Home Inspections: Must-Knows for the Best Outcome
Buying a home is an exciting journey, but home inspections can feel like the most stressful part of the process. As a buyer, you want to make sure that the house you've fallen in love with is as beautiful inside as it looks on the outside. Meanwhile, sellers aren't too excited to see any surprises and would rather avoid negotiating repair costs—whether they're reasonable or not.
Before making such a big financial commitment, it’s crucial to know exactly what you're buying. The last thing you want is to fall for a gorgeous home only to find out it has major issues hiding beneath the surface.
Home inspections are one of the most important steps in the real estate process. They provide a detailed look at the property's structure and systems, like the roof, electrical, plumbing, and foundation.
Since inspection results can make or break a deal, it’s essential to pay close attention during this process, no matter how confusing or nerve-wracking it might seem. In this article, we'll highlight some of the most common mistakes buyers make during home inspections and give you tips on how to avoid them.
Waive or Not to Waive a Home Inspection?
Some homebuyers consider waiving a home inspection on new construction to save money. But no matter how perfect a home looks, hidden issues could be lurking beneath the surface. Some builders use top-quality materials and labor, while others may cut corners or overlook major issues. So, even for a brand-new home—don’t skip the inspection!
A home inspection is essential because it reveals the true condition of the home. It can uncover safety hazards like structural issues, mold, pests, or radon—problems that could lead to costly repairs down the road. If major defects are found, you’ll have the chance to negotiate repairs or even walk away from a potential nightmare.
Even if the home seems flawless, an inspection gives you peace of mind. And don’t forget about additional inspections that may be needed, such as mold, lead, sewer lines, or septic systems.
So, When Should You Waive an Inspection?
In a hot market with low inventory, bidding wars are common, and waiving an inspection can make your offer more competitive. Sellers don’t always accept these offers because they have something to hide—they do it because a waived inspection means a faster, smoother closing.
If a client chooses to waive the inspection, we recommend doing a walk-through inspection instead. While it won’t provide a full report, an inspector can still spot major issues that might save you from a bad purchase.
Skipping an inspection might help you win a home, but make sure you understand the risks!
Why Attending Your Home Inspection Matters
While attending a home inspection isn’t required, don’t be tempted to skip it and just read the report later. Even with detailed pictures, a 25-page report can feel overwhelming and discouraging if you weren’t there to see things firsthand. Whether you’re a buyer hiring an inspector or a seller doing a pre-listing inspection, make every effort to be on-site—it’s a golden opportunity to understand what’s a major issue and what’s a simple fix.
Remember: Home inspectors also protect themselves from potential lawsuits, so they document everything—even small, non-urgent issues.
If You Can’t Be There the Whole Time...
Try to be there at least toward the end so the inspector can go over key findings with you. If you absolutely can’t attend, ask to schedule a follow-up call or in-person meeting to review the report.
Don’t Overdo It!
At the same time, it’s possible to be too involved. Hear me out—your uncle’s uncle might know a thing or two about houses, but a trained inspector with years of experience and the right licenses knows better.
✅ Follow along and listen, but don’t get in the way.
❌ Don’t spend too much time chatting about cosmetic issues—the inspector needs to focus on the important stuff.
⚠️ Don’t try to "help" or do the inspector’s job—it could be unsafe and distracting.
The key is to be present and informed, without slowing down the process. Let the expert do their job while you gain valuable insight into your future home!
A Home Inspection Report Is Not a "Fix-It" List for the Seller
Believe it or not, no home is perfect—not even new construction. A home inspection report is detailed and will uncover both major and minor flaws, which is completely normal. Don’t be alarmed by a long list of deficiencies; imperfections are expected in any property.
The last thing you want is to be the buyer who nitpicks every small issue, demanding perfection from the seller. This could hurt negotiations or even lead to your offer being rejected.
When to Negotiate and When to Walk Away
Once you receive the report, focus on the big picture. Identify major concerns that could impact safety, livability, or long-term costs. Some issues are negotiable, while others may be deal-breakers:
✅ Good opportunities to negotiate:
Roof damage or leaks – Roof repairs can be expensive, so it’s reasonable to request a fix or price adjustment.
HVAC or plumbing issues – Major system failures can be costly, making it fair to negotiate repairs or a credit.
Electrical hazards – Faulty wiring or outdated electrical panels can be a safety risk that the seller should address.
🚫 When it’s better to walk away:
Severe foundation problems – If structural issues are extensive, repairs may be too costly or risky.
Extensive water damage or mold – If widespread, this could indicate ongoing problems that are hard to fully fix.
Major termite infestation – If the damage is severe, it may compromise the integrity of the home.
Your real estate agent can help you decide which issues are worth negotiating—whether it’s requesting repairs or adjusting the price. But remember, sellers aren’t expected to fix every little detail. Prioritize what truly matters, and approach the process with realistic expectations!
The Importance of Choosing the Right Home Inspector
Buying a home is a huge financial commitment, and who wouldn’t want to save some money in the process? However, trying to cut costs on a home inspection isn’t a good idea. Not all inspectors provide the same level of service. Inspectors with very low prices might be new, inexperienced, or not using the latest equipment.
Of course, we’re not saying you should avoid affordable inspections entirely. Do your research first. In addition to your experienced real estate agent, a trusted home inspector should be a key part of your team to help you make a smart decision. Read online reviews, ask for recommendations from friends, family, or your agent, and contact at least two or three inspectors to compare fees, experience, and services.
Is It a Conflict of Interest to Use an Inspector Recommended by Your Realtor?
Many buyers wonder if it’s a conflict of interest to go with the inspector recommended by the realtor. We say no, and here’s why:
Real estate agents often recommend inspectors because both the realtor and the inspector are on your side. They don’t want to be blamed for a bad decision! We recommend inspectors because we know they have great communication skills and will explain everything clearly. They also offer strong customer service, especially if any issues arise after the purchase, ensuring that you’re compensated for any mistakes.
What to Ask a Home Inspector
Their background, years of experience, and how many inspections they’ve completed.
Their certifications and credentials, as well as whether they carry proper insurance.
What’s included in the inspection and whether they use the latest technology.
Sample reports, so you can compare the level of detail and the style of their inspection reports.
Choose someone who is trustworthy, competent, and someone you feel comfortable with, especially when you’ll be asking lots of questions about the home you’re considering.
Pre-Listing Inspections: Why Some Sellers Do It
A pre-listing inspection is a proactive step some home sellers take before putting their property on the market. By hiring an inspector to evaluate the home before listing, sellers can address any potential issues in advance, giving them an edge in a competitive market. Here’s why it might make sense to do one:
Uncover Issues Before Buyers Do: A pre-listing inspection allows sellers to identify and fix problems before potential buyers have a chance to discover them. This can help avoid delays in the negotiation process or unexpected price reductions.
Set a Realistic Asking Price: If an inspector finds minor issues that need fixing, sellers can make necessary repairs or adjust the listing price to reflect the home’s true condition. This can avoid surprises down the line and ensure the home is priced fairly.
Build Trust with Buyers: Offering a pre-inspection report shows transparency. Buyers will feel more comfortable knowing that the seller has been upfront about the home’s condition, which can lead to quicker offers and fewer negotiations.
Avoid Last-Minute Surprises: By having an inspection done beforehand, sellers can avoid the stress of last-minute negotiations over issues that might come up during the buyer’s inspection.
Disclosure and Transparency
One important thing to remember is that in Philadelphia, sellers are required to disclose certain issues once they know about them. If a pre-listing inspection uncovers major problems, sellers may need to address them in the disclosure statement or consider fixing them before listing. This transparency can help build trust with potential buyers, as they will appreciate knowing about issues upfront.
While the home inspection can seem like a daunting step, it’s one that ultimately provides peace of mind, whether you're buying or selling. By understanding when it's okay to waive the inspection, how to be present and involved without overdoing it, and when to negotiate repairs or walk away, you can make the best decisions for your situation. Remember, the right home inspector is key, so take the time to research and choose someone trustworthy and experienced. Happy home hunting, and don’t hesitate to reach out to your trusted real estate professional if you have questions or need support throughout the process!
