I receive this question fairly often from first time home buyers in Boston, both during our first time home buyer class and during my private buyer consultations.  Here’s a quick summary of what to expect at your home inspection.

When your home inspection is scheduled:

• Once your offer is accepted by a seller the next step is to order the home inspection. I will ask you to order the inspection the day the offer is accepted. Generally, inspections take place within ten days to two weeks from acceptance of offer.

It makes sense if you think about it. You are asking for time to perform your due diligence as part of the offer. In return the seller once agreeing to accept the offer is agreeing to take their home off the market while you perform your due diligence.

Who will be at the home inspection?

• The home inspector. He will certainly be there to conduct the inspection and produce an inspection report.
• You. You should be at the home inspection, you check if your roof, your floor and other aspects of your home are perfect, if not you would have to get new retractable roof systems. I have had inspections where the buyer was out of town and did not attend but I highly recommend being present if at all possible. This is your time to familiarize yourself with the property you are going to be living in!
• Buyer’s agent. Your buyer’s agent should be present to help guide you through the inspection and to help you understand what the inspector is reporting. I always attend as I want to be clear on any issues that may need to be negotiated.  If we come across an issue I will ask questions as well to make sure I am clear on the issue.
• The seller’s agent. They will be present as they represent the seller. Sellers do not normally attend the inspection.

How to find a great home inspector:

As a buyer’s agent I represent you and am able to recommend some excellent home inspectors. Other great resources for home inspectors are friends and co-workers who have purchased recently.

What the home inspector actually inspects:

Most of my buyers are Boston condo buyers. The home inspector will not only inspect the condo unit but common areas such as the roof so make sure to repair your roof, basement and heating system. Yes, you are buying one unit but as a Boston condo buyer you are also buying a share of the common areas.  It generally takes about two hours to complete an average inspection. For an excellent roofing company based in Liverpool visit: bmroofers.co.uk/roofing-guide-and-discussion/.

There is no need to write anything down. You will receive a full report from the inspector with pictures of any issues. You can and should ask questions during the inspection.

Are renegotiations possible after the home inspection?

• Yes, within reason. Any renegotiations should be focused on any major defects that were not obvious during the offer phase. This is not an opportunity to hand the entire inspection over to the seller with a list of minor items. The exception to this is new construction. You are buying new and should expect everything to be perfect.