Everything you need to know:

Written By Alfredo Artigas

Just like going to the doctor or taking your car to a mechanic, a home inspection can feel a little stressful. When someone is closely examining your home, even small issues can feel overwhelming.

Here’s the good news: no home is perfect. A home inspection isn’t about passing or failing—it’s about understanding the home's condition so everyone can make informed decisions.

A home inspection often opens the door for conversation and negotiation, not panic. Knowing what to expect ahead of time helps reduce surprises and keeps deals on track.

What Is a Home Inspection?

During the buying or selling process, a licensed home inspector conducts a visual inspection of the home in accordance with state standards. The goal is to identify health, safety, and significant system concerns.

Inspectors focus on items that are:

  • Unsafe or hazardous

  • Not functioning properly

  • Near the end of their service life

  • Significantly damaged or deficient

This information is presented in a clear report, enabling buyers and sellers to move forward with confidence.

When Does a Home Inspection Happen?

There are two common types of home inspections:

Buyer’s Inspection
This inspection takes place after a buyer makes an offer but before closing. If issues are found, the buyer may request repairs or renegotiate the price.

Seller’s (Pre-Listing) Inspection
Some homeowners choose to inspect their home before listing it for sale. This allows them to address concerns early, avoid delays, and streamline the closing process.

What Happens During the Inspection?

A typical home inspection takes 2–3 hours, depending on the home's size. The inspector evaluates both the interior and exterior of the property and documents any safety or functional concerns.

Most inspection reports are delivered within 24 hours, enabling quick next steps.

Who Should Be Present?

Anyone is welcome to attend, but the person who schedules the inspection—buyer or seller—should always be present. This allows questions to be answered on the spot and helps everyone better understand the findings.

What Do Home Inspectors Look For?

Inspectors use a detailed checklist, prioritizing health and safety and then addressing major defects. Common areas of focus include:

  • Water or moisture damage

  • Structural concerns

  • Roof condition

  • Electrical system issues

  • Plumbing problems

  • HVAC performance

  • Signs of insects or pests

What Home Inspectors Don’t Look For

Home inspectors do not focus on cosmetic issues unless they pose a safety risk. Minor wear and tear—like peeling paint or wallpaper—is typically not included in the report.

How to Prepare for a Home Inspection

A little preparation goes a long way. Before your inspection:

  • Provide access to the attic, garage, crawl spaces, electrical panel, furnace, and water heater

  • Replace burnt-out light bulbs

  • Change HVAC filters

  • Secure pets

  • Clear clutter from storage areas

  • Repair minor items like broken screens or cracked windows

  • Address visible pest activity

  • Trim branches near the roof

  • Make sure water drains away from the foundation

Being prepared helps ensure a smooth inspection and avoids unnecessary follow-ups.

Should You Get a Pre-Listing Inspection?

A pre-listing inspection can:

  • Reduce surprises during escrow

  • Prevent last-minute negotiations

  • Speed up the closing process

  • Build buyer confidence

Many sellers choose to share the inspection report upfront and provide receipts for completed repairs. This transparency shows buyers that the home has been well cared for and often leads to smoother transactions.

In Conclusion…

Home inspections are designed to protect everyone involved. Whether you’re buying, selling, or preparing to list, an inspection provides clarity, peace of mind, and confidence in your next step.

If you’re ready to schedule an inspection or have questions about which services are right for you, we’re here to help.

Alfredo Artigas