Buying a home is one of the most significant investments you’ll ever make, and ensuring that investment is sound involves understanding the property’s condition. Home inspections play a crucial role in this process, helping you identify potential issues before finalizing your purchase. At Semper Fi Home Inspections, we receive a lot of questions from homebuyers about what to expect during an inspection, how to handle the results, and what steps to take afterward.
To help you navigate this important step in the home buying process, we’ve compiled a list of frequently asked questions along with detailed answers. Whether you’re a first-time homebuyer or a seasoned homeowner, this FAQ will provide you with the insights you need to make informed decisions.
What should I expect during a home inspection?
During a home inspection, the inspector will thoroughly examine the property’s structure, systems, and components, such as the roof, foundation, electrical system, plumbing, HVAC, and more. They will provide a detailed report highlighting any issues or potential problems.
Read Buyer’s Home Inspection Checklist
How much does a home inspection typically cost?
The cost of a home inspection can vary based on the size and location of the property. On average, you can expect to pay between $300 and $500. Specialized inspections you may need can be added on to customize your report. It’s a worthwhile investment to uncover potential issues before purchasing.
Read: Is the Cost of a Home Inspection Worth the Price?
What happens if I miss something during the inspection?
If something is missed during the inspection, it could lead to unexpected repairs or issues after you move in. It’s important to thoroughly review the inspection report and ask the inspector questions about any concerns you have. This is why it can also be a good idea to attend the home inspection whenever possible, so that you will be able to ask questions of the inspector as they are completing the inspection.
Read: How to Read a Home Inspection Report
Are home inspections required by law?
Home inspections are not typically required by law, but they are highly recommended. Some lenders may require a home inspection before approving a mortgage. Even though they’re not legally required, we do always recommend that you have one done (and that’s not just because we’re inspectors … we are homeowners too!)
Can a home inspection be done in the rain or snow?
Sometimes; home inspection can be conducted in most weather conditions. However, certain weather conditions might limit the inspector’s ability to examine some aspects of the property, such as the roof. In such cases, the inspector may schedule a follow-up inspection. Extreme weather may require your inspection to be rescheduled due to safety concerns.
Is it true that buyers aren’t even doing home inspections now?
While some buyers might “waive home inspection” to make their offers more competitive, it is still highly recommended to have a home inspection to uncover any potential issues before finalizing the purchase.
While you may want to waive the contingency related to the home inspection, that does not mean that you have to waive the home inspection itself; having this report will give you a solid understanding as to the status of the major systems in the home and what repairs may be required in the near future. Always consult with your real estate agent if you’re unsure.
Read: Why Skipping a Home Inspection is a Bad Idea
I waived the home inspection before closing to make our offer more attractive. Can I get an inspection after closing?
Yes, you can have an inspection done at any time. Waiving the contingency related to a home inspection doesn’t mean you can’t have the inspection performed. You can still have a home inspection completed before closing, or even after the transaction is finalized. We actually offer annual maintenance inspections for homeowners who want to remain proactive about potential repairs.
Read: Why Every Homeowner Needs an Annual Maintenance Inspection
I’m looking at buying a condo, and the HOA is responsible for the entire exterior, so do I still even need a home inspection?
Yes, you should still get a home inspection. While the HOA covers exterior maintenance, the home inspection will cover the interior, including the electrical system, plumbing, HVAC, and more.
Read: What is Included in a Condo Inspection?
Can I request for my Realtor to be present for the whole home inspection?
Yes, you can ask your Realtor to be present. It’s often helpful as they can provide insights and take notes on any issues found and many agents do try to attend when they are available (they aren’t required to be present). You can also bring along someone – like your handyman dad – when it’s helpful for you to have them present … just don’t bring so many people that it ends up interfering in the inspection.
Who schedules the home inspection, the real estate agent or the buyer?
In most cases, a real estate agent will provide you with the names of a few home inspection companies that they have worked with and know are reputable for you to choose from, or you can use any inspection company that you want. The buyer typically chooses the inspection company and can schedule the inspection directly, but the real estate agent can also schedule it for convenience, and many do this as a service for their buyers.
I found out that the seller will be present during our inspection. Is this normal and allowed?
Yes, it is allowed; after all, it is still legally their property. Some sellers choose to be present to answer any questions about the home. Or they may have animals that they want to be sure to keep out of the way and the easiest way is for them to be present (like our good boy Bruce, who would decide every person is his new best friend and get in the way.)
However, it’s not required. In rare cases, they can accidentally get in the way or make the buyer feel awkward. If that happens, simply ask your agent (if they attend) or ask us, and we can request that the seller temporarily go outside or into another room if needed.
Why can’t the seller or their agent just give me the last home inspection that someone else had done?
A previous inspection might not reflect the current condition of the home or might not have covered all your concerns. It could be outdated. There could have been repairs made since that report which would not be reflected and cause you confusion.
Plus, you’re the person who has to make the final financial decision about the property, so it’s always best to have an unbiased third party that you have directly paid – otherwise you’re putting your full trust in a document for which you don’t actually know the origin. It’s best to get your own inspection to ensure all areas of interest are thoroughly examined.
I have the home inspection report, now do I need to hire a contractor to get quotes for all of the repairs?
Not necessarily. Not all repairs may need to be done immediately, and some items may only be information and not require repairs at all. Getting quotes can make negotiations easier, so discuss with your real estate agent which repairs are crucial and how to move ahead.
Read: Top 5 Common Home Inspection Findings and How to Address Them
I’m building a new home and forgot to order a home inspection until the last moment. Is it too late?
It’s never too late to get a home inspection, although in the case of new builds, one of the benefits is to have phase inspections completed at different points of the construction process. This is one of the few times that a home inspector can actually see inside the walls (before they’re built) to have a relatively full view of the systems inside the home – one of the few times this is even possible. Even new homes can have issues that need addressing before you move in.
Read: The Ultimate Checklist for New Home Construction Inspections
We backed out of the purchase. Now the seller has asked our agent for a copy of our home inspection report. Should I give it to them?
In Texas, there is no legal requirement for buyers to provide a copy of their home inspection report to the seller. You purchased the inspection and therefore the report is yours.
According to Texas Property Code 5.008, sellers are only required to disclose the property’s condition to the best of their knowledge, and there is no mandate to include previous inspection reports. However, the Texas REALTORS® version of the Seller’s Disclosure form asks sellers if they’ve received any written inspection reports within the last four years and to attach those reports if they have.
Them receiving a copy of your report might mean that there are additional items that they now have to disclose if your report makes them aware of those things.
Whether or not you decide to share your home inspection report with the seller is ultimately up to you. It can be a good faith gesture to help the seller understand the issues that caused you to back out, but it’s not required by law. Always consult with your real estate agent to determine the best course of action based on your specific situation.
How do I know which additional inspections that I need?
Some of the inspections will be based upon the type of property and can be scheduled at the same time as your full home inspection; for example, if you know the property has a pool or outbuildings, you can add those or get a quote at the same time you’re getting a quote or scheduling your home inspection.
Your real estate agent can often recommend any specialized inspections that you may need. Your home inspector can also recommend additional inspections based on their findings.
Read: Specialized Home Inspections in DFW
During the inspection, we had a small run-in with a neighbor that is making us reconsider the purchase. What can I do?
While we don’t work with neighbors, only properties, that is a good question to consider, since this will likely be the neighborhood you will be living in – and the neighbors you will be living with – for many years. If the neighbor’s behavior is concerning enough that it’s making you rethink the property, discuss your options with your real estate agent. You may be able to address these concerns through negotiations or contingencies.
Should I sign the seller’s disclosure before or after I receive the home inspection report?
You should sign the seller’s disclosure when you receive it, which is usually before you receive the home inspection report, but always ask your agent, or a real estate attorney, if you have any questions. The seller’s disclosure is a legal requirement that informs you of the property’s known issues to the best of the seller’s knowledge. Signing it is a necessary step in the home buying process. The seller may also not be aware of issues that arise during the inspection, so they are two separate pieces.
However, receiving and reviewing the home inspection report is equally important. Even after signing the seller’s disclosure, if you’re still within your contingency period, you retain the right to negotiate repairs or back out of the purchase based on the inspection findings. Always consult with your real estate agent to understand how the timing and contents of these documents can impact your decision-making process.
I’m already having a required appraisal inspection for the VA loan. Do I still also need a home inspection? What about a final walk-through?
Yes, a VA appraisal is not the same as a home inspection. The appraisal assesses the property’s value, while the inspection looks at the home’s condition. Some people confuse the terms and call it a “VA inspection”.
Read: Fact or Myth – if I Have an Appraisal, Do I Need an Inspection?
It’s also important to understand that a final walk-through is not a home inspection.
Read: Difference Between a Walk-Through and a Home Inspection
It seems like my home inspection didn’t take very long at all. Was it still thorough?
The duration of a home inspection can vary based on the size of the house, what type of property, any specialized inspections that are required. It can sometimes take a bit longer if the buyers or agent are present and the inspector is taking time answering questions. More experienced inspectors may also be much more efficient, which would make good use of their time. A shorter inspection doesn’t necessarily mean it wasn’t thorough.
However, if you have concerns about the thoroughness of your inspection, it’s important to review the inspection report carefully. A detailed report that covers all major systems and components of the home is a good indicator of a thorough inspection. If anything seems unclear or incomplete, don’t hesitate to contact your inspector for clarification.
Always remember that the quality of an inspection is determined by the detail and accuracy of the findings, not necessarily by the length of time it takes.
Read: How Long Does a Home Inspection Take?
My insurance company needs proof a prior repair was completed and the seller can’t find old receipts. Can I just give them the copy of my home inspection report?
This is not recommended. For one thing, the home inspection report only indicates the condition of the home at the time of inspection; it’s not proof of past repairs.
Also, insurance companies, for the most part, do everything possible to avoid paying out on claims. There may be something cosmetic and minor on the report that could later be used by an adjuster to approve a future claim. If you’re not sure, ask your real estate agent for advice. The mortgage lender has other ways to verify repairs, or you can request a separate repair verification inspection.
Read: The Value of Repair Verification Inspections
The seller provided a copy of an report. Does this mean that I can’t, or don’t need to, have a home inspection done?
You can and should have your own inspection done. It’s important to get an unbiased report on the home’s condition. Also remember, the home inspection report is a snapshot of one point in time. If anything has changed, or damages have occurred since that report, you would want to know.
It’s always better as the buyer to have a home inspection completed by someone that you are directly working with and have hired on your own behalf.
Read: Why Skipping a Home Inspection is a Bad Idea
We decided there are too many repairs needed after seeing the home inspection report. How do we back out of the contract?
Talk to your real estate agent. Backing out of the contract may depend on how the contingency is written – or if you have a contingency at all.
Read: Home Inspection Repair Request to Avoid
Our report noted minor issues and we went through with the closing. Now that we have moved in two months later, we found a problem that wasn’t on the report. What are my options?
Issues can arise after the inspection, which is a snapshot of the home’s condition on that day. Something may have happened in the interim. Or perhaps it relates to a system that was unable to be tested for some reason (such as the utilities to the property being off). It could have to do with an area that was not accessible to the inspector at the time of the inspection, such as a locked area.
Ask your real estate agent, contact your home warranty or inspection warranty provider, and discuss the issue with your inspector to help determine your options.
What’s fair to ask the seller to fix after the inspection? Do I ask for the exact dollar amount of the quotes I received to fix?
It’s fair to ask for repairs that address significant issues. If you have received quotes from licensed contractors, you can use the quotes you received as a negotiating tool, but the final agreement depends on negotiations with the seller. Always ask your real estate agent.
New home builder is pushing to only allow one home inspection right at the end of the build process. Is this correct?
Builders often prefer one final inspection, but it’s beneficial to have inspections at different stages of construction, since those points allow inspecting systems that will otherwise be unavailable after construction is complete. Discuss this with your builder and your real estate agent.
Read: Why Every DFW New Home Build Needs Phase Inspections
My agent recommended a licensed structural engineer to inspect an issue in the home. Will this replace the regular home inspection?
No, a structural engineer focuses on specific structural issues. A home inspection covers a broader range of systems and components in the home. There may be times when your real estate agent or even the home inspector recommends having a structural engineer inspect a potential issue in the home, and for your peace of mind it makes sense to do so. Ask your real estate agent if you have questions.
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