What Every Buyer and Seller Needs to Know About Home Inspections

What Every Buyer and Seller Needs to Know About Home Inspections

Buying or selling a home is one of the biggest decisions most people ever make, and one of the most misunderstood parts of the entire process is the home inspection. Over the years, I have guided hundreds of clients through inspections, negotiations, and sometimes tough decisions about whether a home is truly right for them.

And if there is one thing I have learned, it is this:

A home inspection should not scare you, it should empower you.

In a recent episode of the Keeping Tabs podcast, we sat down with Andrei Jablokow from WIN Home Inspections. Andrei and I have worked together on multiple transactions, and he is someone I trust to be thorough, honest, and calm in a process that can easily feel overwhelming. Together, we broke down what buyers and sellers need to know about inspections, what really matters, and how to navigate this step with clarity instead of fear.

Here is everything you should know.

What a Home Inspection Really Is, and What It Is Not

A lot of people go into a home inspection thinking it is a pass or fail test.
It is not.

A home inspection is a visual examination of a property, including the exterior structure, roof, mechanical systems, plumbing, electrical, foundation, and more. Inspectors are not ripping open walls or taking apart appliances. They are using their trained eye, experience, and technology, such as drones or moisture meters, to identify:

Current conditions, potential issues, safety concerns, maintenance needs

And here is the key:

Every home, even new construction, even million dollar homes, has issues.
That does not mean the home is bad. It means it is a house.

Buyers, Set the Right Expectations Early

One of the biggest mistakes I see is that buyers wait until the inspection to start thinking about what they are willing to take on.

By the time we are under contract, the mindset should be:

What did we not already know,
instead of
What can we ask for now that we are under contract

Before we ever write an offer, I walk my clients through:

What is normal wear and tear, what is a bigger ticket item, what is disclosed versus undisclosed, what is fair to negotiate, what is unrealistic even if it is technically possible to request

If the heater is 40 years old and the seller disclosed it, we do not get to ask for a new heater.
If a roof is visibly in poor condition and we saw it during the showing, we cannot pretend it is a surprise later.

But if something major appears in the report that we could not have known, absolutely, we talk about credits, repairs, or whether to walk away.

How I Walk Buyers Through an Inspection Report

Once the inspection is complete, Andrei sends the buyer:

A detailed inspection report, a summary page of the top findings, photos of everything he observed

From there, I meet with my clients, usually on Zoom, and we walk through the entire report item by item.

Andrei is always available to jump on a call if something needs clarification. A lot of fear comes from misunderstanding, and communication makes all the difference.

My job is to help buyers:

Identify what matters, ignore cosmetic nitpicks, understand system lifespans, calculate what is fair to request, decide what fits their financial comfort, maintain perspective

Andrei’s job is to give the facts.
My job is to help put those facts in context.

When the Inspection Should Be a Dealbreaker

There are times when it makes sense to walk away.
I have helped clients terminate contracts when the issues were:

Structural, unsafe, too expensive, undisclosed, signs of larger problems, beyond their capacity

Sometimes, the right choice is to stop before you get in too deep, especially with older homes, estate sales, or properties with years of deferred maintenance.

But the termination should be for the right reasons, not:

Trying to renegotiate the original offer, asking for everything in the report, expecting the seller to fix normal homeowner responsibilities

This is where a seasoned agent matters.
A good agent helps you make a smart decision, not an emotional one.

Termites, Radon, Mold, and More, Should You Be Worried

Buyers often panic when they hear words like:

Termites, radon, asbestos, mold

These can be serious concerns, but most of the time they are:

Common, manageable, fixable, less alarming when explained correctly

Termites can be treated.
Radon can be mitigated.
Asbestos can be safe when undisturbed.
Mold can be removed and prevented.

The real question is, How extensive is it, and does it align with your comfort level

Sellers, Should You Get a Pre Listing Inspection

Short answer,
sometimes, and when you do, it can be a huge advantage.

Pre listing inspections are especially helpful when:

Your home is older, the market is slower, the home has been sitting, the home has known issues, you want transparency from day one

Buyers love seeing that a seller has:

Identified issues, fixed what makes sense, priced correctly, kept receipts and service records

It builds trust immediately.

But in a hot market where homes receive multiple offers on day one, a pre inspection may not be necessary.

Every situation is different, and this is why strategy matters.

How to Protect Your Home and Your Wallet

One of the most valuable things Andrei offers is a quarterly home maintenance checklist. Every homeowner, whether buying, selling, or staying put, should follow seasonal maintenance to avoid major, expensive surprises.

A few examples:

Changing filters, checking for moisture, cleaning gutters, servicing HVAC, inspecting caulking, checking for pests, testing detectors

Small efforts prevent big problems.

We will share Andrei’s full checklist as a downloadable resource, and it is worth saving.

Final Thoughts

A home inspection should never feel like a horror show.
With the right inspector and the right agent, it is simply information.

Information that helps you:

Make confident decisions, negotiate fairly, understand maintenance, protect your investment, create a safe and happy home

My goal is to guide clients with transparency, calmness, and clarity. Your home should feel like the right fit, not a financial gamble.

If you have questions about inspections, buying, selling, or whether a home is right for you, I am always here to help.

👉 Schedule a consultation anytime at TabithaHeit.com