Home Inspections & Buyer Due Diligence

Start with the right questions

A home inspection is important, but it is only one part of buyer due diligence. The goal is to understand the property, the transaction deadlines, and the issues that may affect your decision before you are committed beyond your comfort level.

• Your purchase agreement determines the inspection period and other investigation rights.
• A seller disclosure, an appraisal, and a home inspection each serve different purposes.
• Arrange qualified professionals for concerns beyond a general inspection.

Know your inspection rights and deadlines

Understand the contract before scheduling appointments.

• Review exactly when the inspection period starts and ends, how notices must be delivered, and what options the agreement provides.
• Confirm access, utility availability, and any limits on destructive or specialized testing.
• Discuss with your agent whether an extension or additional contingency is needed for septic, zoning, financing, or other issues.

Schedule a qualified general home inspection

A professional inspector can help identify visible defects and areas needing further evaluation.

• Review roof, exterior, grading, foundation, basement, attic, accessible electrical and plumbing components, heating and cooling, and interior conditions.
• Ask what the inspection includes, what it excludes, and whether weather or access limits the review.
• Attend when possible, ask questions, and read the full written report rather than relying only on a summary.

Look closely at major systems and moisture

Some of the most expensive surprises involve systems that are aging, improperly installed, or hidden from view.

• Discuss visible water intrusion, grading, drainage, sump pumps, foundation movement, and past repairs.
• Review the condition and apparent age of the roof, HVAC, water heater, electrical panel, supply and drain plumbing, and windows.
• For concerning findings, obtain a specialist evaluation and written repair estimate before the applicable deadline.

Consider specialized tests where appropriate

Not every property needs every test. Choose based on the property, location, and findings.

• A sewer camera inspection may reveal root intrusion, offsets, blockages, or damaged underground piping.
• For private wells and septic systems, confirm local requirements and arrange appropriate inspections or testing.
• Consider radon testing, pest or wood-destroying insect evaluation, environmental concerns, and structural or chimney specialists when warranted.

Verify disclosures, permits, and public records

A physical inspection cannot answer every question about legal use or property history.

• Read seller disclosures and any available reports, but do not treat them as warranties.
• Check permit records and municipal requirements when additions, finished basements, electrical work, or other improvements raise questions.
• Review property boundaries, easements, flood information, zoning, HOA or condominium documents, and intended-use restrictions as relevant.

Turn findings into a realistic ownership budget

The inspection report is most useful when you understand the potential cost and priority of the findings.

• Distinguish immediate safety or functional concerns from maintenance and optional upgrades.
• Get contractor estimates for material repairs; an inspector may not provide accurate repair pricing.
• Consider insurance availability, taxes, utilities, association dues, and likely near-term replacements.

Decide how to respond before the deadline

Inspection findings can inform your decision, but your options depend on the purchase agreement.

• Discuss whether to proceed, request repairs, negotiate a credit or price adjustment, seek additional investigation, or exercise a contractual termination right.
• Put any agreed changes in writing using the appropriate contract documents.
• Remember that lenders, insurers, or municipalities may have requirements separate from your own preferences.

Understand what an appraisal does—and does not do

A lender appraisal generally focuses on value and applicable loan-program requirements. It is not a comprehensive condition inspection.

• A property can appraise at the agreed price and still have costly defects.
• An appraiser may flag certain safety, soundness, or security concerns, depending on the loan program.
• Continue your independent investigations even if the lender has ordered an appraisal.

Your next practical step

Before you make an offer, ask your agent to review the inspection contingency and timeline with you. Identify the general inspector and any likely specialists in advance so you can schedule promptly if the offer is accepted.

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