The Initial Offer
Can the buyer and seller agree on the price and terms?
The three major potential negotiations · Part 2
What Happens During a Home Inspection?
The inspection helps buyers understand the home, decide what matters and determine whether a second negotiation is necessary.
Explore the inspection topics ↓The transaction framework
One transaction. Three potential negotiations.
The initial offer creates the agreement. The inspection may reopen a narrower conversation about condition, repairs, credits or whether the buyer will proceed.
The Home Inspection
What happens after the buyer learns more about the home’s condition?
The Appraisal
What happens if the appraised value is below the contract price?
Explore the inspection
Choose the question you want answered.
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Inspection topic 01
What Is a Home Inspection?
A home inspection is an independent visual evaluation of the home’s accessible systems and components. It helps the buyer better understand the property before deciding how to proceed under the contract.
If you’re buying
- Use the inspection to learn how the home works—not only to create a repair list.
- Understand that an inspection reduces uncertainty but cannot eliminate every risk.
If you’re selling
- Expect a thorough inspector to identify defects, maintenance items and areas that deserve more evaluation.
- A long report does not automatically mean the home is in unusually poor condition.
Inspection topic 02
Why Does the Right Home Inspector Matter?
Inspectors differ in experience, communication style, thoroughness and the kind of report they produce. Price and availability matter, but they should not be the only reasons for choosing one.
“If your home inspection comes back perfect, chances are, you need another home inspector.”
If you’re buying
- Ask about licensing, experience, scope, sample reports and whether you may attend.
- Choose someone who explains findings in context and clearly identifies what needs further evaluation.
If you’re selling
- A qualified inspector helps keep the conversation tied to observable conditions rather than guesswork.
Inspection topic 03
What Does the Inspector Look At?
A standard inspection commonly covers visible and accessible structural components, roof, exterior, plumbing, electrical, heating and cooling, insulation, ventilation, interior rooms and installed appliances.
If you’re buying
- Confirm what is and is not included before the inspection.
- Do not assume every system, environmental concern or concealed condition is part of a standard inspection.
If you’re selling
- Provide reasonable access to panels, systems, attic or crawl-space entries and other inspection areas.
Inspection topic 04
Should the Buyer Attend?
Attending at least the final portion of the inspection can help the buyer see important conditions, learn basic maintenance and ask questions directly.
If you’re buying
- Listen for the difference between a defect, a safety issue, deferred maintenance and a future expense.
- Let the inspector complete the work without unnecessary interruption.
If you’re selling
- The buyer and inspector generally need space to complete the inspection. Access arrangements should follow the contract and showing instructions.
Inspection topic 05
Inspection Report vs. Repair Request
The inspection report documents findings. A repair request is a separate negotiation decision. Buyers do not have to request every item, and sellers do not automatically have to correct everything in the report.
If you’re buying
- Prioritize safety, major systems, active damage and costly defects.
- Avoid treating routine maintenance or minor cosmetic items as if they carry equal weight.
If you’re selling
- Evaluate what was requested, the supporting information and the practical effect on the transaction.
- The contract determines whether and how a response may be made.
Inspection topic 06
What Findings Deserve More Attention?
Some findings are relatively routine. Others may affect safety, insurability, financing, immediate habitability or the buyer’s expected cost of ownership.
If you’re buying
- Pay closer attention to structural movement, moisture intrusion, roof failure, unsafe electrical conditions, plumbing leaks, failing mechanical systems and possible environmental hazards.
- Ask for a qualified specialist when the inspector recommends further evaluation.
If you’re selling
- A serious-sounding report entry may still require a specialist to determine the cause, scope and cost.
Inspection topic 07
When Are Specialized Inspections Needed?
A general home inspection may lead to additional evaluations. Depending on the property and the buyer’s concerns, these may include radon, mold, pests, sewer line, well, septic, chimney, roof, structural or environmental inspections.
If you’re buying
- Discuss property-specific risks before deadlines expire.
- Use properly qualified specialists for issues outside the general inspector’s expertise.
If you’re selling
- Review what the contract allows and whether the requested access or testing requires special arrangements.
Inspection topic 08
What Can the Buyer Request?
Depending on the contract, the buyer may accept the property, request repairs, request a credit or price adjustment, seek further evaluation, or exercise a right to terminate. Not every contract provides every option.
If you’re buying
- Make requests based on your priorities, budget and risk tolerance.
- Understand how a credit, price change or repair affects cash, financing and timing.
If you’re selling
- Consider cost, certainty, timing and whether another buyer might raise the same concern.
Inspection topic 09
How Does the Inspection Negotiation Work?
The inspection is the second possible negotiation in the transaction. The buyer presents a request when permitted, the seller responds, and the parties decide whether they can reach an agreement within the contract deadlines.
If you’re buying
- Submit a clear, prioritized request with relevant report pages or estimates when useful.
- Keep the contract deadline and your right to walk away in view.
If you’re selling
- You may agree, decline or propose a different solution when the contract permits.
- A response should reflect the property, market, request and risk of losing the transaction.
No agreement is automatic. The signed contract controls the parties’ rights, deadlines and available remedies.
Inspection topic 10
Repairs, Credits or Price Reductions?
The parties may solve an inspection concern in different ways. The best structure depends on the work, financing, available cash, lender rules and time before settlement.
If you’re buying
- A seller repair may solve the problem before closing, but the buyer may have less control over the contractor and scope.
- A credit may preserve buyer control after closing, but financing limits may apply.
If you’re selling
- Compare the actual cost and risk of completing work with the financial effect of a credit or price change.
Inspection topic 11
How Does the Realtor Help?
The Realtor helps manage the process and negotiation without replacing the inspector, contractor, engineer or other specialist.
If you’re buying
- Offers qualified inspectors for you to consider while leaving the choice to you.
- Helps organize findings, obtain specialist input, prepare the request and negotiate within the contract.
If you’re selling
- Explains the request, gathers information, discusses response options and negotiates according to your instructions.
A Realtor should not diagnose a defect or guarantee the quality of an inspector’s work.
Inspection topic 12
Frequently Asked Questions
Inspection rights and outcomes depend on the signed contract, the property and the parties’ decisions.
Does a seller have to fix everything?
No. The contract and any later agreement determine what the seller must do.
Is a long report a bad sign?
Not necessarily. Modern reports often include photos, maintenance advice and minor observations in addition to material concerns.
Can the buyer cancel after inspection?
Only when the contract provides a termination right and the buyer follows its requirements and deadlines.
Should repaired items be checked again?
For important work, buyers may request receipts, permits when applicable, or reinspection by the inspector or appropriate specialist.
Can an inspection find everything?
No. It is primarily visual and limited to accessible conditions at the time of inspection.
Continue through the transaction
The third potential negotiation
After inspection issues are resolved, the appraisal may create another decision if the appraised value is below the contract price.
What Happens When a Home Appraises Low? →
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