Once your offer is accepted, you'll schedule a home inspection. Do not skip this. Ever.

Even if the house looks perfect. Even if it's new construction. Even if you're waiving the inspection contingency (which, again, is risky). You need to know what you're buying.

What happens during an inspection

A licensed inspector will spend 2-6 hours examining the property—roof, foundation, HVAC, plumbing, electrical, appliances, structural components, everything.

You should be there for a report in person towards the end of the appointment. Walk through with the inspector, ask questions, take notes. They'll give you a written report afterward, but the real value is hearing their observations and having them point out any issues in person.

What They’re Looking for

  • Safety issues

  • Code violations

  • Systems that are failing or near the end of their lifespan

  • Water damage

  • Foundation problems

  • Roof condition

  • Electrical hazards

  • Plumbing issues

After the inspection

After the inspection, you'll review the report with your agent and decide how to proceed:

  1. Ask the seller to make repairs

  2. Ask for a credit toward closing costs to cover future repairs

  3. Renegotiate the purchase price

  4. Walk away if the issues are too significant and you're still within your option period

Be Reasonable

Homes aren't perfect, especially older ones. You're not trying to get the seller to fix every little thing. You're trying to make sure you're not buying someone else's expensive problems.

Minor issues (loose doorknobs, cosmetic stuff) are expected and usually not worth negotiating over. Major issues (foundation cracks, roof damage, HVAC failure) are absolutely worth addressing. Focus on health, safety, and big-ticket items.