A home inspection is an important part of buying a home, but the inspection itself is only one part of the process.

Once the inspection is completed, buyers are often left with a much bigger question:

What happens next?

In New Jersey, the period following the home inspection can move quickly. Understanding the purpose of the inspection report—and what to do with the information it contains—can help buyers use their inspection contingency wisely and make informed decisions about the property.

Start by Understanding the Purpose of the Home Inspection

A home inspection is primarily an information-gathering process.

The home inspector examines the visible and accessible components of the property and reports conditions that were observed at the time of the inspection. Depending on the home, findings may involve the roof, structure, electrical system, plumbing, heating and cooling equipment, exterior, interior, basement, crawlspace, attic and other accessible components.

The purpose is not to produce a list of items that a seller must repair.

It is to help the buyer better understand the condition of the home they are considering purchasing.

That distinction is important.

Not Every Inspection Finding Has the Same Importance

Almost every home inspection identifies conditions that could be improved.

Homes require maintenance. Components age. Building practices change. Older homes may contain materials or systems that would not necessarily be installed the same way today.

That does not mean every observation carries the same significance.

A loose doorknob is very different from evidence of structural movement.

An aging faucet is very different from an actively leaking plumbing system.

A worn finish is very different from substantial water infiltration.

Part of understanding a home inspection report is recognizing the difference between routine maintenance, aging components, conditions requiring corrective action and significant concerns that may affect safety, function or the cost of owning the property.

Buyers should concentrate first on the findings that could materially affect their decision about the home.

Read the Entire Home Inspection Report

It can be tempting to jump directly to a summary page or concentrate only on photographs.

That can result in important information being missed.

Inspection findings often require context. The location of a condition, its extent, the systems involved and the inspector’s recommendations can all affect its significance.

Read the complete report and make note of anything you do not understand.

A good inspection report should help you understand the property—not leave you trying to interpret a collection of isolated defects.

Some Findings May Require Additional Information

A home inspection is a visual inspection. It is not invasive or destructive testing, and a home inspector is a generalist rather than a specialist in every building trade.

There are therefore situations where the inspection identifies a condition but additional information is needed to determine its full extent, appropriate corrective action or potential cost.

For example, significant electrical concerns may require information from a licensed electrician. Heating equipment concerns may involve an HVAC contractor. Structural conditions may warrant input from a structural engineer. Chimney conditions may require a Level II chimney inspection. Evidence of underground sewer problems may require a sewer scope or additional plumbing investigation.

This is one reason buyers benefit from completing the home inspection early in the inspection period.

Additional investigation takes time.

Obtain Information and Estimates While Your Inspection Contingency Is Still Open

When a significant condition is discovered, buyers should avoid making decisions based solely on assumptions about repair costs.

A condition that appears relatively straightforward may prove more complicated once a specialist examines it. Conversely, something that initially sounds alarming may have a reasonable corrective solution.

When appropriate, obtain additional information and realistic repair estimates before the inspection contingency expires.

The goal is to understand the condition well enough to make a decision based on information rather than speculation.

Does the Seller Have to Make the Repairs?

Not necessarily.

A home inspection does not automatically obligate a seller to correct everything identified in the report.

What may be requested, negotiated or addressed between the parties depends upon the purchase contract, the inspection provisions within that contract and the circumstances of the transaction.

New Jersey buyers should discuss contractual questions and inspection-related negotiations with their real estate attorney.

The home inspector’s role is different.

The inspector identifies and documents conditions at the property and provides information to the buyer. The inspector does not determine the seller’s legal obligations or decide how the parties should negotiate.

Keeping those roles separate helps preserve the independence of the inspection process.

Pay Particular Attention to Expensive or Consequential Systems

When reviewing the inspection findings, buyers should understand the condition of systems that can carry significant repair or replacement costs.

These may include:

• Roofing
• Structural components
• Electrical service and distribution
• Heating and cooling systems
• Plumbing and drainage systems
• Foundations and basement water conditions
• Chimneys and fireplaces
• Sewer and underground drainage piping

The presence of an older system does not automatically make the home a poor purchase.

What matters is understanding its present condition, known deficiencies, approximate remaining service life when reasonably determinable, and the potential financial implications of ownership.

Remember That No Home Inspection Eliminates All Risk

Even a thorough inspection cannot reveal every condition in a home.

Walls, ceilings and finished surfaces conceal portions of the structure, plumbing, electrical wiring and other components. Furniture and stored belongings can restrict access. Underground components cannot ordinarily be seen without specialized inspections. Some defects may not be active or visible on the day of the inspection.

A home inspection substantially improves the information available to a buyer, but it cannot eliminate the inherent risks associated with purchasing and owning a home.

Understanding those limitations is part of being an informed buyer.

Use the Inspection to Make an Informed Decision

The days following a home inspection should not simply become a search for repairs to request from the seller.

They are an opportunity to understand the property.

What significant conditions were discovered?

What additional information is needed?

What corrective work may be necessary?

What costs might the buyer eventually assume?

And, most importantly, is the buyer comfortable moving forward after considering what has been learned?

Those are the questions that matter.

A home inspection cannot decide whether someone should purchase a particular house. That decision belongs to the buyer.

The inspector’s job is to provide clear, independent information that helps the buyer make that decision with a better understanding of the property.

John Martino is a New Jersey licensed home inspector and Board-Certified Master Inspector with more than 24 years of experience inspecting homes throughout New Jersey. He is the owner of LookSmart Home Inspections and provides independent home inspections for buyers, sellers, and homeowners. John performs one home inspection per day, allowing the time needed for a thorough inspection and to clearly explain the conditions discovered in the home. His Learning Center articles draw on decades of real-world inspection experience and are written to help people better understand homes, home inspections, and the conditions that can affect a property.