What to Do When Your Home Inspection Reveals Issues

Buying a home is one of the biggest decisions you'll ever make — and the home inspection is often the moment reality meets the listing photos. For many buyers, especially first-timers, the inspection can feel like a mystery: a stranger walks through your soon-to-be home for two or three hours, disappears into the attic and crawl space, and hands you a report that's sometimes 40 pages long. Here's exactly what happens, from the moment your inspector arrives to the moment you get your report — so you can walk in knowing what to expect. Before the Inspection: Scheduling and Prep Once your offer is accepted, your inspection is typically scheduled within your contract's inspection contingency window — often 5 to 10 days. A standard inspection usually takes two to four hours depending on the size and age of the home, so plan accordingly if you intend to attend. A few things worth doing beforehand: Make sure utilities are on. Inspectors need working water, electricity, and gas to test systems like the furnace, water heater, and plumbing fixtures. Clear access points. If the electrical panel, attic hatch, or water heater closet is blocked by furniture or storage, ask the seller to clear a path. Decide if you're attending. You're not required to be there, but most experienced buyers recommend it — more on why below. Step 1: The Exterior Walkthrough Most inspectors start outside, working their way around the perimeter of the home. This is where they assess: Roofing — shingle condition, flashing, gutters, and downspouts (often viewed from a ladder or, on steeper roofs, with binoculars or a drone) Siding and trim — cracks, rot, peeling paint, or signs of water intrusion Foundation — visible cracks, settling, or drainage issues Grading and drainage — whether the ground slopes away from the house (critical for keeping water out of the basement or crawl space) Windows and doors — proper sealing and function Decks, porches, and railings — structural soundness and code-relevant safety issues like railing height and spacing Step 2: The Structural and Systems Check Next, the inspector typically heads underneath and above the home — the parts most buyers never see. Attic: Insulation levels, ventilation, signs of roof leaks, and evidence of pests are all checked here. Crawl space or basement: This is where inspectors look for moisture intrusion, foundation issues, exposed wiring, and the condition of the vapor barrier and insulation. It's also a common spot to find evidence of past water damage or pest activity. Electrical panel: The inspector opens the panel to check for proper labeling, outdated wiring (like aluminum or knob-and-tube), signs of overheating, and whether the panel itself is a type known for reliability issues. HVAC system: Furnaces, heat pumps, and air conditioning units are tested to confirm they turn on, reach appropriate temperatures, and don't show signs of poor maintenance or damage. Water heater: Age, signs of leaking or corrosion, proper venting, and whether it meets current safety standards (like having a temperature-pressure relief valve routed correctly). Plumbing: Inspectors run water at every fixture, check for leaks under sinks, test water pressure, and look at visible supply and drain lines for corrosion or damage. Step 3: The Interior Walkthrough Room by room, the inspector checks: Walls, ceilings, and floors for cracks, water stains, or unevenness Windows and doors for proper operation and sealing Outlets and switches, often tested with a simple plug-in tester for correct wiring and GFCI protection where required Smoke and carbon monoxide detectors Fireplace and chimney, if applicable, for basic safety and function (a deeper flue inspection is a separate, specialized service) Signs of past or active pest activity Step 4: Testing Appliances (If Included) Depending on the scope of your inspection, built-in appliances — the dishwasher, oven, range, garbage disposal, and sometimes the washer and dryer — may be tested for basic function. This isn't a deep dive into every appliance's condition, but it will catch things like a dishwasher that doesn't drain or a range that doesn't heat. Step 5: The Inspector's Summary and Report Many inspectors offer a brief verbal walkthrough of major findings at the end of the visit — this is one of the best reasons to attend in person. You can ask questions in real time, see issues firsthand, and get a sense of severity that's sometimes hard to gauge from a written report alone. Within 24 to 48 hours, you'll typically receive a full written report, often with photos, that categorizes findings by system and sometimes by severity (safety issue, major concern, minor/cosmetic). This report becomes the basis for any repair requests or price negotiations with the seller. Should You Attend Your Inspection? You're not required to, but there are real advantages: Context matters. Seeing a hairline foundation crack in person, with the inspector explaining why it's likely just cosmetic settling, is far more useful than reading "minor crack noted" in a report. You can ask questions on the spot — about maintenance, what a repair might cost, or how urgent an issue really is. It's a crash course in your future home — where the water shutoff is, how the furnace filter comes out, what that mystery switch in the garage actually does. If you can't attend, a thorough written report with photos and a follow-up phone call with your inspector is a solid substitute. What Happens After the Inspection Once you have your report, you and your agent will typically decide whether to: Move forward with the purchase as-is Request specific repairs from the seller Negotiate a price reduction or credit in lieu of repairs In rare cases, walk away from the deal if issues are severe and unresolvable within your contingency period It's worth remembering: no home is perfect, even new construction. The goal of an inspection isn't to find a flawless house — it's to make sure you understand exactly what you're buying, so there are no expensive surprises waiting for you after closing. Have questions about what a home inspection covers, or ready to schedule one? Oregon NW Home Inspections is happy to walk you through the process before, during, and after your inspection.

In this guide, we will look at the most common home inspection issues and share simple ways to fix them.