What Happens at a Home Inspection When You're Buying in Pensacola?

Once your offer is accepted, you have an inspection period, up to 15 days in our contracts, to have the home inspected and decide how to move forward. A licensed inspector walks through the home and writes a report on its condition. Then you choose: go ahead as it is, ask the seller for repairs or a credit, or use the other options your contract gives you.

Vivian Corwin is a bilingual Realtor and Military Relocation Professional with IXL Real Estate Florida in Pensacola, FL, helping military and relocating families buy and sell homes across Pensacola, Pace, Milton, Gulf Breeze, and Navarre. I coordinate the inspections and help you decide what to ask the seller for.

A general home inspection covers the home's major parts:

• The roof
• The HVAC system
• Plumbing and electrical
• The foundation and structure
• Windows, doors and other major components

Near the coast, inspectors pay close attention to moisture and to wear on the outside of the home. The inspector reports on condition. The inspector doesn't set the home's value. That's the appraisal's job.

• WDO inspection. A wood-destroying organism, or termite, inspection, when your loan or contract requires one.
• Four-point inspection. It focuses on the roof, electrical, plumbing and HVAC. Older homes may need one before an insurer will write a policy.
• Wind mitigation inspection. It documents the home's wind-resistant features and can help you qualify for insurance discounts.
• A survey, if one is needed and not already provided.

Plan for these costs before closing. My page for first-time buyers lists the other expenses to be ready for.

No. Your lender orders the appraisal. With a VA loan, the appraiser also checks the home against VA's minimum property standards. That isn't a full inspection, and it isn't meant to be.

Because a home that can't meet those standards can stop your loan, I review the roof's life, the termite (WDO) report and any open code issues with the listing agent before you write an offer. I call it the VA-Ready Home Check. It helps you catch known VA issues before you spend money on an inspection or appraisal. My page for military and VA buyers explains more, and my post on home appraisals in the Pensacola area covers what happens if an appraisal comes in low.

1. Schedule right away. The period is short, and inspectors book up.
2. Be there if you can. If you can't, ask the inspector to walk you through the report by phone.
3. Read the whole report. Sort safety items and big systems apart from small, cosmetic ones.
4. Get quotes on big items. A roof or HVAC estimate gives you real numbers to work with.
5. Call your insurance agent early. A four-point or wind mitigation report can change your quote.
6. Decide what to ask for, and get it to the seller before the period ends.

My post on what happens after your offer is accepted covers the rest of the path to closing.

• Skipping it on new construction. Builders make mistakes too. See my page for new construction buyers.
• Waiting to schedule. A late inspection leaves little time to decide.
• Asking for every small item. Focus on what matters, and the seller is more likely to say yes.
• Leaving insurance until the end. An insurance surprise can delay closing.
• Treating the appraisal as an inspection. They do different jobs.
• Letting the deadline pass. Your options are tied to the inspection period.

Here's an example of how I lay out the steps. It shows the process, and it isn't a real client's story.

• Before the offer. The VA-Ready Home Check on the roof, the termite report and open code issues.
• Offer accepted. I help you book the inspector and any other inspections right away.
• Inspection day. You attend, or we go through the report together by phone or video.
• The report. We sort what matters from what doesn't, and get quotes on big items.
• The request. Repairs or a credit, negotiated with the seller.
• Before closing. A final walk-through to confirm agreed repairs were done.

How long is the inspection period in Pensacola?

Up to 15 days in our contracts. During that time you can have the home inspected and decide how to move forward.

Do I need an inspection on a new construction home?

Yes. Builders make mistakes too, and an independent inspection before closing can catch them while the builder can still fix them.

Is a VA appraisal the same as a home inspection?

No. The appraiser checks value and VA's minimum property standards. A home inspection looks at the home's condition in much more detail.

Can I ask the seller to fix what the inspector finds?

You can ask for repairs or a credit. I help you decide what's worth asking for and negotiate it with the seller.

Vivian Corwin is a bilingual Realtor and Military Relocation Professional with IXL Real Estate Florida in Pensacola, FL, helping military and relocating families buy and sell homes across Pensacola, Pace, Milton, Gulf Breeze, and Navarre. I'm not affiliated with the U.S. military, the VA or any base. Let's talk about your goals and your timeline. We'll take it one step at a time.

See how I help you buy, or schedule your free buyer consultation with Vivian.