The inspection period is the most important window in a real estate contract. It is also the most misused. I watch buyers waste it or panic through it every month. Let me tell you what to actually do.
What the Inspection Period Actually Is
When you go under contract on a house in Tennessee you get a set number of days for inspections. Typically 7 to 10. During that time you can bring in inspectors and contractors. You can ask the seller for repairs or credits. And if you find something you cannot live with, you can walk away and get your earnest money back.
This is your only real protection as a buyer. Use it right.
What to Actually Pay Attention To
Four things matter in an inspection. Everything else is noise.
The roof. How old is it. Are there visible leaks. A new roof is expensive. A roof with five years left is a negotiating point.
The HVAC system. Get the age and the service history. An air conditioner or heat pump past its 12-year life expectancy is a future expense you need to plan for.
Moisture and water intrusion. Look for stains on ceilings and walls. Look for musty smells in the crawl space or basement. Check the grading around the foundation. Water problems get worse. They do not get better.
Electrical and plumbing. Old wiring and galvanized pipes are big expenses. A home inspector will flag these.
What to Let Go
A lot of buyers get hung up on small things. A cracked outlet cover. A door that sticks. A light fixture that does not work. These are five dollar fixes. Do not ask the seller to fix them. Do not lose sleep over them.
I see buyers ask for three pages of small repairs and the seller gets annoyed and the deal gets rocky over a hundred bucks of work. Save your requests for the things that actually matter. If you ask for too much the seller will tell you no. If you ask for only the big things the seller will usually say yes.
Your realtor should help you draw that line. That is part of what we do.
One More Thing
Be there for the inspection. Walk through with the inspector and ask questions. The report is useful but seeing it in person is better. You learn how the house works. You learn where the shutoff valves are. You learn what normal maintenance looks like.
That time in the house with the inspector is worth more than the report itself.