What to Expect From a Home Inspection
The goal of a home inspection is to help you understand the condition of the home so you can make informed decisions when buying a home. (I often recommend that sellers do pre-listing inspections, too. Read more about pre-inspections here.)
A home inspection is one of the most important parts of buying a home — and it can often be one of the most scary. Even for the most meticulous homes, home inspections are pages long. It’s difficult for buyers to understand what’s normal and what needs to be addressed, and for items that need addressing, who pays.
Here's what every buyer should know before scheduling an inspection.
Schedule Your Inspection as Early as Possible
Technically, you can have a home inspection at any point during the contract period. That said, I strongly recommend scheduling it as early as possible during your option period.
Why?
Because your option period is the only time you have meaningful leverage to negotiate repairs, request credits, or terminate the contract if you uncover something you aren't comfortable with. Waiting until the end of the option period leaves very little time to evaluate issues, gather estimates, or negotiate.
An early inspection gives you time to:
Review the report without feeling rushed.
Bring in specialists if needed.
Get repair estimates.
Negotiate repairs or terminate
Inspectors Are Generalists — Sometimes You Need a Specialist
Home inspectors know a little about a lot. They're trained to identify potential issues throughout the home, but they aren't specialists in every trade.
For example, an inspector might note that the air conditioner isn't cooling properly. They can tell you there's a problem, but they typically can't diagnose exactly why it's happening or what it will cost to fix.
That's where specialists come in.
Depending on what the inspection uncovers, you may want to hire:
An HVAC specialist
A licensed electrician
A plumber
A structural engineer
A foundation specialist
A roofing contractor
These professionals can perform more detailed diagnostics and often provide repair or replacement estimates that are much more useful during negotiations.
Understand the Difference Between Current Code and Safety Issues
One of the biggest sources of confusion in inspection reports is building code.
Inspectors generally compare what they see in a home to today's building standards — not necessarily the standards that existed when the home was built.
That doesn't mean every older home is "wrong."
A home built in the 1970s shouldn't be expected to meet every requirement in the 2026 building code.
For example, an inspector may note that an older electrical panel doesn't have AFCIs (Arc Fault Circuit Interrupters). While AFCIs are required in many newer homes, an electrician may tell you they aren't compatible with that particular panel or that retrofitting them isn't necessary.
Whenever code-related items come up, ask your inspector questions like:
Is this typical for a home of this age?
Is this simply a code update/recommendation, or is it an immediate safety concern?
Would you recommend bringing in a specialist?
Those conversations often provide much more context than the inspection report alone.
What Repairs Can You Expect a Seller to Make?
This depends heavily on the age of the home.
New Construction
With a new build, it's reasonable to expect the builder to correct code-related deficiencies, incomplete work, and items that don't function properly before closing.
Older Resale Homes
Older homes are different.
Most sellers aren't expected to fully renovate their home before selling it. Instead, negotiations typically focus on:
Immediate safety hazards
Major systems that are not functioning properly (HVAC, plumbing, electrical, structural/roofing)
Significant defects that weren't apparent before going under contract
It's important to distinguish between a roof that's old and a roof that's leaking. An aging HVAC system that still works is different from one that has completely failed. Age alone usually isn't enough to justify asking for full replacement. Functionality matters.
Know the Major Systems Before You Make an Offer
One of the best ways to avoid surprises is to learn about the home's major systems before you're under contract.
Pay close attention to:
Roof age
HVAC age
Water heater age
Foundation history
Plumbing type
Electrical panel
Windows
It's also important to understand the common issues associated with homes from different decades.
For example, many Texas homes built during the 1960s have cast iron drain lines. Over time, these pipes corrode and require complete replacement or lining. This can be costly, especially when plumbing is in slab foundations.
A home where the cast iron plumbing has already been replaced may justify a stronger offer than a similar home where that work hasn't been done. In many cases, the seller genuinely doesn't know whether drain lines have been replaced, so additional inspections may be necessary.
Understanding these age-related issues before you submit an offer helps you price risk appropriately.
Don't Rely Solely on the Seller's Disclosure
In most transactions, sellers are required to complete a Seller's Disclosure Notice. It's an important document, but it has limitations.
Remember that sellers are answering questions based on what they know — not necessarily what a professional would determine.
For example, the disclosure asks whether the property has smoke detectors installed in accordance with Texas law. Most homeowners have no idea whether their smoke detectors meet the current code requirements.
That doesn't mean they're trying to hide something — they simply may not know.
The same is true for plumbing, electrical systems, roofing, insulation, and many other components.
I’m constantly shocked at how little many homeowners know about their home’s major systems. That's exactly why inspections exist. The disclosure and inspection work together to provide a more complete picture of the home's condition.
Not All Home Inspectors Are Equal
Choosing a good inspector matters.
A thorough inspector won't just generate a long report — they'll help you understand what actually matters, what's typical for a home of that age, and what deserves further investigation.
A good inspection should educate you, not overwhelm you.
I work with several excellent inspectors throughout the Austin area and am always happy to recommend someone based on the type and age of the home you're buying.
The Bottom Line
No home is perfect—not even a brand-new one.
The purpose of an inspection isn't to ensure you purchase a perfect home. It's to understand what you're buying, separate routine maintenance from significant issues, and make informed decisions while you still have negotiating leverage.
The earlier you inspect, the more options you'll have. And with the right inspector—and the right agent helping interpret the findings—you'll be in a much stronger position to move forward with confidence.