Home Inspections & Due Diligence

Protecting Your Investment

Having your offer accepted is an exciting milestone—but before you head to the closing table, there are a few important steps designed to protect both you and your investment.

This phase of the home buying process allows us to learn more about the property, verify its value, and address any concerns before ownership changes hands. My role is to help you understand each step, explain your options, and guide you through the process with confidence.

The Home Inspection

Learning More About the Home

One of the first steps after your offer is accepted is scheduling a professional home inspection.

A home inspection provides an opportunity to better understand the condition of the property. While no home is perfect—not even new construction—a thorough inspection helps identify maintenance items, safety concerns, and potential repairs so you can make informed decisions before closing.

Think of the inspection as a "health check-up" for the home. It's designed to educate you, not to scare you.

What Does the Inspector Look For?

A licensed home inspector will evaluate many of the home's major components, including:

• Roof
• Foundation
• Structural components
• Plumbing
• Electrical systems
• Heating and air conditioning
• Water heater
• Windows and doors
• Insulation and ventilation
• Appliances
• Attic and crawl space (when accessible)

After the inspection, you'll receive a detailed report outlining the inspector's observations and recommendations.

Common Findings: Not Every Item Is a Deal Breaker

One of the biggest surprises for first-time buyers is the length of a home inspection report.

It's completely normal for an inspection report to contain dozens—even hundreds—of observations. Many of these items are routine maintenance or minor repairs that come with homeownership.

My job is to help you distinguish between items that are common and those that deserve closer attention.

Typical Findings

It's common to see items such as:

• Loose handrails
• Minor plumbing leaks
• Worn weather stripping
• Missing GFCI outlets
• Caulking that needs replacement
• Small drywall cracks
• HVAC maintenance recommendations
• Roof repairs typical for the home's age

These items are often part of normal home maintenance.

Items That May Require Further Evaluation

Occasionally, an inspection identifies concerns that deserve additional attention, such as:

• Structural movement
• Roof damage or leaks
• Electrical safety concerns
• Plumbing leaks or sewer issues
• Foundation concerns
• Moisture intrusion
• Mold or wood rot
• Major HVAC or mechanical failures

If these types of issues arise, we'll review your options together and determine the best path forward.

Repair Requests

Understanding Your Options

After reviewing the inspection report, we'll decide whether it's appropriate to request repairs or negotiate with the seller.

Every transaction is different, and the right approach depends on the home's condition, market conditions, and the terms of your contract.

Requesting Repairs

In some cases, we may ask the seller to complete specific repairs before closing.

These requests typically focus on safety concerns, significant defects, or issues that affect the home's function rather than cosmetic improvements.

Requesting a Credit

Instead of completing repairs, a seller may agree to provide a credit toward your closing costs or expenses.

This option allows you to choose your own contractor after closing and complete the work according to your preferences.

Negotiating a Solution

Sometimes the best outcome involves compromise.

Together, we'll discuss the inspection findings, evaluate the pros and cons of each option, and develop a negotiation strategy that protects your interests while keeping the transaction moving forward.

My goal is always to help you make thoughtful decisions—not emotional ones.

The Appraisal

Confirming the Home's Value

If you're financing your purchase, your lender will typically require an appraisal.

Unlike a home inspection, which evaluates the condition of the property, an appraisal determines the home's market value.

A licensed appraiser compares the property to recently sold homes and considers factors such as location, size, condition, features, and current market activity.

What Happens if the Appraisal Comes In Low?

Sometimes a home appraises for less than the agreed-upon purchase price.

If that happens, don't panic.

Depending on your contract and financing, several options may be available, including:

• Renegotiating the purchase price
• Requesting the seller reduce the price
• Paying the difference (if appropriate)
• Challenging the appraisal with additional comparable sales
• Exercising your contractual options, if applicable

If this situation arises, I'll walk you through your choices and help you determine the best path forward.

Final Walkthrough

One Last Look Before Closing

Just before closing, we'll complete a final walkthrough of the property.

This isn't another home inspection. Instead, it's an opportunity to confirm that the home is in the agreed-upon condition before ownership transfers.

During the walkthrough, we'll verify that:

• Agreed-upon repairs have been completed.
• The home is in substantially the same condition as when your offer was accepted.
• Included appliances and fixtures remain in the home.
• No unexpected damage has occurred.
• The seller has removed personal belongings unless otherwise agreed.

If something isn't as expected, we'll address it before closing whenever possible.

Peace of Mind Before Closing

By the time we reach the final walkthrough, most of the hard work is behind us.

The inspection, appraisal, and walkthrough are all designed with one goal in mind: helping you move into your new home with confidence, knowing you've made an informed decision.

Throughout this process, I'll be by your side to answer questions, explain reports in plain language, coordinate with inspectors and lenders, and help you navigate any unexpected challenges that arise.

Don't Let the Inspection Report Scare You

It's completely normal to feel overwhelmed when you first see a home inspection report. Even well-maintained homes often have a long list of recommendations. Remember, an inspection report is designed to document everything the inspector observes—not to tell you whether you should buy the home.

Together, we'll review the report, separate routine maintenance from significant concerns, and discuss your options. My goal is to help you make decisions based on facts, not fear, so you can move forward with confidence.