Before You Close:
The home inspection period on your new property is crucial.
The Three Types of Findings:
1. Cosmetic Items (Nice to Know)
These are minor surface-level issues that don't affect safety or value:
The Three Types of Findings:
1. Cosmetic Items (Nice to Know)
These are minor surface-level issues that don't affect safety or value:
- Chipped tiles /paint imperfections
- Sticky windows / torn screens
- Burned-out light bulbs
- Scratched Cabinetry
Those smaller items are good to know and can start a handyman's to-do list once you close, but they aren't the crucial items requiring seller repair concessions.
2. Safety Issues (Must Address)
Safety hazards pose immediate risk to occupants or future liability:
- Active leaks
- Improper electrical wiring
- Mold or ventilation concerns
- Anything posing a health and safety risk
These are the items you will want to focus on asking the seller to repair before closing. Most lenders won't fund until these items are resolved anyway.
3. Major Systems (Long-Term Budget Planning)
Category 3 addresses immediate risks, but Category 3 also reveals the long-term financial impact—that's where true savings emerge. Just because a home looks fresh cosmetically doesn't mean the underlying systems are sound.
The most important information you want from your home inspector concerns the major systems. All systems have a finite lifespan, and knowing theirs tells you the true cost of homeownership beyond mortgage, taxes, and insurance.
Here are some examples of general costs for your reference.
| System | Average Lifespan | Replacement Cost Range |
|---|---|---|
| Asphalt Shingle Roof | 15–25 years | $8,000–$25,000 |
| Metal Roof | 40–50 years | $15,000–$40,000 |
| Water Heater | 10–15 years | $1,000–$3,000 |
| HVAC Unit | 12–18 years | $5,000–$12,000 |
| Furnace | 15–20 years | $3,000–$7,000 |
| Air Conditioner | 10–15 years | $4,000–$10,000 |
| Plumbing Pipes | 40–70 years | Varies significantly |
| Electrical Panel | 25–40 years | $1,500–$4,000 |
Which type of roof does your new home have? What are the life expectancies for your water heater, furnace, and air conditioner? Systems with plenty of life left net you more money over time; near-end-of-life systems become negotiation leverage today.
By getting this information from your home inspector, you'll know the true cost of your new home. Even after paying the mortgage, taxes, and insurance, you still must maintain the systems that make up the house. Smart buyers plan for this upfront.
How To Get The Right Home Inspector:
Before booking, vet your inspector with these organized questions:
- Are you a member of A National Association of Home Inspectors (NAHI)(ASHI)?
- How many inspections have you completed?
- Do you carry Errors & Omissions insurance?
- Will you walk the roof safely?
- Will you crawl under a home with a crawlspace?
- Will you check the entire attic space?
- Will you test all appliances?
- Will you provide color photos of your findings?
- Can I contact you after the inspection with questions?
- Do you recommend scoping drains as part of the inspection?
- How much is your inspection fee?
- When will I receive the written report?
Smart moves start here! Use your inspection wisely—it's not just about finding faults, it's about understanding your investment fully. Whether negotiating repairs or planning future budgets, the right data gives you power.
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