We hate to break it to you, but finding a home you love and getting your offer accepted is only half the battle. Though many people openly talk about logistics like contracts and mortgage rates, there’s still an air of mystery surrounding a home inspection. Sure, your new digs might seem turn-key at first, but home inspectors often unearth all these problems you (and perhaps the seller) never anticipated.
“Buyers naturally notice countertops, flooring, appliances, and how the rooms feel,” shares Jim Fletcher of Square One Home Inspections in Lorton, Virginia. “An inspector is watching where water goes around the home, looking for stains below windows, figuring out where all the plumbing is behind the walls, and opening up the electrical panel for overheated wiring or unsafe connections.”
So what exactly happens during a home inspection? Is every little issue they notice a huge red flag? And, what do home inspectors wish more people knew about their homes? To help, Fletcher is breaking down everything you should know (but maybe don’t) about the process.
Eliminate the All-or-Nothing Mindset
A home inspection isn’t a pass-or-fail situation. Instead, these assessments offer a snapshot of a property at a certain point in time, explains Fletcher. Ultimately, the findings should educate the homeowner.
“If you’re looking for a new home, remember that no home is perfect, including a newly built one,” he says. “What matters is understanding which findings require immediate attention, which should be planned for, and which are simply part of owning and maintaining a house.”
Speaking of which, a clean bill of home health doesn’t necessarily guarantee your space will stay that way. Fletcher’s company offers a 100-day warranty for some peace of mind. One of his customers recently had to leverage their warranty when their new home’s dishwasher stopped working three weeks after moving in. “It worked perfectly on the day of the inspection, but there’s only so much prediction for the future we can do,” he adds.
Protect Your Home from Plumbing Perils
In Fletcher’s experience, Water management is one of the most common issues.
“Small amounts of water can cause extensive damage when they remain unnoticed over time,” he says. “A loose toilet may not even be noticed when seeing the house for the first time, yet that movement can damage the wax seal and allow water to leak into the floor below.”
To get ahead of any plumbing problems, grab an umbrella and walk around your home during a steady rain, says Fletcher. “Look for overflowing gutters, downspouts discharging beside the foundation, water collecting against the house, and staining around windows or siding,” he explains.
Inside, look slow leaks and stains in sneaky spots like under your sink, around your toilet, plus near your water heater and washing machine.
Flag Small Changes
A less-than-stellar home inspection is usually death by a thousand paper cuts. Or, you know, a gutter full of leaves, loose electrical outlets, dirty HVAC filters, deteriorated caulking... “Each item may be manageable on its own, but together they can show that routine maintenance has been deferred throughout the home,” says Fletcher.
Whether you already own a home or hope to soon, it’s important not to let those small blunders snowball into something bigger. “The best homeowners pay attention when something changes and investigate it before the condition grows,” he says. “A home usually gives warning signs before a costly failure, the key is noticing them and taking them seriously.”
While a crack in the drywall might be from the home settling, whereas a new stain, sticky door, or unfamiliar odor might turn into a larger issue down the road.
A Shift to Transparency
Admittedly, going into escrow with a black box of problems can be scary, but the industry is due for change, says Fletcher. In fact, he says more sellers and agents are opting into pre-listing inspections and consultations. “They give sellers a chance to understand their home before a buyer does, identify the bigger issues, and decide what they want to address ahead of time,” he explains. “It’s an opportunity to educate and help people make informed decisions.” That way, there are no surprises when prospective buyers place an offer.
Kelsey Mulvey is a freelance journalist who has over a decade of experience in print and digital media. She covers interior design and lifestyle content for a breadth of publications, including Good Housekeeping, Country Living, House Beautiful, Veranda, and more. Her hobbies include themed spinning classes, Netflix, and nachos.
