Why an Independent Home Inspection is Non-Negotiable
Buying a home is one of the biggest financial decisions you’ll ever make. Whether it’s your first purchase, a PCS move, or an investment property, protecting yourself means going beyond the paperwork and making sure the home is truly sound. That’s where an independent home inspection comes in.
Too often, buyers are tempted to rely on a pre-listing inspection report provided by the Seller. While these reports may look thorough on the surface, they rarely give the full picture. A recent experience reminded me of this all too clearly: a Seller’s inspection had completely missed significant roof issues, evidence of roach and rodent infestation, and even chewed electrical wiring in the attic/electrical panel. Needless to say, these are the types of problems that can cause major expenses (and headaches) down the road.
And here’s something most buyers don’t realize: it’s an open secret in real estate that some Buyer’s agents prefer to recommend inspectors who don’t take too hard a look at the property. Why? Because it avoids jeopardizing a sale or triggering contentious negotiations. But let’s be clear—this simply isn’t in the best interest of the client. A Realtor’s role is to protect their client’s investment, not just get the deal closed. Choosing an inspector who is thorough, even if it means uncovering difficult truths, is the only way to make sure you know exactly what you’re buying.
So what should you look for in a professional home inspection?
1. A Roof Inspection That’s Actually on the Roof
A qualified inspector should get up and physically walk the roof whenever it’s safe to do so—not just fly a drone overhead. Drones are useful tools, but they can’t replace a hands-on look for soft spots, shingle wear, flashing issues, and other concerns only visible up close.
2. Full Attic and Crawl Space Access
Similarly, your inspector shouldn’t just poke a camera into the attic or crawl space and snap a few photos. They need to physically enter these areas to check for leaks, insulation problems, pests, moisture intrusion, and wiring concerns. These “hidden spaces” are where some of the most costly issues tend to show up.
3. A Background in Construction and Knowledge of Building Codes
A top-notch home inspector doesn’t just point out what looks “off.” They should understand building codes and have real construction experience, so they can recognize when something was built improperly or could pose safety risks. That expertise makes a big difference in catching problems early.
4. Independence from the Seller
Never rely solely on a pre-listing inspection report. While many Sellers are well-intentioned, their inspector is ultimately working in their best interest. Your inspector should be hired by you, work for you, and advocate for your protection—not the Seller’s.
The Bottom Line
A thorough, independent home inspection is worth every penny. It ensures you’re not walking into thousands of dollars in hidden repairs and gives you negotiating power if issues arise. When it comes to such a major investment, cutting corners on due diligence is never worth the risk.
As a Realtor, I always encourage my clients to bring in a trusted inspector who will do the hard work: climbing roofs, crawling attics, and spotting the things others might miss. It’s the smartest insurance policy you can buy before closing on your new home.
I’m very selective in who I recommend and only give referrals to inspectors I know will look out for my clients’ best interests—not just rush the process to keep things easy. My priority is making sure you buy with confidence and clarity.