The Inspection Report Is In … Now What?
Buying a home is exciting, no doubt. But there are a few hurdles to get over before those keys are in your hands … and the home inspection can sometimes feel like one of them.
In discussing the home-buying process with my clients, many will tell you that I often say … the first step is to simply to “be ready.” That means, first things first. Know and understand how you will be financing your purchase. Speak with your lender so you can have your pre-approval, or proof of funds in place, allowing you to move forward when the right home comes along.
Then, here’s where the fun begins! You find the right home, make the offer, negotiate the terms and then hopefully you hear those words you’ve been waiting for, “Your offer was accepted!”
Great! You are now on your way to homeownership. 🏠
But wait, there are still a few more hurdles to get through … the home inspection, mortgage process, appraisal, final approval and, ultimately, those wonderful words “buyers are clear to close” … and then the closing. 🏠
And out of all those steps, the home inspection can sometimes be one of the most emotional for buyers. You’ve found the house. You were excited enough about it to make an offer. You negotiated with the seller and came to terms. Then the inspection happens … and suddenly you’re looking at a report that may be dozens of pages long, filled with photos, observations and recommendations.
It can feel a bit overwhelming …
Lately, I’ve seen more than one buyer reach this point and begin questioning a home they were excited about just days earlier. And I understand why. Taking a deep dive into the home during the inspection can uncover things you weren’t expecting. That’s why it’s so important to have the right professionals representing and guiding you—and to get whatever additional information you may need to feel comfortable making your decision.
After the inspection, if there are still unanswered questions, take the time to learn more about the findings, which items may deserve further attention and, if need be, whether bringing in a specialist could provide the additional information you need to make an informed decision.
Be There for the Home Inspection
It is very important that buyers be present for their home inspection. Unless there are circumstances that truly prevent you from attending, you should be there. If that simply isn’t possible, a family member, or I, can be there in your place.
An inspection isn’t just about identifying potential problems, it’s also an education on how the house works. It’s an opportunity to walk through the home with the inspector, learn about its systems and components, hear what they’re seeing firsthand, ask questions along the way, and become more familiar with the home you may soon own.
I remember one of my first experiences with this when I started my real estate career more than 24 years ago. I was working with a young couple who were first-time homebuyers. The wife attended the inspection, but unfortunately, the husband was unable to attend.
Might I say that the inspection went well, nothing alarming that I could note at all. But when the inspection report came out, the husband read through it and his reaction was essentially, “This is too much.”
Lesson learned …
He hadn’t had the benefit of walking through the house with the inspector, hearing the explanations, asking questions or hearing firsthand which items warranted additional attention. Ultimately, they decided not to move forward with the home. That experience has stayed with me, and it’s something I still talk about with my buyers today.
When you’re there for the inspection, the written report generally shouldn’t be introducing you to a completely new list of concerns. It’s documenting in writing what you’ve already seen and discussed with the inspector. But seeing all those observations compiled into one lengthy report can make them feel a bit overwhelming.
A home inspection is important. Its findings should never be dismissed or minimized.
Take the Inspection Seriously, and Wait to Get the Full Picture
At the same time, a home inspection isn’t simply a pass-or-fail test. Homes, particularly older homes, will have maintenance items, components that are aging, and things that may need repair or attention.
The important question isn’t simply, “How many things are on this report?” It’s “How significant are they?” Some items may be routine maintenance. Others may need attention relatively soon. And some findings may warrant further investigation before you make the decision about moving forward. That’s when getting more information can be invaluable.
Sometimes You Need a Specialist
A good home inspector knows a great deal about many different components and systems within a home. Their role requires broad knowledge across the property, but when an inspector identifies a concern in a particular area, there are times when you need someone who specializes in that specific field to take a closer look.
That might mean a licensed electrician, plumber, roofer, chimney professional, HVAC or burner technician, structural engineer, or another qualified expert.
The goal is to gather the information you need. How significant is the concern, or is it a concern at all? A specialist may determine that something is relatively minor or simply typical for the home or confirm that it deserves more serious attention. What, if anything, may be required to correct it? Does it need immediate attention? Can it reasonably be addressed over time? And what costs might be associated with it?
With that additional information, you’re in a better position to determine whether the issue is really a non-issue, something manageable, something that may be appropriate to discuss or negotiate with the seller, or whether what you’ve learned changes how you feel about purchasing the home.
And Yes, Sometimes Walking Away Is the Right Decision
I would never suggest that a buyer should overlook serious inspection findings simply because they love a house. In fact, I’ve walked away from a home myself that I just loved … after an inspection uncovered structural and other issues that, taken together, were more than I was willing to take on. And I’m generally not someone who is easily alarmed by inspection items.
But there comes a point when you need to consider whether you’re buying a home with manageable repairs and the normal maintenance that comes with homeownership or taking on more than you’re comfortable with. Sometimes the answer is clear. Other times, you may need more information before you can make that determination.
The important thing is not to make the decision based solely on how intimidating the inspection report may look. Listen. Ask questions. Get additional information when needed. Bring in the appropriate specialists when warranted. That’s what gives you the information you need to feel comfortable moving forward—or not.
Might I just say this … for the most part, inspections move forward without a hitch, or at least without an issue that can’t be resolved. Every buyer is different, though. What may feel alarming to one buyer may not be a concern to another. What matters is having good information and trusted professionals to turn to when questions arise.
That’s one of the reasons I place so much value on working with well-respected home inspectors and having a list of trusted service providers I can count on when we need a specialist’s opinion. When a question comes up, I want my buyers to have access to the right professionals who can help provide the additional information they may need.
No home is perfect, and chances are an inspection will uncover a few things you weren’t expecting along the way. Some may be perfectly manageable, while others may give you pause. That’s why you have an inspection. You’re investing in your investment and learning how your potential new home “works.” 🏠
Until next time,
Laura
Real Estate Is Local. Experience Matters.
