What Is a Home Inspection?
If you’re buying a home, you’ll probably hear the words “home inspection” pretty quickly.
And if you’re a first-time buyer? It can sound a little intimidating.
A lot of buyers worry the inspection is a big test the house has to pass.
Good news: that’s not how it works.
A home inspection is simply a way to better understand the home you’re buying: the good, the not-so-good, and the things you may want to plan for.
What Does a Home Inspector Look At?
A home inspection is a visual evaluation of a property’s condition during the buying process.
The inspector reviews major components of the home, including things like:
• Roof
• Plumbing
• Electrical systems
• Heating + cooling
• Foundation
• Attic + crawlspace
• Appliances
The inspector’s job is not to decide if you should buy the home.
Their job is to give you information so you can make an educated decision.
Who Pays For The Home Inspection?
Typically, the buyer pays for the home inspection.
This allows the buyer to choose their own inspector and hire someone who is working for them.
The cost can vary depending on the property, size of the home, and what additional inspections you choose to do.
Some buyers also choose additional inspections like:
• Sewer scope
• Septic inspection
• Structural evaluation
• Specialty inspections when needed
Every home is different, so the goal is making sure you have the right information for that specific property.
How Long Do Buyers Have To Complete The Inspection?
This depends on your contract.
In Washington, the buyer and seller agree on the inspection timeline when writing the offer.
A common timeframe is around 5–10 days to complete inspections, review the report, and decide what comes next.
That timeline matters, because it’s not just scheduling the inspection.
It’s also giving yourself time to understand the results and decide how you want to move forward.
Do Homes Pass or Fail Inspection?
Nope.
This is one of the biggest misconceptions.
A home inspection is not a pass/fail test.
The goal isn’t to find a perfect home.
The goal is to understand the home.
Every home has findings.
Yes, even brand new homes.
A 50+ page inspection report does not automatically mean something is wrong. Inspectors are documenting everything they see, from small maintenance items to larger concerns.
The Inspection Report Is Long… Now What?
This is where having the right perspective matters.
Instead of looking at every single item the same way, I like to break things into categories:
🔴 Red:
Major safety concerns, expensive repairs, or true deal breakers.
🟠 Orange:
Important items to discuss, research, or potentially negotiate.
🟡 Yellow:
Maintenance items and future projects to plan for.
Before responding, ask yourself:
“What would stop me from wanting this home?”
Start there.
What Happens After The Inspection?
Depending on your contract, buyers may have options like:
✔ Move forward with the purchase
✔ Negotiate repairs or credits
✔ Terminate the contract
The inspection is there to protect you and help you make the best decision for you.
Because buying a home shouldn’t be about surprises.
It should be about understanding what you’re saying yes to.
Real Estate Terms Don't Have to Be Confusing
The home buying process comes with plenty of unfamiliar terms, but understanding them can help you feel more confident every step of the way.
Have questions about buying a home in Tacoma or anywhere in the Puget Sound area? I'd love to help.