You’ve found the right house, made a winning offer, and now you’re officially under contract. So, what’s next? One of the most important steps is the home inspection. It’s your chance to really understand the home you’re buying, spot potential problems early, and avoid expensive surprises down the road.
Here’s what you need to know to feel confident every step of the way.
What the Home Inspection Covers
A standard home inspection gives you a big-picture look at the property’s condition. Most inspections include:
Roof, attic, and insulation
HVAC, plumbing, and electrical systems
Foundation and structure
Windows, doors, and appliances
Signs of water damage, mold, or pest issues
The inspector’s job is to point out visible issues, safety concerns, and items that may need repair or a closer look from a specialist.
How to Prepare for the Inspection
You don’t have to be there, but I always recommend attending. Walking through with the inspector gives you a chance to see things firsthand and ask questions in real time.
Here’s how to be ready:
Bring a notepad to jot down your own observations
Have your contract handy to review deadlines
Make a list of specific concerns you’d like checked out
What Happens After the Inspection
Within 24–48 hours, you’ll get a detailed written report. Don’t panic when you see how long it is — most reports are thorough by design. Not every note in there is a deal breaker.
I’ll walk you through the report and help you focus on what really matters:
Major repairs or safety hazards
Issues that could affect the home’s value or livability
Items that are normal for the home’s age and shouldn’t raise alarms
From there, you’ll have a few options:
Move forward with no changes
Request repairs from the seller
Negotiate a credit to handle repairs yourself
Cancel the contract if serious issues are uncovered
Common Buyer Misconceptions
A lot of buyers expect a “perfect” report, but even brand-new homes can have a list of small issues. The goal isn’t perfection — it’s clarity.
A few things to keep in mind:
Sellers aren’t required to fix everything
Cosmetic issues aren’t worth fighting over
A good agent will help you prioritize what matters most
When Specialist Inspections Are Needed
Sometimes the general inspection will uncover something that needs a closer look. That’s completely normal. I’ll help you line up any additional checks, such as:
Structural engineers
HVAC or plumbing specialists
Termite or mold inspections
Roof assessments
These extra steps are a small investment for peace of mind.
Final Thoughts
The inspection process isn’t about scaring you — it’s about empowering you. When you understand the home’s condition, you can make smart, confident decisions about your next steps.
And you won’t be doing this alone. I’ll be with you through every detail, every time.
I’m Gary Owen, REALTOR® in Lubbock, TX. Want a trusted partner to guide you through every step of buying your next home? Follow me on social media or join my email list to stay informed and confident on your journey.
