How Long Does a Home Inspection Take & What Happens Next?

After exploring house after house, you’ve finally found the one you want to call home. You’ve made the offer, you’re getting the loan, and you’ve started packing: now, the only thing standing between you and your new home is the home inspection.

Home inspections aren’t usually required by the contract, but most homeowners can’t argue with the value they provide. Not only can they offer peace of mind as you enter into one of the biggest purchases you'll probably ever make, they can also serve as an important negotiating tool.

Here’s how long a home inspection usually takes to complete, what you can expect from the inspection, and what should happen next.

How long does a home inspection take?

The actual home inspection typically takes 2-3 hours, depending on the property size (larger homes may take longer). The inspector will complete their inspection report within a day or two.

However, the timing often varies depending on how active your real estate market is, and how many home inspectors work there.

Experts suggest that you should try to schedule your home inspection as soon as your offer is received; on average, you should be able to get an inspection appointment in fewer than 10 days, and often as soon as within a day or two.

Remember that the home inspection is agreed to in the purchase contract through an inspection contingency, which usually dictates that it must be completed within a certain time frame—usually 1-2 weeks. However, this inspection period (a due diligence period) can sometimes be shorter.

If your purchase agreement gives you a shorter inspection period, remember that this gives you less time to review the inspection report and negotiate repairs based on its findings.

What happens during a home inspection?

Home inspections aren’t as thorough as you might believe. During a home inspection, an inspector examines the home inside and out, looking for evidence of water damage, code violations (e.g. missing handrails, etc.), electrical or plumbing issues, broken appliances, and roofing or foundation issues, among other things.

In addition to pointing out potential issues, the inspector may highlight the home's positive aspects, such as recently replaced windows or high-quality insulation.

They'll also note the age, type, condition, and materials used in the home's construction and major systems (plumbing, electrical, roofing, heating/cooling, etc.).

If desired, you can usually accompany the home inspector during the process so they can explain their findings as they go. At the end of the inspection, you'll receive a written report (typically with photos) of all the inspection findings and recommendations.

What does a home inspector look for?

In general, the inspector isn’t required to look into areas that aren’t readily accessible (if they’re locked, for example) or are unsafe. It’s the seller’s responsibility to ensure all areas of the home are accessible to the inspector, and many inspectors will contact the seller or listing agent if they run into, say, a padlocked fuse box.

However, if they can’t access it, most inspection agreements absolve inspectors of responsibility for areas they can’t get to.

What a home inspection doesn't cover

A home inspection doesn’t cover every item in or area of the home. A general inspection doesn't cover items like:

• Cosmetic finishes like paint or wallpaper
• Building code violations 
• The underground sewage system
• The interior of the chimney
• Termites 
• Cigarette smoke residue

A good general rule is that home inspections cover the specific items on the inspection list—and they do NOT cover anything that’s not on the list.

If you want to examine issues not included in a general inspection, you must order supplemental inspections. These specialized inspections cover mold, termites, asbestos, and wells or septic tanks.

What optional inspections should you consider?

Experts suggest additional supplemental inspections if you suspect they’re needed. For example, ordering supplemental mold, asbestos, and septic tank expenses makes sense if you’re buying an older home or one with a septic tank.

Types of supplemental inspections include:

• Mold
• Asbestos
• Septic tank
• Well
• Termite
• Plumbing
• Roof 
• Chimney
• Lead
• Radon

Each of these inspections comes with an additional fee but can be well worth the money if they uncover a serious issue that can be negotiated with the seller.

How much does a home inspection cost?

In 2024, the average cost for a home inspection in the U.S. will be about $340, with regional costs ranging from $192 to $500.

That only covers the basic home inspection, though. You'll have to pay additional fees if you opt for supplemental inspections for issues like mold, asbestos, or termites.

Who pays for a home inspection?

Home inspections are almost always covered by the buyer since the inspection is for their protection.

Sellers who had a pre-listing inspection may offer their report and a list of the repairs they already made, but buyers should still order their own inspection to ensure they get an objective look at the property.

Are home inspections required?

While not required by lenders (who typically rely on an independent appraisal to tell them what they need to know before making a financing decision), a home inspection is highly recommended. Even your dream home could have hidden problems.

“Every real estate transaction involves some level of risk and uncertainty,” says Eric Bramlett, owner of Bramlett Real Estate, a mid-sized real estate brokerage in Austin, TX.

“That's just the nature of the beast when dealing with the biggest financial decision most people will ever make," Bramlett says. "And no one truly knows what lies beneath a home's surface until you complete that whole-home inspection. These inspections are for the buyer to feel secure in their purchase.”

That said, not every buyer gets a home inspection. In strong seller’s markets, buyers may have to waive their inspection contingency to close the deal; according to one survey of recent home buyers, nearly one in five recent buyers (19%) waived their right to an inspection.

All homes have their issues; ultimately, it’s up to you to determine whether you can live with a home’s flaws. An inspection is key to making an informed decision.

How to choose a home inspector

Many buyers rely on their real estate agent’s recommendations to find a qualified home inspector, but you could search for one. There are often good reasons to do so; some less ethical agents could steer you toward a lax inspector who’ll help push the deal through by supplying an incomplete or sugarcoated inspection report.

However, most home inspectors are thorough and ethical. Before you hire any inspector— whether recommended by your agent or found by you— always examine their customer reviews, and interview the inspector about what methods and tools they use and what will and won’t fall within the scope of their inspection. You may also want to ask for a copy of a past inspection report to see how thorough they are.

How to prepare for a home inspection

If you’re a buyer, you’ll want to do the following before the home inspection:

• Carefully review the seller’s disclosure form
• Note any specific issues you want to discuss with the inspector
• Clear 2-4 hours if you want to accompany the inspector during the inspection

If you’re a seller, you’ll want to do the following before the home inspection:

• Fill out and submit the required disclosure forms so the buyer isn’t caught off guard
• Conduct a brief pre-inspection to make sure you included everything and to look for any new damage
• Compile a list of repairs that you’ve already made and give a copy to the buyer
• Ensure all areas of the property are easily accessible, especially attics, crawlspaces, etc.

What happens after the home inspection?

After the home inspection, your inspector will write an inspection report detailing his findings. This typically takes a day or two.

When you receive the report, review it carefully. There will likely be a long list of findings, but most items will be minor. Note any major flaws or findings, and decide what you want to do about them. Your options include:

Ask the seller to make repairs

In some cases, you may want the homeowner to make repairs themselves. This can save you the hassle of doing it yourself, but the homeowner may hire the cheapest contractor to do the work.

Stick to large, major issues. A general rule is that if a repair costs less than $100, you should ask for a credit and do it yourself instead of asking the seller to do it. Making too many minor repair requests can annoy a seller and may lead to them being uncooperative in hopes you’ll walk away from the sale.

“In my experience, a good solution that makes both parties feel heard is often a mix of the seller paying for some of the bigger priority items directly while offering a reasonable credit to the buyer for others they can address after closing,” says the agent Eric Bramlett. “Displaying flexibility and willingness to compromise goes a long way in keeping deals together.”

Negotiate a repair credit or price reduction

Another option is to ask for a "repair credit" that will allow you to take care of issues on your terms. Most sellers prefer this option since it doesn’t hold up the sale. Strengthen your case for a repair credit by getting an estimate from a contractor and using it as the basis of your request.

Don’t be shy about asking for concessions. According to a recent survey, 83% of recent home buyers asked the seller to make at least one concession. Most sellers will counteroffer, so be prepared to negotiate.

“A seller I worked with recently received an inspection objection requesting $8,000 in roof repairs on a home priced at $625,000,” says Adrian Pedraza, owner of The California Home Buyer. “By reviewing the specifics and providing documentation that the roof had 5 years left per the inspector's report, we negotiated the request down to a $3,000 credit. This allowed the sale to proceed smoothly.”

Walk away from the sale

In extreme cases, the inspection may have very serious or unacceptable flaws. You may want to leave the sale if you can’t resolve with the seller. If you do so within the inspection period, you can usually terminate the contract and get your earnest money back.

Don't feel guilty or regretful if you have to walk away from a sale.

“At the end of the day, as long as issues aren't major structural ones, staying level-headed and communicating openly … usually leads to a successful resolution,” says Eric Bramlett. “But if problems prove too extensive, both sides moving on isn't the end of the world either. There's always another house and another buyer out there!”

In some cases, you may want the homeowner to make repairs themselves. This can save you the hassle of doing it yourself, but the homeowner may hire the cheapest contractor to do the work. Any requests you make should be backed up with a reason for the request and an estimated cost.

Another option is to ask for a "repair credit," allowing you to address issues on your terms.

Is the seller required to make repairs after a home inspection?

In most cases, homeowners aren't required to make repairs — though they may be held liable for issues such as code violations or water penetration (e.g. a wet basement), especially if they knew about and simply failed to disclose them.

You can also reasonably request other major repairs, such as replacing an old roof or HVAC system, but keep in mind the seller isn’t obligated to comply.

In severe cases where the issues are too costly, and a seller is unwilling to negotiate, the home inspection results may force you to withdraw your offer. However, this is only an option if you include an inspection contingency in the purchase agreement, in which case you will also receive your earnest money back.

Part of the buyer's agent’s role is to help you navigate the myriad moving parts of a home inspection, from scheduling the inspection to making requests of the seller so that you both feel comfortable moving forward with the contract.

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