Home Inspection Process

The home inspection period is an important aspect of a real estate transaction. A home purchase is a big deal and you need to know what you are getting into.

There are multiple types of inspections you can do, and it will cost you over $1,000 if you did them all. What happens if problems are found? First of all, some problems are always found. You can back out of the contract at that point or you can try to get the seller to do important repairs. If you purchased the home “as-is,” you will probably not be able to get the seller to do repairs. Every home has inspection issues, even new construction.

Types of Inspections

Average, Approximate Costs in the KC Area

Whole house inspection $500
Wood-destroying insect inspection $90
Radon analysis $99–$125
Sewer line camera inspection $175-$250
Chimney inspection $260
Mold inspection $210
Structural engineer $250
Septic Inspection $400 (several steps to getting this scheduled)

Most buyers have the first four inspections on this list. The other inspections are usually only done if your home inspector indicates the need. For example, you wouldn’t schedule a mold inspection if no mold is visible. Please make sure that your home inspector is ASHI certified (see below). The inspection companies will require you to sign an agreement before performing the inspection. This is just to make sure you understand the scope and the payment.

During the Home Inspection

A home inspection typically takes 2 to 3 hours. Your buyer’s agent must be present at all times and buyers will always want to attend the inspection, too. You will receive a written inspection report by the next day, but it is best to hear what the inspector has to say in person. The reports look like a panic! Every tiny item is noted in these reports and it can seem overwhelming.

After the Home Inspection

This is where it gets interesting! If you agreed to buy the home ”as is,” you will not be able (usually) to get the seller to do any repairs or replacements. If you can ask for repairs, that request is done in writing on an amendment to the contract. Sometimes that amendment form is called a Resolution of Unacceptable Conditions. It is also possible to ask for a credit in lieu of repairs.

What is reasonable to ask of a home seller?

Items that are actually broken are fair game to ask for a fix or replacement. For example, if the dishwasher is broken, the seller should replace it--unless they disclosed it to be broken in their Seller’s Disclosure. Sellers will not typically take care of deferred maintenance items (dirty furnace, broken ceramic tiles, GFCI outlets) and they shouldn’t be asked to add smoke detectors (a common item on reports). Resale homes are not brought up to current codes; codes apply to new construction (and additions).