Home Buyer Inspection

A home inspection is a visual examination of a property's accessible systems and components — from the roof to the foundation. Your inspector will walk through the home in a systematic order, typically starting with the exterior and working inward: roof, gutters, grading, foundation, then inside through the attic, living areas, bathrooms, kitchen, basement or crawl space, and the mechanical systems (HVAC, electrical panel, plumbing).

The process usually takes two to four hours depending on the size and condition of the home. You're encouraged to attend — that's your chance to ask questions and see things firsthand, not just read about them in a report. At the end, you'll receive a detailed written report with photographs documenting the inspector's findings, typically delivered within 24 hours.

A home inspector isn't looking for perfection — every home has something. What we're looking for are conditions that affect safety, structural integrity, or the proper function of a system.

That includes things like:

• Roof condition — missing shingles, damaged flashing, signs of water intrusion
• Foundation and structure — cracks, settlement, moisture in the crawl space or basement
• Electrical — outdated wiring, improper panel installations, missing GFCI protection
• Plumbing — leaks, corrosion, improper venting, water pressure issues
• HVAC — age and condition of heating and cooling equipment, filter condition, airflow
• Water damage and moisture — staining, mold indicators, condensation issues
• Safety items — inoperable smoke detectors, unsafe stairs or railings, CO concerns

The goal isn't to give you a reason to walk away — it's to give you a clear picture of what you're buying so you can make an informed decision. A good inspection report protects your investment and gives you negotiating power when it matters most.

Yes — and we strongly encourage it. Reading a report is one thing; walking through the home with your inspector is another. When you're there in person, you can see conditions directly, ask questions as they come up, and leave with a much clearer understanding of what you're actually buying.

Your inspector can show you where the main water shutoff is, how to change your HVAC filter, which window has the sticky latch, and a dozen other things that never quite translate the same way in a written report. That kind of hands-on walkthrough is genuinely useful on day one of ownership — whether you end up buying this house or not.

Plan for two to four hours and wear comfortable shoes. The attic and crawl space aren't glamorous, but they tell you a lot.

Honestly, that depends on you — your budget, your risk tolerance, and what you're willing to take on. A home inspection isn't a pass/fail test, and most findings fall into the category of normal maintenance or negotiable repairs. That said, there are categories of issues that tend to stop deals in their tracks, or should at least prompt a serious conversation:

• Structural problems — significant foundation movement, failing load-bearing elements, or major roof structure damage are expensive and rarely simple fixes
• Active water intrusion — ongoing leaks, evidence of flooding, or moisture in a crawl space or basement that hasn't been addressed
• Unsafe electrical — knob-and-tube wiring, Federal Pacific or Zinsco panels, or serious code violations that pose fire or shock risk
• Mold — especially in hidden or widespread areas that suggest an ongoing moisture problem, not just a cosmetic one
• HVAC or major system failure — systems at end of life or already non-functional that will require immediate replacement
• Wood-destroying insects — active termite infestation or significant structural damage from past activity

None of these automatically mean you walk away. They mean you need accurate repair estimates, honest conversations with your agent, and a clear picture of what you're agreeing to. That's exactly what a good inspection report gives you.