The Ultimate Guide to the Home Inspection Before Buying

Before you sign on the dotted line, a home inspection gives you the chance to pause, evaluate, and make an informed decision. Buying a home is one of the most significant investments you’ll ever make — and it’s easy to get swept away by beautiful finishes or a well-staged layout. But the structure, systems, and unseen issues matter just as much. A professional home inspection helps uncover what’s beneath the surface. You’ll get a clearer picture of the home’s true condition and avoid surprises after you move in.

A property inspection can save you thousands by identifying potential repairs before you commit. It can also give you more leverage in negotiations. Whether you move forward, renegotiate the price, or walk away altogether, having this detailed evaluation puts the power back in your hands.

A standard home inspection includes a full visual review of the home’s accessible areas. The inspector focuses on both structural and functional components — from the roof to the foundation and everything in between. This process typically includes:

• Roof condition, including shingles, flashing, and drainage
• HVAC system performance and estimated lifespan
• Plumbing system, including pipes, drains, water heater, and fixtures
• Electrical system, panels, outlets, and visible wiring
• Foundation, basement, and crawl space issues, such as moisture or cracks
• Attic insulation and ventilation
• Doors, windows, walls, ceilings, and flooring
• Major appliances that are part of the sale

Your inspector will provide a detailed report with various findings, including photos and recommendations. Some issues may be minor and easily fixed, while others might require professional repair or replacement.

You want to hire a professional with experience in the industry, proper licensing, and a solid reputation. Start by asking your real estate agent for recommendations — they often have a list of trusted professionals they’ve worked with before. Once you have a few options in mind, do your research. Read online reviews, and confirm that the inspector carries liability insurance.

It’s important to work with someone who communicates clearly and provides a thorough, easy-to-understand report. You should also attend the inspection in person if possible. This gives you a firsthand look at any issues and the opportunity to ask questions on the spot.

Timing is key. Home inspections usually take place after your offer is accepted but before the deal closes, during the due diligence or contingency period. This window gives you time to uncover issues and take action before you’re fully committed to the purchase.

Most contracts include a timeline of 5-10 days for when the inspection must occur, so act quickly. The sooner you schedule it, the more time you’ll have to understand the findings and consider your options for moving forward. If repairs are needed, this timing also gives the seller enough room to respond and complete any work before closing.

Once the inspection is complete, you’ll receive a detailed report — often within 24 to 48 hours. This document outlines everything the inspector found, categorized by urgency. Don’t panic if the report is lengthy. Inspectors are thorough, and even new or updated homes can have minor flaws.

What matters most is identifying which items are critical. Your real estate agent will help you decide what’s worth addressing with the seller. You might request repairs, ask for a credit at closing, or renegotiate the purchase price. In some cases, if the problems are severe and you can’t reach an agreement with the seller, you may choose to walk away.

An inspection contingency is your safeguard. This clause in your contract gives you the right to back out of the deal or renegotiate based on the inspection results. It also sets a deadline for completing the inspection and notifying the seller of any concerns.

If issues arise, you can request that the seller fix them, offer you a repair credit, or lower the sale price. The seller can accept, decline, or counter your request. From there, your agent will help you decide how to proceed.

Home inspections can influence the closing process. If issues are found and negotiations follow, your closing date might shift slightly to allow time for repairs or contract amendments. On the other hand, a clean inspection can help move things forward without delay.

If repairs are agreed upon, make sure they’re completed and verified before closing. Your real estate agent will schedule a final walkthrough to ensure t hat everything is in order and that repairs were completed as agreed upon. This last step is your chance to confirm that the property is in the expected condition before you take ownership.

A thorough home inspection helps you buy with confidence. It turns uncertainty into clarity and reveals the condition of the home you’re investing in. While no house is perfect, knowing what you’re getting into — and what it might cost to address — puts you in control.

With the right team by your side and the right questions in hand, you’ll approach your purchase with confidence and clarity. That peace of mind is worth every penny. Connect with Laura Zietz when you’re ready to find the perfect home in Winter Park to reach your dreams.