Things to Know Before You Buy a Home: Part 7 – Never Give Up Your Right to a Home Inspection!

In a competitive Minneapolis Saint Paul metro area market—especially in the south metro (Lakeville, Apple Valley, Eagan, Burnsville, Bloomington)—buyers often feel pressured to waive the home inspection contingency to win a multiple-offer situation. That’s a huge mistake and one of the riskiest moves you can make when buying a home. Why the Home Inspection Is Non-Negotiable A home inspection is your last big opportunity to uncover hidden problems before you close and own the home. Sellers have lived there for years—they’re used to quirks and may not even notice issues. Most sellers are honest, but they’re not required to disclose every small defect. An inspection protects you from expensive surprises after closing. Here’s why you should never give it up:

Discover major issues early — Foundation cracks, roof leaks, outdated electrical/plumbing, mold, HVAC problems—these can cost thousands to fix.
Negotiate repairs or credits — If the inspector finds something serious, you can ask the seller to fix it, give a credit at closing, or lower the price.
Back out safely — If the problems are too big, you can walk away and keep your earnest money (as long as you’re within the inspection contingency deadline).
Plan for future costs — Even if everything passes, the inspector tells you the remaining life of major systems (furnace: 10–15 years, roof: 20–30 years, water heater: 8–12 years). This helps you budget for replacements down the road.

How to Keep the Inspection in a Multiple-Offer ScenarioSellers often prefer offers with fewer contingencies to reduce hassle. But you can still win with an inspection contingency in place:

Work with an experienced real estate agent who knows how to structure offers that feel low-risk to sellers (e.g., shorter inspection periods, clear repair limits, or pre-inspection clauses).
Communicate proactively with the listing agent — explain that you’re serious and want a smooth process, but need the inspection for peace of mind.
Offer other strengths: higher earnest money, quick close, or flexible terms to offset the inspection.

I’ve helped buyers win multiple-offer situations while keeping the inspection contingency — it’s about strategy and strong communication, not just waiving rights.The Bottom LineThe home inspection is your final safety net before you own the home. Waiving it to “win the bid” can cost you tens of thousands in repairs—or worse, regret. In today’s market, smart buyers protect themselves with professional inspections.If you’re ready to buy a home in Lakeville, Apple Valley, Eagan, Burnsville, Bloomington, or the south metro, let’s talk. As a real estate agent in Lakeville MN with over 20 years of experience helping buyers avoid costly mistakes, I’ll guide you through the process and make sure you’re protected every step of the way.Ready to buy confidently in 2026? Text or call me today, Tom Sommers with Coldwell Banker Realty, for a free, no-obligation consultation. Let’s find your perfect home—without the hidden risks.