A home inspection is done by a licensed home inspector you hire after your purchase offer is accepted. The inspector examines the home's structure, systems, and condition and issues a written report — typically within 24–48 hours. You then use the findings to negotiate repairs, request a price reduction, or exit the contract if the problems are serious enough.
A home inspection is a professional visual examination of a home's physical condition — and it's one of the most important steps between accepted offer and closing. The CFPB's homebuying guide identifies the inspection period as a critical buyer protection: if you skip it or waive the contingency, you accept the home in whatever condition it's in, with no recourse after closing.
Your real estate agent will likely suggest inspectors they've worked with — that's a reasonable starting point, but also ask for referrals from people you know who recently bought in the area. Look for inspectors who are members of a recognized professional association (such as ASHI or InterNACHI) and who are licensed in states that require it. Verify licensing through your state's licensing authority. Get quotes and confirm what the inspection covers before booking. Most inspections take 2–4 hours depending on the home's size and age.
A standard home inspection is visual and non-invasive — the inspector does not open walls, test behind finished surfaces, or assess conditions they cannot observe. Separate specialized inspections are needed for: radon (strongly recommended in many regions), lead paint (homes built before 1978), asbestos, sewer lines (requires a separate camera inspection), and mold. The EPA's guide to home inspections outlines lead-paint disclosure requirements for pre-1978 homes.
You'll receive a written report — often 30–60 pages with photos — itemizing every finding by severity. Not every finding requires action; inspectors flag everything from major structural issues to minor maintenance items. Your job is to prioritize: focus negotiations on material defects (failing systems, water damage, significant structural issues) rather than normal wear and tear. You can ask the seller to make repairs before closing, reduce the purchase price, or provide a credit at closing. If the findings are serious enough and you have an inspection contingency, you can also exit the contract and recover your earnest money.