Home Inspections: What to Expect, What to Watch For, and How to Respond

What a Home Inspector Examines

A standard home inspection covers the major systems and structural elements of the property: roof (condition, age, visible damage), gutters and drainage, exterior walls/siding/windows, foundation and structural elements, basement and crawl space (moisture and structural integrity), attic (insulation, ventilation, signs of leaks), electrical system (panel condition, grounding, outlets, visible wiring), plumbing (pipes, water heater, water pressure, drainage), HVAC — heating, ventilation, and air conditioning (age, condition, operation), interior rooms (walls, ceilings, floors, doors, windows), and smoke/carbon monoxide detectors. The inspection is visual and non-invasive — the inspector does not open walls or dig up the yard.

What the Report Looks Like

A standard inspection report typically runs 50–100 pages with photos of every issue, organized by system and by severity (safety hazard, major defect, maintenance item, minor issue). The single most important thing for buyers and sellers to understand: every home has inspection findings. A perfect inspection report does not exist, even on new construction. The questions that matter are: how severe is the issue, how much will it cost to fix, and is this something the seller should address before closing.

Specialized Inspections — When to Order Them

Beyond the standard inspection, several specialized tests are worth considering depending on location and property age.

How to Respond to Inspection Findings — Buyer's Options

Buyers have four primary responses to inspection findings. 1. Request specific repairs before closing — the seller performs the repairs and the buyer typically requests receipts and may request a re-inspection. 2. Request a price reduction (credit at closing) — the seller reduces the price and the buyer accepts the property as-is, handling repairs themselves after closing. This is often cleaner than seller-completed repairs. 3. Accept as-is and proceed — the buyer waives the inspection contingency and moves forward without repairs or credits. 4. Cancel the contract — if the inspection contingency is still in effect, the buyer can cancel and recover their earnest money. Priorities: focus on safety hazards (electrical issues, gas leaks, structural problems) and major system failures (failing HVAC, roof at end of life). Cosmetic issues and normal wear are not winning negotiation points.

How Sellers Should Prepare and Respond

Before listing, address obvious deferred maintenance: leaky faucets, broken fixtures, missing smoke detectors, burned-out bulbs. Consider a pre-listing inspection ($400–$600) to identify issues in advance and avoid surprises during the buyer's inspection. A pre-listing inspection also signals to buyers that you are a serious, transparent seller — which builds trust and can actually strengthen your negotiating position when inspection findings arise. When the buyer's inspection results arrive, respond professionally and without defensiveness. Remember: the buyer is not attacking your home, they are evaluating an asset they are about to spend hundreds of thousands of dollars on. Work with your attorney to evaluate repair requests and negotiate fair resolutions. A good attorney will help you separate reasonable requests from unreasonable ones. The inspection period is the transaction's most emotionally charged stage. Both sides often feel attacked or defensive. The buyers who close successfully are the ones who treat inspection findings as a business negotiation — not a personal commentary on the home. The sellers who close successfully are the ones who respond the same way.

What This Means in New York, New Jersey, and Florida