The Complete Home Inspection Guide: What to Inspect, What Red Flags Mean, and How to Negotiate Repairs

Home inspections are your primary defense against buying properties with hidden defects. A comprehensive inspection strategy includes: (1) General home inspection ($400-$600, 2-4 hours, covers all major systems), (2) Specialized inspections based on findings (structural $500-$1,000, pest $100-$300, sewer scope $250-$400, chimney $150-$300), (3) Pre-offer 'informational inspections' in competitive markets ($300-$500, protects against major issues while waiving contingency). Critical red flags that justify walking away: foundation cracks > 1/4 inch with movement, active roof leaks, knob-and-tube wiring, significant structural damage, evidence of unpermitted additions. Repair negotiations succeed when focused on major items (> $5,000), supported by contractor quotes, and structured as seller fixes OR price reduction OR credit at closing—never 'seller will fix everything.'

All homebuyers, especially first-time buyers, buyers in competitive markets considering waiving inspections, anyone facing inspection findings, buyers of older homes (pre-1980), investors evaluating fix-and-flip properties.

• •General home inspection costs $400-$600 and takes 2-4 hours; covers structure, systems, roof, electrical, plumbing, HVAC
• •Specialized inspections needed based on findings: structural engineer $500-$1,000, pest $100-$300, sewer scope $250-$400
• •Pre-offer inspections ($300-$500) protect buyers who must waive contingencies in competitive markets
• •Major red flags: foundation movement, active leaks, electrical hazards, structural damage, permit issues
• •Focus repair negotiations on items > $5,000; get contractor quotes; choose fix OR credit (not both)
• •Never waive inspection contingency without some form of property assessment
• •Inspection reports average 40-60 pages; focus on 'Safety' and 'Major Concern' items first