Short Answer
A licensed home inspector examines the property's major systems over 2 to 3 hours, including the roof, foundation, HVAC, plumbing, electrical, and overall structural condition. You receive a detailed report with photos and descriptions of any issues. Based on the findings, we can negotiate repairs, a price reduction, or a seller credit.
What the inspector checks and what it means for you
The home inspection is one of the most important steps in the buying process. It gives you a clear picture of what you are buying so there are no surprises after closing. Here is what happens and how to use the results.
What the inspector examines
A standard home inspection covers the visible and accessible areas of the home. The inspector checks the roof (condition, age, signs of leaks), foundation and basement (cracks, moisture, settling), HVAC system (furnace, air conditioner, ductwork), plumbing (pipes, water heater, fixtures, drainage), electrical system (panel, wiring, outlets, GFCI protection), attic and insulation, windows and doors, interior and exterior walls, and grading and drainage around the foundation. In Northwest Indiana, basement moisture is a common concern, so inspectors pay close attention to signs of water intrusion.
How to read the inspection report
The report will typically categorize issues as safety hazards, major defects, or minor maintenance items. Safety hazards like exposed wiring or gas leaks need immediate attention. Major defects such as a failing roof or HVAC system may warrant negotiation. Minor items like a dripping faucet or cracked outlet cover are normal in any home. No house is perfect, and the report will always list more items than you expect. The key is distinguishing between what matters and what is normal wear and tear.
What happens next
After receiving the report, we review it together and decide which items warrant negotiation. You have several options: request the seller make repairs before closing, negotiate a price reduction to cover the cost of repairs, ask for a seller credit toward closing costs, or accept the home as-is if the issues are minor. Your real estate attorney prepares an inspection objection, and we negotiate with the seller from there. If the inspection reveals deal-breaking issues, you may have the right to walk away under your inspection contingency.
Special considerations for Northwest Indiana homes
Homes in Northwest Indiana can have specific issues related to our climate and soil conditions. Watch for signs of basement or crawlspace moisture, which can indicate drainage or grading problems. Check the age and efficiency of furnaces and air conditioners, as our heating season puts significant demand on HVAC systems. Older homes may have outdated electrical panels or knob-and-tube wiring. A thorough inspection by a qualified local inspector is money well spent.
For a deeper dive, read my Home Inspection Guide for Buyers and Sellers and my Buyer's Guide for the complete process.
Liz's Advice
I attend inspections with my clients whenever possible. Being there in person gives you the chance to ask the inspector questions directly and see issues firsthand. I help you understand what is important versus what is just normal wear and tear. An inspection report can look scary, but most issues are manageable.
My rule of thumb is this: focus on safety, structure, and major systems. Cosmetic issues and minor maintenance items are part of homeownership. I will guide you through the negotiation process and make sure you feel confident about your decision before moving forward. No house is perfect, and knowing what you are buying is always better than finding out after closing.
Have more questions?
I would love to hear from you. Contact me at relizstate@gmail.com or call (219) 670-3704.