Your first home inspection is a 2.5-4 hour evaluation by a Master Certified inspector covering all 12 major home systems. You should attend the last 30-45 minutes for the walkthrough. Within 24 hours you receive a written report that helps you negotiate, plan, or walk away — all options your inspection contingency allows.
What happens during the inspection
- Arrival. Inspector arrives 15-30 minutes early to evaluate exterior conditions before going inside.
- Exterior evaluation. Roof, exterior walls, foundation, drainage, decks, walkways. Typically 30-60 minutes.
- Interior evaluation. Every room, every system, every accessible space. Typically 1.5-3 hours.
- Mechanical evaluation. Furnace, A/C, water heater, electrical panel, plumbing fixtures all tested.
- Walkthrough with you. Final 30-45 minutes — inspector walks you through major findings in person, shows you photos, answers questions.
- Report delivery. Within 24 hours of inspection, full written report delivered to your email.
How the report is organized
A good home inspection report is structured for usability:
- Executive summary. Major findings called out at the top so you can prioritize without reading 60 pages.
- System-by-system breakdown. Each of the 12 major systems with photos and notes.
- Severity categorization. Findings tagged: Safety (immediate hazard), Major (significant defect), Minor (worth knowing), Maintenance (routine).
- Photos. 200-400 in a typical report. If we documented it, we showed it.
- Recommended next steps. What to fix, what to monitor, what to ignore.
- Estimates. Cost ranges for major repairs when reasonably estimable.
What to negotiate vs. what to accept
Negotiate (typically)
- Active safety issues (gas leaks, electrical hazards, structural concerns)
- Major mechanical at end-of-life (furnace 25+ years, water heater leaking)
- Roof at end-of-life
- Sewer line failures (if you scoped)
- Active water intrusion or moisture damage
- Pest infestations
Accept (typically)
- Cosmetic issues
- Minor maintenance items
- "Recommended upgrade" items not failing
- Items already disclosed and priced into the deal
Three common mistakes first-time buyers make
1. Skipping the walkthrough
Reading a 60-page PDF cold is overwhelming. The walkthrough is where you build the mental model that makes the report useful. Always attend.
2. Trying to negotiate everything
Sellers will negotiate the major items. Trying to negotiate every minor finding poisons the relationship and risks the deal. Pick your battles — major safety, major mechanical, undisclosed defects.
3. Skipping recommended add-ons to save money
A $200 sewer scope on a 1960s home is the cheapest insurance you can buy. A $150 radon test in our Zone 1 service area is required-knowledge. Skipping these to save $350 routinely costs buyers $10,000+ later.
Common first-time buyer questions
What should I expect at my first home inspection?
A 2.5-4 hour visit where the inspector evaluates every accessible system in the home. You should attend the last 30-45 minutes for a walkthrough where the inspector goes over major findings in person. Within 24 hours you receive a written report with hundreds of photos.
Should I attend the home inspection?
Strongly recommended for the final 30-45 minutes. Watching findings explained in person is far more useful than reading the PDF later.
What if the inspection finds a lot of problems?
Every home has issues. The report categorizes findings by severity — Safety, Major, Minor, Maintenance. Use the inspector's walkthrough and follow-up to understand which items truly matter and which are routine.
Can I back out of the purchase if the inspection is bad?
Yes — your inspection contingency typically allows you to either negotiate repairs/credits, request seller fixes, or walk away with your earnest money intact. Talk to your realtor about your specific contract terms.
What do I do with the inspection report after I buy the home?
Keep it. The report is a baseline document for your home — useful for prioritizing maintenance, planning renovations, and as documentation for future repair contractors.
Ready for your first inspection?
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