What Happens During a Home Inspection?

If you are buying or selling a home in Lakeville, Bloomington, or anywhere in the Twin Cities metro area, the home inspection is one of the most important steps in the entire process. I have been doing this for 23 years and I can tell you that what happens during and after an inspection can make or break a deal — and in some cases, save a buyer from a very expensive mistake.

Let me walk you through exactly what to expect, and share a few things I have learned along the way that most agents will never tell you.

What Is a Home Inspection?

A home inspection is a visual examination of a property’s condition performed by a licensed inspector. It is not a pass or fail test. It is an honest look at the current state of the home — what is working, what is not, and what could become a problem down the road.

In Minnesota, home inspectors are licensed by the state and must follow established standards of practice. A thorough inspector will walk you through their findings in plain language and give you a written report with photos, usually within 24 hours.

Who Orders It and When?

In most cases the buyer orders and pays for the inspection. It typically happens within a few days of an accepted purchase agreement, during what is called the inspection contingency period. In the Twin Cities market that window is usually five to ten days depending on how the contract is written.

Sellers can also choose to order a pre-listing inspection before putting their home on the market. This can be a smart move because it lets you find and fix issues before buyers discover them — which puts you in a much stronger negotiating position.

What Does an Inspector Actually Look At?

A licensed inspector examines the home from top to bottom. Here is what is typically covered:

Roof — Shingles, flashing, gutters, and visible signs of wear or damage.

Foundation and Structure — Cracks, settling, moisture intrusion, and overall structural integrity.

Electrical System — Panel condition, wiring, outlets, and basic safety.

Plumbing — Water pressure, visible pipes, water heater condition, and signs of leaks.

Heating and Cooling — Furnace and air conditioner age, condition, and basic function.

Insulation and Ventilation — Attic insulation and ventilation, which matter a great deal in Minnesota winters.

Windows and Doors — Operation, sealing, and signs of moisture between panes.

Basement and Crawl Space — Moisture, mold, structural concerns, and sump pump condition.

Garage — Door operation, fire separation, electrical, and structure.

Interior — Ceilings, walls, floors, stairs, and visible signs of water damage or deferred maintenance.

Plan on two to four hours depending on the size of the home. Buyers — show up for at least the last hour so the inspector can walk you through the findings in person. This is not optional in my opinion. More on that in a moment.

A Story That Has Stayed With Me

Early in my career I had buyers fall in love with a three level split — clean, well cared for, showed beautifully. Everything looked great on the surface. But the inspector noticed something that most people would have completely missed.

The backyard had been filled in improperly and the grading around the foundation was wrong. According to the inspector the home should have been built up two more courses to account for the slope of the yard. Because it wasn’t, water was being directed toward the foundation instead of away from it. There was already minor water intrusion in the basement — very slight, easy to dismiss — but the inspector was clear: without major regrading, possibly bringing in a bobcat to reshape the yard, this problem was going to get worse over time.

My buyers had no idea. The sellers may not have fully understood it either. But because we had an inspector who truly understood the building process, my clients were able to make an informed decision about whether this was a home they still wanted to buy and under what terms.

That is exactly what a good inspector is supposed to do. And that is exactly why who you hire matters enormously.

The Biggest Mistake I See Buyers Make

Uncle Bob.

I say this with respect because I know Uncle Bob means well. Maybe he spent 20 years in construction. Maybe he built his own garage. But here is the reality — a licensed home inspector who is active in this market is doing 500 or more inspections per year. That is a level of pattern recognition and experience that is very hard to match.

Uncle Bob has seen a lot of homes. A great inspector has seen thousands, and they know exactly what to look for in Minnesota homes specifically — frost heave, ice damming, inadequate ventilation, improper grading, aging mechanicals. Do not skip a professional inspection to save a few hundred dollars on a transaction that involves hundreds of thousands.

How I Help My Clients Choose the Right Inspector

This is something I do differently than most agents and I think it matters.

When I am working with a buyer I give them a list of five or more credible, licensed inspectors in the Minneapolis Saint Paul metro area. Along with that list I give them a set of questions to ask when they call. Then I tell them to actually make the calls.

Call each one. Have a real conversation. Ask them about their experience with the type of home you are buying — older construction, new builds, split levels, condos. Ask how they deliver their report. Ask if they encourage buyers to be present. Pay attention to how they communicate and whether they make you feel informed or overwhelmed.

The inspector you hire should be someone you feel genuinely comfortable with — because when that report comes back you are going to have questions, and you need someone who will give you straight answers.

It takes an hour of your time to make those calls. It is absolutely worth it.

What Happens After the Inspection?

The inspector delivers a written report, usually within 24 hours, documenting everything they found with photos. These reports can range from a few pages to 50 or more depending on the home’s age and condition.

Here is where buyers and sellers both tend to get tripped up. Every inspection report has a list of items. Every single one — including brand new construction. The goal is not a perfect report. The goal is understanding what is significant versus what is routine maintenance.

There are generally three categories of findings:

Safety issues — The most important. Faulty electrical panels, carbon monoxide concerns, compromised foundations. These need to be addressed, period.

Functional issues — Things that are not working as they should. A broken window, a failing water heater, an HVAC system at the end of its life.

Maintenance items — Normal wear and tear. Caulking, dirty filters, minor grading issues. These are informational and typically not negotiation items.

As your agent my job is to help you read that report clearly and figure out what to do next.

Can You Negotiate After an Inspection?

Yes. In Minnesota buyers have the right to negotiate repairs, a price reduction, or a seller credit based on inspection findings — as long as it falls within the inspection contingency period.

Sellers are not required to fix everything. But significant findings open the door to real conversation. Knowing what to ask for, how to ask for it, and when to stand firm versus when to walk away is something that comes from doing this for a long time. I have been navigating inspection negotiations in this market for 23 years and my job is to protect your interests on both sides of the table.

What a Home Inspection Is NOT

It is not an appraisal. It does not determine market value.

It is not a code compliance inspection. Inspectors flag safety concerns but they do not certify that a home meets current building code.

It is also not a guarantee. Inspectors can only report on what is visible and accessible on the day of the inspection.

If the report surfaces something specific — signs of past water intrusion, an aging roof, anything structural — it may be worth bringing in a specialist for a second opinion before you make your final decision. I will always tell you when I think that is the right move.

Have Questions About the Inspection Process?

Whether you are buying or selling in Lakeville, Bloomington, or anywhere in the Twin Cities South Metro, I am happy to walk you through what to expect and how to handle whatever comes up.

Text or call Tom Sommers directly: 952-994-7204

No pressure. No obligation. Just honest advice from someone who has been doing this for a long time and genuinely wants to help you make the right move.

Tom Sommers | Coldwell Banker Realty | Serving Lakeville, Bloomington, and the Twin Cities Metro Area