What to Expect When You’re Inspecting - The Home Inspection Process

One of the most common questions I get on almost every transaction is: “What should I expect during the inspection process?”

That’s a great question — because understanding the process ahead of time gives you clarity, confidence, and peace of mind. The more you know what’s coming, the less intimidating it feels.

First and foremost, it’s important to remember this: an inspection is not pass/fail. It is a fact-finding mission. My role as your agent is to help you interpret that information and decide what makes the most sense for you.

Let’s walk through what you can expect.

The General Process

On inspection day, the inspector typically goes to the property alone and begins a thorough evaluation of the home. Their job is not to be fast — it’s to be meticulous.

It is completely normal for an inspection to take 4+ hours. In my opinion, the longer the better. A thorough inspection protects you.

After completing their review, the inspector will schedule a walkthrough with you and me at the property. During this time, they’ll explain what they found, answer questions, and highlight any areas of concern.

Following the walkthrough, you’ll receive a detailed written report. And yes — these reports are long. Even brand-new construction homes often generate lengthy inspection reports. Don’t let that alarm you. Length does not equal disaster; it simply means the inspector documented everything thoroughly.

Once we have the report, we’ll review it together and determine whether we want to submit an inspection notice to the seller requesting repairs, credits, or other solutions.

Every inspection is different. Sometimes we uncover a major issue that changes the direction of the deal. Other times, we find a handful of minor items that require little more than routine maintenance. It truly depends on the home.

It’s Not Pass/Fail — It’s Information

This is worth repeating: a home inspection is not a test the house passes or fails.

The inspector’s job is to provide education and transparency. Some items will be minor. Some will require attention. Most homes — even great ones — will have findings.

My job as your Broker/REALTOR is to help you interpret the severity of those findings, evaluate your options, and protect your best interests.

When those “inspection butterflies” start fluttering (which is completely normal), take a deep breath. We have options. We have time. And we have a plan.

A Real-Life Example

Recently, my clients and I had a beautiful townhouse under contract. Inspection day arrived, and one of my favorite inspectors — someone incredibly thorough and reliable — was on site.

He called me mid-inspection. That’s rarely a good sign.

He asked me to come over right away. Also not a good sign.

When I arrived, we went down into the crawl space. He reached out, touched the foundation… and it crumbled in his hand.

Needless to say, this was a serious issue.

After completing the inspection, my clients came for the walkthrough. We reviewed everything, but most of our discussion centered on the foundation. At one point, the inspector said something that perfectly captures the process:

“My job is to give you the information. It’s Denise’s job to help you decide what to do with it.”

He was absolutely right.

We were still within our inspection contingency, which gave us time to evaluate our options. Many buyers might immediately walk away from a crumbling foundation — and sometimes that is the right decision.

But in this case, we had already invested in inspections, and we had the time to explore solutions. Through extensive communication with the seller’s agent and consultations with qualified vendors, we negotiated a full foundation replacement — at the seller’s expense.

It required patience, strategy, and strong professional relationships — but it worked. Today, my clients are thrilled they stayed in the deal.

The takeaway? Inspections are not pass/fail. They’re problem-solving opportunities.

A Few Key Tips

1. Experience Matters

Inspections can feel overwhelming. This is where having an experienced, well-connected Broker/REALTOR truly matters. When challenges arise, you want someone who has navigated similar situations before and knows how to respond strategically — not emotionally.

2. Connections Make a Difference

An experienced agent often has a strong network of trusted vendors — foundation specialists, roofers, plumbers, electricians. When issues surface, knowing who to call can save time, money, and stress.

3. Choose a Thorough Inspector

You want an inspector who is detailed, methodical, and confident in explaining their findings. It’s impossible to address issues you don’t know exist. A great inspector doesn’t just identify problems — they educate you.

Final Thoughts

Inspections aren’t designed to scare you — they’re designed to protect you.

The goal is not perfection. It’s clarity.

When you shift your mindset and view inspection as a tool rather than a threat, the entire experience changes. With the right inspector and the right representation, inspection becomes one of the most empowering parts of the buying process.

You move forward informed. You move forward protected.
And most importantly, you move forward with a plan.

And that’s exactly how it should be.