"What Happens During a Home Inspection, and What Do I Do With the Report?"

The inspection report arrives while you're also answering loan questions and thinking about moving. There are photos, descriptions and recommendations to work through. I'd start by arranging time to understand what the inspector found.

Review the inspection findings with the inspector, identify any follow-up evaluations, and discuss your contract deadlines and options with your real estate agent before making repair decisions.

I'm Jeff Moran, a mortgage broker in Bluffton, South Carolina, originating since 1996, licensed in fifteen states, NMLS #483943, through C2 Financial Corporation.

This is the under-contract part of the inspection conversation. The inspection expectations article explains the purpose and limits before you hire someone. Here, I'd like to help you organize the information once the appointment is underway and the report is coming.

What should I do with my home inspection report?

The Consumer Financial Protection Bureau recommends attending the inspection if you can, so you can ask questions and understand the findings. I'd schedule it early enough to leave time for any follow-up evaluation before your contract dates.

Please ask the inspector how the appointment will work, when you'll receive the report and when you can discuss it. I'd want you to have that conversation arranged rather than leave questions unanswered because you're trying to interpret a photo alone.

The report describes what the inspector saw, flags items that need repair or monitoring, and notes anything that wasn't inspected and why. Please ask the inspector what their report will cover, including whether it will include any repair-cost estimates, and check the agreement that applies to your inspection.

Make a follow-up list you can use

I'd make a short working list beside the full report. For each concern you want to understand, record:

• The report page, location and finding you're asking about.
• The inspector's explanation and any recommended further evaluation.
• The professional you need to contact and the appointment availability.
• Any written estimate or additional report you request.
• The contract date your agent says applies to your next decision or notice.

This is an organization suggestion, not a substitute for the inspector's report. Please keep the complete report and make your questions specific enough that the inspector knows which finding you mean.

I'd also keep unanswered questions on that list. A note saying an area wasn't inspected deserves a conversation about what you still don't know, rather than an assumption that the area is fine.

Review the contract before asking for repairs

The CFPB's inspection guidance explains that repair negotiations and cancellation options depend on the purchase contract. A seller isn't automatically required to agree to the repair request you would prefer.

Please review the available choices, notice requirements and deadlines with your real estate agent or attorney. That conversation belongs alongside the findings and any estimates, so you're deciding with both the condition information and the contract in view.

The contract-to-closing timeline helps organize the other work happening at the same time. The earnest money and financing contingency article covers separate contract questions; don't assume a financing deadline is your inspection deadline.

Bring financing questions to me before relying on a repair plan

I'd like to review a proposed repair arrangement or credit before you assume it will work with your loan. The appraiser and inspector repair explanation separates the inspection conversation from the property's financing review.

For a proposed seller credit, the seller contribution guide explains the limits to discuss. Please let me review the specific proposal rather than assume a credit gives you unrestricted money for work after closing.

An invented report review

This example is made up to show how to organize the next steps.

Your report recommends an electrician's evaluation and lists several routine maintenance items. You ask the inspector to explain the electrical concern, arrange the evaluation and have your agent confirm the contract deadline for your response.

You then have a specific finding and additional information to discuss. I'd want you to preserve that sequence instead of choosing a repair request from the report's summary before understanding what the concern involves.

Common questions

Should I attend the home inspection?

The CFPB recommends attending if you can because it helps you understand the findings and ask questions. Please coordinate the appointment and discussion time with your inspector.

Does the inspection report tell me what repairs will cost?

Don't assume it will. Please ask whether the inspector provides any repair-cost estimates, and arrange estimates or further evaluation from the appropriate professional when you need that information.

Does the seller have to fix everything in the report?

The report alone doesn't create that obligation. Your contract and any repair agreement matter. Please review the findings and available options with your agent or attorney before sending a request or assuming you can cancel.

Should I send my lender a proposed repair credit?

Yes, please bring the proposal to me for review before relying on it. I'd like us to confirm how the proposed arrangement fits your financing while you still have time to address questions.

Please let me know about financing questions raised by the inspection while you're working through the report with your inspector and agent.

Estimates and educational information are not a loan approval or commitment to lend.