Tips for attending the home inspection
Attending the home inspection is one of the most important parts of buying a new home. You want to make sure the home you’re buying is in good shape. Therefore, I feel strongly that our buyers always be at the home inspection. You will get a written report after the inspection, but that doesn’t take the place of being there to see things for yourself and ask the inspector questions. Plus, unless you’re extremely knowledgeable about home construction, it’s difficult to understand what in the inspection report is a big problem or defect and what is really a minor issue.
Here is my list of tips for attending the home inspection:
- Wear comfortable clothes and shoes. You may be standing for the whole inspection and may even be asked by the inspector to look at something in a dusty, dirty part of the house.
- The inspector isn’t psychic. S/he can only see obvious defects and cannot see what’s going on with plumbing, electrical, etc. inside walls. Therefore, having a clean inspection report doesn’t mean you won’t ever have a problem with a home down the road. It just means what can be seen seems to be in good shape.
- Don’t be afraid to ask the inspector questions, especially if you don’t understand an explanation. It’s crucial you understand each issue and whether it’s a minor issue or an expensive repair.
- Bring a tape measure with you to take any needed room measurements for furniture, etc. as we may not be able to get back into the home until the final walk through the day before closing. In addition, if you want family/friends to see the home, this is a good time. We just need to stay out of the inspectors way so we don’t slow it down.
- If you are planning to have any work done to the home, it’s best to arrange for contractors, painters, floor refinishers, etc. to come by sometime during the inspection to give you estimates. We may not be able to get into the home again until the final walk through. If you need referrals for service providers, please let me know.
- Bring your checkbook with you as most inspectors require payment at the end of the inspection. (You’ll find this out when you call to schedule the inspection.)
- Inspection reports are generally emailed to you within 2 days after the inspection. As soon as you get the inspection report, be sure to email it to me so we can look it over. We’ll then set up a time to discuss any items we want to ask the seller to fix or give a closing cost credit to repair after closing.
- Remember that the point of the inspection is to:
- Discover safety issues
- See if there are any structural issues
- Discover any needed repairs to the working components. For instance we want to make sure that all of the appliances are working, that the furnace and A/C units are working, etc.
- We are NOT there to nit pick because we don’t like the paint colors, there is a dent in the fridge door, the furnace needs to be cleaned, the gutters need to be swept out, etc. Unless you are buying new construction, no home is going to be perfect. If you aren’t buying new construction, then we need to accept the house with its cosmetic flaws. Remember, we are mainly concerned with safety issues and things not working.
IMPORTANT: Before the inspection, download and bring this checklist. While the inspector is conducting the inspection, you can be checking off each item on the list. In addition, you’ll likely want to measure for furniture placement. Lastly, we recommend photographing every room and closet in the property so you’ll have something to refer to later when planning where to place furniture, considering updating paint colors, adding shelves to closets, etc.
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
Have questions about your upcoming inspection? Call or text me at 405-585-6580 or email Steve@SoldonShawnee.com.
