When to Schedule a Home Inspection
Knowing when to schedule a home inspection is critical to protecting your investment—whether you’re buying, selling, or already living in your home. The right timing ensures you get the most value from your inspection, can negotiate repairs, or take advantage of builder warranties.
When to Schedule a Home Inspection as a Buyer
Homebuyers should schedule a home inspection immediately after the purchase agreement is signed. Most contracts include an inspection contingency, giving you a limited window—typically 5 to 10 days—to complete the inspection and respond accordingly.
Why timing matters:
- Gives you leverage to request repairs or price adjustments
- Allows time to walk away if major issues are found
- Keeps your closing timeline on track
Schedule early in your due diligence period to avoid last-minute decisions.
When to Schedule a Pre-Listing Inspection as a Seller
Sellers can benefit by scheduling a pre-listing inspection before putting their home on the market. This proactive step helps identify issues early and makes your listing more attractive.
Best time to schedule:
- 2–4 weeks before listing your home
Benefits:
- Prevents surprises during the buyer’s inspection
- Gives you time to make repairs
- Builds buyer trust and confidence
When to Schedule a 1-Year Warranty Inspection
If you’ve purchased a newly built home, your builder likely included a 12-month limited warranty. Schedule your 11-month inspection during month 10 or 11 to catch any defects before the warranty expires.
What it covers:
- Foundation settling
- HVAC or electrical issues
- Drywall cracks and cosmetic flaws
This inspection documents defects and provides the evidence needed for your builder to make repairs.
When to Schedule a Post-Closing Inspection
Did you waive the inspection contingency or purchase the home as-is? A post-closing inspection helps you understand your new home’s condition.
Ideal timing:
- 3 to 6 months after closing
This is a smart option for:
- Homes bought in competitive markets
- Foreclosures or as-is purchases
- Peace of mind and maintenance planning
Seasonal Considerations for Scheduling
The season can impact what an inspector can effectively evaluate:
- Spring/Summer: Ideal for inspecting HVAC cooling, roofs, decks, and landscaping
- Fall/Winter: Best for checking heating, insulation, and drainage systems
Keep weather in mind when planning your inspection to ensure a thorough evaluation.
How Far in Advance Should You Book?
In most cases, inspections can be scheduled within 1 to 5 business days. That said, timelines can vary depending on:
- Location (urban vs. rural)
- Time of year (peak season vs. off-season)
- Inspector availability
- Scope of services needed
To be safe, book as early as possible once your inspection window opens.
Schedule Smarter with Ellingwood Pro
At Ellingwood Pro, we make it easy to schedule inspections with confidence:
- Fast turnaround with same-week availability
- Online booking and flexible scheduling
- Certified, professional inspectors
- Thorough reports with photos and clear explanations
Ready to schedule your inspection? Call (276) 566-5669 or book online today.
