What to Expect During Home Inspections & Closing

Buying or selling a home can feel like navigating a maze—especially once the offer is accepted. Two major checkpoints that often bring up the most questions (and stress) are the home inspection and the closing process. Whether you’re a first-time buyer in Nashville, downsizing in Birmingham, or selling a family home in Atlanta, understanding what happens after the offer goes under contract can make the journey feel a lot less overwhelming.

This guide walks you through the home inspections and closing process, highlighting what to expect, how to handle surprises, and how to close with confidence. Let’s dive in.

Understanding the Home Inspection Process

When and Why Inspections Happen

After your offer is accepted, things start moving quickly. One of the first items on the post-contract to-do list is scheduling a home inspection—usually within 7 to 10 days. This window is important because it gives buyers time to identify any major issues before locking into the purchase. Most buyers include an inspection contingency in their contract to protect their earnest money if something serious surfaces.

What Inspectors Look For

A certified home inspector evaluates the home’s general condition, focusing on core systems like plumbing, heating and cooling, electrical, and the overall structure. Some of the most common issues that show up include:

• Roofing problems – Found in 19% of inspections, these may include leaks, worn shingles, or poor drainage.
• Faulty electrical systems – Often due to outdated wiring or overloaded panels, reported in about 10% of inspections.
• Foundation issues – Cracks, shifting, or water intrusion, which turn up in roughly 8% of inspections.

In states like Georgia or Alabama where older homes are common, it’s also wise to inspect for moisture intrusion and HVAC performance—especially if the house lacks modern upgrades.

Optional Additional Inspections

Depending on the home’s age, location, and condition, buyers might also schedule specialized inspections for things like:

• Pest or termite damage
• Mold or radon testing
• Sewer line or septic system analysis

While these add to the cost upfront, they can save significant money and stress in the long run.

Common Red Flags That Could Affect a Sale

What Often Derails Transactions

Not every inspection result is a deal-breaker, but some issues raise major concerns for lenders and buyers alike. The most common red flags that disrupt home sales include:

• Mold – Especially in basements or bathrooms without proper ventilation. Mold signals a moisture problem and may require expensive remediation.
• Roof damage – Large holes, significant wear, or improper installation can lead buyers to walk away or mortgage companies to deny funding.
• Foundation cracks – Hairline cracks may be normal, but shifting or bowing walls may point to structural instability.
• Old or dangerous wiring – Particularly in homes built before the 1970s, knob-and-tube systems or aluminum wiring can pose fire hazards.

Don’t Panic—You Have Options

Even when a major issue is uncovered during the home inspection, it doesn’t automatically spell disaster. Most buyers don’t bail—it’s actually far more common for them to renegotiate. According to Zillow, nearly 80% of buyers negotiate some form of concession after an inspection.

How to Negotiate Repairs Without Losing the Deal

Deciding What to Ask For

Once the inspection report is in hand, the buyer has three general options:

• Request repairs – Work with your agent to ask the seller to fix specific issues before closing. This is often used for urgent or safety-related concerns.
• Seek a closing credit – Instead of repairs, the seller reduces the sale price or offers a credit to help cover post-closing fixes.
• Walk away – If the problems are too extensive or the seller is unwilling to negotiate, the buyer can exit the deal, provided the inspection contingency is in place.

Tips for a Smooth Negotiation

To avoid a back-and-forth standoff, approach negotiations with a balance of firmness and flexibility. Here are some strategies:

• Focus on health, safety, or structural concerns—cosmetic issues are less persuasive.
• Get estimates from contractors for repairs to support your request.
• Be realistic about what’s typical in your market—what might be a must-fix in Atlanta could be expected wear-and-tear in rural Tennessee.

Working with an agent who’s skilled in navigating the negotiation phase is essential. Some platforms—like those offering flat-fee real estate models—connect buyers with experienced agents who can help keep deals on track while saving on commission costs.

Breaking Down Closing Costs and Final Steps

What Are Closing Costs?

Closing costs are the fees and charges due at the final stage of a real estate transaction. For buyers, these typically range between 2% and 5% of the home’s price and include:

• Lender fees – Loan origination, underwriting, and appraisal charges
• Title insurance – Protects against disputes over property ownership
• Escrow charges – Handled by an attorney or title company facilitating the transaction
• Prepaid taxes and insurance – Often, buyers must prepay property taxes and homeowner’s insurance into an escrow account

For sellers, the main costs are agent commissions and prorated property taxes. In markets like Birmingham or Chattanooga, where home prices are more affordable, overall closing costs may be lower, but it’s still important to budget accordingly.

Final Steps Before Closing

As the closing date approaches, both buyers and sellers need to complete several key tasks:

1. Title search and title insurance — Ensures the property has a clear history with no legal claims or liens attached.
2. Final walkthrough — Typically scheduled within 24 hours of closing to confirm the home’s condition hasn’t changed and agreed-upon repairs are complete.
3. Document signing — Buyers and sellers meet (in person or remotely) to sign mortgage agreements, deeds, and other legal paperwork. Once funds are disbursed, the transaction is complete.

You can reference clear guides to the real estate closing process to understand what to expect and avoid last-minute surprises.

Key Takeaways

• Home inspections usually happen within 7–10 days of an accepted offer and help catch major red flags like roof damage, mold, or faulty wiring.
• You can negotiate repairs or ask for credits—this is common and often keeps deals alive.
• Closing costs for buyers typically range between 2% and 5% of the purchase price, with lender fees and escrow charges being the biggest contributors.
• Final steps include a title search, a walkthrough, and document signing—once complete, the home officially transfers ownership.

Whether you’re buying or selling in Alabama, Tennessee, or Georgia, understanding the home inspections and closing process helps avoid surprises and reduces stress. Tools like flat-fee real estate and streamlined digital platforms are making the entire transaction more transparent and affordable.

Ready to confidently move through the inspection and closing phases? Explore more helpful resources for buyers and sellers to take the next step in your home journey.