A home inspection is your chance to see a house up close before you commit. Here’s what inspectors check and which extra inspections to consider.
You’ve found the right home and your offer was accepted. Next comes one of the most important steps in buying a home: the inspection. It’s your chance to learn about the home’s condition before you commit, and it can save you from expensive surprises.
How the inspection contingency works
Most purchase contracts include a home inspection contingency, which gives you a set number of days to have the home inspected. Depending on what the inspector finds and the terms of your contract, you can usually:
- Accept the home as it is
- Ask the seller to make repairs or give you a credit
- Walk away, if the contract allows it
We’ll decide the length and terms of your inspection contingency when we write your offer.
What a general home inspection covers
A licensed home inspector looks at the home’s major systems and visible parts of the structure, including:
- Roof, gutters and attic
- Foundation, basement and signs of moisture
- Heating and air conditioning
- Plumbing and water heater
- Electrical panel, outlets and wiring
- Windows, doors, insulation and ventilation
- Built-in appliances
The inspector can only report what they can see, so they won’t open walls or move furniture.
Extra inspections to consider
Depending on the home, you may want a few more:
- Radon testing. Radon is a natural gas that can build up in homes, and testing is common in Northern Virginia. It’s usually simple to fix if levels are high.
- Wood-destroying insects. A termite inspection is a good idea for most homes, and some loans, including many VA loans, require one.
- Sewer line scope. For older homes or homes with large trees, a camera inspection of the sewer line can find cracks or roots.
- Chimney inspection, if the home has a fireplace you plan to use.
- Well and septic inspections, if the home isn’t on public water and sewer.
Go to the inspection
If you can, be there for the inspection, or at least for the walk-through at the end. You’ll learn where the main water shut-off and electrical panel are, and you can ask questions on the spot.
How to read the report
Inspection reports can be long and a little alarming. Almost every home, even new construction, has a list of items. Focus on what matters most:
- Safety issues, like electrical problems or missing smoke detectors
- Major systems, like the roof, foundation, HVAC and water heater
- Water and moisture, which can cause bigger problems over time
Small cosmetic items usually aren’t worth negotiating over. I’ll help you decide what to ask for so your requests are reasonable and focused on what really matters.
Buying new construction?
New homes should be inspected too. Builders make mistakes, and it’s much easier to get things fixed before you settle than after.
Ready to buy?
My first-time home buyer guide walks through every step from pre-approval to settlement, and my guide to what happens at settlement covers the final stretch. When you’re ready to start looking, send me a note.
