Once your offer is accepted, one of the first steps is scheduling a home inspection. In most contracts, this is done during the “inspection period,” usually within the first 5–10 days after the contract becomes effective. The sooner it’s performed, the better—this way, if any major issues are uncovered, you have time to negotiate repairs, request credits, or cancel the contract without risking your escrow deposit.

Should you attend the inspection? Absolutely. I always recommend my buyers attend, at least for the summary walkthrough at the end. The inspector will explain findings in detail, and being present helps you understand not only what’s wrong, but also how the home actually works. That said, the inspection is not a negotiation—it’s a fact-finding mission. I’m there with you to make sure nothing gets overlooked and that you leave with clarity, not confusion.

Who should go? Ideally, the buyer, the inspector, and your Realtor (me). Too many people can distract the inspector, but the buyer should always be present to hear the results firsthand. Contractors or specialists (roofers, electricians, etc.) can be invited later if the inspection reveals issues requiring further evaluation.

What are the most important items to look at? While inspectors review hundreds of details, the “big ticket” items are:

  • Roof and structure (age, leaks, stability)

  • Plumbing (leaks, water pressure, drainage)

  • Electrical system (wiring, panel safety, outlets)

  • HVAC system (age, functionality, efficiency)

  • Foundation (cracks, settling, water intrusion)

  • Safety concerns (mold, termites, radon, fire hazards)

Cosmetic issues like paint or minor wear-and-tear shouldn’t scare you; it’s the major systems and structural integrity that matter most. My role is to help you separate what’s normal from what’s a real deal-breaker. At the end of the day, an inspection isn’t about making the house perfect—it’s about making sure you understand exactly what you’re buying.