In the real estate world, we often call the home inspection the “Truth Phase.” The initial excitement of the offer has settled, and now it’s time to look under the hood. Whether you are a buyer or a seller, understanding how to approach the inspection report is key to keeping a deal together.
As an agent who prioritizes education over “the hard sell,” I want to demystify this process so you can move forward with confidence.
1. No Home is Perfect (Even New Construction)
The first thing to understand is that an inspection report is a “to-do list,” not a “pass/fail” test. Even a brand-new home will have a list of items for correction. The goal isn’t to find a flawless house; the goal is to ensure you know exactly what you are buying.
2. Focus on “The Big Four”
It’s easy to get overwhelmed by a 50-page report detailing loose outlet covers or sticky windows. However, in my experience, we should primarily focus on the “Big Four” systems that affect the safety and structural integrity of the home:
- The Roof: Is it at the end of its life, or does it just need minor maintenance?
- The Foundation: Are there signs of significant settling or moisture?
- Electrical & Plumbing: Are the systems up to code and safe for your family?
- HVAC: Especially here in the Valley, a functional AC and heating system is a top priority.
3. The Specialist Follow-Up
A general inspector is a “general practitioner.” If they see something concerning regarding a chimney or a sewer line, I often recommend bringing in a “specialist”—like a structural engineer or a licensed roofer. Using the right tech and tools (like sewer cameras) gives us the data we need to negotiate fairly.
4. For Sellers: The Pre-Inspection Advantage
If you are preparing to list your home, I often suggest a pre-listing inspection. By identifying and fixing small issues before we hit the market, you eliminate the “surprise factor” that often leads to buyers asking for massive credits later.
5. Negotiation vs. Nitpicking
A home inspection is a tool for negotiation, but it shouldn’t be used to ask for a “brand new” house. As your advocate, I help you distinguish between a “deal-breaker” and a “weekend project.” We focus our negotiation on the items that truly impact the value and safety of the property.
The Bottom Line: My “service-first” philosophy means I am there with you during the inspection, helping you interpret the findings and coordinating with contractors for repair bids. We don’t just find problems; we find solutions.
