HOME INSPECTION SERVICES CPI

How to choose a qualified home inspector

Not all inspectors are equally qualified. Look for someone licensed in your state (where required) with certifications from organizations like the  InterNACHI. Home Inspection Services CPI

When it comes to cost, avoid the cheapest option—going with the low-cost inspector is a common mistake, since cutting corners here can cost you far more if problems go undetected. 

What happens during a home inspection

Most experts recommend attending the inspection. That said, don't show up and try to do the inspection alongside the professional.

“I always recommend buyers attend the inspection, but with the right approach,” says Patterson. “Buyers should share specific concerns with the inspector ahead of time, then let the inspector do their work without interruption. The most valuable part is the end of the inspection—when findings are reviewed, priorities are explained, and buyers gain a clear understanding of maintenance expectations and long-term planning.”

A typical inspection takes two to four hours. The inspector examines major systems and structural components, including:

• Exterior: roof, gutters, siding, foundation, drainage

• Structural: foundation, framing, load-bearing walls

• Electrical: panel, wiring, outlets

• Plumbing: pipes, fixtures, water heater

• HVAC: heating and cooling systems, ventilation

• Interior: walls, floors, windows, doors

• Attic/basement: insulation, moisture, foundation cracks

• Appliances: built-in items included in the sale

The inspector notes anything broken, outdated, or showing wear, and flags safety hazards like mold or faulty wiring. You'll receive a detailed report with photos within 24-48 hours.

Common problems found during home inspections

Most inspections uncover at least a few issues. Common findings include:

• Roof problems such as leaks, missing shingles, or wear

• Plumbing issues like leaky pipes, old plumbing, faulty water heaters

• Electrical concerns including outdated wiring, overloaded panels, safety hazards

• HVAC failures and aging systems

• Foundation cracks or settling

• Water damage or mold

• Poor drainage directing water toward the foundation

• Missing safety features like smoke detectors

Keep in mind: Minor repairs are normal. Don’t let them scare you off unnecessarily.

“Homebuyers often initially get scared of purchasing a home once they see the inspection report, as those reports contain even the most minute details,” says Adie Kriegstein, a real estate agent with Compass. “Some of the items should be interpreted as simple ‘awareness’ of the property and how it functions. In other words, don’t worry about the line items, but focus on the larger picture.”

Major problems like foundation cracks, extensive mold, or failing systems can cost tens of thousands to fix and may be deal-breakers.

“The most important items are those that affect the structural integrity of the home, and things related to moisture,” says Kriegstein. “Negotiate on the largest issues first and work your way down from there.”

What to do after the inspection report

Review the report with your real estate agent and decide which issues matter most. You have several options, including requesting repairs, negotiating a price reduction, or accepting it as is. You can also walk away at this stage, depending on your deal structure. 

“Buyers do walk away when inspections uncover significant, unexpected issues that materially change the cost or risk of ownership,” says Patterson. 

That doesn’t mean it should be the first option.

“In many cases, negotiating a credit instead of repairs gives buyers more control, allowing them to hire their own contractors and ensure the work is done correctly,” Patterson says. Use an affordability calculator or mortgage calculator to understand how a reduction or credit affects your overall budget and monthly payment.

Before closing, you'll do a final walk-through to confirm any agreed-upon repairs were completed. The inspection gives you the information to make a confident decision about whether this is the right house at the right price.

Patterson encourages buyers not to think of the inspection as a pass-or-fail moment.

“Every home has issues. The key is understanding which findings impact safety, value, or long-term costs—and which are simply part of normal homeownership.”