How to Not Lose Your Option for a Home Inspection

How to Not Lose Your Option for a Home Inspection

Hey everyone, I’m Tom Sommers, and I’ve been guiding home buyers through the real estate maze for over 20 years. One thing I want to set straight right off the bat: you never have to surrender your right to a home inspection. It’s a key contingency in a traditional purchase agreement, alongside financing, that gives you an escape hatch if the inspection uncovers unexpected, costly surprises—like a busted sewer line or a shaky foundation—that you just don’t want to tackle. I get it, the home-buying process can feel overwhelming, especially now with interest rates dropping in March 2025, sparking more competition. But trust me, protecting yourself with a home inspection is non-negotiable, and I’m here to share why and how you can keep it in your arsenal, even in a hot market.

Let’s talk about what’s happening out there. As interest rates dip, more buyers are jumping into the fray, creating urgency and, in some cases, multiple-offer situations. I’ve seen desperate home buyers waive their home inspection to sweeten their offer and beat the competition. For a newer home—say, one that’s 10 years old with a solid history—or a condo where the association handles most maintenance, skipping it might not be the end of the world. I still wouldn’t recommend it, but it’s less risky. However, with an older home? That’s a different story. You don’t know what’s lurking behind those walls—think outdated electrical, hidden water damage, or a crumbling sewer line. Sellers aren’t always hiding things; sometimes they’re just as clueless. I’ve told every client I’ve ever had: don’t give up your home inspection. If another buyer swoops in, skips it, and wins the house, you’re not really losing—you’re dodging a potential money pit.

I know what you’re thinking: “Tom, I love this house, and I don’t want to miss out!” I’ve been there with clients, and it’s tough. But after two decades in this business, I can promise you this: every home I’ve sold has ended up being a place my clients adore. If a seller picks a no-inspection offer over yours, there’s another dream home waiting. Now, if you’re set on staying competitive while keeping your home inspection, I’ve got your back. We can tweak your offer with specific language that keeps you protected. I often add a paragraph saying the inspection is to confirm the home matches your expectations—satisfactory, you buy; unsatisfactory, you walk with your earnest money intact. It’s a win-win: you get peace of mind, and sellers don’t freak out because most believe their home’s in great shape anyway.

Here’s where it gets real. Sellers aren’t usually scared of inspections—they’re confident in their property. But I’ve saved my clients about $250,000 over the years by insisting on thorough checks, especially scoping sewer lines in older homes. Why? Because a collapsed sewer line can hit you with a $10,000 to $20,000 repair bill—digging trenches, tearing up streets, the works. That’s not pocket change! A home inspection isn’t just a formality; it’s your shield against nasty surprises. And don’t mix it up with a TISH (Time of Sale Inspection) some cities require—those focus on code violations, not the big-ticket issues buyers care about, like HVAC or structural integrity. My pro tip? Pay for your own inspector. It’s worth every penny to know exactly what you’re signing up for.

In my book, a home inspection is too crucial to ditch. If another buyer wants to overpay and skip it, let them roll the dice. You’re smarter than that. A good inspection clarifies everything—roof condition, plumbing, electrical, you name it—and puts you in control. I’ve walked away from deals with clients, and yeah, it stings at first, but they always thank me later when they find “the one” without a $15,000 repair hanging over their head. So, stick to your guns, keep that home inspection contingency, and let’s find you a home you’ll love without the headaches. Ready to dive into your home-buying journey the right way? Reach out to me at Tom Sommers Coldwell Banker, and let’s get started!

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