How Does a Home Inspection Work When I'm Buying My First Home in Erie?

How does a home inspection work when you're buying your first home in Erie, Colorado? A licensed professional goes through the house from the roof to the foundation, writes up what they find, and then you decide what to do with that information. It happens after your offer is accepted, and it's one of the best chances you'll get to learn what you're really buying.

If the word "inspection" makes you nervous, that's normal. Nobody is born knowing how this works. Most first-time buyers tell me, "I don't even know what I don't know." That's exactly where you should be, and it's why I walk through every step with you before you reach it.

I'm Carol, and Homes by Carol is my real estate practice here in Erie. Carol Vanlandingham is a REALTOR® with eXp Realty in Erie, Colorado, helping people through life transitions, downsizing, first homes and relocation across Erie, Boulder County and Northern Colorado. I've lived in this area for over 31 years and I've been licensed for 10. Before that, I fixed and flipped houses, so I know what it looks like when a home has been cared for and when it hasn't.

A home inspection is a look at the condition of the house by a professional home inspector. You hire the inspector once your offer is accepted. It's a different job from the appraisal, which your lender orders to check the value of the home. The inspection is about the condition. The appraisal is about the number.

I'm not a home inspector, and I always recommend that you hire one. What I can do is tell you what I notice at showings, like the age of a roof or work that looks like it was done poorly, so you know what to ask the inspector to look at closely.

Right after your offer is accepted. Once you're under contract, there's a series of steps and deadlines before closing, including the inspection, the appraisal and your loan approval. Your contract spells out the dates for each one.

I keep track of those dates for you and tell you what's needed from you and when. If you'd like to see the whole path, my page on how I help you buy lays it out from your first meeting through closing day.

Here's the order I walk my buyers through.

Step 1: Choose an inspector

Ask for names, and ask each one what their inspection covers and how long it takes. This is your inspection, and you pick the person. Take your time reading reviews and comparing.

Step 2: Book it right away

Your contract has a deadline for the inspection, so call as soon as the offer is accepted. Waiting can put you under pressure if the calendar fills up.

Step 3: Go to the inspection if you can

You don't have to be there, but I encourage it. Walking through with the inspector is the fastest way to learn how the house works. You'll see where the water shutoff is, how the furnace is set up and what a normal maintenance item looks like. You can ask the inspector anything, and you can ask me about it afterward.

Step 4: Ask questions while you're in the house

Questions like these are easy to ask in the moment and harder to remember later:

• Is this something to fix now, or something to watch?
• About how old is this roof, furnace or water heater?
• What does regular care of this look like?
• Would you want a specialist to look at this?

Step 5: Read the report

The inspector sends you a written report after the inspection. It can feel long and scary at first, because inspectors list everything they see, including small things. A long list doesn't mean a bad house. Nearly every home has one.

When your report comes back, I go through it with you so you understand your options. We sort the items into groups.

• Safety or major systems. Roof, foundation, electrical, heating, plumbing and anything that could cause damage if ignored.
• Repairs that matter but aren't urgent. Things you'll want to handle in the first year or two.
• Small maintenance. Caulk, filters, loose handles. These are normal parts of owning a home.

Step 6: Decide what to ask for

This is your decision, and I'm here to help you think it through. Depending on your contract, you generally have a few paths:

• Ask the seller to make certain repairs.
• Ask for a credit so you can handle the repairs yourself.
• Accept the home as it is.
• Use the contract's terms to step away if the findings are more than you want to take on.

Which one makes sense depends on what the report says, how you feel about the project, and what the contract allows. I'll lay out each option and what it could mean, and then you choose.

Step 7: Keep the report

Save it. It becomes a to-do list for your first year, and a helpful record when you sell someday.

Take a breath first. A big finding is information, and information is what you're paying for. Ask the inspector if a specialist should take a look, such as a roofer or a plumber, so you know what you're dealing with before you make a decision.

Then we talk through it together. Sometimes the right answer is to ask the seller to fix it. Sometimes it's a credit. And sometimes the right answer is "not this one." Walking away from a house is hard, but it's much easier before closing than after.

These are the ones I see most often.

• Skipping the inspection to look more attractive. You want to know what you're buying. A professional look is worth it.
• Treating every item as a deal-breaker. Small items are normal. Focus on the big ones.
• Treating no item as a problem. Falling in love with a house can make you want to ignore a real issue.
• Missing the deadline. Your contract has dates. I track them, but you should know them too.
• Not going to the inspection. You learn more in two hours in the house than from a report alone.
• Asking for everything. A very long request list can make a seller dig in. We pick what matters most.
• Throwing away the report. You'll want it later.

Yes. Erie has grown a great deal over the last 20 years, with many new neighborhoods. A newer home can still have its own issues. An inspector looks at what's actually there, not what the age of the home suggests. If you want to see what the town is like, my Erie page is a good place to start.

Who pays for a home inspection?

The buyer hires and pays the inspector. It's one of the costs of buying a home, so plan for it when you work out your budget.

How long does a home inspection take?

It depends on the size and age of the home, so ask your inspector when you book. Plan to be there for a good part of a morning or afternoon.

Can I fail a home inspection?

No. A home inspection isn't a pass or fail test. It's a report on the condition of the house. You decide what the findings mean for you.

Do I need to be at the inspection?

You don't have to be, but I recommend it. Seeing the home with the inspector helps you understand the report and learn how the house works.

Should I get an inspection if the seller already had one?

Yes. Hire your own inspector. Your inspector works for you, and you'll get to ask your own questions and see the house yourself.

If you're getting ready to buy and want to know what to expect, my page for first-time buyers is a good place to start. When you're ready to talk, send me a note or call me at (303) 522-3130. I'll explain each step before you reach it, and you can ask me anything, as many times as you need.