What happens during a home inspection?
What inspectors look for, what the report means, and how to negotiate repairs.
What the inspector checks
A home inspector evaluates the property's major systems: roof, foundation, electrical, plumbing, HVAC, insulation, windows, and structural integrity. In Virginia, inspections typically take 2-4 hours depending on the home's size. The inspector will check for safety issues, code violations, and deferred maintenance.
Reading the report
Inspection reports can run 30-60 pages. Look for items marked as "safety concern," "major defect," or "needs immediate attention." Minor cosmetic issues are normal in any home. Focus on structural, electrical, plumbing, and roof items. smover's document analysis breaks down the report and highlights what matters most.
Negotiating repairs
After the inspection, you can request repairs, ask for a price reduction, or request a credit at closing. In Virginia, you typically have a 7-day inspection contingency window. Focus negotiations on safety items and major defects. Cosmetic issues are usually not worth negotiating.
When to walk away
Major foundation issues, extensive water damage, mold, or environmental hazards may be reasons to exercise your inspection contingency and terminate the contract. Your inspector should flag these clearly. If repair costs exceed 5-10% of the purchase price, consider whether the deal still makes sense.
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