Now that your contract is fully executed and your earnest money has been delivered, we officially enter the Inspection Period. This is one of the most important stages of the home-buying process. Our goal is to help you understand the home’s true condition, evaluate potential issues, and negotiate appropriate repairs or credits so you feel confident moving forward.
Scheduling the Inspection
The first step is to schedule your home inspection as soon as possible—ideally within the first 2–3 days. During the busiest seasons, inspectors may be booked out up to a week, so acting quickly is essential. You may choose any inspector you prefer, but we will also share trusted, vetted companies upon request. Your inspector will coordinate access through the showing service and the seller.
Inspections generally take about 2 hours for a condo and 3 hours for a single-family home. Inspectors typically work Monday through Friday during daytime hours, so plan to take time off work if needed.
Why Your Participation Matters
Attending the inspection is strongly recommended. This is your chance to walk the home with a trained professional, ask questions, take measurements, and learn how the home functions. The verbal summary at the end is often more valuable than the written report. Being present allows you to see issues firsthand and better understand their severity or urgency.
Bring comfortable clothing, a tape measure, and anyone else who needs to see the home. If you want contractors to join for estimates, the inspection is the best time. Payment for the inspection is usually due on site.
After the visit, the inspector typically needs 1–2 days to deliver the written report. Because inspection timelines are tight—generally about 10 days—you’ll want to begin reviewing the report as soon as it arrives.
Understanding the Inspection Report
Inspection reports often run 30+ pages and can list dozens of items. This is normal. Most homes—new or old—have at least a handful of issues.
Your job is not to be overwhelmed; your job is to focus on what truly matters. The report is not a punch list for the seller. It is information to help you identify major issues, safety concerns, and malfunctioning systems.
We will help you prioritize:
- Significant electrical, plumbing, structural, roof, or water-intrusion issues
- Safety hazards
- Mechanical systems or appliances that are not functioning
- Any condition that meaningfully impacts value, safety, or longevity
Minor cosmetic items—like caulking, touch-up paint, or cosmetic wear—are typically not negotiated.
What Counts as a Defect?
Under Indiana law, a “Defect” means a condition that:
- Has a significant adverse effect on the value of the home,
- Significantly impairs the health or safety of occupants, or
If not repaired, removed, or replaced, would substantially shorten or negatively affect the life expectancy of the property.
In plain English, we address issues that are expensive, dangerous, or structural.
Defects already disclosed before the inspection cannot be used to terminate the contract. Those items are considered accepted as-is.
Creating Your Repair Strategy
Once you receive the report, we will work together to categorize issues into three lists:
- Items the seller must address
- Items you would like repaired but are not deal-breakers
- Items you’re comfortable handling yourself
If major concerns arise, additional inspections may be required (structural engineer, electrician, pest control, etc.). You would pay for those inspections, but they can provide clarity when needed.
You may also choose to request a repair credit instead of actual repairs. Credits can be used toward closing costs and allow you to address issues on your own terms after move-in.
Negotiating the Inspection Response
Once your priorities are set, we prepare and submit your Buyer’s Inspection Response, requesting repairs, credits, or both. The sellers will then take time—usually 3 to 7 days—to gather professional quotes and respond with their Seller’s Inspection Response.
During this phase, patience is essential. Negotiations can be smooth or complex depending on what’s uncovered. Our commitment remains the same: we negotiate firmly and strategically on your behalf while keeping communication steady and clear.
Repairs agreed upon must be completed by the final walkthrough, and we will request receipts prior to closing.
If the home has significant issues and no agreement is reached, you do have the option to walk away and receive your earnest money back.
Staying Grounded During the Inspection Period
This part can feel emotional, especially if the inspection reveals unexpected problems. Remember:
We are your advocates.
We will not let you overpay for a property with hidden risks.
We will guide you through every decision with clarity and steady communication.
If negotiations require more time, we can request an extension of the inspection period to protect your rights.
