Frequently Asked Questions

Inspectors evaluate structural components, roofing, plumbing, electrical systems, HVAC, insulation, and visible foundation areas. The process identifies safety hazards, code violations, and maintenance issues that affect home value. Expect a detailed report with photos documenting conditions found during the visual assessment.

Duration depends on square footage, age, and property complexity. Older homes with multiple systems or outbuildings require more time than newer construction. Most buyers attend part of the inspection to ask questions and see findings firsthand.

Schedule immediately after your offer is accepted, during the inspection contingency period. Most purchase agreements allow 7-10 days for inspection and negotiation. Delay risks losing negotiating leverage or missing the contingency deadline entirely.

Inspectors check insulation depth and type, ventilation adequacy, roof decking condition, and signs of moisture or pest activity. Poor attic ventilation causes premature shingle failure and ice damming. Insufficient insulation increases energy costs and creates comfort problems year-round.

Visual inspections identify visible mold growth and moisture conditions that support mold development. Inspectors can't see inside walls or test air quality without specialized equipment. If conditions suggest hidden mold, testing by a qualified specialist provides definitive answers.

Inspections evaluate physical condition and identify defects affecting safety and function. Appraisals determine market value for lending purposes and verify the property supports the loan amount. Lenders require appraisals; inspections protect buyers from unexpected repair costs.

Sewer camera inspections reveal root intrusion, cracks, bellies, and outdated materials that cause backups. Replacement costs range from thousands to tens of thousands depending on length and access. Standard home inspections don't include sewer lines unless specifically added.

Inspectors frequently find ungrounded outlets, overloaded circuits, outdated panels, and improper wire splicing. Double-tapped breakers and aluminum wiring create fire hazards that require immediate correction. Open junction boxes and missing cover plates also appear in most older homes.

Inspectors operate built-in appliances to verify basic function but don't evaluate performance or remaining lifespan. Testing involves running dishwashers through one cycle, checking oven heating, and confirming range burners ignite. Portable appliances and warranties are excluded from inspection scope.

Buyers can request repairs, ask for closing cost credits, renegotiate price, or cancel the contract during the contingency period. Sellers may agree to fix items, offer concessions, or refuse changes and risk losing the sale. The inspection report provides documentation for negotiation.