The Home Inspection Process: What You Need To Know

The inspection period has a lot of moving parts, and both parties (buyer and seller) have several contractual obligations that fall within tight timeframes. Here's everything you need to know.

Schedule Inspection: as soon as you are officially under contract on your new home, inspection needs to be scheduled (by you)... ideally within the first 2 - 3 days. This allows time for finding a slot, completing inspection, receiving the report and responding. Inspection must be completed and our response delivered within 10 days maximum.

Licensed, bonded, insured: it's important to choose a professional inspector with the proper credentials and experience in this market. The buyer is entitled to choose any inspector they wish and the decision is entirely theirs. If you do not already have a preferred inspector, I am happy to make a direct introduction to one of my vetted business partners who meet my high standards for client service:

Inspection Payment: except in rare cases, this should be one of the only costs you incur out of pocket during the home buying process. The cost is typically $300 - $600 depending on the size of the home, although there can be additional costs for larger, older, more complex homes or outbuildings/additions. You will be invoiced and pay the inspector directly prior to the service.

Inspection Attendance: the inspection is very thorough and can take 3 - 4 hours depending on the size of the home. The inspector will have access to the home via a special lockbox code, and will typically begin with the exterior and move to the interior, attics and crawl spaces. I am typically present the entire time, but I stay completely out of the way and do not interact so the inspector can do their work distraction-free. You - the buyer - will typically join the inspector for the last hour or so to hear an overall (high level) assessment, do a walk through with the inspector and ask any questions you may have. If you cannot attend inspection due to work or other obligations, don't fret - I will represent you.

Inspection Report: usually within 24 - 48 hours of the completed inspection you will receive a very thorough report of all findings. It's typically color coded and calls out major issues/hazards/safety concerns, less urgent issues that may or may not need to be addressed as well as all systems/components of the home that are in good working order. It is very important that you read this thoroughly. If you did not attend inspection or have follow up questions, the inspector will be available for a follow up call to walk you through the report.

IRSA: the Inspection Repair & Survey Addendum is a document we will complete within the mandatory 10 day period and return to the sellers' agent. It details any areas of concern or disrepair that came up during the inspection, and this is the document we use to request repairs or concessions, if any. This is an important part of the buying and negotiation process and is the time to ask for reasonable requests and repairs that might affect you safely living in the home. Once we submit the IRSA, the seller has 5 days to submit a response (accepting, rejecting or countering our requests) back to us... then we have 5 days to respond as well.

Expediency: the entire period from going under contract to closing day is full of very important deadlines and milestones. It is important that we complete and respond to things in a very timely manner - this is an obligation set forth in the real estate contract. Wherever possible, we should try to be ahead of scheduled deadlines to allow wiggle room. For example, on a very rapid closing (say 21 days), there is barely enough time to get the entire 20 day (10/5/5) inspection cycle completed. So please watch your inbox carefully and sign all documents as quickly as possible.

Schedule inspection within 2 - 3 days of going under contract (to occur within 5 - 7 days)
Advise or involve me in scheduling so I can arrange access/coordinate with sellers
Pay for inspection in advance
If possible, attend the last 30 - 60 minutes of inspection or schedule a walk through by phone
Carefully review inspection report and notify me of any seller repairs/concession requests
Stay on top of your inbox and review/sign documents daily

Inspection Scheduling: as soon as your home is officially under contract, the buyer will need to work with their agent to schedule inspection... which will ideally occur within the first 5 - 7 days. This typically requires a 3 - 4 hour slot of time (if not more). Please plan ahead - particularly if you have pets or work from home - as you cannot be present during inspection. Side note: there will also be an appraisal and termite inspection during the period leading up to closing, but these are usually much speedier.

Inspection Report: usually within 24 - 48 hours of the completed inspection the buyer will receive a thorough report of findings. It will call out major issues/hazards/safety concerns, less urgent issues that may or may not need to be addressed as well as all systems/components of the home that are in good working order. We will request that the buyers' agent share a copy of the report with us if they are willing.

IRSA: the Inspection Repair & Survey Addendum is the document which must be completed by the buyers within the mandatory 10 day period and returned to us. It details any areas of concern or disrepair and requests for repairs or concessions, if any. Once we receive the IRSA, we have 5 days to submit a response (accepting, rejecting or countering the buyers' requests)... then they have 5 days to respond as well.

Expediency: the entire period from going under contract to closing day is full of very important deadlines and milestones. It is important that we complete and respond to things in a very timely manner - this is an obligation set forth in the real estate contract. Wherever possible, we should try to be ahead of scheduled deadlines to allow wiggle room. For example, on a very rapid closing (say 21 days), there is barely enough time to get the entire 20 day (10/5/5) inspection cycle completed. So please watch your inbox carefully and sign all documents as quickly as possible.

Make arrangements to allow access to the home for inspection (3 - 4 hours), appraisal and termite
Be prepared to review and respond to inspection requests and, if necessary, arrange repairs
Stay on top of your inbox and review/sign documents daily