What Really Happens During a Home Inspection

Once your offer is accepted and you're under contract, one of the most important steps comes next: the home inspection. For a lot of buyers it feels nerve-wracking, but it's really there to do something reassuring — give you a clear, honest picture of the home before you fully commit.

Here's how it actually works.

You hire a licensed home inspector, usually within a few days of going under contract. The inspection itself typically takes two to three hours, and I always encourage buyers to attend if they can. Walking through with the inspector is the best way to understand your future home, far better than reading a report alone.

The inspector examines the home's major systems and components, including:

• Roof and exterior — a big one in our climate, where intense sun and the occasional monsoon storm take a toll

• Foundation and structure

• Heating and cooling — including evaporative (swamp) coolers, which are common here and have their own quirks

• Plumbing and electrical systems

• Attic, insulation, and ventilation

• Windows, doors, and appliances

• Signs of water intrusion, pests, or past damage

Afterward, you'll receive a detailed report — often with photos — outlining what's in good shape and what needs attention. And here's the key mindset: an inspection is not pass/fail. Every home, even brand-new construction, has something. The point isn't to find a perfect house; it's to make an informed decision and know what you're taking on.

From there, you and I review the findings together and decide how to respond. Depending on what turns up, that might mean requesting repairs, asking for a credit, renegotiating, or simply proceeding with eyes wide open. Reasonable, well-chosen requests tend to get the best results — a topic I help every buyer navigate.

The bottom line: the inspection is one of your most valuable protections as a buyer. Lean into it, ask questions, and let it do its job.

I've detailed the full inspection process — and how to think about repair requests — in my Buyer's Resource Library: https://buyers.laurelbrandi.com/the-home-inspection-process

Have questions about where you are in the process? Reach me anytime at (575) 640-6511 or homes@laurelbrandi.com.

FAQs

What does a home inspector check? Inspectors examine major systems and components — roof, foundation and structure, heating and cooling, plumbing, electrical, attic and insulation, windows, doors, and appliances — and look for signs of water damage, pests, or other issues.

Is a home inspection pass or fail? No. Every home, including new construction, will have some findings. The purpose is to give you a clear picture so you can make an informed decision, not to declare a home "passed" or "failed."

What happens after the home inspection? You review the report with your agent and decide how to respond — which may include requesting repairs, asking for a credit, renegotiating, or proceeding as is. Reasonable, well-chosen requests generally get the best results.