Step 31 of 48 Phase 4: Make an Offer & Negotiate
4.8 Get A Home Inspection
A home inspection is your chance to discover hidden issues before you buy. A qualified inspector examines the home's major systems and structure, giving you the information to negotiate repairs or walk away.
What Inspectors Check
- Structural components (foundation, framing, roof)
- Exterior (siding, windows, doors, drainage)
- Roofing (shingles, flashing, gutters)
- Plumbing (pipes, fixtures, water heater)
- Electrical (panel, wiring, outlets, safety)
- HVAC (heating, cooling, ductwork)
- Interior (walls, ceilings, floors, stairs)
- Insulation and ventilation
Major vs Minor Issues
| Issue Type | Examples | Action |
|---|---|---|
| Major/Safety | Foundation cracks, roof failure, electrical hazards | Negotiate repair or credit, or walk away |
| Significant | Old HVAC, plumbing issues, water damage | Request repair or price reduction |
| Minor | Cosmetic damage, minor leaks, worn fixtures | Usually not worth negotiating |
| Maintenance | Caulking, filter replacement, touch-up | Plan to handle yourself |
Pro Tips
- Attend the inspection and follow the inspector around
- Ask questions about anything you do not understand
- Budget $300-$500 for a standard inspection
- Consider additional inspections: radon, sewer, pest, mold
- Review the full report carefully, not just the summary
Common Mistakes to Avoid
- Never skip the inspection to make your offer more attractive
- Do not use the seller's recommended inspector
- Do not expect a perfect report - all homes have issues
- Do not overlook red flags just because you love the home
Real-World Example
Lisa's Story: Lisa's inspection on a $310,000 home revealed several issues. She worked with her agent to negotiate effectively.
- Major finding: Aging HVAC system (19 years old, typical lifespan 15-20 years) - estimated replacement $8,000
- Moderate finding: Minor plumbing leak under master bath - repair estimate $600
- Minor findings: Several missing outlet covers, one cracked window pane, worn weatherstripping
- Lisa requested $8,600 credit for the HVAC and plumbing issues
- Seller countered with $5,000 credit, arguing the HVAC still worked
- They settled on $6,500 credit - enough for Lisa to start an HVAC replacement fund
Outcome: Lisa did not ask for credits on minor cosmetic issues (which would have annoyed the seller). By focusing on significant items with repair estimates, she negotiated a fair credit while keeping the deal on track.