If you’ve never been through a home inspection, the process is simpler than it sounds. Here’s how inspection day typically goes.

Before the inspection

Once you’re under contract, schedule the inspection as early as possible in your inspection period. Tell the inspector about anything you noticed on showings — a stain, a smell, a door that sticks — and whether you’ll need wind mitigation, 4-point, or termite (WDO) inspections for insurance or lender purposes so they can be done in the same visit.

When the inspector arrives

The inspector will introduce themselves, explain the process, and get to work. If the seller is present, that’s fine; the inspector works for you, and a professional will explain that respectfully.

During the inspection

A typical single-family home takes two and a half to four hours. The inspector works through the roof, attic, exterior, electrical panel, plumbing, water heater, HVAC, interior rooms, and appliances, taking photos and thermal images and testing what can be tested. You’re welcome to follow along, but the inspector will need to concentrate, so keep a list of questions for the end.

The walk-through

At the end, the inspector should walk you through the significant findings on site: what they are, why they matter, and what kind of contractor would address them. This is the most valuable 20 minutes of the day. Ask everything.

The report

Our written report, with photos and thermal images, is emailed the same day. It’s organized by system, flags safety items and significant defects clearly, and explains each finding in plain language. The report goes to you; you decide who else sees it.

After the inspection

You and your agent review the report and decide what, if anything, to ask the seller for — repairs, a credit, or a price adjustment. The seller can agree, counter, or decline. If the findings are more than you’re willing to take on, your inspection period is when you can walk away.

Who we are

Coastal Home Inspectors is owned by Robert Stewart, a Florida-licensed home inspector (HI1241) and Certified General Contractor (CGC1536680), with roughly 5,000 inspections in Southwest Florida. See pricing or request an inspection.