When you're in the process of buying a home, there's one condition that should almost never be skipped (when the choice is there)—the home inspection. It might not be the most exciting part of the journey, but it’s one of the most important. A home inspection helps protect your investment and gives you the clarity and confidence you need before moving forward with a purchase.

So why is it necessary, and what’s the real purpose of a home inspection?

What Is a Home Inspection?

A home inspection is a thorough assessment of the property's condition, typically performed by a certified home inspector. They examine the home’s major systems—roof, plumbing, electrical, heating, foundation, structure, insulation, and more—to identify any existing or potential issues.

This inspection typically happens during the conditional period of a purchase contract. That means the deal is in motion, but certain conditions (like financing, condo document review, and the home inspection) still need to be satisfied before the sale becomes firm.

Why Are Home Inspections Necessary?

Here’s what a home inspection does for you:

1. Uncovers Hidden Problems: A home might look great on the surface, but an inspector can reveal issues that aren’t visible to the untrained eye—like moisture in the basement, old wiring, unsafe decks, or a roof near the end of its lifespan.

2. Gives You Negotiating Power: If the inspection turns up concerns, you can negotiate repairs or a price reduction, or in some cases, walk away entirely. It gives you leverage—and options.

3. Provides Peace of Mind: Whether the inspection reveals serious concerns or a clean bill of health, it helps buyers feel confident about the property they’re buying. This is your chance to learn what you’re walking into.

4. Protects Your Investment: Buying a home is one of the biggest financial decisions you’ll ever make. An inspection helps you make sure you’re investing wisely, not walking into a money pit.

What About New Builds? Do You Still Need an Inspection?

Absolutely. Even though everything is brand new, mistakes can happen—poor workmanship, rushed timelines, or overlooked safety concerns can all appear in new construction homes. Just because it’s new doesn’t mean it’s perfect.

If you're buying a brand new home, it’s strongly recommended to conduct a home inspection prior to possession—and even better, consider doing phase inspections during the build process if your builder allows it.

What Are Phase Inspections? These smaller detailed inspections are completed at various stages of the construction process, such as:

• Foundation inspection – before the concrete is poured

• Framing inspection – before drywall goes up

• Pre-drywall inspection – to review plumbing, wiring, insulation, and framing

• Final inspection – once construction is complete, just before possession

These inspections should be agreed upon in writing between the buyer and the builder, typically at the time of contract. Not all builders allow them, but if yours does—it’s a fantastic way to catch issues early and avoid costly repairs after move-in.

Extra Costs to Know About:

Most home inspectors charge a flat rate for their base inspection, typically ranging from $400–$600, depending on the size and age of the home. However, there are optional add-ons you may want to consider depending on the property.

Be ready for these potential extras that aren't usually covered in the basic price:

• Radon testing: $150–$300

• Sewer scope inspection: $250–$350

• Mould inspection: $250–$500

• Thermal imaging: $100–$200

These services dig deeper into hidden risks and can be especially helpful in older homes or if you suspect a specific problem. Don’t pick the cheapest inspector just to save money. A thorough inspection might cost a little more upfront, but it could save you thousands by catching issues a cheaper inspection might miss.

What Happens After the Inspection?

Once the inspector provides their report, you and your agent can discuss the findings. You might decide to:

• Move forward and waive the condition

• Request repairs or credits

• Renegotiate the price

• Or, if the issues are too big to take on, walk away

With new homes, the final inspection can also help create your pre-possession deficiency list for the builder to address.

Conclusion:

A home inspection is not just a formality—it's your opportunity to dig beneath the surface and ensure the home is safe, sound, and worth the price. Whether it’s a decades-old character home or a brand-new build, a proper inspection offers protection and peace of mind.

Don’t skip it. Don’t rush it. Take the time to get it done right—your future self will thank you.

Selling a home in a red-hot seller’s market can feel like a breeze—homes get snapped up in days, sometimes with multiple offers and over-asking prices. But when the market shifts into a buyer’s market or even a balanced one, it’s a whole different game. Buyers have more options, more time, and more leverage. So, if you're planning to sell in this type of market, you've got to bring your A-game.

Here are 5 must-do’s to make sure your home stands out and sells for top dollar—even when buyers hold most o the cards.

1. Clean and Prep Your Home Like It’s Going on a First Date

First impressions matter. You want buyers to walk in and feel like this could be the one. A deep clean is a non-negotiable—windows, baseboards, carpets, and everything in between. Go one step further with staging: declutter, depersonalize, and create an inviting space that lets buyers picture themselves living there. A fresh coat of neutral paint and some minor decor touches can work wonders.

Think “showroom,” not “lived-in.”

2. Tackle the Small Repairs You’ve Been Putting Off

In a market where buyers have choices, even the tiniest flaws can raise red flags. That dripping faucet, loose doorknob, cracked tile, or sticky sliding door might seem small—but they suggest the home hasn’t been maintained.

Fix what you can before listing. It shows pride of ownership and removes any excuses a buyer might have to negotiate down the price.

3. Be Flexible with Showings and Buyer Schedules

Your home is now a product—and that means making it easy for buyers to see it. Limiting showing times or declining appointments can quickly push serious buyers to the next listing.

If you can, allow for short notice showings and keep the home clean and “show-ready” at all times. The more eyes on your home, the better your odds of getting a strong offer.

4. Get Professional Marketing Done—No Cell Phone Pics Allowed

This is where your realtor should shine. Professional photography, virtual tours, floor plans, social media exposure, and quality listing write-ups are critical.

Buyers do their research online before even stepping foot in a home. Great marketing helps your listing stand out from the rest and creates more demand before anyone walks through the door.

5. Hire the Right Realtor (The One Who Actually Does the Work)

Not all agents are created equal—especially in a market where homes aren’t selling themselves. You need someone who will hustle, market your home like a business, communicate clearly, and guide you with strategy (not guesswork).

Ask potential agents:

• What’s your marketing plan?

• How will you price my home competitively?

• How often will I hear from you?

• How will you handle feedback and negotiations?

A great realtor doesn’t just list your home. They sell it.

Conclusion:

Selling in a buyer or balanced market requires more than just putting a “For Sale” sign on the lawn. It takes prep, strategy, flexibility, and the right realtor behind you. But with the right approach, you can absolutely sell your home successfully—and for a price you’re happy with.

Thinking about selling and not sure where to start? I’d be happy to chat—no pressure, just good advice.