Home Inspection FAQs: Answers to 19 Common Questions

Have questions about home inspections, how they work, or when they're needed? You'll probably find the answer below.

1. What is a home inspection?

The inspection is an important part of the home buying process. This is when a licensed home inspector reviews the house to find structural, electrical, or mechanical flaws.

This process is designed to protect the buyers by revealing problems they might not have noticed otherwise. It is a "non-invasive" examination of the property, which means the inspector will not cause any damage to the home while inspecting it.

2. Why is the home inspection necessary?

Home inspections are not required by law, but they're usually worth the money. The inspection helps protect your investment. It gives you the peace of mind that comes from knowing the true condition of the home.

It also gives you a way to back out of the contract, if the inspector finds something you are unwilling to accept. Some buyers include an inspection contingency in their contracts for this very purpose.

3. When does the process usually take place?

In most cases, the inspection takes place shortly after the seller accepts the buyer's offer. It typically happens before the appraisal.

You want to schedule the home inspection as soon as you can, so you'll have time to make repair requests. If the inspector uncovers something serious enough to be a deal-breaker, you'll want to know sooner rather than later.

As the buyer, it is your responsibility to schedule the inspection.

4. Who pays for it?

In nearly all cases, the home buyer pays for the home inspection. It is designed to protect the buyer alone, so the buyer bears the cost.

5. How much does a home inspection cost on average?

The cost will vary based on location and the size of the home. You can expect to pay somewhere between $350 and $500 for a home inspection. Be sure to inquire about the full cost before you hire an inspector.

6. Is it part of my closing costs?

No. You will likely have to pay for the inspection at the time when it's actually performed. It's not part of your closing costs.

7. Do I need a home inspection to get a loan?

In most cases, you don't need an inspection to get a mortgage loan. The lender will require you to have the home appraised, but not inspected. It's still wise to have the property inspected, whether it's required or not.

8. How do I find an inspector in my area?

Your real estate agent might be able to recommend an inspector. You can also find one through the professional organization's website (www.ashi.org). We recommend hiring an inspector who is a member of one or more professional organizations, such as ASHI and NAHI.

9. What's involved in the process?

When the inspector arrives, they will begin examining the home inside and out. Once they've completed the inspection, they will review any discrepancies with you. The inspector should give you a copy of the report, as well. You then have to decide what you're comfortable accepting, and what you're going to ask the seller to fix.

10. What does the inspector look for?

The inspector will look for problems with the home's heating and cooling system, structure, roof, plumbing, electrical system, windows and doors, foundation and more. They cover all parts of the house, including the installed systems. Before you hire an inspector, you should ask what they're going to look for when conducting the inspection.

The American Society of Home Inspectors (ASHI) publishes a standard of practices that outlines what you can expect. So if you choose to hire an ASHI member, you'll know exactly what you're going to get (or what you should get).

11. Does the home inspection check for termites?

Not usually. The inspector will tell you if they notice obvious termite damage, such as half-eaten rafters in the attic. But they won't perform a complete termite inspection.

You would have to use a pest-control company for this service. Termite inspections are highly recommended in some areas, and less necessary in others. Ask your real estate agent if they're common in your area.

12. Does it check for mold in the house?

Not usually. The home inspector will alert you to any visual signs of mold or mildew that they find. But they won't do a comprehensive mold inspection. Proper mold testing is a specialized service that requires specific training and equipment.

13. How long does a home inspection take?

It depends on the size of the house and the speed of the individual inspector. It might take anywhere from two to four hours, but it could go longer in rare cases.

14. Should I be present during this process?

As the buyer, you should definitely be present for the inspection. That way, the inspector can point out the discrepancies on the final report. You might also be able to accompany them through all or part of the inspection. This is a great way to learn about your future home, inside and out.

15. Can the seller attend the home inspection?

Technically, yes. It's their house after all. But 90% of the time, the sellers will get out of the way during the inspection process to avoid an awkward situation. It's usually just the buyers, their agent, and the inspector.

16. Should I ask the homeowner to make repairs afterward?

This will depend on the kind of real estate market you're in, and the severity of the item to be repaired. In a seller's market, you won't have much leverage to request repairs. In a buyer's market, you'll have much more leverage. Consider the cost of the repair work when making these decisions.

It's customary for sellers to fix items that either (A) interfere with the proper function of the home, or (B) pose some kind of safety risk. For example, you should always ask for repairs to faulty electrical systems, a garbage disposal that doesn't work, etc.

Remember, the worst the sellers can do is say no. So when in doubt, ask for the repair.

17. Can I back out based on the home inspection?

Yes, if you include such a contingency in your purchase agreement. We recommend that you put this kind of contingency in the agreement. This allows you to back out of the deal if the inspector finds something that is unacceptable to you.

18. Does the seller get a copy of the inspector's report?

No, not usually. As the buyer, you're the one paying for the inspection. So the report is your property. The only thing the seller gets is your repair request (if you make one).

19. Do I need an extra inspection when using an FHA home loan?

You don't need an extra inspection, but you'll probably have a more thorough one. The Department of Housing and Urban Development (HUD) has minimum property standards for the FHA loan program. Some of their requirements go above and beyond the basic home inspection. Most of these are safety-related items. You can get a full list of their minimum property standards on the HUD website.