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:
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.
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.
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.
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.
