Should You Attend Your Home Inspection? (Yes, and Here's Why)

You've scheduled your home inspection, and now you're wondering: Should I actually show up, or can I just wait for the report?

The short answer: You should absolutely attend your home inspection.

The longer answer: This might be one of the most valuable few hours you'll spend in the entire homebuying process. Here's why.

Reason #1: You'll Learn About Your Home

Reading a report about your future home's quirks is one thing. Seeing them firsthand with an expert guide is entirely different.

During the inspection, you'll learn:

• Where the main water shutoff is located (trust us, you'll want to know this)

• Where to find access panels

• What "normal" looks like for this specific house

Think of it as orientation day for homeownership. This knowledge becomes invaluable the first time something goes wrong at 10 PM on a Sunday.

Reason #2: You Can Ask Questions in Real Time

Written reports are thorough, but they can't answer your specific follow-up questions. When you're present, you can ask things like:

"How serious is this?" "Can I fix this myself or do I need a professional?" "How much would this typically cost to repair?" "What happens if I don't fix this right away?" "Is this common in homes this age?"

These spontaneous questions—the ones you didn't even know you had—often provide the most useful information.

Reason #3: You'll Understand Context

A photo in a report showing a crack in the foundation looks alarming. But when you're there and the inspector explains, "This is a hairline settlement crack common in metro Detroit homes built in the 1960s, and it's been stable for years based on the paint over it," you have context.

Context changes everything:

• Not all issues are created equal

• Some problems are urgent, others are just monitoring points

• The inspector's tone and body language convey severity better than words on paper

You'll leave with a realistic sense of your home's condition rather than spiraling over every line item in the report.

Reason #4: You Can See Your Future Differently

Walking through the home with an inspector changes how you see it. You might discover:

• That "charming vintage basement" actually has moisture issues

• The "cozy" attic has inadequate insulation

• Those "original hardwood floors" are actually hiding problems underneath

• The "updated" electrical panel is not as updated as you thought

Or, conversely, you might learn that what worried you isn't actually a big deal. Either way, you're making a more informed decision.

Reason #5: It Helps with Negotiations

When it's time to negotiate with the seller, having attended the inspection gives you:

Credibility: You saw issues firsthand, not just in a report

Specificity: You can speak intelligently about conditions

Confidence: You know what matters and what doesn't

Perspective: You can separate deal-breakers from minor annoyances

Your real estate agent will appreciate having a client who understands the findings and can make informed decisions quickly.

What to Bring to Your Home Inspection

To make the most of your time:

Notebook and Pen Take notes as you go. The inspector will show you a lot, and you won't remember everything without writing it down.

Camera or Phone Take photos of important locations like shutoff valves, electrical panels, and access points. You'll be glad you have these later.

Questions List If you have specific concerns about the home, write them down beforehand so you don't forget to ask.

Appropriate Clothing

• Comfortable shoes you can walk in for 2-4 hours

• Layers (basements are cold, attics are hot)

Flashlight Inspectors bring their own, but it's handy to have one to look at areas yourself.

Measuring Tape (Optional) If you're planning furniture placement or projects, this is a good time to measure.

What to Expect on Inspection Day

Timeline Plan for 2-4 hours depending on the home's size and age. A 1,200-square-foot home built in 2010 will go faster than a 2,500-square-foot home from 1975.

Your Role You're observing and learning—the inspector is working. Don't feel like you need to shadow them constantly. It's fine to:

• Discuss the house with your agent

• Ask questions when you have them

What the Inspector Will Do They'll systematically go through:

• Exterior (roof, siding, grading, drainage)

• Interior (walls, floors, ceilings, windows, doors)

• Basement/crawl space

• Attic

• Major systems (HVAC, plumbing, electrical)

• Appliances (if included in sale)

Some portions are more interesting to watch than others. The attic inspection? Maybe skip that one. The furnace explanation? Definitely stick around.

Can Your Agent Attend Too?

In Michigan, your agent, or their representative must attend the inspection. Many buyers appreciate having their agent present because:

• Agents have seen hundreds of inspections and can provide perspective

• They can start thinking about negotiation strategy in real time

• They can answer contract questions that come up

• They're familiar with what's normal in your market

That said, some buyers prefer to attend without their agent to have more candid conversations with the inspector. Either approach is fine—do what makes you comfortable.

Should the Seller Be There?

In most cases, no. Sellers typically vacate during inspections to:

• Give you freedom to ask questions openly

• Avoid awkward encounters

• Prevent anyone from feeling defensive about issues found

• Make the inspection more efficient

If the seller is present (sometimes unavoidable), stay professional and avoid making negative comments about the home. Save those conversations for your agent later.

What If You Absolutely Can't Attend?

Life happens. If you truly can't be there:

Send a representative: A trusted family member or friend who can take notes and ask questions on your behalf

Request a video walkthrough: Some inspectors will FaceTime or record key findings

Schedule a detailed follow-up call: Block out an hour after you receive the report to go through it thoroughly with the inspector

Review the report thoroughly: Don't just skim it—really read and understand each section

But if there's any way to rearrange your schedule and be there, do it. You won't regret it.

Making the Most of Your Time

Do:

• Arrive on time (or even a few minutes early)

• Ask questions throughout

• Take lots of notes and photos

• Listen when the inspector explains a finding

• Clarify anything you don't understand

• Think about how you'll actually live in this space

Don't:

• Expect the inspector to estimate repair costs (not their job)

• Touch electrical panels or systems being tested

• Ask the inspector if you should buy the home (they'll give you facts, not opinions)

• Rush them—thoroughness matters more than speed

Special Considerations for First-Time Buyers

If this is your first home purchase, attending the inspection is even more valuable. You're not just learning about this specific house—you're learning about homeownership in general.

Pay attention to:

• Basic maintenance tasks you'll need to do

• What to watch for as systems age

• When to call professionals vs. DIY

• How to spot potential problems early

This education will serve you for years to come.

For first time home buyer tips, click here.

The Bottom Line

Your home inspection is not just a box to check on your way to closing—it's an educational opportunity that will pay dividends for as long as you own the home.

A few hours of your time now means:

• Better understanding of what you're buying

• More confidence in your decision

• Stronger negotiating position

• Knowledge that makes you a better homeowner

So yes, you should absolutely attend your inspection. Bring your questions, wear comfortable shoes, and prepare to learn more about your future home than you ever could from a written report.

Ready to schedule your inspection in metro Detroit? HHI Services welcomes buyers to attend inspections and encourages questions throughout the process. Book your inspection here or call Erik at 248-388-4783.