A home inspection is a visual review of a home's condition by a licensed inspector, usually lasting a few hours. It does not pass or fail a home. It gives the buyer a clear picture of what they are buying and gives both sides a starting point to negotiate.
What Inspectors Look At
Inspectors review the roof, foundation, plumbing, electrical, heating and cooling, water heater, windows, and the general condition of the home. In Utah, many buyers also order a radon test, since radon is a common concern in the state. Depending on the home, a buyer may add a sewer line scan or a pest inspection.
What Usually Comes Up
Almost every home has a list of findings. Most are minor, like a loose handrail, an older water heater, or a missing outlet cover. A small number are serious, like active leaks, major electrical issues, or foundation movement. Knowing the difference keeps both sides calm.
How Negotiation Works
In Utah, the standard purchase contract gives the buyer a due diligence period to complete inspections and decide how to move forward. After the report, a buyer can typically:
Ask the seller to make specific repairs.
Ask for a credit at closing.
Ask for a lower price.
Move forward as is.
Cancel within the due diligence period, depending on contract terms.
Sellers can accept, counter, or decline each request.
Tips for Buyers
Attend the inspection if you can. Ask questions. Focus your requests on safety, structure, and major systems instead of cosmetic items.
Tips for Sellers
Fixing small, obvious issues before you list keeps them from becoming negotiating points later. A pre-listing review can also help you avoid surprises.
What This Means for You
An inspection is not a deal breaker by default. It is a chance to deal with facts. I help my clients read the report, decide what matters, and negotiate in a way that keeps the sale on track.