What inspectors actually look for, the red flags that can tank a deal, and how to use inspection results to negotiate repairs or price reductions.
A home inspection is a professional assessment of a property's physical condition, conducted by a licensed inspector after your offer is accepted. It typically costs $400–$700 and takes 2–4 hours. The inspector walks through the home top-to-bottom and produces a written report with photos.
Inspections are not pass/fail — every home has issues. The goal is to identify material defects you did not know about before you were contractually bound to buy.
🚩 Red Flag: Roof at or near end of life — replacement costs $8,000–$20,000+
🚩 Red Flag: Horizontal cracks or major settling — can cost $20,000–$80,000+ to fix
🚩 Red Flag: Knob-and-tube or aluminum wiring — rewiring a home costs $8,000–$20,000
🚩 Red Flag: Galvanized steel pipes — can restrict water flow and corrode from inside
🚩 Red Flag: System at end of life — replacement costs $5,000–$15,000
🚩 Red Flag: Active water intrusion or mold — remediation can cost $3,000–$30,000
Inspection reports are long. Every home will have a list of minor issues (caulking needed, missing outlet cover, etc.). Focus your negotiation on items that are expensive to fix, represent safety hazards, or suggest larger systemic problems.
Before you negotiate, get 1–2 quotes from licensed contractors for the major defects. This gives you real numbers to bring to the seller and removes the "I don't know what that costs" uncertainty from the conversation.
You can ask the seller to complete repairs before closing, provide a credit at closing, or reduce the purchase price. Credits and price reductions are usually cleaner — you control the work and choose your own contractors rather than relying on the seller to do it cheaply.
If the inspection reveals foundation issues, active mold, or deferred maintenance that would cost more than you can absorb — and the seller won't negotiate — you can walk away and keep your earnest money (if your contract has an inspection contingency). Talk to your agent before making this call.
Radon Test
$150–$300Required in many mortgage programs. Elevated radon is fixable with a mitigation system.
Sewer Scope
$150–$350Essential for homes 30+ years old. Tree root intrusion is common and expensive.
Mold Test
$300–$500Add if you see staining, smell mustiness, or the home has had water damage.
Oil Tank Scan
$100–$200Critical if the home was ever heated with oil. Buried tanks can cost $10,000+ to remediate.
Yes — always. Walking through the home with the inspector is the best way to understand the condition of the home and ask questions in real time. You will learn more in 2 hours with an inspector than from any report.
Yes. Sellers are not required to fix anything. However, you have the right to walk away if there is an inspection contingency in your contract. Most sellers prefer to negotiate rather than lose a deal and go back on the market.
In competitive markets, some buyers waive the inspection contingency to make their offer more attractive. If you did this, you can still do an inspection — you just cannot use it to back out of the contract. You can still negotiate, but the seller has less motivation to move.
Connect with a local REALTOR® who can guide you through the inspection process and negotiate hard on your behalf.
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