A professional home inspection is one of the most valuable $350 to $600 you will spend in a real estate transaction. A licensed inspector spends two to four hours examining the property systematically, covering the roof, attic insulation, foundation, exterior drainage, electrical panel, plumbing supply and drain lines, HVAC equipment, windows, doors, and visible structural components. The resulting report is typically 40 to 80 pages long and includes photographs of every deficiency found.
Common issues inspectors find
Most homes, even well-maintained ones, have a list of deficiencies after inspection. Minor items like missing outlet covers, worn weatherstripping, and aging water heaters are routine. More serious findings include aluminum wiring, which presents a fire hazard in older homes, improper grading that channels water toward the foundation, or active roof leaks. In markets like Florida and the Gulf Coast, inspectors also probe for signs of wood rot, improper hurricane strapping, and moisture intrusion from humidity.
Using the inspection to negotiate or walk away
Your inspection contingency gives you the right to request repairs, ask for a price réduction, or withdraw from the contract without losing your earnest money deposit. Focus your requests on safety issues and large-ticket items such as the roof, HVAC system, and foundation rather than every minor cosmetic defect. Sellers in compétitive markets may offer a repair credit at closing instead of completing work themselves, which is often the faster and cleaner résolution for both parties. A re-inspection after agreed repairs is worth scheduling to confirm the work was done correctly.
