Home Inspection

A home inspection is when a licensed professional comes to a home and conducts a thorough examination of its condition. They check the roof, foundation, electrical, plumbing, HVAC, insulation, windows, doors, and dozens of other components. The goal is to identify problems that exist or could exist, so that the buyer knows what they're getting into before they close.

The inspector produces a written report detailing what they found. This document becomes the basis for any repair requests or credit negotiations with the seller.

Buyers hire and pay for the inspector, and are typically present during the inspection. How long it takes varies based on the property's size, age, condition, and complexity; ask your inspector for an estimate when scheduling.

A home inspection is one of the most important investments a buyer can make. Homes look different on the surface than they do to a trained inspector. Problems with the roof, foundation, HVAC, or electrical systems can be expensive and may not be obvious during a showing.

For sellers, knowing what's likely to come up in an inspection (through a pre-listing inspection, for example) allows you to address issues before they become deal obstacles.

In Alabama and Tennessee, inspection practices follow similar patterns, though the specific timeline and contractual rights during the inspection period depend on your purchase contract.

A buyer goes under contract on a 20-year-old home in a Madison, Alabama neighborhood. During the inspection, the inspector finds: the roof is 18 years old and near end of life, the HVAC system has a cracked heat exchanger, and there are several outlets without proper grounding. The buyer requests a credit of $12,000 to address these items. After negotiation, the seller agrees to a $9,000 credit and the deal closes.

"The inspector will tell me not to buy the house."

Inspectors don't tell you whether to buy a home. That's your decision. They document what they find: deficiencies, deferred maintenance, safety issues, and items that need attention. Most homes have some issues; the question is whether those issues are acceptable to you and manageable within your plans.