What to Expect from a Home Inspection

by Zach Miller

What to Expect from a Home Inspection

What happens during a home inspection, and how should you prepare for it?
A home inspection is a key step in the buying process. It helps you understand the true condition of a property — and what, if anything, should be addressed before you close the deal.

What an Inspector Looks For

A typical home inspection covers the property’s major systems, structure, and safety concerns. The inspector is there to spot visible issues, not to tear down walls or dig into hidden problems.

Here’s what’s usually included:

Roof and attic – Signs of leaks, age, ventilation, insulation
Foundation and structure – Cracks, water intrusion, shifting
Plumbing – Leaks, water pressure, age of pipes and fixtures
Electrical systems – Panel condition, grounding, outlet testing
HVAC – Furnace, AC, filters, general performance
Interior & exterior – Windows, doors, siding, stairs, railings
Appliances – Built-in appliances are usually tested for basic function

Keep in mind: inspectors don’t move furniture or open walls. It’s a surface-level review, but it’s incredibly helpful in revealing potential red flags.

What You Can Negotiate

Not everything in the inspection report is a deal-breaker, and not everything is worth negotiating. But serious issues? Those are fair game.

Here’s what buyers often negotiate:

Repairs: Ask the seller to fix big-ticket items before closing
Price reductions: Adjust the purchase price to account for repairs you’ll take on
Credits: Get a credit at closing to cover repair costs

Work with your real estate agent to decide what’s reasonable based on the severity of the issue, the local market, and the seller’s motivation.

What’s Worth Worrying About

Every home — even new construction — has minor flaws. What you want to focus on are:

Health and safety hazards (like mold or exposed wiring)
Structural concerns (foundation cracks, sagging floors)
Major system failures (roof, HVAC, plumbing)
Active water damage or leaks

Cosmetic issues like scuffed walls or loose cabinet doors? Expect those and budget for them. They’re usually not worth negotiating unless part of a bigger problem.

The Final Takeaway

A home inspection isn’t about making a home perfect — it’s about making sure it’s safe, sound, and a smart investment. It’s your chance to get the facts before moving forward, so take it seriously and lean on your agent to guide your next steps.