Raise this with your agent
- You want an inspector who is independent and accountable to you.
- Schedule the inspection as soon as your offer is accepted.
- With an inspection contingency you can cancel without penalty if not satisfied.
The inspection period is short, busy and important. In a matter of days you need to hire an inspector, attend the inspection, read a long report, maybe call in a specialist and decide whether to ask for repairs, ask for money or walk away. A good buyer’s agent keeps all of that moving and helps you think clearly when the report lands.
Booking the right inspector
Your agent may suggest inspectors, which is fine, but the choice is yours. The Consumer Financial Protection Bureau recommends an independent inspector who is accountable to you. If an inspector is paid by someone else, or only gets paid if the sale closes, problems may be underemphasized. Inspectors are not required to be licensed in some areas, so check references, the Better Business Bureau and any state or county licensing authority.
Tip: Ask your agent for two or three names, not one, and call them all. A good agent is comfortable with you choosing someone they did not suggest.
Timing
Book the inspection as soon as the contract is signed. If the inspector recommends a specialist for the roof, foundation, sewer line or pests, you need time left in the contingency period to arrange it. Your agent should track the deadline and warn you well before it expires.
On inspection day
Attend if you can; it makes the report much easier to understand. Your agent often attends too, at least for the walkthrough at the end. Their role is not to interpret technical findings, which is the inspector’s job, but to listen, take notes on items that may be worth negotiating and ask practical questions: is this a safety issue, how urgent is it, what kind of specialist would fix it?
Turning the report into a plan
Reports are long, and almost every home has dozens of findings. A good agent helps you sort them:
| Category | Examples | Usual approach |
|---|---|---|
| Safety | Electrical hazards, gas leaks, missing smoke alarms | Ask for repair or credit |
| Major systems | Roof near end of life, failing furnace, foundation cracks | Specialist opinion, then repair, credit or price change |
| Water | Active leaks, signs of past flooding, drainage problems | Investigate the cause before deciding |
| Maintenance | Dirty filters, loose fixtures, worn caulk | Usually your job as the new owner |
Negotiating after the inspection
You generally have three choices: ask the seller to make repairs, ask for a credit or lower price, or accept the home as it is. Depending on your contract and local conditions, the seller may or may not agree to pay for repairs. Your agent drafts the request, ideally short and focused on the items that matter most. A request for twenty small fixes can annoy a seller and bury the two that really count.
Repairs or a credit?
Seller repairs mean someone else chooses the contractor and the quality. A credit lets you control the work after closing, though lenders may limit how credits can be used. Your agent should explain the trade-off for your specific situation.
Bringing in specialists
A general home inspector looks at the whole house but is not a specialist in every system. When the report says something like further evaluation recommended, take it seriously. Your agent can help you find a qualified roofer, structural engineer, plumber for a sewer camera inspection, electrician or pest inspector quickly, and can ask the seller’s side for access. Specialist reports often turn a vague worry into a specific repair and a realistic price, which is exactly what you need to negotiate. If the specialist cannot come before your deadline, your agent should ask for a written extension in time rather than letting the contingency lapse.
When to walk away
If the inspection turns up something serious, such as a cracked foundation, you may decide the home is not for you. If your contract is contingent on a satisfactory inspection, you have the right to cancel the sale without penalty, as long as you follow the contract’s deadlines and notice rules exactly. Your agent’s job here is to make sure the paperwork is right and on time, not to talk you into staying.
If you do cancel, ask your agent to confirm in writing that your earnest money will be returned and when.
When the lender gets involved
Sometimes the appraisal also calls for repairs. If a major repair such as a new roof is needed, the lender can require it before closing or require money set aside in a special account. A good agent keeps the lender informed about serious inspection findings early, so there are no surprises close to the closing date. Next: What Your Buyer’s Agent Does Between Contract and Closing.