You've found a home, negotiated an offer and you're officially under contract.
Now comes one of the most important steps before closing: the home inspection.
For many buyers—especially first-time homebuyers—the inspection can feel a little overwhelming. An inspector may identify dozens of items throughout the property, and it can be difficult to know what's normal, what's concerning and what happens next.
Here's what Iowa homebuyers should know about the home inspection process, from scheduling the inspection to negotiating any concerns that come up.
What Is a Home Inspection?
A home inspection is an evaluation of the visible and accessible components of a property.
A professional home inspector examines the home and provides a report documenting the condition of the property and issues observed at the time of the inspection.
Depending on the home and inspection, this may include:
Roof and exterior
Foundation and structural components
Electrical system
Plumbing
Heating and cooling systems
Windows and doors
Attic and insulation
Basement or crawl space
Interior walls, ceilings and floors
Built-in components and appliances
Drainage and grading around the home
The exact scope can vary depending on the inspector and services you've selected.
A home inspection isn't a guarantee that nothing will ever go wrong with the property. It's intended to give you a better understanding of the home's current condition before moving forward with the purchase.
When Does the Home Inspection Happen?
In a typical Iowa home purchase, inspections take place after the buyer and seller have an accepted purchase agreement.
The purchase agreement establishes the inspection terms and deadlines, so pay attention to those dates.
Once you're under contract, you'll want to schedule the appropriate inspections promptly so there's enough time to complete them, review the results and make any decisions required under your agreement.
Your real estate agent can help you keep track of those deadlines throughout the process.
Who Chooses the Home Inspector?
The buyer generally selects the home inspector.
Your real estate agent may be able to provide names of inspectors who work in the area, but the decision of whom to hire is ultimately yours.
When comparing inspectors, consider asking about:
Experience
Qualifications and certifications
What the inspection includes
How long the inspection typically takes
What the report looks like
When you'll receive the report
Pricing
Additional inspection services offered
You may also want to see a sample report before making your decision.
Should Buyers Attend the Home Inspection?
When possible, we generally recommend that buyers attend at least part of their home inspection.
This is an opportunity to learn about the house beyond what you saw during your showing.
Your inspector may be able to point out where important components are located, explain how systems operate and show you areas you'll want to monitor or maintain after moving in.
Reading about an issue in a report later isn't always the same as standing in the basement while an inspector shows you exactly what they're seeing.
It can also be a great opportunity to ask questions.
How Long Does a Home Inspection Take?
There's no universal timeframe.
The size, age and condition of the property can all affect how long an inspection takes.
A small condo may require less time than a large acreage with multiple structures. An older property or a home with numerous concerns may also require more time.
Your inspector should be able to give you an idea of what to expect when you schedule the appointment.
What Other Inspections Might an Iowa Buyer Consider?
A general home inspection isn't necessarily the only inspection available to you.
Depending on the property, location and terms of your purchase agreement, buyers may consider additional evaluations such as:
Radon testing
Sewer line inspection
Septic inspection
Well inspection or water testing
Pest or wood-destroying insect inspection
Mold evaluation
Chimney inspection
Structural evaluation
Specialized electrical, plumbing or HVAC evaluation
Not every property needs every inspection.
For example, a home on city water and sewer presents different considerations than an acreage with a private well and septic system.
Your agent and inspector can help you identify additional inspections you may want to consider based on the specific property.
What Happens After the Inspection?
After completing the inspection, your inspector will typically provide a written report.
Don't be surprised if it's long.
Even a well-maintained home can have a lengthy inspection report.
Inspectors may document everything from significant concerns to relatively minor maintenance items. Seeing dozens of items listed doesn't necessarily mean you've purchased a "bad house."
Instead of focusing only on the number of items, look at the nature and severity of the findings.
Your real estate agent can then help you review the report within the context of your purchase agreement and determine what your next steps may be.
What Should You Pay the Most Attention To?
Every buyer has a different comfort level, but certain issues tend to deserve closer attention because of their potential cost or impact.
These may include:
Structural concerns
Foundation movement, significant cracking or other structural issues may require further evaluation.
Roof condition
A roof nearing the end of its useful life can represent a substantial future expense.
Water intrusion
Active leaks, basement moisture and signs of previous water damage deserve attention.
Electrical concerns
Certain electrical issues can present safety concerns and may warrant evaluation by a qualified electrician.
Plumbing issues
Leaks, damaged plumbing or sewer-related concerns can range from simple fixes to major repairs.
HVAC systems
The condition and approximate age of the furnace and air conditioner can help you anticipate future expenses.
Health or safety concerns
Issues involving radon, mold or other potential hazards may warrant additional testing or professional evaluation.
Your inspector may recommend that a specialist evaluate certain findings before you make a final decision.
Can Buyers Ask Sellers to Fix Everything?
This is where expectations matter.
A home inspection isn't necessarily an opportunity to make an existing home brand new.
Homes require maintenance, and most inspection reports will include minor defects, wear and items that could be improved.
Depending on the terms of your purchase agreement and the inspection findings, you may have options for addressing concerns with the seller.
Instead of focusing on every loose handle or cosmetic imperfection, buyers often prioritize larger concerns involving safety, major systems, structural components or unexpected expenses.
Your real estate agent can help you understand the options available under your specific contract.
Repairs vs. Credits: What's the Difference?
If an inspection identifies an issue that the buyer wants addressed, there may be different ways to negotiate it.
One option is requesting that the seller complete an agreed-upon repair before closing.
Another possibility may be negotiating a financial concession or other adjustment, when allowed by the purchase agreement and the buyer's financing.
There are advantages and disadvantages to each approach.
A seller-completed repair means the issue may be resolved before you take ownership. On the other hand, some buyers prefer to handle certain repairs themselves after closing so they can choose the contractor and determine exactly how the work is completed.
The best option depends on the issue, transaction and financing.
What If the Inspection Finds a Major Problem?
Finding something significant doesn't automatically mean the purchase is over.
First, determine exactly what the issue is.
An inspector may recommend bringing in a structural engineer, electrician, plumber, roofer or another qualified professional for a more detailed evaluation.
That additional information can help you understand:
How serious the problem is
Whether it needs immediate attention
What may be required to correct it
Approximately what the repair could cost
From there, your options will depend on the terms of your purchase agreement.
This is another reason inspection deadlines are important. Don't wait until the last minute to investigate a significant finding.
What Should Sellers Expect During a Home Inspection?
If you're selling your home, the buyer's inspection can feel a little nerve-racking.
Remember: almost every home has something that will appear on an inspection report.
Before the inspection, make sure the inspector can easily access important areas of the property, including:
Electrical panel
Furnace and water heater
Attic access
Basement or crawl space
Under sinks
Garage
Any other mechanical areas
It's also a good idea to replace burned-out light bulbs and make sure utilities are operating as expected.
Once the inspection is complete, the buyer may submit a request based on the findings—or they may move forward without asking for changes.
Your real estate agent can help you evaluate any requests and determine how you want to respond.
Should Sellers Get a Pre-Listing Inspection?
In some situations, a seller may choose to have the home inspected before listing.
A pre-listing inspection can potentially identify issues before buyers discover them, giving the seller more time to make repairs or gather additional information.
However, it's not the right strategy for every property.
If you're considering a pre-listing inspection, talk with your real estate agent first about the potential advantages, disadvantages and disclosure considerations.
Don't Panic When You Receive the Inspection Report
This may be the most important advice for buyers.
Inspection reports can look intimidating.
You may receive a document filled with photos, warnings, recommendations and dozens of observations.
Take your time reviewing it.
Ask questions.
Determine which issues are significant and which are normal maintenance items.
Get additional professional opinions when necessary.
Then make your decisions based on the actual condition of the property and the terms of your purchase agreement—not simply the number of pages in the report.
Buying a Home in Central Iowa?
A home inspection is just one step between an accepted offer and getting the keys, but it's an important one.
At the Hokel Real Estate Team, we help buyers throughout Ankeny, Ames, Huxley and the Des Moines metro understand what to expect throughout the buying process—from writing an offer and navigating inspections to appraisal and closing.
We'll help you keep track of important deadlines, understand your options and determine when additional information may be needed so you can make informed decisions about your purchase.
Thinking about buying a home in Central Iowa? Contact the Hokel Real Estate Team and let's talk about your home search.
This information is intended as a general overview of the home inspection process and is not legal, financial or inspection advice. Inspection rights, deadlines and remedies depend on the terms of the specific purchase agreement.