Homebuyer Guide to Inspection Types

Buying a home is one of the most important financial decisions you’ll ever make—and understanding the type of inspection you’re agreeing to is critical. Whether you're negotiating repairs, conducting an as-is or void-only inspection, or trying to move fast with a pre-offer evaluation, each option carries its own benefits and limitations.

Too often, buyers unknowingly limit their ability to negotiate, void, or request repairs, simply because they don’t fully understand the terms of the inspection clause in their contract. That’s why it's essential to work with a licensed home inspector and a knowledgeable real estate professional who can walk you through your options and help you make informed choices.

At VA Home Inspect, we believe in educating our clients—not just inspecting homes. We provide detailed, unbiased reports that help you:

• Know what you’re buying
   
• Avoid expensive surprises
   
• Make smart decisions about how to proceed
   

Protect yourself by choosing the right type of inspection for your situation. If you’re unsure which route to take, contact us for guidance. Your peace of mind and financial safety should never be an afterthought.

A home inspection to negotiate repairs is one of the most common types of inspections in real estate transactions. This inspection takes place after an offer has been accepted, and it's typically included as a contingency in the contract. The goal is to identify material defects, safety hazards, or deferred maintenance issues that may not have been apparent during the initial walkthrough.

Once the inspection report is delivered, the buyer can use the findings to enter a negotiation phase with the seller. There are several ways this negotiation can play out, depending on the nature and severity of the issues discovered:

The buyer can ask the seller to fix specific items before closing. These are usually safety-related or system-critical issues such as:

The repairs are typically performed by licensed contractors, and receipts are often provided to verify completion.

Rather than coordinating repairs, the seller may offer a financial credit at closing. This allows the buyer to handle the repairs on their own terms after they take ownership of the property. This is often preferred for cosmetic items or when the buyer wants to use their own trusted contractors.

The buyer may negotiate a reduction in the purchase price to account for the cost of needed repairs or upgrades. This option is commonly used when the issues are significant and the buyer is comfortable taking on the work post-closing.

In some cases, a hybrid approach is used—for example, the seller agrees to repair a serious plumbing leak and provide a credit for less urgent items like an aging water heater.

If major issues are discovered and the seller is unwilling to address them, the buyer has the option to void the contract (provided the inspection contingency is still active). This gives the buyer leverage to exit the deal without penalty if the home does not meet expectations.

• Best for buyers looking to negotiate adjustments post-inspection.
   
• Allows flexibility: repairs, credits, price reductions, or walking away.
   
• Most common in traditional purchase contracts with inspection contingencies.
   

This type of inspection empowers buyers to make smarter, more confident decisions—and protects them from unexpected repair costs after closing.

An as-is inspection is conducted when a buyer is purchasing a home with the understanding that the seller will not be making any repairs or concessions based on the inspection findings. These inspections are done strictly for the buyer's own knowledge and peace of mind, and are very common in today's competitive real estate markets.

The purpose of this inspection is to evaluate the property’s current condition, so the buyer can make an informed decision about whether to proceed with the purchase or walk away. In this scenario, the buyer cannot use the inspection results to negotiate repairs, reduce the purchase price, or ask for closing credits.

Even though the buyer has no power to request repairs, an as-is inspection is still a smart move. It provides a clearer picture of the home's condition, uncovers any potential safety hazards, and helps the buyer plan ahead for future maintenance or renovation costs. The information gathered can also help the buyer prepare a long-term maintenance plan and determine how much additional investment may be needed after closing.

This type of inspection is especially valuable in:

• Foreclosures and bank-owned properties
   
• Estate sales where the seller has no firsthand knowledge of the property
   
• Competitive situations where buyers waive the right to negotiate
   
• Investor purchases where repairs are already expected and budgeted
   

• Non-negotiable inspection used for buyer awareness only
   
• Helps buyers understand what they’re truly committing to
   
• Reduces surprises after closing
   
• Useful for budgeting future improvements or repairs
   
• No obligation to move forward if major issues are found (as long as the contract allows a void option)
   

An as-is inspection does not weaken your position as a buyer—it strengthens your ability to make a confident decision. It protects you from purchasing a property with unknown issues and helps you avoid being blindsided by costly repairs down the road. It's a wise step for anyone buying a home in “as-is” condition.

A void-only home inspection is performed during a real estate transaction where the contract allows the buyer to void (cancel) the contract based on the results of the inspection—but does not permit any repair requests or negotiations. In this arrangement, the buyer’s only options after receiving the inspection report are to proceed with the purchase as-is or void the contract and walk away, typically within the inspection contingency period.

This type of inspection is most commonly used in seller’s markets, where competition is high, and sellers are less likely to entertain negotiations. It allows buyers to demonstrate seriousness and flexibility to the seller while still maintaining a layer of protection through due diligence.

• To remain competitive in multiple-offer situations
   
• To minimize contingencies while still protecting themselves
   
• To comply with seller requirements for “non-negotiable” contract terms
   
• To evaluate the condition of the home before fully committing
   

Even though the buyer gives up the right to negotiate, they still gain critical information from the inspection that can influence their final decision.

Void-only inspections are full home inspections conducted by a licensed inspector. All major systems are evaluated, including:

• Roof and attic
   
• Foundation and structure
   
• Electrical and plumbing systems
   
• HVAC performance
   
• Appliances, doors, windows, insulation, and ventilation
   
• Signs of moisture, mold, pests, or safety hazards
   

The buyer receives a detailed inspection report, just like they would in a traditional inspection, allowing them to assess the home’s overall condition.

• Protects the buyer from moving forward with a property that has major issues
   
• Gives the buyer the option to exit the deal based on inspection findings
   
• Strengthens the buyer’s offer by eliminating negotiation clauses
   
• Retains due diligence without creating friction with the seller
   
• Ideal for competitive markets where sellers won’t agree to repairs or credits
   

• The buyer must be ready to accept the property as-is if they decide to move forward
   
• The decision to void must be made within the deadline stated in the contract
   
• If the buyer does not void in time, they’re typically required to move forward with the purchase
   

Void-only home inspections offer a middle ground between protecting the buyer and making a strong offer. They are a strategic option when sellers are less flexible, and buyers need to act quickly—but still want the peace of mind that comes from a professional home inspection.

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A pre-offer inspection is a type of home inspection conducted before a buyer submits a formal offer on a property. This strategy has become increasingly popular in highly competitive markets, where sellers are receiving multiple offers—often with little to no contingencies. By performing an inspection ahead of time, the buyer gains valuable information about the home's condition and can make a more confident, informed offer—sometimes even without the typical inspection contingency.

• In bidding wars, where including an inspection contingency may weaken your offer
   
• When trying to move quickly on a property that’s likely to go under contract fast
   
• When sellers are requesting as-is contracts or discouraging traditional inspections
   
• If a buyer wants to waive the inspection contingency while still doing their due diligence
   

Pre-offer inspections are typically limited in scope and duration, as they must be completed in a short time window—often during a brief showing or open house period. While not as comprehensive as a full inspection, a pre-offer inspection still focuses on identifying major red flags, such as:

• Foundation cracks or moisture issues
   
• Roof condition and signs of leakage
   
• HVAC operation and age
   
• Electrical hazards or outdated panels
   
• Plumbing leaks or poor water pressure
   

Buyers typically receive verbal feedback on-site or shortly afterward, as there’s usually no formal written report involved due to time constraints.

• Empowers the buyer to make a strong, contingency-free offer
   
• Identifies major concerns before submitting an offer
   
• Allows the buyer to walk away early if serious defects are found
   
• Saves time and money by avoiding post-contract surprises
   
• Reduces risk in fast-paced markets with tight timelines
   

• The inspection is often rushed or limited in access, as sellers may not allow a full property review before an offer is made
   
• No formal report may mean less documentation for future reference
   
• Not ideal for buyers who want a full breakdown of every system in the home
   

A pre-offer inspection is a smart tool for serious buyers in competitive real estate environments. While it doesn’t replace a full inspection, it offers peace of mind and can give buyers a critical edge when making offers. It balances speed with protection—ensuring you’re not making a bling investment.