The home inspection usually occurs within 2–10 business days after the contract is accepted.
The buyer will schedule the inspection, and their Broker will confirm the day/time work for us (we want to accommodate it). Most inspectors do not work evenings or Sundays. The home inspection must occurs quickly as it often takes the inspector 1-2 days to write the report after the inspection. Sellers should not be present for the home inspection. Instead, it’s a time for the buyer and the buyer’s Broker to be alone in the property with the inspector. For condos, plan to be gone for 2 hours. For single family homes, the inspection can take 3–4 hours depending on the size of the home. The home should look just like it did for the showings with beds made, dishes put away, pets out of the home, etc.
After the inspection, the inspector will write the inspection report. This usually takes a day. Then the buyer will need to review the report, and potentially get contractors/specialists out to give bids for work recommended. The buyer’s Realtor can ask us for any credits or repairs the buyer wants. We’ll then negotiate these items back and forth and, hopefully, come to an agreement. If major problems are found during the inspection, the buyer does have the right to walk away from the deal, and the earnest money will be returned to them. Any agreed-upon repairs need to be completed before the final walkthrough, which usually occurs 3 days before closing, and receipts need to be provided to the buyer showing the required work was completed and paid for in full prior to the walkthrough.
Questions? Contact us at andi@andidyer(dot)com or 360-734-6479.
This content is not the product of the National Association of REALTORS®, and may not reflect NAR’s viewpoint or position on these topics and NAR does not verify the accuracy of the content.