The Home Inspection Isn't Pass or Fail

Every House Has an Inspection Report, Because Every House Has a History.

Even a beautifully maintained home will have inspection findings, and so will a brand-new home.

Inspectors are paid to look closely and report what they observe. They’re going to find things, and if they don't, FIRE THEM IMMEDIATELY.

Some findings may be significant. Others may be routine maintenance, minor repairs, aging components, or simply things you should know about as the future owner.

Side note-on the sale of one of my previous personal residences, the inspector noted in the report that the clock on the stove was incorrect. I was furious and was feeling judged. But the man was only doing his job. SELLERS-please don't ever take these things personally. It's a waste of your emotional bandwidth.  I speak from experience.

That’s why the length of the inspection report by itself doesn’t tell you very much. What matters is understanding what the findings actually mean.

Not Every Finding Carries the Same Weight

A loose door handle and an aging HVAC system shouldn't necessarily receive the same amount of attention.

During the inspection period, I encourage buyers to separate the findings into categories. What could affect safety? What could involve a significant expense? What needs attention soon? What is routine maintenance? And what is simply part of owning a home?

That distinction matters because inspection reports can become overwhelming very quickly when every item feels equally urgent. Usually, it isn't.

What Can Be Negotiated?

This is where strategy becomes important.

Depending on the property, the contract, the market, and the findings themselves, a buyer may decide to request repairs, ask for a credit or other concession, renegotiate certain terms, or simply accept some items as part of purchasing the home.

That doesn't mean the inspection period should become an opportunity to hand the seller the entire report and ask them to fix everything. For a million reasons, please do not do this.

The goal is to identify the items that actually matter to you and determine the most sensible way to address them.

Sometimes that means asking the seller to make a repair.

Sometimes having your own contractor handle something after closing is the better option.

And sometimes the right decision is simply to know about an issue and move forward.

What If the Inspection Finds Something Significant?

Occasionally, an inspection uncovers something that genuinely changes the overall picture.

A major roof issue. Significant electrical concerns. HVAC problems. Plumbing or sewer issues. Evidence of water intrusion. Or something else that warrants additional investigation.

That's when slowing down and gathering more information becomes especially important.

A home inspector may recommend evaluation by a specialist. Getting that additional information can help you understand the scope of the issue, the likely cost, and what options may be available before you make your next decision. The important thing is not to panic — and not to ignore it. This is also the reason that once your inspection period begins, do not delay in getting your general inspection done. The worst thing to happen at this point is to find out that further investigation is warranted but you only have a finite amount of time remaining in your inspection period. This will stress everyone out, including your agent.

Get the information. Then make the decision.

The Real Question After an Inspection

At the end of the inspection period, the question isn't: “Did the house pass?”

‍It's: “Now that I know more about this house, does buying it still make sense for me?”

‍Sometimes the answer is an enthusiastic yes.

Sometimes it's yes, provided certain issues can be resolved.

And occasionally, the information uncovered during inspections changes the decision entirely.

All three are legitimate outcomes.

The purpose of the inspection is to help you make that decision with your eyes open.

And at the end of the day, ANYTHING can be fixed, and EVERYTHING has a solution.

Information First. Strategy Second.

Buying a home doesn't require finding a property with nothing wrong with it. That property probably doesn't exist.

It requires understanding what you're buying, deciding what matters to you, and having a strategy for dealing with the things that come up along the way.

Ultimately, a home inspection isn't a verdict. It's information — and good information helps you make better decisions.