What to Expect During a Home Inspection

Scheduling & Preparation

Once you're under contract, your agent will help coordinate the inspection. Most inspectors can schedule within a few days of your request. The inspection itself typically takes 2 to 4 hours depending on the home's size, age, and condition — larger or older homes take longer.

Here's how to make sure inspection day goes smoothly:

• Confirm all utilities are turned on (electric, gas, water) — inspectors can't evaluate systems that aren't running
• Ensure access to the attic, basement, crawl spaces, and electrical panel
• Unlock garages, sheds, and any outbuildings
• Clear at least 3 feet around the furnace and water heater
• Write down any specific concerns — strange smells, stains, noises, or things the seller mentioned

What Actually Gets Inspected

A home inspection is a comprehensive, visual evaluation of the home's major systems and components. It's not a pass/fail test — it's an objective snapshot of the home's current condition. The inspector is looking for safety hazards, defects, and items nearing the end of their useful life.

A standard inspection covers:

Should You Be There?

Absolutely — and most inspectors encourage it. Being present lets you see findings firsthand, ask questions in real time, and understand the home far better than reading a report alone ever could.

You don't need to follow the inspector for the entire 2-4 hours. Many buyers arrive toward the end for a walkthrough summary where the inspector highlights the most significant findings and answers questions face to face. This is often the most valuable 30 minutes of the entire home buying process.

Understanding Your Inspection Report

Your inspector will deliver a detailed digital report — typically within 24 to 72 hours, depending on the company. The report is your most important document between contract and closing. Here's what a good report should include:

Negotiating With Your Report

The inspection report isn't the end of the process — it's the beginning of an informed conversation. Your agent will review the findings with you and help you decide on next steps. Here are the most common paths:

• Request repairs — ask the seller to fix specific items before closing
• Negotiate a price reduction — lower the purchase price to account for needed repairs
• Request a closing credit — the seller contributes money at closing for you to handle repairs on your own terms
• Accept as-is — if findings are minor or expected for the home's age
• Walk away — if findings are serious and you're within your contingency period, you can exit the contract

Your Report Doesn't Expire When You Close

Your inspection report is one of the most valuable documents you'll own as a homeowner. It's essentially a maintenance roadmap for the first several years in your home. Here's how to use it after you move in:

• Prioritize repairs by severity — tackle safety items first, then major defects, then maintenance items over time
• Set reminders for seasonal maintenance — the report often flags items that need attention in specific seasons (furnace before winter, gutters in spring)
• Keep it for future reference — when you sell the home, having your original inspection report shows buyers you've been an informed owner
• Track what you've fixed — keeping a record of completed repairs adds value when it's time to sell

How to Choose the Right Inspector

Not all inspections are created equal. Here's what to look for when choosing a home inspector:

• Certification — look for InterNACHI or ASHI membership. These organizations require ongoing education and adherence to standards of practice
• Experience in your area — Michigan homes have specific issues (radon, freeze-thaw foundation damage, ice dams) that require local knowledge
• Sample report — ask to see one before booking. A clear, photo-documented report with severity ratings is worth more than a 50-page checklist
• Report turnaround time — in a competitive market, waiting 3-4 days for a report can cost you leverage. Ask about guaranteed turnaround times
• Add-on services — can they do radon, mold, sewer scope, and thermal imaging at the same visit? Bundling saves time and scheduling headaches
• Post-inspection support — will they answer questions after the report is delivered? A good inspector doesn't disappear after they hand you the PDF