Application Process
How do you do a home inspection?
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.
The full picture
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.
How to hire a home inspector
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.
What a home inspector examines
- Structure and foundation — visible cracks, settling, signs of water intrusion in the basement or crawlspace.
- Roof — condition of shingles, flashing, gutters, and visible signs of leaks or damage.
- Electrical system — panel condition, wiring type, grounding, GFCI protection in bathrooms and kitchens.
- Plumbing — water pressure, visible pipes, water heater condition, signs of leaks or corrosion.
- HVAC — heating and cooling systems are operated and checked for basic function and approximate remaining life.
- Windows and doors — operation, seals, presence of moisture between panes (failed thermal seal).
- Attic and insulation — ventilation, insulation level, signs of moisture or pest activity.
What a home inspection does not cover
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.
Using the inspection report in negotiation
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.
Key facts
- The CFPB advises buyers to attend the home inspection in person so the inspector can explain findings directly — this provides context that the written report alone may not convey. — CFPB — Owning a Home
- Federal law requires sellers to disclose known lead-based paint hazards in homes built before 1978 and to provide buyers a 10-day window to conduct lead paint testing before finalizing the sale. — EPA
- HUD advises buyers to consider specialized inspections (radon, sewer, lead) beyond the standard home inspection, particularly for older homes. — HUD
Key takeaways
- Hire a licensed inspector promptly after acceptance — your inspection contingency window is typically only 7–14 days.
- Attend the inspection in person; the inspector can explain findings in context that the report alone won't convey.
- A standard inspection is visual and non-invasive — budget for separate radon, sewer, and lead-paint inspections if warranted.
- Focus negotiation on material defects, not cosmetic or maintenance items.
- If findings are severe and you have an inspection contingency, you can exit the contract and recover your earnest money.
Published 2026-05-22 · Updated 2026-05-22 · https://clearvaluelending.com/answers/how-to-do-a-home-inspection