A home inspection is your chance to catch problems before you close—not after you've signed. Whether you're buying your first property or your fifth, understanding what an inspector does and what to expect can save you thousands. Here's what you need to know.
What Happens During a Home Inspection?
A licensed inspector will spend 2–4 hours examining your property's major systems: roof, foundation, plumbing, electrical, HVAC, and appliances. They'll look for signs of water damage, pest activity, code violations, and structural issues. The inspector walks the interior and exterior, tests outlets and fixtures, checks attic and basement spaces, and often uses thermal imaging or moisture meters to detect hidden problems.
You should attend the inspection if possible. A good inspector will explain findings in real time and answer your questions on the spot. Don't assume a clean-looking house has no issues—cosmetic updates often hide underlying defects.
How Much Does a Home Inspection Cost?
Typical home inspection costs range from $300–$500 for a standard residential property, depending on your location, property size, and inspector experience. Larger homes or properties with additional structures (detached garages, pools, guest houses) may cost $100–$200 more. Some inspectors charge hourly rates ($50–$100/hour) instead of a flat fee, so clarify pricing upfront.
This is one of the best investments you'll make during a home purchase. A $400 inspection that identifies a $15,000 roof issue is cheap insurance.
How Long Do Inspection Reports Take?
Most inspectors deliver a written report within 24–48 hours of completing the walkthrough. Some use digital platforms where you can access findings immediately or within a few hours. The report typically includes photos, descriptions of each finding, severity ratings (minor, moderate, major), and sometimes repair cost estimates.
Don't skip reading it carefully. Flag anything marked "major" for follow-up or contractor quotes.
Can You Negotiate After Inspection Results?
Absolutely. If the inspection uncovers significant issues, you have leverage to:
- Request repair credits from the seller (they pay into closing to cover repairs you'll handle)
- Ask for repairs to be completed before closing (common for major issues like roof replacement)
- Reduce the offer price based on repair costs
- Request a second inspection by a specialist if findings are unclear or structural
Always get 2–3 contractor quotes for major repairs so you know the real cost. Don't accept vague seller promises to fix things later—get it in writing or negotiated at closing.
What Inspectors Don't Check
Your home inspector is not a termite specialist, environmental surveyor, or structural engineer. Many inspections explicitly exclude:
- Asbestos, lead paint, mold, or radon (separate tests needed)
- Septic systems or well water quality
- Buried underground tanks
- Pest infestations (requires licensed pest inspector)
- Detailed electrical code compliance (may need licensed electrician)
- Pool or hot tub safety certifications
Ask your inspector which items fall outside their scope and arrange specialist inspections if the property has these elements.
How Do You Find a Qualified Inspector?
Look for inspectors who are:
- Licensed in your state (requirements vary; check your state's regulatory board)
- Insured with errors and omissions coverage
- Certified by ASHI (American Society of Home Inspectors) or similar professional organizations
- Experienced, ideally with 5+ years in residential inspection
- Clear communicators who explain findings in understandable terms
Ask for references from recent clients and read online reviews. Avoid inspectors recommended solely by the real estate agent—you want independence, not a rubber stamp.
Services like Mercoly help you compare and find trusted home inspection providers in one place, making it easier to vet multiple inspectors before deciding.
Red Flags to Watch For
If an inspector tells you "everything looks great" in under 90 minutes for a full-size home, something's off. Legitimate inspections take time. Also be cautious of inspectors who offer repair or contractor services on the side—conflicts of interest can bias findings toward recommending expensive work.
Frequently Asked Questions
Q: Can I get a reinspection if I think the inspector missed something? Yes—most inspectors warrant their work and will return to check specific concerns. Some charge a modest fee ($50–$150) for reinspections. If you believe findings were missed due to negligence, your inspector's errors and omissions insurance may cover related repair costs.
Q: What's the difference between a home inspection and an appraisal? A home inspection assesses condition and safety; an appraisal estimates market value for the lender. Both are separate processes. The lender orders the appraisal, but you arrange (and pay for) the inspection.
Q: How soon before closing should I schedule an inspection? Schedule it as early as possible after your offer is accepted—ideally within 5–7 days. This gives you time to review findings, negotiate repairs or credits, and arrange specialist inspections if needed, all before your inspection contingency deadline (usually 10–14 days).
Ready to find a trustworthy home inspector in your area? Start comparing options today.