Home / What to expect
Buyers: what to expect, start to finish
From booking to the conversation with your agent about repairs. Read this once and nothing about inspection day will surprise you.
Before the inspection
Sign the agreement and pay
Sign your inspection agreement and pay at least 48 hours before the appointment. New Mexico regulations require the signed agreement, and it holds your slot. I accept Venmo (@inspectclovis), CashApp, Zelle, X Money, cash, check and credit card. A 3.9% fee applies to credit cards only.
If the home is vacant
Ask your agent to confirm that water, gas and electricity are on, with all shut-off valves and breakers in the on position. My insurance doesn't allow me to turn utilities or valves on or off. Anything without active utilities can't be inspected and is noted in the report.
If the home is occupied
These need to be reachable and clear of belongings. I don't move personal items.
- Electrical panels
- Water heater
- Furnace or air handler
- Attic and crawlspace access points
- All appliances included in the sale
Decide on add-ons early
Some need advance scheduling. Request them before inspection day when you book or by replying to your confirmation email.
- Sewer scope. Recommended for homes over 20 years old. Video provided.
- Mold testing. Air or tape samples analyzed by a lab.
- Lead-based paint. For homes built before 1978.
- Crawlbot inspection. For crawlspaces that are unsafe to enter.
- Termite inspection. Required by many lenders. Performed by Jared's Lawn & Vector, with the NPMA-33 form provided.
- Sprinkler inspection. Not available in winter.
- Outbuilding or detached garage. One structure under 2,000 sq ft.
During the inspection
Do you need to be there?
No. You're welcome, and many buyers find it valuable, but the most thorough inspections happen when I can work through the house without interruption.
If you'd like to come by, you're welcome. I don't review findings on site. Everything goes into the report, and you're welcome to call me with questions after you've read it.
The inspection isn't a good time for friends and family to tour the house. Your agent can arrange a separate showing. If the home is occupied, your agent must be present when you attend.
What I'm doing
A visual inspection of every accessible system: roof, gutters and exterior, foundation and grading, attic, insulation and ventilation, electrical, plumbing and water heater, heating and cooling, walls, ceilings, floors, windows and doors, kitchen appliances, and the garage.
I don't move furniture, lift carpet or open walls. Blocked areas are listed in the report.
Buying from out of state?
You don't need to be here. Once you've reviewed the report, you're welcome to call me with any questions. See inspections for Cannon AFB and remote buyers.
Reading your report
Your report arrives by the evening of the inspection, or the next morning at the latest. Most run 65 to 90 pages with more than 100 photos and diagrams. Every finding has a color.
- Blue: low-level concern or maintenance itemMinor repairs, routine maintenance and recommended upgrades. Usually low cost and not urgent.
- Orange: moderate concernNot critical today, but likely to cause further problems if left alone. Plan on repair by a qualified contractor and discuss these with your agent.
- Red: significant concernSafety risks, major systems that aren't working properly and repairs with substantial cost. Have these evaluated before your contingency period ends.
Don't be overwhelmed
Thirty or more findings is normal, even on a well-kept home or a brand-new one. A long report doesn't mean a bad house. It means you have the full picture.
Start with red and orange. Blue items are for your maintenance list.
When a specialist is recommended
Some findings suggest a licensed electrician, plumber, HVAC technician or structural engineer take a closer look. That is normal. Your agent can help arrange it within your inspection period.
After the report: your options
You and your agent decide how to respond. You don't have to negotiate every item.
- Request repairs. Ask the seller to fix specific items before closing, usually the red and orange ones.
- Request a credit. Take a price reduction or closing cost credit and do the repairs yourself. You control the quality of the work.
- Walk away. If the findings change the value or risk of the purchase, your contract may let you withdraw during the inspection period.
- Accept as is. Some items are already priced in, or too small to matter.
I'm still here after you move in. If something in the report comes up later, or you notice something new and want a second opinion, call or text (575) 763-0001.
Ready to book your inspection?
Pick a time online in a couple of minutes, or call or text Bob at (575) 763-0001.