Why Should You Attend Your Home Inspection?
Because a report can tell you what was found, but being there shows you why it matters. A sentence like "evidence of past moisture at the bathroom ceiling" reads very differently once you've seen the stain, the attic above it and the inspector's explanation of what probably caused it. You come away knowing which findings are serious, which are routine maintenance and which are simply what a house of that age looks like.
Attending your home inspection also turns a stack of pages into a working knowledge of your next home. That's the idea behind the way Rod Inspects works with buyers: the inspection is a chance to learn the house, not only to grade it.
There is a practical payoff too. Your option period is short, and the days after the report arrives go fast. Buyers who were at the inspection usually know which items to send to a contractor before they finish reading, so estimates come back sooner and repair requests are clearer. Being there also builds a relationship with the inspector, which makes it easier to call with a question months later when something in the house doesn't look right.
What Will You Learn by Being There?
More than most buyers expect. On a typical San Antonio home, you can leave inspection day knowing:
- Where the main water shutoff, gas shutoff and electrical panel are
- Which breaker or GFCI outlet resets the bathroom or garage circuits
- Where the HVAC filter goes, what size it is and how the condensate drain is set up in the attic
- How old the water heater and air conditioner appear to be
- How water drains around the slab, and what to watch for on clay soil
- Which items are worth budgeting for in the first few years
Rod Inspects also uses infrared thermal technology. Seeing a thermal image of a wet spot or a cold patch of missing insulation in person makes that part of the report far easier to understand. Learn more about infrared thermal inspections.
Should You Attend the Whole Inspection or Just the End?
It depends on the inspector and on you. Some inspectors like buyers to follow along from the start, and others prefer to work through the house first and then walk the buyer through the findings at the end. Both approaches work. Ask when you book so you can plan your day.
If you can only be there for part of it, the end is usually the most valuable time. That's when the inspector has seen the whole house and can put the findings in order, from the items worth acting on during your option period to the ones that are simple upkeep. Even a short summary in person beats reading the report cold.
What Are the Most Common Pitfalls When Buyers Attend?
Most of them come from treating the inspection like a showing. Watch for these:
- Talking the inspector through the whole house. Questions are welcome, but an inspector working through a panel or a roof needs to focus. Save longer questions for a natural pause or the end.
- Bringing a crowd. Relatives, friends and small children make it hard to hear, hard to move and easy to miss things. Bring one or two people who will help you decide.
- Following the inspector onto the roof or into the attic. Leave ladders, attics and crawl spaces to the inspector. You'll see the photos.
- Fixating on cosmetics. Paint colors and dated tile are easy to see and easy to change. The roof, foundation, electrical and plumbing matter more.
- Negotiating on the spot. Inspection day is for gathering facts. Repair requests come after you read the report with your agent.
- Deciding before the report arrives. One finding in the moment can feel bigger or smaller than it is. Wait for the full picture.
What Should You Bring and Wear?
Keep it simple. Wear comfortable shoes and clothes you don't mind getting a little dusty, especially in summer, when garages and attics run hot. Bring a phone for your own photos and notes, a copy of the seller's disclosure if you have it, and a short list of questions.
Ask about anything you noticed at the showing: a stain, a door that stuck, a smell in the garage. If you're planning projects such as a new kitchen, an added bathroom or a pool, mention them so the inspector can point out anything relevant. Our buyer's home inspection checklist lists what to do before, during and after inspection day.
What Questions Should You Ask During the Inspection?
Good questions are specific and help you sort the findings. Try these:
- Which of these findings would you look at first?
- Is this normal for a house this age in San Antonio?
- Is this a repair item, a maintenance item or a further-evaluation item?
- What kind of professional should look at this?
- How do I maintain this system once I own the home?
An inspector reports conditions; they won't price repairs or tell you whether to buy. For cost questions, use the report to get estimates from licensed trades. Our home inspection terms page explains the words you'll see in the report.
What If You Can't Attend Your Home Inspection?
Plenty of San Antonio buyers can't, especially military families buying on PCS orders from out of state. That's fine. The report is written with photographs, so you can see each finding, and you can call with questions once you've read it. Rod Stewardson is a U.S. Navy veteran, and three licensed inspectors on the team means more flexibility to find a time that works.
If you can't be there, ask someone you trust to attend for you, or simply set aside time to read the report carefully the day it arrives. Share it with your agent to decide on repair requests. To see what a report looks like, browse our sample reports and photos, and when you're ready, read about our buyer's home inspection.
