Let’s Talk About Inspections

What They Are, Why They Matter, and How to Navigate Them With Confidence

What Is a Home Inspection?

A home inspection is a non-invasive, visual evaluation of a property’s condition at that current time, performed by a licensed inspector. It typically takes place once you are already under contract, but before you close on the house. The goal? To uncover any major concerns before the sale is final, and help the buyer make an informed decision. Because of this, the inspection is paid for and coordinated by the buyer.

Types of Inspections You Might Encounter

While the general home inspection (what we refer to as the Structural and Mechanical Inspection) covers the basics, there are additional, specialized inspections you might want—or need—depending on the property:

• Structural and Mechanical: Roof, plumbing, HVAC, electrical, foundation, attic, walls, ceilings, floors, doors, windows, appliances, and more.

• Radon: Radon is an odorless, naturally occurring gas that can build up in homes—especially in basements. Since radon is undetectable by smell or sight, testing is the only way to know if a home has elevated levels.

• Termite (Wood-Destroying Insect): Checks for evidence of past or current termite activity, which can lead to major structural issues.

• Mold: Mold can cause respiratory issues, allergic reactions, and other health problems, especially for individuals with asthma or weakened immune systems. Additionally, unchecked mold growth can lead to costly structural damage, affecting the home's integrity and value.

• Chimney: If there’s a fireplace or wood stove, and you intend to use it, it is highly recommended to have your chimney inspected to ensure it is safe.

• Sewer Line Scope: We are seeing this become more and more common, especially in the city, given the age of the homes (and thus the pipes). The inspector uses a camera is run through the sewer line to check for clogs, root intrusion, or damage.

• Septic

  & Well: When a home is not on public sewer or water, it is extremely pertinent to test for both septic and well to ensure the home you are purchasing can function as it should.

The list below are certainly the most common, but I have seen so many different inspections over the years depending on the type and condition of a house. Once an initial inspection (your Structural & Mechanical) is performed, your inspector may recommend having further inspections. If that is the case, we can hire more specialized inspections to uncover any large issues.

How the Process Typically Works

Once you're under contract, time is of the essence. Most inspection contingencies give buyers just a few days to get the inspection scheduled and completed. I have several companies that I know and trust, and can recommend, though the inspector we use is entirely your choice! You can—and should—attend the inspection if possible. It's a great opportunity to see the home in a new light, ask questions, and get insight into how the systems work.

After the inspection, you'll receive a written report—usually within 24 hours. These reports can feel overwhelming at first. They're thorough, which means they'll likely list dozens of items, many of which are minor. Don't panic. Every home, even new construction, has something. What matters is identifying the big-ticket items or safety concerns.

If something significant is found, we will discuss your options. You may ask the seller to make repairs, request a credit, or renegotiate the price. In more serious situations, you may even decide to walk away. The inspection report becomes a powerful negotiation tool—and a roadmap for future maintenance.

Why Inspections Are So Beneficial

I think this goes without saying, but inspections are so incredibly beneficial for buyers! You're about to make one of the biggest purchases of your life—it makes sense to know what you're walking into. Inspections help you understand potential repair costs, how different systems function, and what issues you might face down the road. They’re also a form of protection. Uncovering hidden problems before closing could save you thousands in unexpected repairs.

If you have questions about inspections—whether you're in the middle of a transaction or just exploring your options—I'm here to help. This part of the journey doesn't have to feel intimidating. With the right guidance, it can actually empower you to move forward with confidence. Want to know more? Reach out any time for inspector recommendations, advice on what to expect, or help reading a report. I’ve got your back, every step of the way.