What to Expect at Your Home Inspection
What to Expect at Your Home Inspection
A practical guide for buyers who want to feel informed—not stressed
by Kelly Gatz | Gatz Home Group
So you’re under contract on a home (congrats!) and your inspection is coming up. Whether this is your first purchase or your fifth, the inspection is one of the most important checkpoints in the process—and also one of the most misunderstood.
Here’s a clear breakdown of what to expect, how to prepare, and how to move forward with confidence.
What is a home inspection, really?
A home inspection is a professional evaluation of the home’s condition—think of it as your due diligence window. Your inspector is there to assess the major systems and structural components, and to flag anything that may need repair, replacement, or further evaluation.
The goal? To make sure you understand what you’re buying—not to find a perfect house (spoiler alert: it doesn’t exist).
What the inspector checks
Your inspector will evaluate things like:
-
Roof, attic, and visible insulation
-
Foundation, crawl spaces, and drainage
-
Plumbing, electrical, and HVAC systems
-
Appliances, water heater, and fireplaces
-
Doors, windows, walls, and floors
-
Exterior siding, porches, and railings
They’ll test systems, take photos, and document anything worth noting. You’ll receive a full report (often within 24 hours) that includes a summary, photos, and recommendations.
How long does it take?
Most inspections take 2 to 3 hours depending on the size of the home. You’re welcome to attend the entire time, but I usually recommend joining for the last 30 minutes—that’s when your inspector will walk you through their findings in person and answer your questions directly.
How to read the report (and not panic)
It’s normal for inspection reports to be long—even for newer homes. Inspectors are trained to point out everything, from major safety issues to minor cosmetic details. That doesn’t mean the home is falling apart.
Here’s how we sort through it:
-
Major concerns: safety hazards, active leaks, structural problems
-
Moderate issues: older systems, items near the end of their life
-
Common findings: missing caulking, loose outlets, stuck windows
If anything major comes up, the inspector may recommend bringing in a specialist (like a roofer, electrician, or sewer scope contractor) for further evaluation.
What we can (and can’t) negotiate
After the inspection, we’ll talk through your top priorities. In Washington, you can request repairs, ask for a credit, or simply proceed without changes.
Here’s how sellers usually respond:
-
Agree to all requested repairs
-
Decline all repairs
-
Propose a compromise (partial repairs or a credit)
We’ll tailor your response based on what matters most to you and what’s typical for the market.
š” Pro tip: If you're buying a resale home, it’s assumed you’re aware of the home’s cosmetic condition. Our focus will be on health, safety, and functionality—not cosmetic upgrades.
What about new construction?
New construction inspections are handled a bit differently. Most builders schedule a final walkthrough or orientation where you’ll create a punch list of cosmetic and functional items. The builder may or may not agree to fix all of them, depending on their warranty policy.
I still recommend hiring a third-party inspector for new homes—yes, even if it’s brand new. Small oversights happen more often than you think.
š One legal note (because it matters)
In Washington, your inspection contingency includes a clause that prohibits your agent (that’s me) from sharing the full inspection report with the seller unless you give written permission.
If we share it without your approval, the contingency is automatically waived. So instead, we’ll summarize any concerns in writing and only attach the report if you explicitly approve it.
Bottom line
The inspection isn’t about finding a perfect house—it’s about knowing what you’re walking into and making informed decisions. I’ll be right there to help you sort through the details and decide what’s worth negotiating and what’s just part of owning a home.
Questions before your inspection? Want to walk through sample reports?
I’m always happy to hop on a call or meet you at the home to talk it through.
Need an inspector recommendation or have questions before your appointment?
Reach out anytime—We're here to help!
Categories
Recent Posts
