Home inspection

A home inspection is a visual, non-invasive examination of a property's major systems and structural components, typically performed by a licensed inspector in 2 to 4 hours during the under-contract inspection period. The inspector produces a report (usually 30 to 80 pages) that documents observable defects, items needing further evaluation, and the general condition of the home.

How it works: the standard scope includes the structure (foundation, framing, walls), roof and attic, exterior (siding, windows, drainage), plumbing, electrical, HVAC, major appliances, and the interior. The inspector doesn't open walls, dig into the foundation, or comment on cosmetic preferences. Specialty inspections (pest, sewer scope, radon, mold, asbestos, well and septic) are typically separate add-ons performed by other professionals.

Why it matters: the inspection is the buyer's structured opportunity to surface issues that weren't visible at tour and decide whether to proceed, renegotiate, or terminate. The inspection contingency in the contract gives the buyer a defined window to respond, and the seller can repair specific items, offer a credit in lieu of repairs, refuse the request, or split the difference.

Common gotcha: most items in an inspection report are minor, cosmetic, functional but worth noting, or routine maintenance. Reading the report well means sorting issues by financial significance and safety significance, then focusing the response on the items that actually matter. Buyers who treat the report as a complete demand list often get less out of the negotiation than buyers who prioritize the major-system and safety items and let cosmetic issues go.