Home inspection day is likely the most exciting day of your transaction period! For many buyers, it can also be one of the most nerve-wracking, especially if this is the first inspection you’ve attended. You’re excited, hopeful, and then the inspection report hits your inbox, and it’s… a lot. Then maybe you start worrying if this is the right decision.
Take a deep breath — this is normal, and everyone experiences this.
Inspection Overview
Here’s what you really need to know about home inspections and how to interpret the report when it arrives.
1. No Home “Passes” or “Fails” an Inspection
One of the biggest misconceptions about home inspections is that the home is either going to “pass” or “fail.” That’s not how inspections work. The inspector isn’t grading the house, and there’s no official score. Their job is to give you a detailed overview of the property’s condition so you can make an informed decision. Every home, even brand-new construction, will have a list of issues. Some are minor. Some are worth negotiating if we can. But there’s no “F” grade coming your way.
2. The Big Stuff Comes First, the Small Stuff Comes Later
During the inspection itself, your inspector will usually walk you through the major findings in person. This includes things like the roof, foundation, electrical panel and wiring, plumbing, HVAC system, and signs of moisture or structural issues. These are the things that matter most, and the things I’ll help you focus on as your agent.
Later, the written report will show up. It may be dozens of pages long and full of things like “cracked sidewalks” or “missing handrails”, or even things that sound scary, like “missing GFCI outlets.” Don’t worry — these reports are written to a standard that requires all items discovered to be listed. We’ll go through it together and pick out the important pieces.
3. We’re Looking for Health, Safety, and Big-Ticket Items
Not everything on the report is a dealbreaker, or even a problem. What we’re really on the lookout for are issues related to health and safety (like radon, or faulty electrical) and potential major expenses (like an aging roof or a failing sewer line).
These are the kinds of things we might negotiate on by asking the seller to make repairs, offer credits, or lower the price, if possible. Smaller issues (like a loose doorknob or a sticky window) are typically not things the seller will fix, and they’re easy for you to take care of later.
4. Your Inspection Report = Your Future To-Do List
Think of the inspection report as your new home’s maintenance guide. Most of what’s on it isn’t urgent, it’s just stuff to be aware of. Over time, you’ll want to work through the list as you get settled in and make the house your own. It’s a great resource for planning future upgrades, budgeting for home maintenance, and keeping everything running smoothly.
I always tell people that if you had an inspector go through your current home, it would probably come back with a long list of issues, too. That’s just the nature of homeownership — things wear out, settle, or go out of code over time. An inspection report isn’t a judgment; it’s just a snapshot of the home’s condition on that day. Most of the items aren’t emergencies, they’re just part of normal home maintenance.
5. What You Don’t Fix Now Could Come Up Later
Anything you choose not to fix will likely come up when the home is inspected again when you go to sell the home. Additionally, waiting on maintenance can often make the problem worse and more costly to fix, especially with things like plumbing/roofing/siding, or anything to do with water.
Bonus Tips for Inspection Day
Here are a few extra things buyers should know to feel fully prepared:
🔍 You Should Attend the Inspection
It’s not required, but I strongly recommend being there in person, especially for the walkthrough at the end. The inspector will point out major findings and explain them in a way that’s often much clearer than what you’ll read in the report. Plus, you can ask questions!
🕒 Inspections Take Time
Most inspections take 3-4 hours, depending on the size and condition of the home. It’s okay to arrive near the end if you only want the walkthrough summary, but block off enough time to be present for the inspection wrap-up and be in the home. Also, know that this is likely the last time you’ll be able to be in the home until you get your keys, so it may be nice to spend quality time there to get a better feel for it.
💬 Don’t Be Afraid to Ask Questions
Inspectors expect questions. If something doesn’t make sense or you’re concerned about a system or feature in the home, speak up! This is your chance to learn how your future home works.
📸 Take Notes and Photos
The report will be detailed, but sometimes it’s helpful to take a few photos of your own or jot down notes while you’re there. You might want to measure a room, check the size of the fridge space, or see if your sofa will fit.
🪜 Inspectors Can’t See Everything
Keep in mind, inspectors don’t do destructive testing. They won’t tear into walls or move furniture or boxes. If something is inaccessible (like a blocked attic hatch or locked crawlspace), it may not get checked that day. We can sometimes ask the seller to provide access for a follow-up if needed.
🧰 You Can Get Specialty Inspections, Too
We’ll likely have already added on some extra inspections like sewer scope, radon, and oil tank scan, but depending on how the inspection went, there are more we can add. Here are some examples:
- Pest/dry rot inspection
- Roof certification
- Mold testing
- Foundation engineer
If something comes up during the general inspection that needs a deeper look, we can always bring in a specialist.
Inspections Help You Make Informed Decisions
The home inspection is a tool, not a test. It helps you understand what you’re buying, and gives you a chance to make smart decisions. Most homes — especially older ones — have quirks, small repairs, and signs of wear. That doesn’t mean it’s not the right home for you. The financials and time involved need to pencil out and make sense for you. If they don’t, no problem! We’ll keep looking to find the home that does!
As your agent, I’m here to walk you through every part of the process, explain what matters and what doesn’t, and help you decide how to move forward with confidence.
Have questions about what to expect from your home inspection? Let’s talk!