Front Porch Wisdom

Practical Home Buying, Selling & Living Advice

Should You Attend the Home Inspection?

Introduction

Many homebuyers assume they should stay away while the home inspection is taking place. Others feel they should be there from beginning to end. So, which approach is best?

The answer may surprise you.

Think of the home inspection as your first owner’s manual. Rather than viewing it as a pass-or-fail test, think of it as an opportunity to learn about the home you’re hoping to purchase. Attending at least part of the inspection can be one of the most valuable learning experiences you’ll have—not because you’re there to inspect the home yourself, but because you’ll gain firsthand knowledge that will serve you long after closing.

1. What Is the Purpose of a Home Inspection?

A home inspection is a visual evaluation of the home’s major systems and components. The inspector is looking for safety concerns, deferred maintenance, defective components, and items that may need attention in the future.

It’s important to remember that no home is perfect—not even a brand-new one. Every inspection report will contain findings. The key is understanding which items are routine maintenance and which deserve closer attention.

2. Why You Should Attend

If possible, I encourage buyers to attend the inspection—or at least the final 30 to 60 minutes.

Being present allows you to:

• See issues firsthand instead of trying to interpret a written report.
• Learn where important components are located, such as the electrical panel, water shutoff valve, HVAC filters, and water heater.
• Receive valuable maintenance tips directly from the inspector.
• Ask questions while standing in front of the item being discussed.

One suggestion: you don’t need to follow the inspector from room to room every minute of the inspection. In fact, inspectors need the freedom to concentrate without feeling like someone is looking over their shoulder.

Instead, stay nearby. That way, if the inspector discovers something important or wants to explain how a particular system works, they can easily invite you over. Those few minutes of one-on-one explanation are often the most valuable part of the entire inspection.

3. What Not to Do

Remember that the inspector has an important job to do.

Give them the space they need to perform a thorough inspection, avoid interrupting them while they’re concentrating, and save non-urgent questions for natural breaks or the final walkthrough.

A professional inspector will usually be happy to answer your questions and explain their findings—they simply need the opportunity to complete their work carefully.

4. Every Home Has Imperfections

One of the biggest surprises for first-time buyers is the length of the inspection report.

Even well-maintained homes often generate pages of comments. Many of these items involve routine maintenance, normal wear and tear, or recommendations for future upkeep.

Don’t let the number of items alarm you. The goal is to distinguish between cosmetic issues and those involving safety, major systems, or expensive repairs.

5. Your Realtor® Will Help Put Things in Perspective

This is where an experienced Realtor® becomes especially valuable.

Together, you’ll review the report and determine:

• Which items are significant.
• Which repairs may warrant further evaluation.
• What is reasonable to request from the seller.
• What may simply become part of your future home maintenance.

The objective isn’t to create a “perfect” house. It’s to make an informed decision with realistic expectations.

6. The Inspection Is Information—Not Negotiation

One of the most important things to remember is that the home inspection and the repair negotiation are two separate steps.

The inspection’s purpose is to help you understand the home’s condition. It gives you the information you need to make informed decisions and discuss your options with your Realtor®.

Not every item in the report needs to become a repair request. In fact, many observations simply become part of your future home maintenance as the new owner.

Once you understand what the report is telling you, you and your Realtor® can decide which items truly deserve discussion with the seller.

7. Be Reasonable With Repair Requests

One lesson I’ve learned over the years is that the inspection report shouldn’t become a wish list.

It’s perfectly appropriate to ask the seller to address significant health, safety, or major system concerns. But requesting repairs for every small maintenance item or cosmetic imperfection can sometimes jeopardize an otherwise excellent transaction.

In fact, that’s exactly how my son and I ended up purchasing the home we live in today.

We toured the home and called the listing agent with a few questions, only to learn that it had gone under contract earlier that same day. Naturally, we were disappointed.

A short time later, the listing agent called us back. The first buyers had submitted such an extensive Request for Repairs that, according to the listing agent, they were asking for “the moon and the stars.” More importantly, they weren’t willing to negotiate.

The transaction fell apart.

We immediately submitted our offer, it was accepted, and about 30 days later we became the proud owners of the home.

Ironically, many of the items that caused the first buyers to walk away were things we addressed ourselves over time. We still believe this home was one of the best decisions we’ve ever made.

While buyers should absolutely protect their interests, successful negotiations usually involve reasonable expectations and a willingness to work together toward a solution.

A Little Front Porch Wisdom

After attending hundreds of home inspections over the years, I’ve noticed something interesting.

Buyers who attend the inspection—even if only for part of it—almost always feel more comfortable about their purchase. They leave with practical knowledge about their new home instead of simply receiving a report filled with technical terms and photographs.

The inspection isn’t just about identifying concerns. It’s an opportunity to become acquainted with your future home and learn how to care for it from someone who understands its systems.

Closing

Whether you’re buying your first home or your fifth, understanding the inspection process can help you make informed decisions and avoid unnecessary stress.

If you’re thinking about buying a home in Tucson or Oro Valley and have questions about the inspection process, we’d be happy to help you prepare for every step of the journey.

 Until next time…

Pull up a rocking chair and join us again for another helping of Front Porch Wisdom.

Lori Crouch, Associate Broker
Patty Crouch, REALTOR®
Crouch Desert Duo

Your Neighbors and Your Realtors®