Schedule the home inspection
Once your contract has been submitted, we need to schedule a home inspection ASAP. The appointment can always be canceled if we don’t come to terms on the contract.
Ideally, the inspection should occur within the next 2-3 days, however, during the busy summer months, inspectors may be booked up to a week or more in advance. It’s important the home inspection occur quickly as it can take the inspector 1-2 days to prepare the report after the inspection. Once the report is written, we still need some time to review the report and prepare the Notice of Treatments, Repairs and Replacements (commonly referred to as TRR) notice, where we may negotiate with the seller for any repairs before the expiration of the investigation period.
We encourage you to meet the inspector during the inspection, which will take approximately 2-3 hours. Inspectors usually only work Mon–Fri and may not work evenings or weekends, so you will probably need to arrange to take some time off work for the inspection. You won’t need to tag along for the entire inspection, just the summary for the last 15 minutes or so.
A list of my preferred licensed home inspectors can be found on my Real Estate Resources page. Please do not rely on a friend or yourself to make these inspections. Know that in Oklahoma, no one can receive compensation for performing an inspection unless they are licensed by the state. You can verify your inspector’s license status on the Construction Industries Board’s website. It’s an important step in your purchase and needs a serious professional.
Property Inspections Acknowledgement
This document explains your options clearly and puts you in the driver’s seat when it comes to scheduling and selecting property inspections. Inside, you can choose your own inspectors, authorize me to coordinate inspections on your behalf, or even waive inspections if that’s your informed decision.
Why this matters: inspections protect you. They help you understand the condition of the home, identify potential issues early, and avoid costly regrets after closing. This acknowledgement makes sure expectations are clear for everyone involved and that your choices are documented and respected.
How it empowers you: this isn’t a checkbox exercise. It gives you clarity, control, and confidence during a critical phase of the transaction. You’ll know what’s happening, who’s doing what, and why it matters before deadlines start ticking.
Preview the adjacent document, then download it for your records or to review before your inspection window begins.
Once the inspection is scheduled, let me know so I can confirm that day and time will work with the seller’s agent. Plan to bring your checkbook or credit card to the inspection to pay the inspector. Alternatively if you’re unfamiliar with local home inspectors, I am happy to make a recommendation as a benefit to clients.
Frequently Asked Questions About Home Inspections
Yes. Sellers should not be present during the home inspection. This allows the buyer and inspector to complete the inspection without pressure or interruption. Plan to be away from home for about 2–3 hours, depending on size and complexity.
The default inspection period is 10 days if left blank in the contract. The buyer must complete inspections, reviews, and hazard insurance inquiries, and make any necessary decisions within that timeframe.
The buyer chooses and schedules the inspector. In Oklahoma, anyone charging a fee to perform a general home inspection must be properly licensed. Buyers may also hire engineers, foundation companies, or other specialists to evaluate specific concerns.
No. Only items that are not in normal working order may be requested for repair under the contract. Cosmetic issues, normal wear and tear, or decorative concerns typically do not qualify. Each request is evaluated based on function and material impact, not preference.
Under the contract, the buyer or buyer’s agent must deliver copies of all written inspection reports within 24 hours after the inspection period expires. This deadline is separate from any repair negotiations.
A TRR is the buyer’s written request for specific repairs after inspections are complete. By submitting a TRR, the buyer waives their right to cancel and moves into a negotiation phase with the seller.
Yes. During the inspection period, the buyer has the right to cancel the contract for any reason related to their investigations. If the parties reach a written agreement on repairs or credits, the transaction moves forward toward closing.
Termite inspections are very common, but they are not automatically required by the purchase contract. A termite inspection or treatment becomes required only if requested by the buyer and agreed to in writing, or if required by the buyer’s lender or loan program. Any treatment obligations must be negotiated and documented in the contract.
Not necessarily. Most home inspectors know a little about a lot of systems. When they flag something for further evaluation, it’s usually a request for a closer look by a specialist, not a sign that something is broken or failing. Follow-up inspections are common and are often done to confirm whether a system is functioning as intended.
The seller’s role is to provide access, keep utilities on, ensure systems are accessible, and avoid unnecessary stress. Your listing agent helps interpret reports, manage timelines, and keep negotiations grounded in the written contract.
Oklahoma maintains a public license search through the Construction Industries Board (CIB). Buyers and sellers can use this tool to look up licensed home inspectors and confirm active credentials:
The CIB provides this information as a public convenience. While the database is believed to be reliable, updates may lag and errors can occur. If there’s ever a question, the CIB can confirm licensing status directly at 405-521-6550.
https://okcibv7prod.glsuite.us/GLSuiteWeb/Clients/OKCIB/Public/LicenseeSearch/LicenseeSearch.aspx
