Home inspections: What Sellers Should Expect
Once your home is under contract, we move into the inspection period outlined in the Oklahoma Uniform Residential Sale Contract.
This is a normal phase of the transaction. Knowing how it works ahead of time removes a lot of unnecessary stress.
Inspection Timing and Access
The default inspection period is 10 days if left blank in the contract, which is standard practice in our area. The inspection clock begins after the contract’s Time Reference Date.
Inspections typically take place:
- During weekday daylight hours
- Within the first several days of the inspection period
Occasionally, an inspection may occur on a Saturday. That’s rare and usually the result of buyer-side scheduling rather than necessity.
You must provide reasonable access to the home during this period.
Who Can Perform Inspections
Buyers have broad rights under the contract to hire any individuals they deem qualified to conduct inspections or investigations of the property.
Click photo to view home inspector resources under the Oklahoma Construction Industries Board.
A few important clarifications:
- Anyone charging a fee to perform a general home inspection in Oklahoma must be properly licensed, but that’s a detail between the home inspector and the buyer.
- Buyers may also hire licensed engineers, architects, foundation companies, tradespeople, or other specialists to evaluate specific systems or concerns.
- Some inspections are regulated, others are not
Because of this flexibility, inspection reports can vary widely in depth, tone, recommendations, and even the sophistication of technology used.
General Home Inspection
A general home inspection reviews the home’s major systems and visible components, including:
- Roof and structure
- HVAC, plumbing, and electrical systems
- Appliances, fixtures, doors, windows, and safety items
A few things to keep in mind:
- Inspectors document conditions. They do not, or should not, predict the future.
- Reports often include minor items like burned-out bulbs, loose handles, or missing batteries.
- This is not buyer versus seller. Inspectors are expected to find things.
Seller attendance:
Sellers should not be present during the inspection. This time is for the buyer and their agent to be in the home with the inspector without pressure.
I typically do not attend inspections unless there is a specific access or representation issue. If needed, I’ll be there on your behalf.
Plan to be away from home for 2–3 hours, depending on size and complexity.
Termite and Pest Inspection
A licensed pest control company inspects for active termites or other wood-destroying insects.
- Often performed the same day as the home inspection
- Usually takes 15–30 minutes
- You do not need to leave the home if done separately
If you have an existing termite or pest contract, please let me know ahead of time.
If active infestation is found, treatment is typically required. Treatment costs are usually calculated using the square footage of the home, attached garages, and attached storage areas, as allowed under the contract.
Roof, Structural, and Foundation Inspections
Additional inspections may be requested if concerns arise.
- Roof inspections may be indicated by the buyer or their insurance carrier
- Structural or foundation inspections may be performed by licensed engineers or foundation repair companies, which is common in our area
You do not need to leave the home for these inspections.
Follow-Up or Specialty Inspections
Inspection reports often include language such as:
“Inspector recommends evaluation by a licensed plumber, HVAC technician, roofer, or foundation specialist.”
This is common and not a reason to panic. It simply means a specialist needs to take a closer look.
No one knows in advance what follow-ups may be recommended.
How to Prepare Your Home for Inspections
Before inspections, please make sure:
- All utilities are on
- Keys for all doors, gates, and outbuildings are labeled and placed on the kitchen counter
- At least one garage door opener is on the counter with working batteries
- HVAC units, water heaters, electrical panels, and attic access points are clear and unobstructed
- Crawlspaces are accessible
- Fences and gates are unlocked
- Pets are removed or securely crated
- The home is in showing condition. Remember: how well your home is perceived to be lived in is an indication of how well it’s maintained.
Helpful tip: Inspectors typically run the dishwasher through a full cycle. Either leave it empty or load it with dirty dishes and detergent 🙂
After the Inspections: Reports and Timing
Inspection reports are delivered to the buyer first. 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 timing matters because it triggers the next contractual steps.
⚠️ Contract Timing Matters Here
Inspection reports are subject to strict deadlines.
The 24-hour delivery requirement applies after the inspection period ends, not when a repair request is made. The Notice of Treatments, Repairs, and Replacements (TRR) is a negotiation document, not a report-delivery trigger.
Understanding this distinction helps protect sellers and keeps negotiations grounded in the contract, not emotion.
Repair Requests and What Counts as a “Defect”
After reviewing the reports, the buyer may:
- Cancel the contract during the inspection period
- Submit a Notice of Treatments, Repairs, and Replacements (TRR)
- Proceed without requesting anything
Not every inspection item qualifies as a repair under the contract.
A repair item must be considered not in normal working order, meaning:
- The system or component does not function as intended for its primary purpose
- The issue is not decorative
- The issue has a materially adverse effect on value or function
This definition governs what may be requested on a TRR. Buyer experience and agent skill levels vary widely, which is why clear guidance and level-headed negotiation matter.
Buyer’s Right to Terminate
Buyers do have the right to terminate the contract during the inspection period if they choose.
If we reach a written agreement on repairs or credits, we proceed to the next step toward closing.
Bottom line
Inspections are part of the process, not a verdict on your home. My role is to keep things calm, factual, contract-compliant, and moving forward.
Download the Oklahoma Contract Guide
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
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