How Does a Home Inspection Work? | Indianapolis Buyer's Guide

A home inspection is one of the most important steps in buying a home. Learn what inspectors check, what happens after, and how to negotiate based on the results.

Quick Answer

A home inspection is a visual examination of a property's condition by a licensed inspector. It covers the structure, roof, electrical, plumbing, HVAC, and major systems. Buyers use the report to negotiate repairs, credits, or price reductions before closing.

Watch: How Home Inspections Work

In this video, Beau walks through the complete inspection process so you know exactly what to expect.

What Inspectors Examine

A licensed home inspector conducts a visual examination of:

  • Roof — age, condition, missing or damaged shingles
  • Foundation and structure — cracks, settling, water intrusion
  • Electrical system — panel, wiring, outlets, GFCI protection
  • Plumbing — water pressure, pipes, drains, water heater
  • HVAC — heating and cooling systems, ductwork, filters
  • Attic and insulation — ventilation, insulation levels, signs of moisture
  • Basement and crawlspace — moisture, structural issues
  • Windows and doors — seals, operation, condition
  • Exterior — siding, grading, gutters, drainage

The Inspection Timeline

In Indiana purchase contracts, buyers typically have 10 days after acceptance to complete the inspection and submit repair requests. The timeline:

  1. Day 1–3 — Schedule inspection (Beau’s team can refer trusted inspectors)
  2. Day 2–4 — Inspection conducted (2–4 hours, buyer should attend)
  3. Day 4–7 — Review report with your agent
  4. Day 7–10 — Submit repair requests or credit request to seller
  5. Day 10–14 — Negotiate and reach mutual agreement

After the Inspection

Once the report is in hand, Beau will help you triage the findings:

  • Safety issues (electrical, structural, HVAC) — always negotiate these
  • Maintenance items — document for your records, usually not worth negotiating
  • Cosmetic issues — generally expect to handle these yourself

A skilled negotiator (which Beau is — he’s a recognized award winner for negotiation) can often turn a problem-filled inspection into a significant buyer credit or price reduction.

Frequently Asked Questions

Home inspections in Indianapolis typically cost $300–$500 depending on the size of the home. Specialty inspections (radon, sewer scope, mold) are additional. While it may feel like an upfront cost, a thorough inspection can save tens of thousands of dollars by identifying issues before you close.
Waiving the inspection contingency can make your offer more attractive to sellers, but it removes your primary protection against hidden defects. Beau Benjamin Realty Group can advise you on when this strategy makes sense and when to hold firm — it depends heavily on the property and market conditions.
You have three options: negotiate repairs with the seller, request a price reduction or credit, or walk away and receive your earnest money back (within the inspection period). Beau's team will help you determine which response makes the most financial sense based on the severity and cost of issues found.

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