3 Things Buyers Should Know About Home Inspections

By Ted Holmes

A lifelong resident of Chappaqua, Ted began his career as a mortgage loan officer over 20 years ago, eventually co-owning The Asset Center, Inc., a mortgage brokerage firm in Armonk, NY.

Buying a home is exciting, and when the seller accepts your offer, it feels like a huge win. It’s a moment filled with relief and pride because you’ve found the place you want to call home. What many buyers don’t expect is how quickly that excitement shifts once the inspection begins, since this part of the process can feel stressful if you’re not prepared. I see this emotional swing often, and it’s completely normal, which is why I want to walk you through what happens next and how to stay confident from start to finish.

Here are three things you need to know about home inspections when buying a home:

1. Think beyond the cosmetics. When you walk through a home, your attention naturally goes to the finishes, paint, updates, and style. These things matter, but they are very different from structural, mechanical, or health and safety concerns. Before you make an offer, it helps to be clear about which cosmetic projects you can take on and what fits your budget. That mindset makes the inspection results easier to understand and keeps you focused on the issues that truly matter.

The inspection adds insight you can’t get during a showing, and having an experienced agent beside you helps you understand which findings are routine and which might need a closer look.

The inspection phase isn’t something to fear. It’s your chance to learn the truth about the home beyond what you saw during the showing, and to get the information you need to make wise decisions.

2. Know which inspections to schedule and what they cost. A full home inspection and radon test are always recommended because they give you a top-to-bottom view of the property. Depending on the home, you may also need other inspections, such as:

• A septic inspection
• A buried oil tank inspection
• Documentation showing a tank was removed or, if no documentation exists, a property scan
• Well water testing and flow rate analysis

Most buyers spend between $800 and $1,200 on inspections. While it may feel like a significant upfront cost, this is money well spent because it helps you understand how the home operates and prevents surprises after closing.

3. Understand what the inspector is there to do. Inspectors are licensed professionals. Their job is to find issues, big or small, so you have a clear baseline of the home’s condition. They explain what is working, what may need attention soon, and what you should keep an eye on over time. The goal is education, not alarm. For first-time buyers, this information is especially valuable because it helps you understand the systems and maintenance needs of your new home.

Every inspection finds something, and that’s completely normal. These findings don’t mean you should walk away from the home. Most issues are common and manageable, and knowing about them early helps you move forward with clear expectations.

If you’re planning to buy a home or you have questions about inspections, feel free to call or text me at (914) 548-6179, email ted.holmes@raveis.com, or visit our website at http://www.theholmesteamny.com to schedule a free consultation. I’ll guide you through each stage so you feel informed, supported, and confident.