Yes, you can attend your home inspection—and you should. Being present gives you firsthand insights into the property's condition, lets you ask the inspector questions in real time, and helps you understand what repairs or concerns may affect your offer. Here's what you need to know about showing up and making the most of it.
Why You Should Attend
Attending your inspection is one of the smartest moves in the homebuying process. You'll see issues firsthand rather than relying solely on a written report, which can be dense and hard to interpret. Many buyers discover that minor issues they thought were serious aren't, or vice versa. You'll also build rapport with your inspector and get candid verbal explanations that may not make it into formal documentation.
Beyond the practical benefits, your presence signals seriousness to the seller and their agent. It demonstrates you're genuinely interested in the property and committed to the transaction.
What to Expect During the Inspection
A typical home inspection lasts 2–4 hours, depending on the property's size and age. The inspector will systematically evaluate the roof, foundation, plumbing, electrical systems, HVAC, appliances, and interior/exterior features. You're welcome to follow along the entire time, though some inspectors prefer you stay out of their way initially so they can work efficiently.
Budget $300–$500 for a standard residential inspection, though prices vary by region and property complexity. Schedule the inspection within your contingency window—usually 7–10 days after your offer is accepted—to leave time for negotiations if major issues arise.
How to Prepare and Participate Effectively
Before the inspection:
- Review your home's disclosure documents and prior appraisals for known issues
- Make a list of specific concerns (strange noises, water stains, foundation cracks) to point out
- Confirm the appointment time and location with your inspector
During the inspection:
- Wear comfortable shoes and clothes you don't mind getting dirty
- Bring a notepad to jot down findings and the inspector's explanations
- Ask questions about anything unclear—this is your opportunity to learn
- Take photos or videos of problem areas for your records
- Don't interfere with the inspector's work or open cabinets/closets they haven't reached yet
What to focus on:
- Major structural issues (cracks, settling, foundation problems)
- Roof condition and remaining lifespan
- HVAC system age and functionality
- Plumbing and electrical safety concerns
- Signs of water damage, mold, or pest activity
- Appliance condition and whether they convey with the sale
Can You Bring Others to the Inspection?
Yes, you can bring your real estate agent, a family member, or even a trusted contractor for a second opinion. Many buyers bring someone knowledgeable about construction or home systems who can translate technical jargon. Avoid bringing too many people—it crowds the space and distracts the inspector.
Some inspectors allow your lender's appraiser to attend simultaneously, though this is less common. Always ask permission first.
What Happens After the Inspection?
Your inspector will deliver a detailed written report within 24–48 hours, typically as a digital PDF with photos. Review it carefully alongside the inspector's verbal notes. If critical issues emerge, you can:
- Request the seller make repairs before closing
- Ask for a price reduction
- Order a follow-up specialist inspection (foundation, roof, mold) if needed
- Walk away if issues exceed your budget or comfort level
Most purchase agreements include an inspection contingency, meaning you can exit the deal if major problems surface—though you'll lose your earnest money deposit if you do.
Finding a Quality Inspector
Look for inspectors certified by the American Society of Home Inspectors (ASHI) or equivalent state licensing body. Check online reviews, ask your agent for referrals, and verify they carry errors & omissions insurance. Mercoly helps you compare and find trusted home inspection providers in one place, making it easier to vet credentials and read verified customer feedback before booking.
Compare at least two inspectors—pricing varies, but don't pick based on cost alone. A thorough inspector earning $400–$500 beats a budget option at $250 who rushes through the job.
Frequently Asked Questions
Q: What if the seller won't let me attend the inspection? A: They legally can't prevent you from attending an inspection you've paid for on a property you're purchasing. If resistance occurs, involve your real estate agent or attorney immediately.
Q: Can I negotiate repairs based on inspection findings? A: Yes, most inspection contingencies allow you 7–10 days to request repairs, credits, or price reductions before removing the contingency or walking away.
Q: Do I need a separate radon or mold inspection? A: Standard home inspections don't include radon or mold testing; you'll need to order these separately if concerned, costing $150–$300 each depending on your location.
Start scheduling your home inspection within 7 days of an accepted offer and plan to attend in person.