Do you need a HOME INSPECTION when buying a home?

First, when I say HOME INSPECTION, I’m specially talking about a qualified (tried and true) professional—NOTE, not all home inspectors are created equal. With that in mind, of course when you purchase with me as your representative, you have full access to my trusted network of professional home inspectors.

Another important nuance I’d like to note before I get to my point -- sometimes there is a misunderstanding in how a home inspection works. It’s a bit different than, say, a car safety inspection—where you get a PASS, or FAIL. In a home inspection, the buyer has the say in what they deem to be satisfactory or not.

For example, a home inspector may flag that a deck is not to code, there are issues with the railings. You would receive a report outlining the deficiencies or issues. Then, your options as a buyer are:

-- to accept it as is (of course with the acknowledgement that there are some problems)

-- ask the seller to remedy (this could include potentially some further negotiations and amendments) or,

-- with a home inspection condition—you could walk away from the agreement and receive your deposit back in full, without deduction (a mutual release is executed).

If I may share a story (by the way, there is TLDR at the bottom)…some time ago I represented a client who was purchasing a home that was originally built in the 1960s. The home was beautifully maintained, and we didn’t see too many major issues when we did our walkthrough. I insisted on a home inspection anyway—if you’ve worked with me in the past, I always do (with the general exception of condos). My trusted inspector conducted a 3 hour long inspection, and we got the report about a day later.

Did the report reveal deficiencies? Sure did!

A few minor items here and there. The big one? Mold above the upstairs bathroom. Let me also mention that mold should never be treated lightly and can have short term AND long-lasting consequences on your health. It should also never be treated on your own, but rather through a professional mold remediation company.

We had a talk with my client and then took the findings to the listing agent. Long story short—the mold remediation was covered entirely by the seller, and we received a certificate for the completion as well as a year long warranty.

Here’s another important note—as a seller, if you know of the presence of mold in our home -- this is likely to be considered a material fact, and material facts typically need to be disclosed to future buyers (seek professional legal advice here).

A home inspection typically costs between $300 to $600 depending on the home size and features. There is also a pre-printed clause in the Agreement of Purchase and Sale that stipulates that the buyer had an opportunity to have a home inspection completed.

Its it worthwhile? Absolutely! I could tell you many other stories about my buyers protecting themselves from the risks that could come from waiving this option, but ultimately, the choice is yours as a buyer. I’ve also had some cases where buyers brought their contractor to evaluate the home – yes this is an option.

A benefit to a slower market, you have more opportunity to conduct your due diligences as a buyer, and more time too.

TL;DR

A home inspection isn’t a pass/fail test — it’s a tool that gives buyers control. A qualified inspector identifies issues, and then you (the buyer) decide whether to accept the home as-is, negotiate repairs, or walk away (with your deposit back, if the inspection is a condition of the agreement).

Real example: a well-maintained 1960s home revealed hidden mold. The seller paid for professional remediation, provided certification, and a warranty — protecting the buyer’s health and finances.

Inspections typically cost $300–$600, and are especially worthwhile in a slower market where buyers have more leverage and time for due diligence. Bottom line: home inspections are absolutely worth it!