What to Expect During a Home Inspection
What to Expect During a Home Inspection
If you’re buying a home, whether it’s your first or your fifth, chances are you’ve been told to “get a home inspection.” But what does that really mean? What happens during an inspection? How long does it take? What should you be looking for?
In this post, I’ll break down what to expect so you can feel confident, prepared, and in control during one of the most important steps in the buying process.
When does the Inspection Happen?
Home inspections typically happen after your offer is accepted, but before closing. This gives you the chance to understand the condition of the home and request repairs, negotiate price, or walk away if necessary.
Most buyers schedule an inspection within 5-10 days of going under contract, depending on the local market and your agreement.
What the Inspector Actually Looks At
A home inspector is like a generalist detective. We’re not tearing down walls or fixing the issues ourselves, but we are doing a thorough visual inspection of major systems and components.
Here’s what’s usually covered:
Roof and attic (including ventilation and insulation)
Exterior (siding, grading, drainage, foundation)
Windows and doors
Plumbing (visible pipes, water heater, fixtures)
Electrical (outlets, panel condition and installation, GFCIs)
HVAC systems (heating & cooling units)
Interior (walls, ceilings, floors)
Appliances (if included in the sale)
We also check for moisture issues, visible mold, and signs of past or active damage (like water stains or cracks).
What You’ll Get After the Inspection
Most home inspectors deliver a written report within 24-48 hours, complete with:
Photos of findings
Descriptions of any issues
Suggestions for repairs or further evaluation
I personally use clear, easy-to-read reports with photos and summaries, so you don’t have to guess what something means.
How Long Does It Take?
On average, a home inspection takes 2.5 to 4 hours, depending on the size and age of the home. Older homes or homes with complex systems may take longer.
What an Inspection Doesn’t Cover
A home inspection is non-invasive, meaning we don’t:
Cut into drywall
Move heavy furniture
Test septic systems (unless arranged separately)
Inspect for pests (unless licensed to do so)
If something needs further evaluation, I’ll let you know and recommend the right specialist.
Final Thoughts
A home inspection isn’t about passing or failing, it’s about informed decision-making. My goal as an inspector is to give you a clear picture of the home’s condition, so you can move forward with confidence.
If you’re buying a home in or around the Flathead Valley, feel free to reach out with questions or to schedule your inspection!
