Step 14: The Home Inspection

The home inspections usually occur within 3–7 business days after the contract is accepted.

The buyer will schedule the inspection and his/her Realtor will confirm the day/time if it works for all parties. Most inspectors do not work evenings or weekends so usually the inspection takes place during a weekday. It’s important that the home inspection occur quickly as it often takes the inspector 12-48 hours to write the report after the inspection. Sellers should not be present for the home inspection, we will be present on your behalf. Instead, it’s a time for the buyer and the buyer’s Realtor to be alone in the property with the inspector. We are only there to answer any questions should the inspector have one and be shown any defects, so we can easily relay these to you and any repair person. The inspection can take 2–4 hours depending on the size of the home. The home should look just like it did for the showings with beds made, dishes put away, pets out of the home, etc. 

After the inspection, the inspector will write the inspection report. This usually takes 24-48 hours. Then the buyer will need to review the report, they will then submit a TRR asking for any credits or repairs the buyer wants. We’ll then negotiate these items back and forth and, hopefully, come to an agreement. If major problems are found during the inspection, the buyer does have the right to walk away from the deal and the earnest money will be returned to him/her.  Otherwise, if we’re able to come to an agreement we sign and move forward towards closing. Any agreed-upon repairs need to be completed prior to the final walk-through which usually occurs the day before closing and receipts/photos need to be provided to the buyer showing the required work was completed and paid for in full prior to the walk-through.