The Complete Guide to Home Inspections for Buyers

Understanding Home Inspections

A home inspection is a professional, objective visual examination of a property's physical structure and systems. Think of it as a comprehensive health checkup for the house you're considering buying. The inspector evaluates everything from the foundation to the roof, looking for existing problems, potential issues, and safety concerns.

What Inspections Don't Cover

Standard home inspections have limitations. Inspectors cannot see through walls or underground, so hidden issues may not be detected. They don't move furniture or stored items, test every outlet or window, inspect septic systems in detail without specialized equipment (common in rural areas like Hockinson or Battle Ground), or identify every cosmetic imperfection.

Some issues like radon (elevated levels are found in some Clark County homes), mold, lead paint (present in many older Vancouver homes), asbestos, or structural engineering concerns require separate specialized inspections.

Choosing the Right Inspector in Southwest Washington

Your inspector's expertise directly impacts the value you receive from the inspection. Finding the right professional in the Vancouver-Portland metro area requires careful consideration.

Questions to Ask Potential Inspectors

Before hiring an inspector, ask how long they've been performing inspections in Southwest Washington or the Portland area and how many they've completed. Inquire about their background in construction or related fields. Ask what their inspection covers, what's excluded, and whether they offer specialized services like thermal imaging (useful for detecting moisture intrusion in our climate). Request a sample inspection report to understand how thorough and clear their documentation is.

Preparing for the Inspection

Proper preparation ensures you get maximum value from your inspection day.

Schedule Strategically

Once you have selected your inspector notify Cassandra and she will get the appointment scheduled. An licensed agent needs to be present at the inspection and typically they take 3-4 hours. You as the homebuyer only need to be there for the last 30 minutes or so to meet with the inspector and go over their findings on the inspection. No big deal if you cannot make it. You will receive a detailed report with pictures that can be 30-60 pages long. Cassandra will review the report with you.

Best practice is to book your inspection as soon as your offer is accepted and during your contingency period (typically 10 days in Washington and Oregon). Allow adequate time—typically two to four hours for most homes, and longer for larger properties or older homes common in downtown Vancouver or Portland's historic neighborhoods. Schedule it when you can attend in person to ask questions and see issues firsthand.

Utility Considerations

Cassandra will ensure all utilities are turned on for the inspection. Inspectors cannot properly evaluate systems that aren't operational. This includes electricity, gas, water, and HVAC systems. If the home has been vacant (common with relocation properties), coordinate with the listing agent to have utilities activated.

During the Inspection

Being present for the last 30 minutes of the inspection provides invaluable insights into your potential home. I always encourage my clients to attend their inspections and I'm often there with you to help interpret findings.

Follow Along Thoughtfully

Walk through the home with your inspector, but give them space to work. Most inspectors appreciate engaged buyers who ask questions but not ones who constantly interrupt. Take notes on significant findings and photograph areas of concern. Pay special attention when the inspector points out safety issues or expensive repairs.

Evaluating the Inspection Report

Your written inspection report is a critical document that requires careful review. I walk every buyer through their inspection report to help prioritize findings and understand what's normal for homes in our area versus what's truly concerning.

A home inspector is what we call a generalist, they know a little bit about a lot of things but they might recommend in the inspection report to call out a specialist like a roofer, plumber, electrician or other specialty trades

Prioritizing Findings

Not all inspection findings are equal. Safety issues like electrical hazards, gas leaks, structural instability, or carbon monoxide risks require immediate attention. Major systems failures or those near end of life such as roof (expensive in our area), HVAC, water heater, or foundation issues represent significant expenses.

Negotiating After the Inspection

The inspection report becomes a powerful negotiation tool. With my CNE (Certified Negotiation Expert) designation and years of experience in the Vancouver and Portland markets, I help clients navigate these conversations strategically.

Crafting Your Request

When requesting repairs or concessions, be strategic and reasonable. Focus on safety issues and major systems rather than cosmetic concerns. Provide contractor estimates when possible to support your requests (I can help coordinate this). Consider the current market conditions in Vancouver, Camas, or Portland—your leverage varies in buyer's versus seller's markets.

Making Your Final Decision

After negotiations conclude, you face the ultimate choice about moving forward. This is where my experience helping buyers relocate to Vancouver and Portland becomes invaluable. I help you see the big picture.

Weighing Costs Against Value

Create a comprehensive list of all known issues with estimated repair costs using local contractor rates. Add these to your purchase price and compare against the home's market value in Vancouver, Camas, or Portland and your budget. Consider not just immediate repairs but also upcoming major expenses in the next few years.

After You Buy

The inspection report remains valuable long after closing.

Your Maintenance Roadmap

Use the inspection report to create a prioritized home maintenance plan tailored to our climate. Address safety issues first, then major systems, then minor repairs. The report often includes recommendations for ongoing maintenance that can prevent future problems common in the Pacific Northwest, like gutter cleaning, crawl space moisture monitoring, and roof inspections.

Final Thoughts

A thorough home inspection is your best defense against buying a money pit, whether you're purchasing in Vancouver's Cascade Park neighborhood, a new construction home in Camas, or a charming bungalow in Portland's inner eastside. While no inspection can guarantee a problem-free home, a professional evaluation provides the information you need to make an informed decision and negotiate effectively.

Remember that all homes have issues, especially in the Pacific Northwest where weather takes its toll. The goal isn't to find a perfect house but to understand what you're buying and ensure you're prepared for the responsibilities and costs of homeownership. Work with professionals you trust, ask questions freely, and never waive your inspection contingency to save time or strengthen an offer—I never recommend this to my buyers.

Your home inspection is an investment in peace of mind and financial protection. Approach it seriously, use the information wisely, and you'll be well-equipped to make one of life's biggest decisions with confidence.