When sellers ask me what to expect once they accept an offer, the home inspection is usually near the top of the list. Many people have never been through one from the seller's side, or it has been so long since their last sale that the details have faded. Understanding the process ahead of time takes a lot of the stress out of it and helps you prepare for whatever the inspector might turn up.

Technically, an inspection isn't always mandatory, but the vast majority of buyers will ask for one so they know exactly what they're purchasing. Done right, it protects both sides before ownership changes hands. Below, I'll walk through how it works, what it costs, and how it can shape your sale.

What Actually Happens During a Home Inspection

For a buyer, the inspection is a chance to learn about defects and repair needs, large and small, before committing to the purchase. If the inspector uncovers a significant, expensive problem, the buyer may use that information to ask you to cover the cost.

Here's the general picture:

  • Time on site: A trained inspector typically spends two to four hours going through the property.
  • What gets examined: Heating and cooling, plumbing, electrical, the foundation, the roof, and the home's other structural elements.
  • Code and safety: The inspector also looks at whether the home meets state health standards, safety requirements, and building code.
  • Who attends: In most cases the buyer and their real estate agent will be there.
  • The report: A complete written report, often with photos, can take a few days. The inspector may also review the findings with you.

Buyers normally pay for the inspection, though some sellers offer to cover it to keep a motivated buyer on track. On average, expect a cost in the range of $300 to $500, depending on factors like the home's size and where it's located.

What If the Inspection Turns Up Problems?

The best defense against a rough inspection is a little homework beforehand. Before the inspector arrives, I recommend sellers run through a quick checklist:

  • Take care of any insect or pest issues.
  • Put in a fresh HVAC filter and make sure the system has had recent service.
  • Check that every light bulb in the house works.
  • Turn on the water in each sink and tub to confirm nothing is clogged.
  • Fix any cracked window glass or torn screens.

Handling these small, low-cost items ahead of time shows the home has been cared for. It also keeps the report from being cluttered with minor notes, so attention stays on the issues that truly matter, and it can save you money down the road.

Keep in mind that most homeowners don't know about every problem in their house, and it's common for a report to list dozens of items. Some may be pricey. Rather than trying to tackle everything, concentrate on the potential deal-breakers: structural concerns and anything that poses a health or safety risk.

How the Inspection Can Affect Your Sale

Because so many findings lead to back-and-forth between buyer and seller, this stage of the transaction can get tense. A few outcomes are possible:

  • The buyer walks away. You'd need to put the home back on the market and begin again, and a relisted property can make future buyers wonder what went wrong.
  • The buyer asks for repairs. If they're still committed, they may request that major concerns be fixed before closing, and those costs typically fall to you.
  • The buyer orders more inspections. Specific concerns may call for a specialist. Who pays for those follow-up inspections, and any related repairs, is usually part of the negotiation.

This is where having an experienced agent pays off. I can help you navigate repair negotiations and point you toward reliable, reasonably priced contractors and electricians when work needs to be done.

The Bottom Line

Depending on what the inspector finds, this part of the process can get complicated. My advice is simple: knock out the minor fixes before the inspection, then wait until you've read the report to decide how to handle the bigger items. With the full report in hand, it's much easier to see which issues could actually derail the deal.

Got More Questions About Selling?

This post kicks off a new series where I answer the questions sellers bring to me most often. If you're thinking about selling and want to talk through inspections or anything else, please reach out. I'm always happy to help.