The home inspection is one of the most important steps in buying a home — and one of the most misunderstood. Here’s what to know before your inspection day.
What Does an Inspector Actually Check?
A licensed home inspector examines the visible and accessible systems of a home:
Structure: Foundation, framing, roof Mechanical: HVAC systems, water heater Electrical: Panel, wiring, outlets Plumbing: Pipes, fixtures, drainage Exterior: Siding, drainage, grading Interior: Walls, ceilings, windows, doors
What they don’t do: Open walls, move furniture, inspect inside pipes, or check for pests (that’s a separate termite inspection).
Should You Be There?
Absolutely yes. Walking through with your inspector gives you context that a written report can’t provide. You’ll learn how your specific home’s systems work, what needs maintenance, and which issues are serious vs. cosmetic.
Understanding the Report
Inspectors flag items as “safety concerns,” “major defects,” “minor defects,” and “maintenance items.”
Safety concerns and major defects are worth negotiating over — or reconsidering the purchase.
Minor defects and maintenance items are normal in any home and shouldn’t tank a deal.
A 200-item inspection report sounds alarming. But if 190 items are minor maintenance issues and 10 are cosmetic, that’s actually a clean inspection.
What to Request in Negotiations
After inspection, you can:
- Request repairs before closing
- Request a price reduction
- Request a seller credit at closing
- Walk away (within your inspection contingency)
In competitive markets, some buyers forgo the inspection contingency to strengthen their offer — but this is a risk. We always recommend at minimum doing a pre-offer inspection walk-through if available.
Typical Inspection Costs
Inspections typically run $400–$700 depending on home size. Worth every penny.
We can recommend trusted inspectors throughout Orange County and the surrounding areas.