The home inspection usually occurs within 3 – 7 business days after the contract is accepted.

The buyer will schedule the inspection and his/her Realtor will confirm the day/time work for us.  Some inspectors do not work evenings or weekends so typically the inspection takes place during a week day. Sellers should not be present for the home inspection. Instead, it’s a time for the buyer and the buyer’s Realtor to be alone in the property with the inspector.  For condos, plan to be gone for 2 hours.  For single family homes, the inspection can take 3 – 6 hours depending on the size of the home.  The home should look just like it did for the showings with beds made, dishes put away, pets out of the home, etc. 

After the inspection, the inspector will write the inspection report. This usually takes 1 – 2 days.  Then the buyer will need to review the report with their Realtor and will ask us for any credits or repairs the buyer wants; depending on contingency language in the contract. We’ll then negotiate these items back and forth and, hopefully, come to an agreement. If major problems are found during the inspection, the buyer does have the right to walk away from the deal and the earnest money will be returned to him/her.  Otherwise, if we’re able to come to an agreement, both parties will sign the inspection contingency removal addendum.  Any agreed upon repairs need to be completed prior to the final walk through which usually occurs right before closing and receipts need to be provided to the buyer showing the required work was completed by licensed contractors and paid for in full.