Understanding the Home Inspection Process: A Step-by-Step Guide

If you’re planning on selling your home, chances are it’ll need to be inspected. 

You can take the initiative to get an inspection before trying to sell, allowing a professional to pinpoint issues you wouldn’t have caught on your own. These insights can become the basis for a pre-sale renovation plan that gets your property market-ready.

And even if you don’t get your home inspected before putting it on the market, you’ll likely need to do so once a buyer makes an offer. Many buyers want to move confidently forward, knowing they won’t be surprised by any unforeseen issues. A potential buyer may also use unsavory findings to negotiate down your home’s sale price—a negative outcome that getting a timely inspection and correcting problems can mitigate. 

So, whether a buyer asks for a professional opinion or you choose to get one, you’ll find yourself in the home inspection process. Here’s everything you need to know about how it works and what it'll cost.

What is a home inspection?

A home inspection is an objective assessment of a property that considers structural damage, the state of electrical and plumbing installations, safety issues, and the functionality of heating and cooling systems (HVAC, etc.) Inspectors will check items like roof shingles and walls, signs of mold or water damage, or issues with the foundation. 

As a visual assessment, home inspections are not invasive, so you don’t have to worry about your property incurring damage in the process. 

How much do home inspections cost? 

An inspection is an excellent investment: an inexpensive way to uncover problems that could cost you a sale. Recent data from Angi (formerly Angie’s List) shows that a home inspection costs, on average, $342. The low end of the range is $296 and the high end is $423.

The cost of a home inspection depends on factors like the size and age of the property, the location, and whether or not it needs a special focus. There are also more costly additional inspections that you may want to get if the primary one turns up issues with specific aspects of the home. For example, a foundation inspection could cost you around $500, and one that considers mold damage could run over $600. 

A step-by-step guide to getting your home inspected

Get your home inspection right on the first try by teaming up with an experienced professional and knowing what to expect. Here are seven steps any homeowner should prepare for.

1. Interview home inspectors

Hire a reputable, certified home inspector (i.e., with an InterNACHI or ASHI certification) by choosing a company with a solid, long-standing track record and the credentials to back it up. Research experience level, pricing, and ratings. A positive Better Business Bureau rating can speak volumes. This entity protects consumers by ensuring that companies perform work properly. Or ask your real estate agent for a referral. Realtors generally have contacts to share. Once you’ve done your research, set up some time to talk with the inspector and learn more. 

And while sometimes the first option is actually the best, it never hurts to interview several professionals to ensure that you’re getting a fair price and the most comprehensive services possible. Don’t forget to check appointment availability, too, especially if you’re on a timeline. Ask the inspector when they’ll be able to have the report ready, as well. 

2. Make an appointment

Get an appointment on the calendar with the best home inspector you found in your search. Ask the inspector ahead of time how long they expect the assessment will take and build in an extra hour just in case. If you’re doing a pre-inspection (not one requisite by a buyer) you’ll want to be on-site, so ensure the time works well with your calendar.

And don’t forget to figure in the time it will take the inspector to prepare their report into your overall go-to-market timeline. If you suspect your home needs a few upgrades before being buyer-ready, then your timeline (which may include repairs and renovations) is likely longer than if your home is turnkey. 

3. Prepare

Allow the inspector to do their best work by preparing your home for the appointment. Move clutter and furniture that could prevent the inspector from getting into all of your property’s nooks and crannies (yes, including that crawl space). A clean-up can’t hurt either, as it improves the general condition of your home.

Another solid tip is to take care of a few little repairs, like blown-out light bulbs or a faulty fire detector before the inspector comes around. You wouldn’t want your property to lose “points” over simple fixes.

4. Decide whether to attend inspection day

You can go to your home’s inspection, but that doesn’t mean you should. If you plan to be around but not interact much with the inspector, that should be fine—especially, if you’re doing a pre-inspection not ordered by a buyer. Or if you’re there in the capacity of answering questions, this role can also be a help (and not a deterrent) to the inspector’s work. 

But some inspectors find homeowners are too present. For example, if a buyer asks for an inspection of your home and wants to be there for the appointment, your presence might be distracting (or an interference), sources say. The inspector is there to give an honest opinion of the property and they might be thrown off—not helped—by a homeowner who’s interjecting. 

5. Review the results of your home inspection report

After the inspection, you’ll receive a written report on your home’s condition. This write-up will flag issues and provide a summary. In the 21st century, this document will generally be digital—something you can revisit as you consider which repairs and renovations to tackle.

Some of the biggest issues that could come up in a home inspection report include water damage, pests (think: termites), and problems with electrical systems. Once you know what these problem areas are, you can decide whether to repair your home or sell as-is and negotiate a more favorable price with potential buyers. 

As you review the results, lean on the inspector’s knowledge. Reach out if you have questions and ask for clarification. It’s best to go into any repair or renovation work (or negotiations with buyers) with these answers.    

6. Make necessary repairs 

Pre-sale renovations can range from swapping outdated light fixtures to correcting a major plumbing issue. With your inspection report in hand, you know what essential repairs you should put on the top of your list and what you can forgo. You also have data with which you can bargain. Some homebuyers are willing to buy a property with defects if they can get a better sale price on it. 

After making essential repairs, consider doing a couple of aesthetic upgrades an inspector wouldn’t have necessarily recommended. Repainting interior walls and your front and garage door or refinishing floors can boost the value of your home. 

7. Or negotiate 

For buyers who aren’t afraid to get their hands dirty (or hire a contractor) to get their new property in tip-top shape, a lower sale price is a win. So, if you want to sell your home as-is, prepare to negotiate and hopefully make a quick sale to a buyer who isn’t scared off by a couple of issues. 

Using your inspection report, you can honestly inform a buyer of the problems the property currently has, and this document serves as a guide as they take over renovating, repairing, and maintaining the home. It also serves as a reference with which they can make an informed decision about their offer price.

Inspection showing some red flags? Finance repairs. 

Suppose you’re about to put your home on the market—unaware of the unseen issues hiding behind walls or underneath floorboards. After you get an inspection, the list of recommended repairs might seem daunting if you don’t have the funds to make them and are eager to get your home on the market in the best shape possible. 

Work with a Titus affiliate agent and gain access to a unique line of credit for repairs. Closing lines of credit (CLoCs) of up to $25,000 are zero-interest and Titus doesn’t ask home sellers for anything upfront or out-of-pocket. Find out how it works here.