A home inspection is a valuable chance to learn about the property you want to buy and how to care for it — and to spot red flags that could affect your safety or mean expensive repairs. If your contract includes an inspection clause, here's exactly what to expect.
Once your offer is accepted and your inspection clause kicks in, the process moves quickly. Here's how it unfolds.
An inspection isn't automatic — it only happens because you choose to get one (your lender's appraisal won't do it for you; more on that difference below). I can share a list of reputable, licensed inspectors, but the choice is yours and you're not limited to my list. Once you've picked, I handle the scheduling and I'm there for the entire inspection.
A good inspector takes an unbiased look at the home and gives you a clear picture of its condition — including a heads-up when major systems or the structure are aging or nearing the end of their usable life. Rather than declaring what must be repaired or replaced, they'll usually point out concerns and recommend further evaluation by a qualified professional where it's warranted. To know exactly what's covered, ask for their Standards of Practice or a sample report.
Your inspection contingency clause sets the window to complete the inspection. A standard window is often five to seven days from the contract date, though in competitive markets buyers may shorten it to just two to four days — so plan to move fast and book early.
The EPA and the U.S. Surgeon General recommend that every home be tested for radon, a colorless, odorless gas — so a radon test should be scheduled right away (the EPA's National Radon Information Line is 1-800-SOS-Radon, or 1-800-767-7236). Your general inspection may also flag areas that need a specialist, like the roof or pest and termite damage.
Depending on the home, ask your inspector whether other health-and-safety tests make sense — mold, air or water quality, asbestos, lead paint, or urea-formaldehyde insulation. Ideally, complete all inspections within the contingency period rather than requesting an extension, and I'll advise you on your options if timing gets tight.
Most inspections last two to three hours while the inspector works through an extensive checklist, and I attend the whole time so nothing slips through. I usually suggest you join us near the end, if you'd like, to walk the property with the inspector and go over the findings together.
That timing keeps the inspector focused during the detailed work and gives you a clear, in-person summary while you can still ask questions on the spot.
Every home needs periodic upkeep, so don't be surprised when the inspector points out minor issues and suggests routine maintenance. What matters is the magnitude of what's found — and we'll figure out your next move together.
Great — you can feel comfortable moving forward and completing the sale.
You generally have three options to talk through with me:
Ask the seller to fix specific items before closing.
Take a credit toward closing costs and handle repairs yourself.
Adjust terms — or, if the issues are serious enough, walk away.
Which path is right depends on the magnitude of the issues and how much you want the home. Skipping the inspection altogether is one of the most expensive homebuyer mistakes — this is exactly the moment it pays off.
They sound alike and often happen around the same time — but they answer completely different questions.
An unbiased, detailed look at the home's physical condition — arranged by and for you, the buyer.
An estimate of the home's value — required by and for your lender, not a condition check.
Choosing your inspector well matters — and in New Mexico, you have real backstops. The state licenses home inspectors under the Home Inspector Licensing Act: they're overseen by the New Mexico Home Inspector Board, follow defined standards of practice, must carry insurance, and use a written pre-inspection agreement. Only a licensed inspector may sign the report, and you're encouraged to confirm an inspector's license before hiring. The inspection is one step on the road from contract to closing.
From recommending licensed inspectors to making sense of the findings and weighing your options, I'm with you through the whole inspection window. As an Accredited Buyer's Representative (ABR®), helping you make a confident, well-informed decision is the whole point.
If your contract includes an inspection clause, you'll choose a home inspector — I handle the scheduling and attend the full inspection — and work within the contingency deadline. You might also arrange specialty inspections like radon or pest. Most general inspections take two to three hours and produce a written report on the home's condition, and I usually suggest you join near the end to walk the property with the inspector and review the findings together.
Yes. I can share a list of reputable, licensed inspectors, but the choice is yours and you aren't limited to that list. Once you've picked, I handle the scheduling and attend the full inspection — and I usually suggest you join near the end to walk through with the inspector and go over the findings. In New Mexico, home inspectors must be licensed, so choose a licensed inspector; you can confirm a license with the New Mexico Home Inspector Board, and only a licensed inspector may sign the inspection report.
Sometimes. A radon test is standard in many areas and should be booked right away. Your general inspection might also flag areas that call for a specialist, such as the roof, mold, or pest and termite damage. Ideally, complete all inspections within your contingency period rather than requesting an extension, and your rep can advise on your options.
Every home needs some upkeep, so expect minor items and suggested maintenance. If nothing significant turns up, you can move forward with confidence. If substantial issues surface, you generally have options — requesting repairs, asking for a closing credit, or terminating the contract. Which path makes sense depends on the magnitude of the issues and how much you want the home, and your buyer's rep can help you weigh it.
No. A home inspection is a detailed, unbiased look at the home's physical condition, arranged by and for you, the buyer. An appraisal estimates the home's value and is required by your lender; it does not evaluate condition and does not replace an inspection. An appraisal also doesn't guarantee the home's condition, so if problems surface after closing, your lender won't cover repairs.
Whether you're about to schedule an inspection or just want to understand the process, I'm glad to walk you through it. Reach out anytime — no pressure, no obligation.