The Ultimate Guide to Pre-Purchase Home Inspections

Over 5.5 million homes are projected to sell this year in the United States alone. With every home sold, pre purchase home inspections occur to evaluate the state of the home being sold.

The home buying process can already seem complicated to new buyers. And the home inspection is one of the most daunting steps of all for both the homeowners and the homebuyers.

Before the Inspection

Before the inspection, the homeowner and home buyer have specific responsibilities.

The Existing Homeowner

The existing homeowner will be apprised of the date and time of the inspection and make sure that all utilities and appliances are turned on.

They’ll also need to make all garages, attics, and any utility spaces accessible.

It is also common for the existing homeowner to give access to the house or to arrange for a lockbox to be left for the inspector and potential home buyer.

The Potential Home Buyer

It’s the responsibility of the home buyer to hire the home inspector, arrange the date and time for the inspection. You’ll need to let the homeowner know about the inspection time so they can have the property prepared appropriately.

You’ll need to be prepared to pay the home inspector on the day of the inspection.

If you need to cancel or reschedule the inspection, you should give both the inspector and existing homeowner 24 hours notice.

How to Select an Inspector

As a potential home buyer, you want to have a clear picture of the house and property you could be investing in.

As it’s your responsibility to select a home inspector, you’ll want to make sure that the person is experienced, thorough, and communicative.

Ask your realtor if they have any recommendations for home inspectors. Take a list of a few candidates and research their reviews online.

Once you have a good idea of who you’d like to pick, call and ask about their typical process. Tell them a little about the home you’re considering and see what insights they might have into that specific situation.

Besides the typical inspection, it might be a good idea to ask if your inspector conducts these other evaluations:

The Foundation: this can be one of the most costly repairs, and if a home has needed foundation repairs, you’ll want to know before you sign on the dotted line.
Termites: ask if your inspector plans on checking for termite damage that causes structurally dangerous situations.
Landscape and Septic: will your inspector look for landscape conditions that could cause flooding? Will they be able to spot signs of a damaged septic system?
Present Toxins: if you’re looking at an older home, will your inspector check for mold, asbestos, and test for lead or radon?

If your inspector doesn’t perform these checks, it might be worth hiring another expert to do them for you!

Who Should Attend Pre Purchase Home Inspections?

The Home Inspector

The home inspector is the only party required to be present at a home inspection. They’ll have a process for evaluating the state of the home and recording their findings. That report will be available to both the existing homeowner and the potential home buyer.

The Existing Homeowner

It’s typically required for the existing homeowner to be gone during the inspection process.

The inspector may ask you to be present when they arrive to open the house and give them a small orientation. But then most inspectors will ask the homeowner to leave for the rest of the inspection process.

The Potential Homebuyer

If you’re the potential homebuyer then present for the home inspection certainly isn’t required but it is a really good idea!

Even though the inspector will give you a report of their findings, being present for the evaluation will give you a much more detailed and in-depth understanding of the state of the home you may be purchasing.

The more understanding you have of the home, the more informed your decision will be about purchasing the house.

What to Do While You’re There

The purpose of the inspection is to determine the state of the home for sale. They are designed to expose defects in the home and land that could pose safety concerns, expensive repairs, etc.

You can expect your inspector to perform a thorough check of the accessible areas of the house and property. They won’t just highlight the bad either. The inspection is also to identify what is good about the home.

It’s recommended that you schedule the home inspection during daylight hours so that it’s easier for you and the inspector to see the property.

The inspection process should take about 2 hours or more to be able to get a thorough understanding of the home and property.

Most include 500 different checks during one home inspection. But to simplify, the inspector should look at the following:

Construction: general quality of construction, foundation, and structure
Plumbing, electrical, HVAC, and drainage
Roof, walls, and ceiling
Kitchen(s), bathroom(s), basement, and bedroom(s)
Garage, patio, concrete, driveways, and sidewalks
Gutters, sprinklers, pool/spa

This isn’t a comprehensive list but any home inspection should include at least these.

What Happens Next?

Once the home inspector has finished, they’ll be able to give the report to the homeowner and prospective buyer.

As a potential buyer, you may become aware of damage and repairs that you aren’t interested in repairing. You have a few options.

You can work with the seller to have the repairs taken care of before the sale of the home and the seller can adjust the price of the home to reflect the work done.
It’s not too late to back out. If there are damages and repairs that go beyond what you’re willing to take on in a house, you can back out of the sale and move on to another home.

Remember This!

Pre purchase home inspections don’t have to be scary! Now that you’ve read our guide, you know what to expect!

Remember that the more thorough the inspection, the happier both parties will be!