.

Question 9

How do I read my inspection report without panicking?

Accepted Answer

Sort every item into one of four buckets: health & safety, major systems, minor/handyman fixes, and cosmetic. Most of a long-looking report is actually buckets three and four. Focus your attention and negotiation on buckets one and two first.

Question 10

Can you negotiate repairs after a home inspection?

Accepted Answer

Yes. Buyers commonly ask sellers to either complete specific repairs, provide a credit at closing, or reduce the price based on inspection findings. Focus repair requests on health/safety and major-system items — asking for every cosmetic item fixed tends to weaken your negotiating position.

Question 11

When should you walk away after a home inspection?

Accepted Answer

Consider walking away when findings reveal a structural problem, extensive water intrusion, or safety issues that are more expensive to fix than you’re prepared for, or when a seller refuses to negotiate on major findings at all. A good inspector will help you understand true scope and cost before you decide.

Question 12

Should I let the seller’s contractor fix the issue?

Accepted Answer

We generally recommend against it. A repair arranged and paid for by the seller is rarely verified independently, and there’s no incentive for it to be done thoroughly. A credit at closing so you can hire your own trusted contractor almost always serves you better.

Question 13

How do I actually vet a home inspector?

Accepted Answer

Check for InterNACHI or ASHI certification, confirm an active state license and E&O/general liability insurance, and read recent reviews on Google and the Better Business Bureau. Ask for a sample report before booking — it tells you more about an inspector’s thoroughness than a sales pitch ever will.

Question 14

Should I use the inspector my agent recommends?

Accepted Answer

You’re free to, but you’re also free to choose your own — it’s your inspection, not your agent’s. An inspector who works for you and reports only to you, without a referral relationship to protect, has less incentive to soften findings that could affect a closing.

Question 15

Can I attend the inspection myself?

Accepted Answer

Yes, and we encourage it. Walking the property with your inspector lets you see issues firsthand, ask questions in context, and understand severity in a way a written report alone can’t fully capture.

Question 16

Do new construction homes need an inspection?

Accepted Answer

Yes — new doesn’t mean defect-free. Builders and municipal inspectors move fast, and framing, plumbing, and electrical mistakes routinely pass a code inspection without being caught. An independent inspection before closing gives you leverage to get issues fixed while the builder is still on the hook.

Question 17

Do inspectors check during construction or just at the end?

Accepted Answer

Both, ideally. A pre-drywall (phase) inspection catches framing, plumbing, and electrical issues while they’re still visible and easy to fix. A final inspection before closing checks the completed home top to bottom, including systems that weren’t accessible earlier.

Question 18

Should sellers get a pre-listing inspection?

Accepted Answer

It’s one of the highest-leverage moves a seller can make. Knowing about issues before a buyer’s inspector finds them lets you fix what’s worth fixing, price accurately, and avoid last-minute renegotiation or a deal falling through late in the process.

Question 19

What should I not fix before selling my house?

Accepted Answer

Skip cosmetic upgrades like paint colors or dated-but-functional fixtures — buyers often want to choose those themselves. Focus your pre-sale budget on health/safety and major-system issues, since those are what actually derail negotiations and scare off buyers.

Home Inspection FAQ

What Is a Home Inspection?