Home inspection: what to expect and what it misses

A home inspection is a visual review of a house by a qualified inspector, usually done after your offer is accepted and before you remove your conditions. It tells you what you are really buying.

The short version: an inspection costs a few hundred dollars and takes two to three hours. Go with the inspector, read the report and use it to negotiate or walk away.

What the inspector looks at

• Structure and foundation.
• Roof, exterior, windows and doors.
• Insulation and attic.
• Electrical panel and wiring.
• Plumbing and water heater.
• Heating and cooling.
• Signs of water damage, mould and pests.

The inspector cannot see inside walls or under floors, so an inspection is not a guarantee.

What to expect on the day

It usually takes two to three hours, and you should go with the inspector, ask questions and see problems first-hand. A few days later you get a written report with photos. Ask the inspector to explain which items are urgent and which are routine maintenance.

What it costs

A typical inspection costs a few hundred dollars, roughly in the range of $400 to $700 for an average house, and more for large or older homes. Condos may cost less because there is less to inspect.

Specialized tests

Some issues need separate tests and specialists:

• Radon, with a long-term test.
• Mould and asbestos.
• Sewer line, with a camera.
• Oil tanks and septic systems.
• Wood-burning appliances, by a certified inspector.
• Wiring and panel, by a licensed electrician if concerns appear.

What to do with the report

• Separate urgent safety problems from routine maintenance.
• Get quotes for major repairs, such as the roof, foundation or electrical work.
• Use the findings to ask for a lower price, repairs or a credit, or walk away if the problems are too big.

Example

An inspection finds an old roof near the end of its life. A quote of $12,000 for replacement lets you negotiate the price down, or at least plan your budget.

Choosing an inspector

Choose an inspector with training, insurance and good references, not just the lowest price. Ask about their qualifications and association membership, whether they will explain the report, and how long it takes to deliver. Read a sample report first.

Conditions and timing

Always make your offer conditional on a satisfactory inspection. Book the inspector as soon as your offer is accepted, since conditions have deadlines. In a competitive market, some buyers use a pre-offer inspection, which costs money even if you do not get the home.