Buying or selling a home is an exciting time, with a few speed bumps along the way. The first one you encounter is usually the home inspection. That’s when your dream home (or your perfectly staged listing) goes under the microscope. Whether you’re the buyer anxiously awaiting results or the seller hoping your house passed with flying colors, let’s break down what to expect when you’re inspecting.
The Basics
A home inspection is a top-to-bottom evaluation of a home’s condition. A licensed inspector examines the structure, roof, HVAC, plumbing, electrical systems and more. Think of it like a check-up at the doctor – except this one determines whether your new home has a clean bill of health or a case of “why is the floor bouncy?”
For buyers: Brace yourself
Your inspector will find something. Even brand new homes aren’t perfect, and it is a smart idea to have a home inspection. Some issues are minor (a needed GFCI outlet, a leaky bathroom sink drain or a loose shutter), while others could be deal-breakers (a foundation with daylight shining through). The key is understanding what’s normal and what’s “run for the hills.”
For sellers: Don’t take it personally
If you’ve loved your home for years, hearing an inspector list its flaws can feel like someone critiquing your child’s art project. But remember, every home has quirks, and try and put yourself in the seller’s shoes. A little pre-inspection maintenance can go a long way: lubricate that noisy bathroom vent fan, tighten that leaky drain and clean out the gutters.
Tales from the field: Headaches my clients have incurred
Inspections have a way of unearthing the unexpected such as the time an inspector opened an attic hatch and a family of bats just stared at him (Surprise! Those things are a protected species). Or when the inspector found a legit wishing well 10 feet behind the home. How are you supposed to fill that in and make it safe? But my favorite find so far was squeezing through an attic hatch to find that every bit of electrical connection just wrapped in electrical tape…. no wire connectors, no sealed junction boxes, just taped together among the fluffy insulation (…insert cringe emoji).
The takeaway
A home inspection isn’t about making or breaking a deal; it’s about understanding what you’re buying. So take a deep breath, embrace the process and maybe cross your fingers that your inspector doesn’t find a colony of critters that have made themselves at home.
Billy Morris
2025 president of the Lynchburg Association of Realtors and an Associate Broker at John Stewart Walker, Inc.