What to expect in a physical inspection
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Coordinate the calendar
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Schedule the inspection as early as possible to leave room for specialized follow-ups if needed.
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Conduct the walkthrough
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Be there in person, ask "why" and "how" when an inspector points something out. Be sure whether an issue is a common maintenance item or a safety hazard.
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Look for the “4 Cornerstones”: roofing (remaining lifespan), electrical, plumbing, HVAC (is furnace nearing end of life?).
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Categorize the findings
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Once you get the report, do not panic. Each house is going to come with a long list of issues; it is helpful to group them into three buckets.
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Major hazards: foundation cracks, mold, active termites
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Near-term costs: items that work now but will need $5,000+ in repairs within a year (an old roof)
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Cosmetic/minor: loose doorknobs, cracked light covers, scuffed baseboards
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Credits over repairs
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This is your time to either request repairs or use a professional estimate to argue for a closing cost credit.
