When you’re under contract on a home, one of the most critical steps in the process is the home inspection. It’s your opportunity to understand the true condition of the property before closing—and it can be the difference between a confident purchase and an expensive regret.

Why an Inspection Matters

A general home inspection helps uncover issues that may not be obvious during a showing. While it doesn’t guarantee a perfect home (no inspection does), it provides a professional assessment of the home’s structure, systems, and safety. This empowers you as a buyer to move forward with eyes wide open and, if needed, request repairs or credits.

While buyers are free to use any inspector they choose, we typically recommend inspectors who are both thorough and realistic—those who understand the real estate process and can distinguish between serious concerns and typical aging in a home. A great inspector knows what’s important to you as the buyer, even if those concerns may not necessarily warrant a credit or repair.

What’s Commonly Found During an Inspection

• Roof issues (missing shingles, wear, or age concerns)

• Foundation cracks or movement

• Outdated electrical systems or panels

• Plumbing leaks or water heater concerns

• HVAC age or poor maintenance

• Drainage or grading issues

• Appliance performance and installation

• Window seals and door function

• Attic ventilation and insulation

Some of these are more negotiable than others—and that’s where context matters.

What You Might Be Able to Negotiate

When an inspection reveals material problems that affect the safety or function of the home, you may be able to negotiate for:

• Replacement of major systems near end of life (like HVAC or water heater)

• Repairs for active leaks, drainage problems, or pest infestations

• Safety issues such as exposed wiring or gas leaks

• Clear signs of structural issues or improper work

• Problems not disclosed in the seller’s disclosure notice

For example, if an older home still has aluminum wiring, which is widely considered a safety hazard, and that was not disclosed in the seller’s notice, it’s much more likely to be a valid concern you can raise.

What’s Typically Not Considered Negotiable

Just because something matters to a buyer doesn’t mean it will trigger a repair or credit. Here are some common examples:

• Cosmetic issues (paint, flooring wear, aging finishes)

• Minor code changes that occurred after the home was built

  Electrical codes, for example, change often—sometimes annually. Just because a home no longer meets the newest standard doesn’t mean it’s unsafe or requires a seller to upgrade. Most sellers won’t retrofit systems that were compliant when installed.

Disclosed items in the seller’s disclosure

If the seller told you the roof was patched, the HVAC was original, or the fence leans a little—and you made an offer anyway—those items are considered factored into the price.

Visible issues you could see during the showing

Peeling exterior paint, a sloped driveway, or aging kitchen countertops are not surprises. Offers are expected to reflect the home’s visible condition.

The Seller’s Disclosure Is Key

One important document often overlooked is the Seller’s Disclosure Notice. This is where the seller legally shares known issues with the home—from past flooding to appliance history to foundation repairs. If your inspection report simply reiterates something already disclosed, it’s unlikely the seller will consider that a reason to renegotiate. Transparency is the goal—and if you see something in the disclosure that concerns you, it’s best to adjust your offer accordingly, not expect to negotiate it later.

We always tell our buyers to write their offer with the home’s age and condition in mind. If it’s a 25-year-old house with dated finishes and an original roof, you should expect there to be issues found during the inspection. A thoughtful offer accounts for what’s visible, disclosed or realistic. An inspection isn’t about getting a perfect home—it’s about being prepared and making informed decisions.