The complete guide to home inspections in southern Minnesota.

Table of contents

1. What is a home inspection
2. The inspection process
3. 12 systems we evaluate
4. Premium add-on services
5. Cost in southern Minnesota
6. How to choose an inspector
7. Reading your report
8. Negotiating after inspection

1. What is a home inspection?

A home inspection is a non-invasive, visual evaluation of a home's accessible systems and components, performed before a real estate purchase to identify defects, safety issues, and deferred maintenance. The inspection produces a written report that helps buyers negotiate, plan, or walk away with full information.

Important: a home inspection is not an appraisal (which determines value), a code inspection (which checks current code compliance), or a warranty (no inspector can guarantee future performance). It is a snapshot of condition at the date of inspection.

2. The inspection process

A typical southern Minnesota inspection follows this sequence:

1. Schedule: Same-week appointments standard. Use our instant quote tool or call (507) 721-3145.
2. Pre-inspection: Review of sellers' disclosure, MLS listing, and any prior reports.
3. Exterior: 30-60 minutes evaluating roof, walls, foundation, drainage.
4. Interior: 1.5-3 hours covering every room and system.
5. Mechanical testing: Furnace, A/C, water heater, panel — all tested.
6. Walkthrough with buyer: Final 30-45 minutes — major findings explained in person.
7. Report delivery: Written report within 24 hours.

3. The 12 systems we evaluate

Every standard inspection covers all 12 major home systems per the InterNACHI Standards of Practice:

4. Premium add-on services

Standard inspection is visual only. Premium services find what visual inspection cannot. The most commonly added in our service area:

• Sewer scope — essential on any home over 20 years old. $200.
• Radon testing — required-knowledge in our entire Zone 1 service area. $150.
• FLIR thermal imaging — finds hidden moisture and electrical hot spots. $150.
• Mold investigation — when moisture or odors are present. $250-$550.
• 4-point inspection — insurance-required on older homes. $250.

5. Cost in southern Minnesota

2026 pricing in our service area:

• Standard residential: $399-$650 depending on size and age
• Plus tier (with FLIR): $549+
• Premium tier (with sewer scope + radon): $749+
• Commercial / multi-unit: Quoted per property

For complete pricing details, see our 2026 cost guide.

6. How to choose a home inspector

Critical questions to ask before hiring:

• Are you InterNACHI Master Certified (or equivalent CMI)?
• How many years have you been inspecting in southern Minnesota?
• What is your report turnaround time?
• Can you provide a sample report?
• Do you carry E&O insurance?
• Do you participate in the InterNACHI 90-day buy-back guarantee?
• Do you do an in-person walkthrough at the end of inspection?
• Will you be on-site, or sending a junior inspector?

See our competitor comparison for how we stack up against other southern Minnesota inspectors on these criteria.

7. Reading your inspection report

A well-organized report includes:

• Executive summary — major findings called out at top
• System-by-system breakdown with photos and notes
• Severity categorization: Safety, Major, Minor, Maintenance
• 200-400 photos documenting all findings
• Recommended next steps
• Cost estimates for major repairs (when reasonably estimable)

Read the executive summary first. Then read the in-person walkthrough notes. Then dig into specific systems that concern you. Don't try to absorb a 60-page report cold.

8. Negotiating after inspection

Your inspection contingency typically allows three responses:

1. Accept as-is — proceed to closing without negotiation.
2. Request repairs or credit — seller fixes or provides cash credit at closing.
3. Walk away — terminate the contract and recover earnest money.

Most negotiations focus on safety items, major mechanical at end-of-life, undisclosed defects, and major systems (roof, foundation, sewer). Cosmetic issues and routine maintenance are typically not negotiable.

Common questions