Expert Advice: What should I expect during my home inspection?

Photo: Kate McCann

Written by: PHG Agent Christian Fegel

Wouldn’t it be great if you could test drive your new home?  Imagine cooking a meal in that brand new kitchen, actually showering on that imported Italian Marazzi bath tile or sleeping over for a couple of nights to ensure your neighbors aren’t drummers in a rock band. 

You can’t do that. But you can hire a home inspector to do some sleuthing for you.

The offer is accepted! What’s next?

House hunting was fun, sometimes exhausting, but you eventually found “the one”. You lost some sleep during the price negotiation but you got it under contract (your realtor did a great job, too, of course).  It’s the perfect home and you love everything about it.  The yard soaks in just the right amount of south-facing sunlight for the herb and tomato garden of your dreams; your sectional couch fits like a glove in the open concept living and dining space; the inlaid hardwood floors; the elementary school has a great rating. There is a clawfoot tub; Viking gas stove; quartz countertops. It’s all here. 

But what about the most important and expensive details of your dream home? The roof, the plumbing, the electrical panel, and the HVAC?  Rest easy. You’ll hire a home inspector to look under the hood and thoroughly check out all these elements and systems.

How do I find the right inspector?

Ask friends, check Yelp, and definitely take the recommendation of your realtor. I love to work with a handful of home inspectors who are knowledgeable, honest, patient, and consistently deliver a quality experience. You can schedule the inspection or ask your realtor for help. Your agent will make sure the inspector gets access to the home. In fact, your agent will often attend the kickoff of the inspection just to be sure they have everything they need and all is going smoothly. 

How much does a home inspection cost?

Payment is almost always non-refundable and due at the time of service. Expect to pay on average about $650 for a Home Inspection plus a thorough termite inspection and radon level testing. Sewer camera scopes range around $400. Stucco moisture reports start at $800. Prices may vary based on location. Other tests such as water well analysis or septic inspection can vary widely in cost.  

How long will it take?

An inspection can take 2-4 hours depending on the size and scope. Buyers should feel comfortable to bring family members or a contractor. 

Photo: Kate McCann

What does a home inspector look for?

Inspections typically start on the roof. You can always climb up the ladder too if you like! Some may even use a drone to view hard to access areas of the roof. From the roof, they move inside and explore every inch. Checking water pressure, walls for any indications of structural damage, ceilings for traces of leaks. They will even check to see if that jacuzzi tub is in working order. I prefer when inspectors finish and spend quality time in the basement or wherever the bulk of mechanicals are located. This is the nerve center of the home and deserves detailed attention. 

Will I know what the inspector finds?

Some buyers like to follow the inspector around, others wander the home, taking measurements, thinking about floor plans and furniture layout. A confident, personable inspector won’t mind if you follow him or her around and ask questions. It is a great way to become acquainted with your new (almost) home. My favorite part of the process is how inspectors will educate buyers about certain functions of the home. This might include how to turn off the water or electrical main, replace the furnace filter or troubleshoot the garbage disposal. These are things we don’t really think about until we need them. 

Typically an inspector will alert you of any significant issues on the spot. At the conclusion, an inspector will usually summarize their findings and communicate concerns; positives, and negatives. Don’t worry about memorizing it all, A thorough written report will be emailed to you and your realtor in just a day or two after inspection. In addition to pictures and written descriptions of issues, some inspectors will include costs for repair or correction. 

Christian Fegel REALTOR

I’m here to help

Inspections can sometimes feel scary. The house you fell in love with may have some flaws. I am here to let you know that is totally normal. It is rare to walk away from a home inspection without at least one item on the to-do list. The purpose of an inspection is to make sure that your home is perfect enough. That you are going into a contract where you know what the strengths are (the roof is in great shape, electrical wiring was clearly done by a top-notch professional) as well as understanding the scope of repairs (the furnace is an older model and expect to replace within a year, worn limestone steps will need to be repaired). Lean on your realtor’s expertise to help you understand and interpret your home inspection report. That after all is one of the reasons we are here in your homebuying journey.