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There are several contingencies and processes that happen before closing, and one that frequently causes deals to end is the inspection and repair negotiation process.

You need to choose an experienced home inspector to have peace of mind in that big purchase. The home inspection might not be required by the lender but is required by the insurance company. A home inspector will check a home's plumbing, heating and cooling, electrical systems, the roof and look for structural problems. Inspections reveal needs for repairs or replacements to eliminate surprises later.


  • Inspections in a real estate deal encompass many property aspects:

  • Structure

  • Roof

  • Mechanical equipment

  • Plumbing

  • Electrical

  • Pests & insect infestation

  • Mold & other environmental hazards

  • Wells & water quality

  • Septic systems

Your deal may not require them all, and some may be combined and provided by a single inspector, it’s our job to help you to order the proper inspections, schedule them, and make sure that they’re completed on time. Failure to complete inspections by deadline dates can result in the buyer’s inability to take any action based on the late results. For Insurance purposes most of the time you can order the four points inspection and win mitigation that will give you some price discounts if the house meet the win mitigation requirement, but for our client’s peace of mind we recommend a full home inspection.

Once an inspection is completed, there can be issues uncovered that you weren’t expecting and want to have addressed by the seller. This is a second negotiation and we go over inspection results and prepare documents that are required to request seller action and corrections. Sellers do not have an obligation to take correction actions, so it becomes a critical negotiation, especially if the problems are significant.

We’re here to assist in these negotiations. Sometimes creativity needs to be applied to keep your home deal when the seller does not agree to take care of any repair or corrective actions. We also maintain an extensive contractor list that can help to get a job done at a price the seller will agree to.

Due Diligence Checklist

Below is a list of recommended, but optional, inspections/examinations when buying a residential property.  Other items may be recommended for specific issues.  


  • Staked Survey - Conducting surveys is an unbiased approach to decision-making. Surveys will disclose recorded easements, boundary lines, encroachments, and building lines.  By analyzing results, you can immediately address topics of importance and determine the marketability of title. 

  • Home Inspection- A home inspection is a way to discover the universal condition of a home. It is important to conduct a home inspection to avoid a costly mistake by purchasing a property in need of major repairs. A good home inspection will assist a buyer in understanding exactly what they are about to acquire and help them decide if they want to have anything fixed, take the home as is, or terminate the contract.

  • Terminate Inspection –If the home has any structural damage, the buyer can require the property to be treated and any structural damage be repaired by a license termite control company, or you can terminate the contact.

  • Radon Inspection - Radon is a naturally occurring radioactive gas that can cause lung cancer. You can't see or smell radon. Testing is the only way to know your level of exposure. Radon can have a big impact on indoor air quality.

  • Mold Inspection – Often times mold is not visible with a normal home inspection.  The only way to know if the property has mold and what type of mold, if any, is present is through a mold inspection.

  • Lead Based Paint – See the Lead Based Paint Disclosure if the house is was built before 1978.

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