What Should A Seller Expect When A Buyer Has A Home Inspection?

Pamela Madore

Keller Williams Realty


What Should A Seller Expect When A Buyer Has A Home Inspection?

There is rarely a home purchase that takes place without a home inspection.  Often there are other types of inspections as well but the home inspection is the most common.

The Dreaded Home Inspection

They buyer pays for the inspection.  They usually cost around $300 or so.  They hire a licensed inspector to come and inspect your house.  Here are some things that they look for.



Grading and draining


Roof Structure and Attic

Walls Interior and Exterior

Ceilings and Floors

Interior and Exterior Doors


Stairways interior and exterior


Porches, Decks, Balconies, and Carports

Electrical Systems

Service Entrance and Panels

Branch Circuits, Connected Devices, and Fixtures

Heating, Ventilation, and Air Conditioner Systems

Heating Equipment

Cooling Equipment

Duct System, Chases and Vents

Plumbing System

Water Supply System and Fixtures

Drains, Wastes, and Vents

Water Heating Equipment



Food Waste Disposal

Range Hood and Exhaust Systems

Ranges, cooktops, and Ovens

Microwave Oven

Mechanical Exhaust Vents and Bathroom Heaters

Garage Door Opener (s)

Dryer Exhaust System

That is quite an exhaustive list. Some inspectors go deeper than others.  Knowing that the inspector will be looking at these things it might be a good idea to take care of any  things that you know might need fixing.

Once the buyer and buyer’s agent receives the report they look it over and decide what things, if any, they are going to ask you to fix.  I will tell you that the inspectors generally put “deficiencies” in red ink.  Therefore, especially for a first time homebuyer, most of the pages are covered with red.  Inspectors need to cover themselves so they leave no rock unturned.

Tear the house down!

A good buyer’s agent will counsel the buyer into asking for the most important things.  For instance if the AC isn’t working you can depend on the fact that they will asked for it fixed.  But if there is a GFE missing in the bathroom they most likely will overlook that.  I counsel my buyers to look for big things and don’t nit-pick.   I will say that one of my buyer’s agent, despite counsel, had a buyer that asked for 47 things to be done.  She pared it down to 29.  The seller fixed the 29 things.

One thing I always do for my sellers is to put a home warranty on the property before the inspection is done.  That way if any really big things show up, the home warranty will cover it.

You as seller should never receive a copy of the inspection report.  Should the buyer opt out of the contract you would then be obligated to disclose any deficiencies that were reported.  A good buyer’s agent will know this.  

Don’t be alarmed with the extensiveness of the report.  Rarely has a transaction been lost because of the inspection report, with the exception of very major things.

There are many other inspections available to a buyer.

Contact us for a list.  


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