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Home Inspection Checklist for Buyers
Source: (HouseLogic)
What Do Home Inspectors Look For?
New-Home Buyers May Want to Consider ‘Phase Inspections’ (NAR REALTOR® News, Mar. 28, 2024)
“New-home buyers may want to bring an inspector into the construction process earlier and at multiple intervals—such as when the foundation is poured and again before the walls are sealed. Adam Long, president of HomeTeam Inspection Service, which has 200-plus offices nationwide, says “phase inspections” can offer extra assurance that a home is built correctly every step of the way. “Once all the walls are in place, you cannot see what’s behind,” Long says. Phase inspections give buyers an opportunity earlier in the construction process to pinpoint any potential problems and request fixes from builders.”
8 Common Home Inspection Issues: Fix Now or Later? (NAR REALTOR® News, Dec. 6, 2023)
The results of a home inspection can make or break a home sale, particularly if buyers are unsure about the items flagged in the report. They may panic at the sight of a long laundry list of repairs. These larger inspection items may alarm buyers, but there may be no reason for concern: structural or foundation issues, aluminum wiring, dated electrical panels, plumbing issues, floor joists, HVAC systems, safety issues, and drainage spots… After receiving a full report from the home inspector, buyers may be concerned about some of the items that were uncovered and demand that the seller repair each one. Some items may require further investigation by a specialist—such as an electrician or foundation expert—and some may be flagged for future maintenance. “Everything is fixable,” Long assures. “None of these items need to be deal-breakers. They may just need further review if they’re spotted in a home inspection report, and they may be potential points for further negotiations.” Either way, the home inspection offers buyers the opportunity to jump into homeownership with a full picture of what they’re buying.”
What Fixes are Mandatory After a Home Inspection (realtor.com®, Aug. 7, 2022)
“A home inspection report is not a to-do list; rest assured, there’s no need for [the sellers] to fix everything a home inspector thinks could stand for improvement. Basically, inspection repairs fall into three categories: fixes that are pretty much required, according to the inspector; fixes that typically aren’t required; and fixes that are up for debate.” This article breaks down the three categories and helps home sellers navigate their obligations and the negotiations to meet home buyers’ expectations.
16 Questions to Ask a Home Inspector Before, During, and After a Home Inspection (realtor.com®, Aug. 2, 2022)
Knowing what to ask home inspectors is just as important as when to ask specific questions. Realtor.com’s “timeline of queries to hit before the inspection even starts, during actual home inspection, and well after it’s over” can help your clients get the most out of the home inspection process. You will find questions about the home inspector’s credentials, what services the home inspection covers, clarifications to common inspection terminology, and follow up questions when the inspection is complete.
Home Warranty May be a Good Backup if You Forgo the Inspection (Washington Post, Jul. 29, 2021) E
“For some buyers in the highly competitive housing market, waiving the option of a home inspection has become one way to entice a seller to choose their offer for a home. The responsibility for fixing any flaws in the house, its appliances or systems shifts to the buyers rather than sellers if a home inspection is waived completely or if the buyers choose to have an "information only" inspection. Some home sellers and real estate agents provide a home warranty for buyers as part of a real estate transaction. Buyers can also purchase their own home warranty plan to offset some of the risk taken by eliminating a home inspection… A home warranty or service plan can provide budget protection by helping to cover repairs or replacement if essential home systems and appliances break down after the home purchase."
Taking the Guesswork Out of Home Inspections (NAR REALTOR® News, Apr. 27, 2026)
“Home inspections have long been that last-minute tension point in real estate transactions. Inspectors are quick to say they don’t label homes “pass” or “fail,” but when buyers are handed a dense, multipage report, anxiety often takes over. What’s truly a red flag worth renegotiating—and what’s simply the reality of an aging home? Could new technology reduce deal fallout by attaching real time-repair pricing to home inspection results? Learn how one startup is easing a common pain point in post-inspection real estate negotiations.”
Home Inspection 101
How to Make the Most of a Home Inspection (The New York Times, Jan. 6, 2024)
“If you’re trying to buy a home, the inspection should cover major systems and physical components of the home. The key is to take an active role in the process. The items that are covered in home inspections can vary greatly, as can the experience and professionalism of the inspector. Some states don’t regulate home inspectors, while others require licenses and a list of items in the house that must be inspected.”
Home Inspections: What You Should Expect From an Evaluation (The Washington Post, Sep. 13, 2022) E
“During the recent sizzling-hot housing market, many buyers chose to forgo a home inspection to give themselves a competitive edge when there were multiple offers on a property. Now, though, some may be experiencing buyer's remorse as they discover cracked foundations, warped doors or malfunctioning electrical panels, which add up to expensive repairs. Anyone buying a house, condominium or townhouse should get a home inspection, which is an unbiased, noninvasive evaluation of a property. The inspector issues a detailed report telling you what - if anything - is wrong with your home and itemizing damage or issues that need to be addressed.”
How Much Does a Home Inspection Cost? Plus, Why to Never Skip This Crucial Home Buying Step (realtor.com®, Apr. 20, 2022)
“While the average home inspection costs for a single-family home will generally run $300-$500, just keep in mind that the exact price will depend on the size of your home, where you live, and what you want inspected.” Learn more about home inspections in general, including what home inspectors look for, how long home inspections take, and specialty inspections. Then, understand how to make the most of a home inspection and why you should never skip a home inspection or risk facing the consequences of major problems with the home.
Help Buyers Stay Calm After the Home Inspection (NAR REALTOR® News, Jul. 18, 2025)
“Home buyers can get cold feet as they approach closing—and many real estate pros point to one common culprit: the home inspection report…but a real estate professional may be able to help buyers stay calm. Tips for helping buyers stay calm through the home inspection: expect some imperfection—it’s normal; understand what’s really a big deal; most issues can be fixed!; don’t let a long report scare you; know what inspections cover and what they don’t; attend the inspection.”
Consumer Guide: Preparing to Sell Your Home (National Association of REALTORS®)
“Once you decide to sell your home, you might have questions about how to prepare it for listing and viewing by potential buyers. An agent who is a REALTOR® can guide you through this process. Here are some common considerations as you prepare your home to sell, including how you want to approach the home inspection piece of the puzzle.”
Legal & Regulatory Issues
Window to the Law: Reduce the Risk of Misrepresentation Claims (National Association of REALTORS®, Nov. 1, 2022)
“Misrepresentation of a property’s condition is consistently among the top claims against real estate professionals. To reduce the risk of a costly misrepresentation claim, it’s essential to be familiar with applicable property disclosure laws.”
Homebuyers and Suing a Home Inspector (HomeLight, Jun. 30, 2021)
A discussion with a real estate professional and a lawyer about when you can and cannot sue for damages that arise soon after closing. The article discusses who might be responsible for new construction, as well as existing homes. If the builder and seller are not responsible, then a legal claim against the inspector is possible if the inspector breached the contract, was negligent, was fraudulent, or when there was not an exculpatory clause in the contract.
Buyer, Seller Agreements to Waive Inspections Catch the Attention of State Governments (NAR REALTOR® News, Nov. 5, 2025)
“For most home buyers, the peace of mind from a home inspection is an investment worth making. It’s common in most markets to include a home inspection contingency in the contract. In recent years, however, a growing number of buyers in highly competitive housing markets have chosen to waive that contingency to make their offer more appealing to home sellers. The REALTORS® Confidence Index, a monthly market outlook from the National Association of REALTORS®, showed that in September, NAR members reported 21% of buyers had waived the inspection contingency, up from 18% one month earlier and up from 17% in September 2024. Because of the prevalence of such waivers, the home inspection industry has been lobbying state legislators to look at the issue.”
Agents Turn to Pre-Listing Inspections to Prevent Cancelled Contracts (NAR REALTOR® News, Jul. 2, 2025)
“To keep deals from unraveling, some real estate agents are recommending pre-listing inspections—having a home professionally inspected before it goes on the market. Agents say it allows a seller the opportunity to address any repairs before the For Sale sign even goes up. It also can help avoid surprises like a costly plumbing problem, a failing roof or an outdated electrical panel that could cause financially stretched buyers to bolt before closing.”
NAR Legal Case Summaries
Find case summaries for cases involving inspections, inspection contingencies, and disputes over the fiduciary duty of buyer’s agents in inspection matters.
Grogan v. Uggla: Inspector Not Liable for Later Injuries (Nov. 28, 2018)
Jablonski v. Rapalje: Lawsuit over Disclosure of Bats in Attic Proceeds (Apr. 1, 2005)
Heller v. D.W. Fish Realty Co., Inc.: Salesperson Liable for Incomplete Well Testing (Jan. 1, 2005)
Field v. Century 21 Klowden-Forness Realty: California Court Distingushes Between Limited Inspection Duties Owed to Buyer by Seller’s Broker and Fiduciary Duties Owed by Buyer Broker (Mar. 1, 1999)
Johnson v. Maki and Associates, Inc.: Release Contained in Cancellation Agreement is Invalid (Feb. 1, 1998)
The Home Inspection Professional
15 Steps to Become a Successful Home Inspector (International Association of Certified Home Inspectors)
InterNACHI is “the world’s largest trade organization of residential and commercial property inspectors.” They specialize in certification, training, and continuing education for home inspectors worldwide. InterNACHI offers a multitude of member benefits and advantages for creating a business in the home inspection field. In this guide, InterNACHI has laid out the steps to becoming a home inspector, from being trained and certified to growing your home inspection business.
Find a Home Inspector (American Society of Home Inspectors)
Use this tool to choose an ASHI Member for your home inspection. REALTORS® and home buyers can search by address or zip code and be connected with an ASHI member to “help clients get a better understanding about their potential homes. No home is perfect, but ASHI members will provide the insight homebuyers need to decide if the home is perfect for them.” Explore ASHI’s tips on choosing the right inspector and home maintenance year-round.
Websites
American Society of Home Inspectors
932 Lee St., Ste. 101
Des Plaines, IL 60016
Tel. 847-759-2820
https://www.homeinspector.org
“The American Society of Home Inspectors (ASHI) is the national organization for professionals practicing home inspection. ASHI is dedicated to the advancement of the home inspection industry, to the professional growth of its members, and to the education of consumers about home ownership and safety.”
National Academy of Building Inspection Engineers
P.O. Box 403
Wilkes-Barre, PA 18703
Tel. 800-294-7729
http://www.nabie.org
“The National Academy of Building Inspection Engineers (NABIE) was established in 1989 to serve the public by advancing the art and skill of engineers who offer their services as expert inspectors, investigators, and consultants pertaining to the structure and mechanical components of buildings and homes of all types. The purpose of the Academy is to lead and advance the integrity, value and understanding of the practice of professional engineering, as it applies to the inspection, investigation and consultation involving buildings and homes, for the benefit of the users of its members’ services including the general public, attorneys, realtors, mortgage brokers and other lenders, and other clients, to better serve the needs of real estate purchasers, owners and investors.”
International Association of Certified Home Inspectors
1750 30th Street
Boulder, CO 80301
http://www.nachi.org
“The International Association of Certified Home Inspectors—InterNACHI—is the world’s largest trade organization of residential and commercial property inspectors. We provide free training, online testing and certification, business development, marketing support, discounts on everything from home inspection software to E&O insurance to you next truck, and more.”
eBooks & Other Resources
eBooks.realtor.org
The following eBooks and digital audiobooks are available to NAR members:
The Complete Book of Home Inspection (eBook)
Home Closing Checklist (eBook)
Inspect Before You Buy (eBook)
What Every Homeowner Needs to Know About Mold (eBook)
Books, Videos, Research Reports & More
As a member benefit, the following resources and more are available for loan through the NAR Library. Items will be mailed directly to you or made available for pickup at the REALTOR® Building in Chicago.
Mystical Guide to Home Inspection (Author House, 2005) HD 1375 R17
Secrets of the Happy Home Inspector (Someday Publishing, 2004) HD 1341 C76Inspecting a House, (Newton, CT: Taunton, 2001) TH 4817.5 C31
Home Inspector's Guide to Training the Real Estate Professional: An Overview of the Home Inspection Process (Hurricane Press, 1998) HD 1341 Sh8h
Inspecting a House (Taunton, 2001) TH 4817.5 C31
Red Flags: Property Inspection Guide (Chicago, IL: Real Estate Education Company, 1995) TH 4817.5 P91
The Real Estate Inspection Book (Canton, OH: Kooba Company, 1995) HD 1341 M31
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