How a Home Inspection Works When Your House Is in the Hot Seat

Much of the information that can be found about home inspections is focused on the buyers since they are the ones who order the inspection and use the information to ultimately decide whether or not to purchase a property. But as a seller, you may be just as (or more) nervous than the buyer. After all, it’s your house that’s being inspected, and it will be up to you to either make the repairs, offer credits or concessions, or refuse and potentially lose the sale.

So, to help you understand just what you’re getting into, we spoke to the former president of the American Society of Home Inspectors (ASHI) and top real estate agents around the country to break down exactly what happens during a home inspection and how different outcomes can affect your home sale.

What is a home inspection?

A home inspection is an objective, professional, third-party assessment of specific aspects of a house. It covers various aspects, including water damage, insect or pest infestation, the roof’s condition, your home’s electrical system, plumbing system, and structural or foundation integrity. Inspections are about ensuring the safety of the home and typically take a few hours to complete for an average-sized home.

Home inspection is often discussed as if it’s a pass or fail test, with sellers and buyers alike saying that they hope the home “passes inspection.” But in reality, the process is much more nuanced, and “passing the inspection” is a relative term that depends on individual home inspectors, buyers, and sellers.

In the process of closing a home sale, the buyer typically hires a home inspector to come to the house and perform a visual observation to confirm the state of the home and identify any issues that pose a health or safety issue that the buyer should be aware of before purchasing the home.

We’ll get into the nitty-gritty of what they look for a little later, but Tim Buell, the former president of the American Society of Home Inspectors, says “We look for things that are significantly deficient, unsafe, near the end of the service life, or not functioning properly.”

ASHI provides a Standard of Practice that guides inspectors in conducting home inspections, addressing everything from the exterior to the plumbing system. Home inspectors focus on health, safety, or major mechanical issues.

Remember, because an inspection is not a pass or fail test, it will open the door for renegotiation. You’re not obligated to fix anything, but the buyer can also walk away if they’re not satisfied.

When does a home inspection happen during a home sale?

There are two types of home inspections in a home sale: a seller’s inspection (or a pre-listing inspection) and a buyer’s inspection. A seller’s inspection happens before the home is listed. Some sellers choose to get their home inspected as they’re beginning to prepare their house for sale, so they can fix any potential issues beforehand and save time in the closing process. We’ll touch on the positives and negatives of a pre-inspection a little later.

A buyer’s inspection occurs after you’ve accepted a buyer’s offer but before closing the sale. After a home inspection, the buyer may be able to renegotiate their offer or request repairs if certain issues come up. In some cases, the buyer may walk away from the purchase if the home inspection reveals more issues than they’re willing to deal with.

One other important distinction: Mortgage lenders do not require a home inspection for buyers to obtain a home loan. The lender typically orders the appraisal, but requesting a home inspection is the buyer’s choice, and it’s highly recommended.

Though many buyers choose to include an inspection contingency, the number often depends on the current market. According to the National Association of Realtors® April 2026 survey, 19% of buyers waived the inspection contingency, up slightly from 18% from a month ago.

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What to expect during the home inspection process

A typical home inspection takes a few hours for an average-sized house. Then the home inspection report takes about three to four days to complete. The home inspector will go through the interior and exterior of the house to record any broken or defective systems and hazardous issues.

Buell emphasizes, “The key thing that we look for is safety issues.”

Who should be present during the home inspection?

Typically, the buyer and buyer’s agent are present during the home inspection, and often the seller’s agent. The home seller is allowed to stick around, but most industry experts advise against it. Sellers are often emotionally involved in the home, and it can be difficult to listen to the inspector tell the potential buyer and their agent about defects or problems.

Thomas Day, a top real estate agent who sells homes 42% faster than an average agent in Pompano Beach, Florida, is always at the inspection when working with clients, regardless of whether they are the buyer or the seller.

“If I’m working with the buyer, we can see firsthand what the problem is. If I’m working with the seller, I know exactly what he’s looking at and can either rebut it or find an expert,” Day says. “Sometimes the house is crowded. Sometimes the inspector and the agent are the only ones there.”

Consider if you were the buyer. You would want to feel comfortable talking openly with the inspector you hired and ask frank questions about the condition of the home. If, as a seller, you order a pre-listing home inspection, the inspector is working for you, and you should absolutely be there.

In short, whoever arranges and schedules the home inspection should always be present while the home inspector is there.

What do home inspectors look for?

Home inspectors have a long, thorough list of things to check in the home. “An inspector’s job is to find defects, and defects they will find,” says Andy Peters, a top-selling real estate agent in Atlanta. “We have to concentrate on the health and safety concerns first, followed by major defects.”

There are several major things that home inspectors look for, though this is not an exhaustive list:

• Water damage
• Structural and foundation issues
• Old and damaged roof
• Damaged electrical system
• Plumbing problems
• Insect and pest infestation
• Issues with the HVAC system
• Garage door operation
• Step, stairway, and railing safety
• Fireplace operation

If the inspection uncovers major flaws, such as a pest or mold problem, the inspector may recommend having another expert confirm their findings and make recommendations.

What home inspectors do not look for

Home inspectors are not concerned with anything cosmetic in a home. For example, if a home inspector spends time analyzing your peeling wallpaper, they’re not concerned about the appearance but rather if it’s an indicator of moisture and, potentially, mold.

Home decor, finishes, the inside of the fireplace and chimney, security systems, screens and shutters, and outbuildings other than a garage or carport are other examples of things that don’t factor into a home inspection.

In a standard inspection, professionals give a broad, visual overview of a property’s condition, so there are a few things they typically won’t cover. That includes sewer lines, pools, mold damage, and the presence of pests, as these usually need separate specialists. They also won’t cut into walls or do any invasive testing to uncover hidden structural issues.

Since inspections are meant to be non-invasive, they’re limited to what can be seen and safely accessed. If you want a more complete picture, you can always add specialized inspections depending on the home’s age and condition.

How to prepare for your home inspection

A home inspector goes through an exhaustive checklist to ensure the home is safe for the next residents. It’s important that, as a seller, you prepare for the inspection to avoid unnecessary blemishes on the report. But keep in mind that even the most prepared sellers can be surprised by what the inspection turns up.

How to choose a qualified home inspector

If you decide to get a pre-listing inspection, the next important step is choosing the right inspector. Inspections can make or break your home sale, so choosing a qualified professional is crucial. Here’s how to find a reliable inspector who will set you up for success:

• Check credentials: Look for inspectors who are certified by reputable organizations like the American Society of Home Inspectors (ASHI) or the International Association of Certified Home Inspectors (InterNACHI). These organizations have strict standards, ensuring inspectors are well-trained and follow ethical guidelines. Verifying their certification gives you confidence that they have the expertise to conduct a thorough inspection.
• Read reviews: Online reviews can provide insight into an inspector’s professionalism, thoroughness, and reliability. Ask your real estate agent for recommendations, as they often work with trusted inspectors and know who provides the most detailed reports. Speaking with past clients or checking for complaints with the Better Business Bureau (BBB) can also help you avoid unreliable inspectors.
• Compare reports: A good home inspector provides a detailed, easy-to-understand report with clear photos and explanations. Ask potential inspectors for sample reports to see if they highlight key issues and provide actionable recommendations. A well-structured report helps you understand the condition of your home and prepare for any potential buyer concerns.

How home inspections affect the sale

After the home inspection, the buyer and seller can either negotiate the contract or part ways completely. What happens next is crucial to the home’s sale, so let’s examine a few common scenarios.

The buyer wants to negotiate repairs or credits

Depending on the terms of the contract between the buyer and seller, the buyer may either request the seller to do the necessary repairs or request a credit from the seller, so the buyer can do the repairs themselves.

The seller will most likely have to foot the bill for whatever was found to be a health or safety issue in the inspection. Wolfe adds that this is where a good real estate agent comes in handy. They can help with negotiations and ensure the seller is protected from unreasonable requests.

The seller denies the buyer’s requests

The seller can bring in their own experts to confirm the issues that the inspector found. In some situations, the home inspector could be wrong about the status of home mechanisms and components.

Day says this has happened to him before: “The buyer’s inspector thought that the electric panel was outdated and obsolete. I had my electrician go out there and look at it, and they said there was nothing wrong with it, and that the parts are still readily available and it could last another 10 to 20 years. We were able to squash that problem just by having our own experts.”

Depending on the contract, the seller could even walk away from a buyer’s requests, which might be the best move if there are more buyers waiting in line to make an offer.

Wolfe points out, “It puts the seller in a pretty good position to not have to negotiate if that happens. But if there are no other offers and you go into escrow, then the seller may want to think about accommodating some of the things that come up.”

The buyer walks away

If the inspection reveals issues that the buyer doesn’t want to deal with and the buyer and seller can’t reach an agreement, the seller will have to put the house back on the market. When a house goes under contract, the multiple listing service (MLS) will show that it’s a pending sale or under contract.

If it comes back on the market, it’s often a red flag for buyers before they even step foot in the house. “Future buyers will question why the contract failed to close,” Day explains. “Then the seller will have to explain that they couldn’t come to terms, and it will affect the value for sure.”

Set yourself up for a successful home inspection

Home inspections are meant to keep homeowners safe and are a crucial part of the home buying and selling process. Setting yourself up for success can go a long way toward smoother negotiations and possibly a better final sale price.

If you choose to get a pre-listing inspection, you can prepare yourself for repair requests from buyers. However, you may be legally required to disclose the findings of the report to buyers, which could prove to be detrimental. Once a buyer makes an offer and you accept it, they’ll bring in a home inspector, which, depending on the results, could lead to negotiations or even halt the deal completely.

One of the best ways to set yourself up for success is to find a seasoned real estate agent that you trust to walk through the process with you. In under two minutes, HomeLight can connect you to an experienced agent with a proven track record of selling in your local market who will go above and beyond to get the most out of your home sale.

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