11 Home Inspection Tips for First Time Home Buyers


home inspection

For first time home buyers, buying their first home can be an exciting yet stressful time. There are so many big financial decisions to make that if you’re not careful, you could make a wrong decision. Once your offer has been accepted, don’t overlook the importance of your first time home buyer inspection.

So should first time home buyers have a professional home inspection done? Yes, You should absolutely hire a professional home inspector. An experienced home inspector is a great person to have in your corner. Most first time home buyers have little knowledge about construction and home maintenance. A home inspector can help you make a sound property investment. Hiring a home inspector can help make sure there are no unexpected surprise repairs when you move in.

An experienced home inspector will answer several questions you may have about the house you’re looking to buy. Is the foundation good? Does the roof leak? How long will the heating and cooling system last?

Here are 10 first time home buyer inspection tips you should know.

1. Don’t Waive Your Home Inspection

When you make your offer to purchase, it’ll be made contingent on a professional home inspection. You made the offer because you like the house and it looks to be in good condition. You may feel like you can save a few hundred dollars by waiving the home inspection.

That’s a big mistake. Home inspectors are independent third parties that represent you, the buyer. The home inspector does not have an interest in the property being inspected and provides a thorough examination of the house to look for problems such as a failing foundation, leaky roof, unsafe electrical issues just to name a few.

By waiving the home inspection, you are accepting the house as is. If a problem comes up down the road, you lose the opportunity to have the seller correct the problem or exit the contract. The home inspector fee ranges between $300 and $500 for most homes. This is only a small fraction of the purchase price of the house in comparison.

2. Not All Home Inspectors Are State Licensed

Surprisingly, not all states require licensing for home inspectors. As of this writing, eighteen US States still do not have licensing laws in place to regulate home inspection businesses. You can check on licensing requirements for your state at https://www.homeinspector.org/StateRegulations

That doesn’t mean that home inspectors in these states are not qualified. There are two primary home inspection certification organizations, the International Association of Certifed Home Inspectors (NACHI) and the American Society of Home Inspectors (ASHI). Each has its own strict certification program and includes all 50 States.

When hiring a home inspector, you need to ask these questions:

  • What organization are you certified through? If the home inspector you are speaking with is not approved through NACHI or ASHI or a Certified Master Inspector, you may need to call another home inspector.
  • Where can I go to confirm your credentials? NACHI, ASHI, and the Certified Master Inspector Board have members search directly on their website.
  • Can you provide references? Ask the home inspector for references. They should be able to provide you with other real estate agents and clients references. You can also check for Google Business reviews, Facebook reviews, Yelp, etc.
  • Where can I view a sample inspection report? Ask the home inspector if they can provide a copy of a sample inspection report. Most inspectors have one on their website. Others may be able to email you a sample inspection report.
  • Can I attend the home inspection? Some home inspectors don’t like clients present for the inspection. You need to choose a home inspector that not only welcomes your attendance but also encourages it.
  • Are you insured? You need to know if the home inspector is insured for errors and omissions and general liability. Most home inspectors will have a $1,000,000 coverage policy.

3. Don’t Hire the Cheapest Home Inspector

Everyone likes to save money and everyone likes getting a great deal. However, this is your future home we are talking about here. This is not the time to hire Cheap Charlie. When home inspectors start a business, they likely have no base of referrals to work off of to build a business.

So what do they do? They offer cheap home inspections as a way to lure real estate agent referrals. The problem is these home inspectors are inexperienced. They know very little about conducting home inspections in the real world. Nothing wrong with being inexperienced because we all have to start somewhere but let them cut their teeth on someone else’s house, not yours.

You see, home inspection schools teach you basics to pass an exam, whereas home inspections can only be mastered by doing them over and over again. It’s something that’s learned hands-on not in a classroom.

Many experienced home inspectors are certified in more than just home inspections. Being certified to perform things like infrared scanning, sewer scopes, mold, radon, etc takes time. Experienced home inspectors may cost a little more but when you consider the wealth of knowledge and service provided, it’s arguably the better value.

4. Home Inspectors and Pest Inspectors are not the Same

As part of your first home purchase, you’ll need to have two inspections done; the home inspection and the wood destroying organism inspection (often referred to as a termite inspection). While both inspections look at similar things, there are vast differences in the two inspection types.

As discussed earlier, the home inspection is a thorough examination of a house, the condition, and it’s mechanical components.

A home inspection examines the houses foundation, structural systems, electrical, plumbing and mechanical systems including estimating the age of the roof, and mechanicals like the heating and cooling system and the water heater. Any damage or nonfunctional systems are referred to as a licensed building contractor for repair.

A wood-destroying organism inspection is performed by a pest control company and documents the presence of wood-destroying organisms such as termites, carpenter ants, beetles, bees, and fungi.

These organisms feed on wood structural components such as wood framing and trim. If any wood destroying organisms are found, the pest control specialist can provide treatment to exterminate the organisms. Any damage will be referred to a licensed building contractor for repair.

5. Home Inspectors are not Building Code Inspectors

Building code inspectors and home inspectors are often mistaken as the same thing, but they’re not. While both have similar training and knowledge, code inspectors are rarely a part of real estate transactions.

Building code inspectors are city or county employees who inspect new residential and commercial buildings to verify building codes are met. Building code inspectors have the power to levy fines, enforce building codes, and even condemn properties if need be.

Home inspectors, on the other hand, while they have the knowledge of code to inspect and document defects, they do not have the authority to force a homeowner to correct an issue with the house. Now that doesn’t mean they can’t enact change because they can.

When a home inspector documents and reports deficiencies, homeowners are faced with the choice to either make the needed repairs or risk losing a sale for their property.

It’s in their best interest to make the repairs because if the sale falls through before the house goes back on the market, they have to disclose any problems they have knowledge of.

6. You Need to Attend Your Inspection

It’s important that you attend your home inspection. You are not required to attend if you don’t want to. However, the home inspection is a great opportunity for you to learn the ins and outs of the home you are purchasing from a trained professional.

You can walk around with your inspector and review the inspection findings. Your inspector will point out defects and show you where things are located such as the breaker panel, main electrical disconnect, main water shutoff, and more.

You can bring a camera and a tape measure with you to measure the rooms and take additional pictures. Walk around with your inspector and take lots of pictures. It’ll help you things recall when it comes time to review your inspection report.

7. Understand What a Home Inspection Covers

Here is what you can expect from a qualified inspector:

  1. First, they are going to inspect all the visible, physically accessible and observable systems, elements, and components of the building.
  2. Then they will provide you with a report with the outcome of the inspection. In the report, they will inform you what they have found out, their recommendations, explanations, and more.

What a home inspection will include will depend on where you are living. However, there are set minimum standards for a home inspection that must be followed by home inspectors who have agreed and signed to that standard.

A home inspector will inspect the following areas of a home:

  • The foundation and structure; including the floor, walls, ceiling and roof structure.
  • Roof: The condition of the roof, the materials used, drainage system, chimneys, skylights and flashing. They will inspect for any repairs or damage to the shingles and gutters.
  • Electrical systems: They will make sure the systems are up to standard and that the electrical wiring is working. This also includes the overcurrent protectors, grounding, electrical outlets, switches, circuit breakers.
  • Plumbing: They will check for the water heater, damaged pipes, properly working sinks, drains, wasted water drains, pumps, pipes and more.
  • Heating systems: They will inspect the heating equipment, including chimneys, fireplaces, venting and distribution systems.
  • Air conditioning: The condition of the central and other cooling systems and air distribution.
  • The condition of any appliances: They will check any stoves, refrigerators, dishwashers, microwaves, washer machines, dryers, fireplaces, etc.
  • Basement, Attic and Garage: Their foundations, walls, floors, windows, framing, roof, wiring and electrical systems, outlets, ventilation, etc.
  • Exterior: the condition of the exterior paint and siding, lights, outlets, and more.
  • Safety features: fire and carbon monoxide alarms, sprinklers, the condition of staircases, guardrails, etc.
  • Grounds: They will inspect the condition of sidewalks, driveways, and fences.

8. Understand what’s Not Covered by a Home Inspection

While a home inspector will perform a thorough examination of the home, there are still some things they don’t inspect as part of a professional home inspection. Fear not though. Most inspectors will offer these as ancillary inspections.

  • Detached structures: including sheds, carports, workshops, etc.
  • Swimming pools and equipment: including pool and pool equipment, pumps, filters, spas, and detached hot tubs
  • Trees and landscaping: including vegetation (unless it’s touching the house), lawn, and flower beds.
  • Sewer lines and septic tank: including underground septic tanks, pumping stations, leach field, and underground piping.
  • Lawn sprinklers: including sprinkler control panels, piping, sprinkler heads, and water flow.
  • Pest infestation: pest infestations including termites, bees, ants, etc.
  • Hazardous Materials: including mold, lead paint, asbestos, and radon gas.

We published an article What a Home Inspection Includes and 27 Things That Aren’t Included that goes in more detail regarding what is and is not covered in a home inspection.

9. Ask Your Home Inspector Questions About How Things Work

As a first time home buyer, you will have lots of questions. This is a great time to ask as many questions as you can think of. To get you started, here is a list of eight typical first time home buyer inspection questions you should ask:

  1. What does that mean? If your inspector says something you don’t understand don’t be afraid to ask for clarification.
  2. Is that something I should be concerned with? Often inspectors will say things that sound worse than they actually are. If in doubt, ask your inspector if this is a major or minor issue.
  3. Is that a water stain and if so is it a problem? If you see what looks like a water stain on the ceiling and the home inspector hasn’t mentioned it, ask about it. It may be only a cosmetic concern or it could be something that was overlooked.
  4. Could that be mold, and should I have it tested? Mold scares people and rightfully so. If you suspect mold in a house, ask your home inspector if they can test it. Lab results usually take 3-5 days to process.
  5. How do I maintain the heating and cooling system? This is a big part of your home’s maintenance and it needs to be maintained or you risk it quitting on you at the worst possible time.
  6. Will I need to replace the water heater soon? Water heaters don’t last forever. The typical lifespan is 8 to 12 years. Your home inspector will tell you how old it is and if they think it will need replacement soon.
  7. What’s the biggest concern with the house? Ask your home inspector to bottom line it for you and tell you what are the biggest concerns. These could be a worn out roof, old heating system, or old windows that may affect energy costs.
  8. What should I ask the owners to repair? Not all the repairs your home inspector mentions will be repairs you can ask the owner to fix. Normal wear and tear is generally not something a seller will fix. Sellers will generally only fix major items such as a leaky roof, nonfunctioning mechanical systems, foundation and structural issues, and safety issues.

10. Read Your Entire Inspection Report

When your inspection report arrives, one of the most important things you can do – read it entire inspection report, not just the summary. Your report will likely be 50-70 pages in length, but most of that is taken up with photos, so don’t let that discourage you. Here are some things that will help you:

  • As you read your inspection report, make notes of anything you don’t understand.
  • Call your home inspector to ask questions and clear up things you don’t understand
  • Sit down with your real estate agent to make any repair requests

If there are any major undisclosed issues on the home inspection report, you may want to rethink your decision to buy the home. Minor repairs aren’t a big deal—but significant problems can take a toll on your wallet and sanity for years to come.

11. Get the Repairs Re-inspected

If you’ve negotiated repairs with the homeowner, be sure to have the repairs re-inspected by your home inspector. While many repairs are completed by licensed contractors, some aren’t. If repairs were not performed by a licensed contractor, the repairs might not be done correctly. Having your inspector look at the completed work can ease your mind and give you peace going to closing.

Final Thoughts For First Time Home Buyers

For first-time homebuyers, buying a home is an exciting time. It’s also an easy time to let things overwhelm you. The home inspection may seem daunting, but it doesn’t have to be. By having a home inspection done and getting issues taken care of, you can relax and enjoy your home for years to come.

HomeInspectionInsider.com is owned and operated by Hubert Miles is a participant in the Amazon Services LLC Associates Program, an affiliate advertising program designed to provide a means for sites to earn advertising fees by advertising and linking to Amazon.com. HomeInspectionInsider.com also participates in affiliate programs with other affiliate sites. Hubert Miles is compensated for referring traffic and business to these companies.

Hubert Miles

I've been conducting home inspections for 17 years. I'm a licensed Home Inspector, Certified Master Inspector (CMI), and FHA 203k Consultant. I started HomeInspectionInsider.com to help people better understand the home inspection process and answer questions about homeownership and home maintenance.

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