The First-Time Home Buyer’s Complete Guide to Home Inspections

Written By: Sean Struckmeyer | Tech Inspect Home Services

Buying your first home is one of the most exciting and nerve-wracking experiences you’ll ever be involved in. For one, it’s a very fast process, between the time you make an offer and sign the contract and move in, only 30-45 days may elapse. Between mortgage applications, real estate negotiations, scheduling inspections, getting quotes from contractors, and mountains of paperwork, it’s easy to feel overwhelmed. But there’s one step in the home buying process that you absolutely cannot skip: the home inspection.

A professional home inspection is your best defense against costly surprises and buyer’s remorse. This comprehensive guide will walk you through everything first-time home buyers need to know about home inspections, from what they cover to how to interpret the results.

What Is a Home Inspection and Why Do You Need One?

According to the InterNACHI Standards of Practice; A home inspection is a non-invasive, visual examination of the accessible areas of a residential property (as delineated below), performed for a fee, which is designed to identify defects within specific systems and components defined by the Standards that are both observed and deemed material by the inspector.

A certified home inspector evaluates the home from the foundation to the roof, identifying existing problems, potential safety issues, and items that may need repair or replacement in the near future.

Why Home Inspections Are Critical for First-Time Buyers

Protect Your Investment

Your home is likely the largest purchase you’ll ever make, a home is obviously much bigger than a vehicle, and home loans are generally 15 or 30 year commitments. That’s 30 years of monthly payments you are committing to.
Home Inspections help identify hidden problems before you commit to buying. If a home has serious problems that would or could cost a significant amount of money to resolve, there may not be enough room in your budget to fix these things and then your home may become a burden instead of a blessing.
Prevents you from inheriting someone else’s maintenance nightmares. If a home was neglected for years or decades, the amount of maintenance and issues can really stack up. While the home may have appreciated value over time, the lack of maintenance may significantly detract from it’s value. This is where the home inspection report can help negotiate that difference.
Can save you thousands, possibly tens of thousands, in unexpected repairs. Without a home inspection to provide documentation and an assessment of the home’s condition, you may be buying into it blind.

Provides Negotiating Power

Discovery of major issues gives you leverage to renegotiate the price or ask for price credits. At Tech Inspect Home Services, I pride myself on providing consistent, thorough reports that clearly document WHY something is an issue and provide a couple of options to
Request repairs before closing or ask for seller credits
Can walk away from the deal if problems are too severe
Ensures you’re paying fair market value for the property’s actual condition

Offers Peace of Mind

Removes the guesswork from your purchase decision
Help you understand what you’re buying
Creates a baseline for future maintenance planning
Reduces anxiety about post-purchase surprises

Educational Opportunity

Learn about your new home systems and components
Understand maintenance requirements and schedules
Get professional advice on priorities for upgrades
Ask questions directly from an experienced professional

What Does a Home Inspection Cover?

A comprehensive home inspection provides a visual examination of all major systems and components of the property. For a more complete breakdown visit: https://www.techinspecthome.com/whats-included-in-a-home-inspection-a-complete-guide-to-internachi-standards-and-tech-inspect-home-services-approach/

Structural Components

Foundation and Structure

Foundation walls, floors, and supports
Basement and crawl space conditions
Structural integrity and settling issues
Water intrusion or moisture problems
Cracks, bowing, or movement in walls

Roof System

Shingle or roofing material condition
- Broken, loose, missing shingles
Flashing around chimneys and vents
Roof penetrations like Flues or Drain Waste Vent pipes
- Installation of these and flashing
Gutters and Downspouts
Attic ventilation
Evidence of leaks or previous repairs

Exterior Elements

Siding condition and maintenance needs
Window and door functionality and seals
Grading and drainage around the foundation
Driveways, walkways, and retaining walls
Decks, porches, and railings
Flashing

Mechanical Systems

Heating, Ventilation, and Air Conditioning (HVAC)

Furnace or boiler operation and condition
Air conditioning system performance and installation
Ductwork and ventilation adequacy
Age and expected lifespan of equipment
Safety concerns like carbon monoxide risks

Plumbing System

Water supply lines and pressure
Drain, waste, and vent systems
Water heater condition and age
Fixtures and faucet operation
- Toilets
- Sinks
- Tubs / Showers
Evidence of leaks or water damage
Sewer line condition (requires a separate inspection)

Electrical System

Service panel capacity and condition
Wiring type and condition throughout home
GFCI and AFCI protection in required areas
Outlets, switches, and light fixtures
Smoke and carbon monoxide detectors
Safety hazards or outdated components

Interior Components

Rooms and Living Spaces

Wall, ceiling, and floor conditions
Door and window operation
Stair safety and handrails
Built-in appliances (often tested but not fully evaluated)
Signs of water damage, mold, or pest infestation

Insulation and Ventilation

Attic insulation type and adequacy
Bathroom and kitchen ventilation
Moisture control systems
Energy efficiency concerns

What’s NOT Included in a Standard Home Inspection

It’s important to understand the limitations of a standard home inspection:

Typically Not Covered:

Pest inspections (termites, wood-boring insects, separate inspection service, although I do look for signs of these and will call it out when I see it)
Radon testing (requires separate 48-72 hour test)
Mold testing (inspectors note visible mold but don’t test, testing is a separate service with standards and sample collection protocols. To determine if something is truly mold, laboratory analysis IS required.
Sewer scope inspection (camera inspection of sewer lines)
Well and septic system testing (for rural properties, this requires a separate service)
- Well testing is a separate 2-hour test that stresses the well pump, monitoring the water flow and electrical current to determine the health of the pump and stability of the water source.
  - A replacement pump can easily be over $4,000. Spending a few hundred dollars on a test, can literally save you thousands of dollars right at closing.
Pool and spa detailed inspection (requires a separate service)
Environmental hazards (asbestos, lead paint testing)
Structural engineering analysis (for major concerns)

Many of these specialized inspections should be considered based on the age and type of property you’re buying. Your home inspector can recommend additional testing when concerns arise.

The Home Inspection Process: What to Expect

Before the Inspection

Schedule Strategically

Book your inspection during the due diligence period (typically 7-14 days after contract signing)
Allow 3-5 hours for a thorough inspection
- The inspector will handle scheduling and coordination with the agents, but that can only be accomplished if your provide their contact information (at least your agent).
Schedule as early in the contract period as possible.

Choose the Right Inspector

Verify certifications (InterNACHI, ASHI, or state licensing)
- At Tech Inspect Home Services, the inspectors maintain InterNACHI certification and meet all continuing education requirements to maintain certification. As of this articles publishing date, the state of Missouri, does not provide state licensing for inspectors, so ensuring that your inspector is formally certified is important.
Read reviews and ask for references
Confirm they carry errors and omissions insurance and liability insurance
- Note: Tech Inspect Home Services carries full Errors and Omissions (E&O) insurance and general liability insurance.
Ask about their experience and inspection process
Ensure they provide detailed written reports
- Tech Inspect Home Services provides multiple sample reports to view here.

Prepare Questions

List concerns you noticed during showings and make sure you provide these to the inspector before the inspection.
- While this will not change WHAT or HOW the inspector performs the inspection, knowing that you have concerns and what those are, the inspector can ensure that those are looked at even closer with accompanying documentation.
Research common issues with the home’s age and style
Prepare questions about maintenance and systems
Ask about estimated lifespans of major components
- Tech Inspect provides free access to various resources on building material lifespan on the website.

During the Inspection

Always Attend Your Inspection

This cannot be stressed enough: being present for your home inspection is one of the most valuable parts of the home buying process. However, do not expect to come for the entire inspection.

Instead, you should plan to come at the end of the inspection window allowing 30-45 minutes for a read-out and walk-through with the inspector. If you are at the inspection, following the inspector around, you will distract them and prevent them from being able to follow their process and procedures. You’ve hired the inspector to do a job, it’s best to let them do their job and then show up at the end for a report out, this allows the inspector to fully inspect the home in order to provide a thorough walk-through making the most of everyone’s time and giving you the best service possible.

Benefits of Attending the Inspection for a Walk-Through:

Get an in-person explanation of findings
See problems firsthand rather than just reading about them
Learn about your home’s systems and maintenance needs
Ask unlimited questions
Understand the severity and urgency of issues
Get maintenance tips and advice
Seeing issues in person will help provide additional context and clarity of issues.

What to Bring:

Notebook and pen for taking notes
Questions you’ve prepared in advance
An Open Mind, if this is your first home, keeping an open mind to putting issues into perspective will help you during this process.

Inspection Etiquette:

Do not expect to be present for the entire inspection.
Ask questions during a Read-Out or Walk-Through.
Do Not Take Pictures of the Inspector
Request the inspector point out items in person
Ask for demonstrations
- Important Note: Inspectors do NOT turn valves, like plumbing or gas shut off’s.

After the Inspection

Review the Report Carefully

Tech Inspect Reports are available within 24 hours.
Read the entire report thoroughly, not just the summary
Look at all photos and understand their significance
Note items flagged as “safety concerns” or “immediate attention”
Create a priority list of issues
- You can use our free planning tool located on our resources page to assist with this. The planning tool is designed to be aligned with the inspection report, making it easier to populate and use.

Consult With Professionals

Discuss findings with your real estate agent
Get contractor estimates for major repairs
- This is where you need to be aggressive and move fast with scheduling quotes and getting contractors to look at it.
- Getting accurate and timely quotes will go a long way in providing you with negotiation power and save you money.
Consider consulting specialists for specific concerns

Understanding Your Home Inspection Report

Home inspection reports can be overwhelming, especially for first-time buyers. On the Tech Inspect website, there’s a 4-part blog series that breaks down the inspection report. A lot of this information is also included in the report itself but provided online for additional context and support. It’s recommended you read these blog posts and the inspection report multiple times.

Don’t Panic Over Every Issue

Remember: there is no such thing as a “perfect” house. Every home inspection will reveal some issues. That’s perfectly normal and expected. What matters is:

The severity of the problems found
The cost to repair or replace
Safety implications for you and your family
Your willingness to address items over time

It’s also important to understand that some items are noted in the inspection report, because building standards and best practices have changed over time. If the house is 40 years old and hasn’t been updated, then the requirements and standards have changed. When you first move into a home, it provides a great opportunity to address these updates and bring the home up to modern building standards.

Most homes have minor issues that are easily addressed. Focus on the big-ticket items and safety concerns rather than getting overwhelmed by a long list of minor maintenance needs.

Negotiating After the Inspection

Your inspection report becomes a powerful negotiating tool. If you provided your agents email, they will also have immediate access to the inspection report. Working closely with your agent and asking follow-up questions from your inspector will provide you with the best chance of negotiating successfully.

Request Repairs

Ask the seller to fix specific items before closing. This works best for:

Safety hazards
Items that affect habitability
Major system failures
Issues that could affect the home’s value

Pros: Problems are fixed before you move in Cons: You don’t control the quality of repairs; sellers may choose cheapest options

Request a Price Reduction

Ask for a lower purchase price to account for needed repairs. This gives you control over how and when repairs are made.

Pros: You choose contractors and ensure quality work Cons: You need to arrange and pay for repairs yourself

Request Seller Credits

Ask for credits at closing to offset repair costs. This is often the most flexible option.

Pros: Reduces your out-of-pocket expenses; you control repairs Cons: Credit amounts may be limited by your loan type

Walk Away

If the inspection reveals serious problems, you’re not willing to address, your contingency inspection typically allows you to cancel the contract and receive your earnest money back. While this may feel like defeat, especially if you fell in love with the home, it may be your best choice. A hard one to make, but your best choice. While everything can be fixed, it doesn’t mean you have to be the one to fix it. Working closely with your agent to ensure the home meets your needs, budget, and risk profile will help make that decision. Understand that there’s always another house.

When to Consider Walking Away:

Major structural issues
Extensive hidden damage
Problems that make the home uninsurable or unfinanceable
Costs that exceed your budget or make the home a bad investment

Special Considerations for First-Time Buyers

Budget for Post-Inspection Surprises

Even after a thorough inspection, unexpected issues can arise. Set aside 1-3% of the home’s purchase price for immediate repairs and improvements after closing. Ensure you have a healthy emergency fund for repairs and maintenance. While a thorough home inspection will and can catch a lot of issues, it can’t catch them all, and there’s things that the inspector will NOT be able to find due to the non-invasive nature of the inspection itself. Sometimes, you just have to open up a wall to find the issue. Something that is beyond the scope of an inspection.

Prioritize Safety Over Aesthetics

It’s tempting to focus on cosmetic upgrades, but address safety and structural issues first:

Safety hazards (electrical, structural, environmental)
Systems affecting habitability (HVAC, plumbing, roof)
Preventative maintenance (drainage, weatherproofing)
Upgrades and cosmetic improvements

Consider Future Maintenance Costs

Your inspection report helps you plan for upcoming expenses:

Note the age of major systems (HVAC, water heater, appliances)
Budget for replacements based on expected lifespans
Understand ongoing maintenance requirements
Plan for predictable expenses before they become emergencies
- A free planning guide is provided that can be used to map out future maintenance, expected time frames and dates. This planner is included as an attachment on every inspection report and available on the website.

Additional Testing for First-Time Buyers

Radon Testing (Highly Recommended)

Radon is a colorless, odorless radioactive gas and the second leading cause of lung cancer. Testing takes 48-72 hours and costs significantly less than mitigation if problems are found later.

When to Test for Radon:

Every home purchase, regardless of location
Homes with basements or ground-level living spaces
Areas known for elevated radon (check EPA radon zone maps)
Before finalizing your purchase decision

Sewer Scope Inspection (For Older Homes)

A camera inspection of the sewer line can reveal:

Root intrusion from trees
Collapsed or damaged pipes
Improper connections or code violations
Issues that could cost thousands to repair

Well and Septic Testing (For Rural Properties)

If the home has a private well or septic system:

Test well water for contaminants and flow rate
Inspect and pump septic system
Verify systems meet local health department requirements
Budget for maintenance and eventual replacement
- A well pump can easily be $4,000 or more
- If a new Well needs to be drilled, assume a budget starting at $20,000, the cost will vary greatly depending on area, geology and depth of available water.

Red Flags That Should Concern First-Time Buyers

Some inspection findings are more serious than others. Be particularly cautious if the inspection reveals:

Structural Red Flags

Large foundation cracks or bowing walls
Sagging roof lines or damaged trusses
Evidence of significant settling or movement
Amateur repairs to structural components
Water damage to structural elements

System Red Flags

Outdated electrical systems (knob-and-tube, aluminum wiring)
Non-functioning HVAC systems near end of lifespan
Evidence of frequent plumbing leaks or sewage backups
Multiple deferred maintenance issues across systems
Previous DIY repairs that aren’t up to code

Environmental Red Flags

Visible mold growth or strong musty odors
Evidence of ongoing water intrusion
Asbestos-containing materials in poor condition
Lead paint hazards (pre-1978 homes)
High radon levels requiring mitigation
Termite or Wood Destroying Insect Damage

Questions First-Time Buyers Should Ask Their Inspector

Make the most of your inspection by asking:

“What are the most critical issues you found?” These will be highlighted in RED and Classified as ‘Major Concerns’ in your inspection report.
“Are there any safety hazards I should address immediately?” These will be highlighted in RED and Classified as ‘Major Concerns’ in your inspection report.
“What’s the estimated remaining lifespan of major systems?” While we cannot make predictions to the remaining lifespan of a system, we can help provide context of the age of the current system and the ‘normal’ lifespan, that will allow you to draw inferences.
“Which items should I budget for in the next 1-5 years?” Reviewing the inspection report in context and using our free planner can help map out a plan to address things in that time frame.
“Do you recommend any specialized inspections?” Yes, We recommend Radon, Mold, and Sewer Scope
“Are there signs of previous repairs or recurring problems?”
“What regular maintenance should I perform?” Attached to the inspection reports are seasonal maintenance checklists that should be followed year/year.
“Can you show me where the main shutoffs are located?” (water, gas, electrical)
“Is there anything you found that concerns you about this property?”
“If this were your home, what would you fix first?” Anything that is allowing or could allow water to infiltrate the home should be fixed first.

Making Your Final Decision

After receiving your inspection report, you’ll need to make an informed decision about proceeding with the purchase.

Evaluate the Total Picture

Consider:

Total repair costs vs. your budget
Your DIY abilities and willingness to tackle projects
The home’s overall value relative to the asking price
Local market conditions (seller’s vs. buyer’s market)
Your timeline and ability to live with ongoing repairs
Comparable homes in the area and their condition

Trust Your Gut

Sometimes the inspection reveals more problems than you’re comfortable addressing. If you’re feeling overwhelmed or uncertain, it’s okay to walk away. There will be other homes, but you only get one chance to make a smart first-time home purchase.

Work With Your Team

Lean on your real estate agent, inspector, and trusted contractors for guidance. They’ve seen countless transactions and can provide valuable perspective on whether the issues found are typical or concerning.

Your Action Plan: The First-Time Buyer’s Inspection Checklist

Before You Start House Hunting:

Research and select a qualified home inspector such as Tech Inspect Home Services LLC https://www.techinspecthome.com/
- Hire an Inspector that provides a Warranty Program such as Tech Inspect Home Services LLC – https://www.techinspecthome.com/client-protection-programs/
Understand what’s included in a standard inspection https://www.techinspecthome.com/your-inspection/
Budget for inspection costs and additional testing
Budget for specialized inspectors (radon, sewer, etc.)

When You Make an Offer:

Include an inspection contingency in your contract
Schedule inspection within 2-3 days of offer acceptance, note most inspectors are booked 2 weeks out, so scheduling immediately can help secure an inspection.
Plan to attend the entire inspection in person
Prepare questions about the home’s systems and maintenance

During the Inspection:

Arrive on time with notebook and camera
Follow inspector through entire property
Take photos and detailed notes
Ask questions about findings in real-time
Request demonstrations of systems and shut-offs
Note items that need immediate attention

After Receiving the Report:

Read the complete report thoroughly, then read it again.
Identify safety hazards and major defects
Get repair estimates from qualified contractors, a list of recommended local contractors is included in every Tech Inspect Home Services Inspection Report.
Consult with your real estate agent on negotiation strategy
Make informed decision: proceed, negotiate, or walk away
Keep report for future maintenance planning

Protect Your Investment with Professional Home Inspection Services

At Tech Inspect Home Services, we understand that buying your first home is both exciting and intimidating. Our certified inspector is committed to providing thorough, objective evaluations that give first-time buyers the confidence they need to make informed decisions.

Why Choose Tech Inspect Home Services?

Certified and Experienced

InterNACHI and IAC2 certified inspectors
Experience serving first-time home buyers
Continuous education on latest building practices and standards

Comprehensive Reporting

Detailed written reports with photos
Easy-to-understand explanations with guidance, links to products and articles built into the report
Clear prioritization of issues
Inspection Report is Available within 24 hours

First-Time Buyer Friendly

Patient explanations of findings
Educational approach to inspections
- Read more about our Home Consultant approach here.
Unlimited questions during and after inspection
Guidance on maintenance and priorities

Additional Services Available

Radon testing with state-of-the-art CRM equipment
Specialized inspection recommendations
Pre-listing inspections
Follow-up consultations

Don’t Skip The Critical Step of Scheduling a Home Inspection, especially if you are a First Time Home Buyer!

A home inspection is not the place to cut corners. The few hundred dollars you spend on a professional inspection can save you tens of thousands in unexpected repairs and potentially prevent you from making a costly mistake.

The cost of a home inspection is nothing compared to:

A $15,000 roof replacement
A $10,000 HVAC system overhaul
A $25,000 foundation repair
Years of health problems from undetected radon or Mold
The stress and financial burden of major surprises after closing

Schedule Your First-Time Buyer Home Inspection Today

Don’t navigate the home buying process alone. Partner with Tech Inspect Home Services to ensure your first home purchase is a smart investment you can feel confident about.

Contact us today to schedule your comprehensive home inspection.

Our team is ready to provide the thorough evaluation and expert guidance you need to make the best decision for your future. Because when it comes to buying your first home, knowledge isn’t just power, it’s protection.

Remember: A home inspection isn’t about finding the perfect house (it doesn’t exist). It’s about understanding exactly what you’re buying so you can move forward with confidence and clarity. Let Tech Inspect Home Services be your trusted partner in this exciting journey to homeownership.