A home inspection is an objective visual examination of the physical structure and systems of a house, from the roof to the foundation. This is a key piece of most real estate transactions,  and we strongly encourage all homebuyers to have one done. While a home inspection is a cost to the buyer (typically between $275-450 & depends on the size of the home), it could end up saving thousands in surprise home repair costs down the road. 

On average, a single-family home inspection usually takes 1-2 hours to complete, though this is heavily dependent on the size and condition of the home. After the inspection process, the inspector will send the client an inspection report (often within 24-48 hours) that covers their findings, complete with pictures, analysis and recommendations. Once the inspection report is received and reviewed, buyers will have the ability to send a list of repair requests to the sellers. We encourage that these requests be limited to safety hazards, structural deficiencies, and issues related to the major systems in the house. Any cosmetic issues within the house should be talked about and taken into consideration when making the initial offer to purchase the home. Once the inspection requests are sent to the seller a new negotiation takes place. If both parties come to an agreement on what deficiencies will be remedied, the transaction will proceed as planned. If the parties aren’t able to come to an agreement and if the sale was made contingent on a home inspection, the deal will be cancelled and the buyer will be given their earnest money deposit back. 

Every once in a while a home will be sold ‘as is’, meaning the home will be sold in its current state and the seller will not be responsible for fixing anything. A seller might sell their home ‘as is’ if they don’t have the funds to make any repairs or if the home was left to them through death, divorce, etc.  If a home is sold ‘as is’ a buyer can still have an inspection done but should not be expecting the seller to make any repairs.