Vintage American Realty
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Lesson 9 The Home Inspection: Your Education and Protection
Congratulations on getting your offer accepted! Now comes one of the most critical phases of your home buying journey: the home inspection. This isn't just about finding problems—it's an incredible opportunity to learn about your potential new home.
Understanding the Purpose of Home Inspections
Inspections aren't for re-negotiations or for issues that were clearly visible when you made your offer. The inspection is specifically for hidden or difficult to see issues which are serious in nature.
Think of the inspection as your chance to look behind the walls, under the floors, and into the systems that make the house function. It's about discovering problems that weren't apparent during your showings – the ones that could cost you thousands of dollars or create safety hazards down the road.
Be Present
You should absolutely attend your inspection. It's your crash course in home ownership, and missing it would be like skipping the orientation for the biggest investment of your life.
Learn Systems
Use this opportunity to understand your home's mechanical systems, maintenance requirements, and potential issues.
Ask Questions
Engage with your inspector to understand which issues are serious versus cosmetic, and get immediate feedback.
What a Professional Home Inspection Covers
A comprehensive home inspection examines all the critical systems and components of your potential new home. Understanding what's included helps you prepare and know what to expect during this important process.
While the inspection is thorough, standard inspections typically exclude certain specialized systems that may require additional experts, such as septic systems, well water testing, pest inspections, pool systems, environmental hazards, chimneys, and oil tank testing.
Structural Elements
Foundation, basement, floors, walls, ceilings, roof structure, windows, doors, stairs and railings
Major Systems
Plumbing, electrical, heating and cooling systems, including water heaters, service panels, and HVAC equipment
Exterior Components
Siding, trim, garage doors, decks, porches, grading, drainage, walkways, and driveways
Being Present During Your Inspection
Why Your Presence Matters:
  • Educational opportunity to learn about your home's systems
  • Ask questions about maintenance and potential issues
  • Understand priorities - which issues are serious vs. cosmetic
  • Get immediate feedback rather than waiting for the written report
  • Build relationship with inspector for future questions
How to Be a Good Inspection Participant:
  • Arrive on time and stay for the entire process (typically 2-3 hours)
  • Bring a notepad to write down important information
  • Ask questions but don't interfere with the inspector's work
  • Focus on learning rather than looking for problems
  • Take photos of anything the inspector points out
Understanding Inspector Findings
Inspectors typically categorize issues by severity and importance. Knowing these categories helps you prioritize what matters most when deciding how to proceed.
Safety Issues
  • Electrical hazards
  • Structural problems
  • Gas leaks or carbon monoxide risks
  • Fire hazards
Major Defects
  • System failures (heating, cooling, plumbing)
  • Roof leaks or structural issues
  • Foundation problems
  • Major electrical or plumbing defects
Minor Defects
  • Cosmetic issues
  • Normal wear and tear
  • Minor maintenance items
  • Code violations that aren't safety hazards
Maintenance Recommendations
  • Routine upkeep items
  • Preventive maintenance suggestions
  • Energy efficiency improvements
  • Future replacement timelines
Your Options After the Inspection
Proceed with No Changes
If the inspection reveals only minor issues or things you're comfortable handling, you can simply move forward with the purchase as originally agreed.
Request Repairs
You can ask the seller to fix specific issues before closing. However, this often leads to disputes about quality of work, timeline delays, and arguments over what constitutes proper repair.
Request a Credit at Closing
This is the recommended approach. You control the quality of work and choice of contractors, avoid closing delays, prevent arguments about repair quality, can prioritize which items to address first, and it's often more cost-effective than seller's rushed repairs.
Walk Away
If major issues are discovered that make the house unsuitable or unaffordable, you can walk away and all you'll be out is the inspection fee.
Negotiation Strategy After Inspection
Focus on safety and structural issues rather than cosmetic problems when deciding whether to proceed or negotiate further. Here's how to prioritize:
Items Worth Negotiating:
Safety Issues (Always Address)
Electrical hazards, structural integrity problems, heating system safety concerns, water damage or mold issues
Major System Problems
HVAC system failures, roof leaks, plumbing system problems, foundation concerns
Expensive Maintenance Items
Old roof nearing replacement, aging HVAC systems, outdated electrical panels, septic or well issues
Items NOT Worth Negotiating:
Cosmetic Issues
Paint, flooring, or fixture preferences, landscaping or minor exterior issues, cabinet or countertop conditions
Minor Maintenance
Caulking around tubs or windows, minor plumbing drips, squeaky doors or windows, routine maintenance items
Common Long Island Inspection Issues
Basement Water Issues
  • Foundation seepage or flooding
  • Inadequate drainage systems
  • Sump pump failures
  • Poor grading around foundation
Oil Tank Problems
  • Underground tank leaks or abandonment issues
  • Above-ground tank condition and compliance
  • Soil contamination concerns
  • Heating system conversion needs
Electrical System Updates
  • Outdated fuse boxes or panels
  • Insufficient GFCI protection
  • Aluminum wiring concerns
  • Overloaded circuits
Roof and Gutter Problems
  • Missing or damaged shingles
  • Ice dam damage from harsh winters
  • Inadequate attic ventilation
  • Gutter and downspout issues

Note: Most sellers won't allow specific septic inspections or oil tank scans, as they would then know about and have to disclose any problems discovered.
Questions to Ask During the Inspection
About Major Systems:
  • "What's the expected remaining life of the roof/HVAC/water heater?"
  • "What maintenance should I be doing regularly?"
  • "Are there any safety concerns I should address immediately?"
  • "What would you prioritize if this were your house?"
About Specific Issues:
  • "How serious is this problem on a scale of 1-10?"
  • "What would it cost approximately to fix this?"
  • "Is this something I can handle myself or do I need a professional?"
  • "How urgent is this repair?"
About Long-Term Planning:
  • "What systems will likely need replacement in the next 5-10 years?"
  • "Are there any energy efficiency improvements you'd recommend?"
  • "What should I budget annually for maintenance?"
Red Flags During the Inspection:
  • Inspector seems rushed or doesn't thoroughly examine systems
  • Major systems are inaccessible and inspector doesn't note this
  • Seller or listing agent interferes with the inspection process
  • Inspector won't answer questions or explain findings
  • Written report contradicts what inspector told you in person
After the Inspection: Timeline and Making Your Final Decision
Typical Timeline:
  1. Inspection completed (day 1)
  1. Written report received (1-2 days later)
  1. Review with agent (immediately upon receipt)
  1. Your agent submits inspection response (ASAP)
  1. Seller responds to your requests (1-2 days)
  1. Negotiate final terms (may take several rounds)
  1. Agreement reached - documents sent to attorneys
Making Your Final Decision:
Consider the total picture: overall condition vs. price paid, your ability to handle identified issues, long-term costs of ownership, and safety concerns.
Remember, focus on safety and structural issues rather than cosmetic problems. A house with good bones and safe systems can be improved over time, but major structural or safety issues can be expensive and dangerous.
A credit rather than a repair gives you control over the quality and timing of the work. Don't let minor cosmetic issues derail the purchase of an otherwise good home.

Looking Ahead: In our next lesson, we'll dive into the contract process and getting a real estate lawyer. A thorough inspection today prevents expensive surprises tomorrow!
Thomas Brady SFR, e-PRO, SRES, BPOR,C_REPS
Licensed Associate Real Estate Broker/ Director of Operations
Notary Public, Retired N.Y.P.D. Lt., U.S. Air Force Veteran
Vintage American Realty LLC.
1551 Montauk Hwy. Suite E
Oakdale, NY 11769
631-682-8660