A common part of a real estate transaction is for a purchaser to hire a professional to conduct a home inspection. Most all contracts are made contingent upon an inspection period to allow for the buyers to do their due diligence to inspect all aspects of the property. There’s a lot to be said about this topic but here’s some of the basics to get us started.

First and foremost, you should know when they take place. Traditionally, home inspections take place shortly after a ratified contract. There may be standard time parameters within your contract or you may get to write in a specific number of days. Time is of the essence so you may need to jump on getting it scheduled. That leads to the next part of the “when.” Most all home inspectors work normal business hours. Appointment times will likely only be during 9-5 hours of Monday through Friday. Some may allow for inspections on Saturdays.

Secondly, it’s important for the buyer to be present during the home inspection. It’s a terrific opportunity to ask questions and to learn about how the home operates. Asking questions can calm down any large concerns or possibly give useful insight on how something can be rectified. If you’re tagging along, the inspector can also point out the issues that he’s noticing while he’s noticing them. The inspector can also show you some items that may not be a current issue but something to keep an eye on down the road.

Since the inspections often take place during the work day and it’s good for you to be present you will likely need to know how long inspections typically last. For most average sized homes, an inspection can last several hours. The inspectors will need enough to thoroughly go through the entire property and inspect most major systems and appliances. They’ll climb up on the roof, in the attic, and through the crawl space. Ideally you should be there for the whole inspection but if it’s not possible then it’s best to show up towards the tail end of the inspection. This will still allow for you to meet face-to-face with the inspector and lay eyes on specific items that will be noted on the report.

Picking the right home inspector can be a tricky task. It’s one of the few professions that you won’t meet the individual until the appointment is actually set and you’ll likely only need a home inspector a handful of times in your life. Your real estate agent has likely ordered numerous home inspections and has worked with dozens of professionals so they are a terrific first choice for referrals. If you know someone who has recently purchased a home they may also be a good source of recommendations.

Something else that’s important to know is how much the inspection costs and how it’s paid for. Inspections are typically the responsibility of the purchaser (although some sellers will pay for an inspection prior to listing their home). For an average sized home, inspections can run from $300-$600. Most all inspectors will want payment at time of services and some may only accept cash/check. Before committing to an inspector, it’s important to ask their fee and payment methods.

So, once you get a home under contract, it’s time to get to work on hiring and scheduling a home inspector. Ask around for some good referrals and don’t settle for just anyone. Be prepared that their only availability may be during the workweek and some compromises may be needed in order for you to be a part of the inspection. If you can’t make it for the whole thing, attempt to show up at the end with payment ready! Stay tuned for other helpful tips about the home inspection process…