Important Note: I'm a Realtor, not a home inspector. The information below provides general guidance about the inspection process from my experience working with buyers in Hendricks County. For specific questions about your property's condition, consult with a licensed home inspector.
Understanding Home Inspections
1. What is a home inspection?
A home inspection is a visual inspection of the major systems and components of a home, typically conducted by a licensed professional. The inspector examines the structure, roof, electrical, plumbing, HVAC, and other systems to identify any defects or safety concerns. It's important to understand that it's not an exhaustive list of every issue—it's a snapshot of the home's condition on the day and time of the inspection.
2. How long does a home inspection take?
The typical home inspection takes about 2 hours to complete, though this can vary depending on the size, age, and condition of the property. Larger or older homes may take longer. I highly recommend you attend the entire inspection, or at least the last 30 minutes, to get an overview of any issues and ask questions directly.
3. Should I attend my home inspection?
Yes! I strongly encourage you to attend, especially the last 30 minutes. This gives you the opportunity to see any issues firsthand, ask the inspector questions, understand the severity of problems, take measurements of rooms, and discuss furniture placement. I do my best to attend the last portion as well so I can see any major issues that need to be addressed.
4. How do I choose a home inspector?
I typically recommend 3-5 inspectors and encourage you to read their reviews and ask questions before choosing. Consider their experience, licensing and certifications, availability for your timeline, communication style, and what's included in their inspection. Don't just choose based on price—a thorough inspection is worth the investment.
5. What does a home inspector NOT inspect?
Home inspectors focus on what they can see and access. They typically don't inspect behind walls, under permanent flooring, inside sealed systems, areas that require moving heavy furniture or belongings, or specialized systems like septic tanks (without additional testing). Think of a home inspector like your family physician—they'll refer you to specialists (HVAC, roofing, foundation experts, etc.) for further investigation when needed.
The Inspection Report
6. What will the inspection report include?
The average inspection report is about 30+ pages long, depending on the size and age of the home. It typically includes photos of issues found, a detailed description of each system, a summary report breaking down issues by category (such as Major, Minor, Safety, and Maintenance—wording may vary by company), and recommendations for repairs or further evaluation.
7. How do I know what's really a problem in the report?
Not everything in an inspection report requires immediate action. Focus on safety issues, items that would significantly affect the home's value, and problems that would shorten the expected life of major systems. I'll help you review the report and identify which items are worth negotiating with the seller.
8. What is considered a "defect" under Indiana law?
According to Indiana law and the purchase agreement, a "Defect" means a condition that would have a significant adverse effect on the value of the property, would significantly impair the health or safety of future occupants, or if not repaired, removed, or replaced would significantly shorten or adversely affect the expected normal life of the premises. Routine maintenance and minor repairs typically don't qualify as defects.
9. How long do I have to complete the inspection?
The number of inspection days is specified in your purchase agreement. This timeframe starts the day after the purchase agreement was accepted by both parties and includes weekends and holidays. It ends at 11:59 PM on the last day unless a specific time is written in the agreement. We need to schedule the inspection, receive the report, review it, and submit any objections within this timeframe.
10. What happens if I miss the inspection deadline?
If you don't comply with the Inspection/Response Period or make a written objection to any problem within the applicable timeframe, the property is deemed acceptable as-is. This is why it's crucial to schedule your inspection promptly and respond within the deadline.
After the Inspection
11. What happens after I receive the inspection report?
Once the report is emailed to you and me, we'll review it together and discuss any defects or safety issues you'd like the seller to resolve. I'll then document these issues on a Buyer Inspection Response form that you'll review and sign. This must all occur within the inspection timeframe listed in your purchase agreement.
12. Can I ask the seller to fix everything in the inspection report?
You can ask, but sellers aren't required to fix everything. Focus your requests on significant defects, safety issues, and items that affect the home's value or major systems. Requesting repairs for minor cosmetic issues or routine maintenance items may not be well-received and could jeopardize your negotiation.
13. What if the seller refuses to make repairs?
If the seller is unable or unwilling to remedy the defects to your reasonable satisfaction before closing (or at a time otherwise agreed to), you have two options: terminate the agreement and receive your earnest money back (if within the inspection period), or waive the defects and proceed with the transaction. The seller may also choose to terminate the agreement if you continue to negotiate with subsequent inspection responses.
14. Should I get additional specialized inspections?
Depending on the home and initial inspection findings, you may want to consider additional inspections such as radon testing (takes a few extra days for results), septic system inspection, well water testing, structural engineer evaluation, chimney inspection, or pest/termite inspection. I'll help you determine if these are necessary based on the home's condition and location.
15. What if issues are discovered after closing?
The inspection report represents the condition of the home on the day it was inspected—it's one inspector's opinion and not a guarantee. Some issues may not be visible or detectable during the inspection. This is why a home warranty and maintaining a reserve fund for repairs are good ideas. Previously disclosed defects and routine maintenance items mentioned in reports are not grounds for recourse after closing.
My Role in Your Inspection
As your Realtor, I will:
- Provide you with a list of 3-5 recommended inspectors
- Help you understand the inspection timeline and deadlines
- Attend the last portion of the inspection when possible
- Review the inspection report with you in detail
- Help you identify which issues are worth negotiating
- Prepare and submit the Buyer Inspection Response
- Negotiate repairs or credits with the seller on your behalf
- Ensure all deadlines are met to protect your interests
Quick Inspection Tips:
✅ Schedule promptly - Don't wait until the last days of your inspection period
✅ Attend the inspection - See issues firsthand and ask questions
✅ Take notes and photos - Document anything that concerns you
✅ Focus on major issues - Not every item requires negotiation
✅ Be reasonable - Used homes have wear and tear
✅ Ask about costs - Understanding repair costs helps with negotiation
✅ Consider the big picture - Will these issues be deal-breakers?
✅ Respond on time - Missing deadlines means accepting the home as-is
Ready to buy a home in Hendricks County?
Contact René Hauck at 317-987-7068 or rene@indyhomepros.com
Serving Plainfield, Avon, Brownsburg, Danville, Mooresville, and all of Hendricks County
Disclaimer: This information is for general educational purposes only and should not be considered a substitute for a professional home inspection. Every home is unique, and inspection findings vary. For specific concerns about a property's condition, always consult with a licensed home inspector or appropriate specialist.
