What Happens During a Home Inspection

Once you're under contract on a home, the inspection is usually one of the first, and most important, steps that follows. For many buyers, it's also one of the more nerve-wracking parts of the process, mostly because it's unclear what's actually being checked and what it all means for the sale.

Here's a clear look at what happens during a typical home inspection, from scheduling to the final report.

Scheduling the Inspection

Estimated Time: Usually within a few days of going under contract

Most purchase contracts include an inspection contingency, giving buyers a window of time, often 7 to 10 days, to complete a professional inspection. Your agent can typically recommend a licensed inspector, or you can choose your own. It's common, and encouraged, for buyers to attend the inspection in person.

What the Inspector Actually Checks

Estimated Time: 2 to 4 hours, depending on the size of the home

A general home inspection is a visual, non-invasive evaluation of the home's major systems and structure. Inspectors typically check:

• Roof condition and age

• Foundation and structural components

• HVAC systems (heating and cooling)

• Plumbing, including visible leaks and water pressure

• Electrical panels, outlets, and visible wiring

• Attic and insulation

• Windows and doors

• Major appliances included in the sale

• Basement or crawlspace, if applicable

• Exterior grading and drainage

Inspectors look for both safety issues and signs of deferred maintenance, but they don't take apart walls or systems, and they typically don't test for things like mold, radon, or pests unless a specialized inspection is ordered separately.

Specialized Inspections, If Needed

Estimated Time: Scheduled separately, often within the same contingency window

Depending on the home and the area, buyers sometimes order additional inspections beyond the general one, such as:

• Radon testing

• Sewer scope inspection

• Pest or termite inspection

• Mold assessment

Whether these make sense depends on the property's age, location, and any red flags noticed during the general inspection.

Receiving the Inspection Report

Estimated Time: Typically 24 to 48 hours after the inspection

After the walkthrough, the inspector compiles a detailed report, often with photos, documenting anything found during the inspection. Reports usually categorize issues by severity, separating major safety or structural concerns from minor cosmetic notes.

It's normal for even well-maintained homes to come back with a list of items. Not everything on the report is a deal breaker, and your agent can help you understand what's typical versus what's worth addressing.

Deciding How to Move Forward

Estimated Time: A few days, within your contingency deadline

Once you've reviewed the report, there are generally a few paths forward:

• Move forward with the purchase as-is

• Request repairs from the seller

• Request a credit or price reduction in lieu of repairs

• Walk away from the deal, if the contract allows and issues are significant

Your agent will typically help you draft an inspection objection or resolution, outlining what you're asking the seller to address, if anything.

Final Thoughts

A home inspection can feel intimidating, but it exists to protect you, not to derail your purchase. Most inspections turn up a mix of minor notes and a few items worth discussing, rather than major surprises. Understanding what's being checked, and what your options are afterward, can make the whole process feel far more manageable.

If you're preparing to buy a home and want guidance on what to expect at every step, we'd love to help you navigate the process with confidence.