A home inspection is generally considered valid for three to six months — sometimes less, depending on circumstances.
A home inspection provides a snapshot of a home’s condition at a specific time. Some consider the inspection accurate only until the inspector walks out the door. While this is a pretty extreme view, it does point out that most homes, especially older ones, are always changing—often not for the better.
Home inspections can “expire” sooner than 3-6 months if the home experiences extreme weather events or major renovations are completed. After enough time has passed (a year or more), all home inspections are considered invalid, since new problems may have emerged.
What is a home inspection?
A home inspection gives the buyer an accurate understanding of the home’s condition before finalizing the purchase. Typically, the inspection occurs after the purchase agreement is signed. The buyer is responsible for arranging and paying for the inspection.
After reviewing the inspection report, the buyer can negotiate with the seller for repairs or a price credit. If the purchase agreement has an inspection contingency, the buyer might be able to back out of the deal.
A home inspection usually takes 2-4 hours. A licensed home inspector will carefully examine all aspects specified in the inspection report. However, they won't inspect elements of the home that fall outside the scope of a basic home inspection.
If you’re unclear about what is and isn’t included in your home inspection, ask your inspector beforehand.
What does a home inspection cover?
A home inspection generally covers:
- The home’s structure
- The general exterior
- The roof
- The plumbing
- The electrical system
- The HVAC system
- The insulation and ventilation
- The general interior
- The fireplace
Crucially, a general home inspection does NOT cover areas like:
- Mold and pests
- The chimney interior
- Cosmetic issues like paint condition
- Many building code violations
- Underground sewage systems
Buyers often have to pay for a specialized supplemental inspection to examine issues not included in a general home inspection. These supplemental inspections may include pests, asbestos, mold, wells, and underground septic tanks.
The home inspection typically takes place after the purchase agreement is signed. The buyer pays for it and is responsible for arranging it. Home inspectors must be licensed in most—but not all—states.
» Note: The average cost of a home inspection in 2024 was $298, nationwide.
How long a home inspection lasts
A home inspection report is generally considered valid for three to six months after the inspection, but many external factors can shorten that period.
You'll probably want to have another inspection completed if the home:
- Is located in a harsh climate and has experienced extreme weather events (e.g., flooding, hail, wildfires).
- Has undergone extensive repairs or renovations since the last inspection.
- Has been vacant for an extended period and shows signs of new damage or wear.
Since the home inspection report is a snapshot of the home's condition, any subsequent events that might affect its condition will invalidate the previous inspection.
You should also consider the home inspector’s guarantee of their inspection. Some inspectors state that the inspection is only valid until they leave the property, while others guarantee their results for 6–12 months. When inquiring about what’s included in the inspection, ask about this.
Buyers looking to leverage an inspection report for repairs or price credits should act immediately after receiving it. The longer you wait, the less accurate the report may become.
Do I really need a home inspection?
In most cases, it's smart to get a home inspection. It protects you from unwittingly buying a home with serious, hidden problems. Experts strongly advise against skipping the inspection unless you have no choice.
“A home inspection gives the buyer the information they need to make an informed decision,” says Ralph Hassard, a home inspector based in New York City. “Without it, they neglect a major part of their due diligence.”
Even new homes should be inspected. According to one recent study, nearly two-thirds of home buyers (65%) who had their newly constructed home inspected uncovered concerns.[1] Of those buyers, 36% discovered safety issues, 32% found structural problems, and 31% found roof problems— all serious, expensive, and potentially dangerous flaws.
With an average inspection cost of around $300, that’s a relatively small price for peace of mind, not to mention the future savings of curing a small problem before it mushrooms out of control. A routine inspection could discover issues like loose wiring or the beginnings of a mold problem that, left unaddressed, could be catastrophic.
🤝 Negotiating power and concessions
A thorough home inspection report can provide leverage for negotiating concessions from the seller.
Clever's 2024 American Home Buyer Report found that 91% of buyers request or make a concession during home-buying. About 83% of all buyers surveyed asked sellers for at least one concession, with 27% requesting money for home repairs and 26% requesting a home warranty.
However, despite gaining some negotiating power, buyers still face a strong seller's market. As a result, our study found that 65% of buyers had to make their own concessions to the seller, including 19% waiving their inspection contingency.
What to do if problems are discovered
If your home inspection does uncover problems, many sellers will work with you on remedies, says Ryan Fitzgerald, a real estate agent based in Raleigh, NC. “But you need a Plan B. Come prepared to negotiate credits in lieu of repairs.”
Keep in mind that sellers aren’t always required to make repairs and may not be willing to offer repair credits. In a strong seller’s market, sellers may feel they can find a buyer who will accept the home as-is without making any repairs.
If the seller refuses to make repairs, you have three options:
- Take the house as-is
- Walk away from the deal
- Keep negotiating
Crystal Olenbush, an experienced real estate expert from Austin, TX, stresses that if you and the seller reach an impasse over repairs, it’s crucial to stay calm and flexible and remember that both parties ultimately want to get the deal over the finish line.
“Refusal to repair is tricky,” says Olenbush. “We reassess value versus investing in repairs ourselves. A lower price or credit gives my clients flexibility while still letting the seller move forward. Communication and creative solutions often find an answer.”
