A Free Home Inspection? Why Inspections are Worth the Money

If you have a friend or relative who’s a certified home inspector, that person may be willing to inspect your home for less before you list, but it’s important to approach the request with respect for their professional role. Randi Beard, a top-selling real estate agent in Asheville, North Carolina, says her husband is a home inspector, but she doesn’t ask him to inspect her clients’ properties because of the conflict of interest.

She emphasizes the value of their expertise. “They’re a profession, just like a plumber or a CPA,” she says. “Are you going to ask that person for a discount?”

If you do ask, make sure it’s with full awareness of their time and skills, just as you would with any professional.

If you’re part of a profession or group that serves the community, you may be able to get a discount on a home inspection. For example, California-based High Desert Home Inspection offers special pricing for active-duty military members, veterans, first responders, healthcare professionals, and teachers.

Some home inspectors also may perform an inspection at a reduced fee if they’re examining the same property more than once, Beard explains. For instance, an inspector who uncovers a problem may inspect the same home again at a lower cost after repairs to note that the issue has been fixed.

Free inspection vs. traditional paid home inspection: What’s the difference?

Not all home inspections are the same. A free inspection from a contractor can give you a quick look at a specific part of your home, like the roof or HVAC system, while a licensed home inspector takes a broader look at the property as a whole.

Can I spot issues that would come up in a home inspection myself?

Even if you’re not a home inspector, there are some red flags that signal you may need to make repairs. Here are a few questions to consider as you think about what to repair:

Will my agent alert me to any red flags?

Because they walk through all properties before listing, experienced real estate agents often notice obvious issues. They might not climb into attics or crawl spaces with flashlights, but they often notice subtle issues, such as when Tucson, Arizona, real estate agent Alicia Girard recognized the pencil-thin tubes dangling from one client’s ceiling, a sign of termites.

“Sometimes I can walk into a house, and I can be like, ‘OK, we’re gonna have some issues here because they’re so visible,” Beard says.

But she doesn’t like to speak beyond her expertise or risk misleading her clients. “Because Realtors have liability, it’s not something that I try to cross over into very often,” she explains.

What does a home inspection involve, and what does it cost?

Even though free home inspections are out there, they usually don’t dive as deep as a paid service, as mentioned above. A full home inspection gives you a detailed look at your property, uncovering issues you might never notice on your own. Inspectors check everything from the roof and foundation to plumbing, electrical systems, and more, giving you a clear picture of your home’s condition.

This level of detail can help you avoid surprises during the selling process and even boost buyer confidence. If you’re planning to get a pre-listing home inspection, expect to pay an average of $343, but this varies by home size, your local real estate market, and the home inspector’s experience. Some inspectors charge a base fee for homes up to 2,000 square feet and an additional fee for additional square footage.

A full inspection isn’t just a seller’s tool. It’s also a critical step for buyers. Most often, they will schedule a professional home inspection before closing to make sure they aren’t inheriting any surprises with their purchase. 

A professional home inspector then visually evaluates every square inch of a home, recording details about its main systems and components. The inspector also notes any health or safety concerns.

This can take an average of two to four hours because home inspectors examine nooks and crannies that many homeowners forget about or infrequently use. In a few days, the home inspector will compile their findings into a home inspection report that notes any issues they’ve identified.

Depending on where you live, your home might require additional, specialized inspections if the home inspector thinks a defect reaches beyond their expertise.

What to expect during an inspection

An inspection can be a bit of a mystery, especially for homeowners selling (and buying) a property for the first time. The process involves more than a quick walk-through, with pros checking the home’s major systems and looking for signs of damage, wear, safety issues, and potential problems.

Can I wait for the buyer’s inspection?

While a pre-listing inspection can give you peace of mind and help you identify repairs early, it also adds another expense before you’ve even listed your home. Some sellers may prefer to wait for the buyer’s inspection instead, especially if they’re trying to keep upfront costs down.

Typically, sellers don’t pay for the buyer’s inspection. Buyers usually cover this cost, often because their lender wants to make sure the property is a sound investment. Depending on your home’s condition, waiting can make sense if you’d rather see what issues the buyer’s inspector actually finds before spending money on major repairs.

If you do want to inspect the home before listing, you can also keep costs in check by starting with a general home inspection. Beard suggests holding off on specialty inspections, such as radon and pest inspections, until a home inspector determines they’re necessary. These inspections cost additional fees and can take a few hours.

Another option is to take care of minor, relatively inexpensive repairs while leaving major projects for later or for the buyer to address after the inspection. This approach can help you avoid spending heavily on issues that may not ultimately affect the sale.

When is it worth paying for a pre-listing home inspection?

Especially if your house is older, a pre-listing inspection can help you identify which repairs to make upfront. It can also give you an idea of what the buyer’s inspection will uncover and help you avoid last-minute holdups in your sale.

Keep in mind, the more experience an inspector has, the better. Even though price-shopping is tempting, unless you’re eligible for a discount, don’t let any savings cloud your decision.

Check an inspector’s certification and experience through your state, if available, or through an association such as InterNACHI or the American Society of Home Inspectors (ASHI). Also, look over their testimonials and reviews and confirm that they have errors and omissions insurance that covers any mishaps on your property during the inspection.

Your real estate agent is a good resource for trusted, qualified home inspectors. You can also check reviews on consumer websites, including:

• Yelp
• Angi
• Thumbtack
• HomeAdvisor
• Fixr

How is a home inspection different from an appraisal?

Although people use them interchangeably, inspections and appraisals are different activities with different purposes. The main goal of an inspection is to determine the condition of a home. The goal of an appraisal is to assess the value of a home. 

So, while an inspector will be looking for structural soundness and safety issues, an appraiser will examine home features, the neighborhood, recent home additions, and other factors that contribute to the home’s worth.

What if I don’t want to make any home inspection repairs?

It’s possible to negotiate with the buyer and agree to address only the repairs that are most important to getting the deal across the finish line. For example, you might agree to fix a safety issue while leaving cosmetic problems or larger projects for the buyer to handle after closing. But if you’d rather not take on a long list of repairs after an inspection, you still have a few ways to move forward:

• Offer the buyer a credit at closing instead of completing the repairs yourself, giving them money to handle the work after they take ownership. This can save you the hassle of coordinating contractors while still giving the buyer something to work with, although the credit could reduce your net proceeds from the sale.
• Sell the home as-is, which means you’re telling buyers upfront that you won’t make repairs or improvements as part of the deal. While selling as-is can simplify the process and spare you the cost of fixing the property, it may limit your pool of buyers or lead to lower offers because buyers are taking on the repair costs themselves. You’ll also still need to disclose known issues, so “as-is” doesn’t mean you can simply ignore problems with the property. 
• Get an instant offer from an investor who buys homes as-is, which can let you skip repairs and avoid the back-and-forth of negotiating inspection issues. You’ll typically trade some potential sale proceeds for the convenience of selling without making updates or waiting for a traditional buyer. If your priority is a simpler, faster sale, this route may be worth considering.

If you need an investor offer quickly but don’t have time to vet cash buyers on your own, HomeLight’s Simple Sale can do the legwork for you. Simply provide some details about your property, and the platform can connect you with investors from its network who may make a cash offer within 24 hours. You can skip the repairs and lengthy listing process, making it a convenient option when you’re working with a tight timeline.

Choose this option if your priority is selling fast and moving on without putting more money into the house. With Simple Sale, you can close in as fast as seven days.

»Learn more: Not sure whether a cash offer is worth accepting compared with selling on the open market? Use HomeLight’s Home Cash Offer Comparison Calculator to compare your options and see how the numbers stack up.

Home inspections can improve your home transaction

Home inspections can be nerve-wracking, but try to view them as a way to put your home’s best foot forward. “Most sellers want to pass on a good house,” Beard says. “I love it when sellers want to have an inspection before listing because I think it puts them at ease.” By securing an inspection and understanding the costs involved, you’ll have what you need to complete your home transaction with confidence.

If you’re ready to sell, a knowledgeable local agent can also help you decide which repairs are worth making and which ones you can skip. Use HomeLight’s Agent Finder to connect with top local professionals who can guide you through the process and help you get your home ready for the market.

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