Whether you're buying your dream home or selling a place you've loved for years, the home inspection can feel like a make-or-break moment.

It's one of the most important steps in any Ohio real estate transaction — and often the most misunderstood. As a full-time Realtor, Katie Roberts has guided countless buyers and sellers through inspections with clarity and confidence.

Here's what to expect, whether you're buying or selling.

What Is a Home Inspection, Exactly?

A home inspection is a professional, visual evaluation of a property's condition. Taking 2–4 hours, it covers:

• Roof, foundation, and structure
• Electrical and plumbing systems
• Heating and cooling
• Windows, doors, appliances, and more

The inspector delivers a detailed report with photos, notes, and recommendations — typically within 24–48 hours.

This is not an appraisal or city inspection — it's specifically for the buyer's knowledge and protection.

What Buyers Should Expect

If you're buying, the inspection lets you:

• Understand the true condition of the home
• Spot any red flags (like foundation cracks or old wiring)
• Request repairs, credits, or even walk away if needed

Katie attends her clients' inspections whenever possible and reviews the report with them afterward, helping interpret what's a big deal versus normal wear and tear.

💡 Pro Tip: Almost every home — even brand-new ones — will have some issues listed. The goal isn't perfection. It's understanding what you're getting into.

What Sellers Should Expect

If you're selling, prepare for the inspector to:

• Test outlets, run faucets, open windows, and check appliances
• Access the attic, crawl spaces, and electrical panel
• Take notes and photos — lots of them

Katie recommends sellers:

• Declutter utility areas for easy access
• Replace burned-out bulbs
• Fix minor issues in advance (like dripping faucets or loose railings)

💡 Pro Tip: A clean, accessible, well-maintained home creates a positive impression — even during inspections.

Common "Scary" Items (That Usually Aren't Dealbreakers)

Some things on an inspection report look alarming but are actually typical in older homes:

• GFCI outlets missing in kitchens/bathrooms
• Slight roof wear or missing shingles
• Settling cracks in the foundation
• Older water heater or HVAC system (but still working fine)

Katie helps her clients — buyers and sellers alike — understand which findings are truly urgent versus cosmetic or negotiable.

After the Inspection: What Happens Next?

This is where your Realtor really matters.

• Buyers can submit a repair request, ask for a credit at closing, or negotiate for bigger fixes.
• Sellers can agree, counter, or decline — and Katie guides every conversation with clear strategy and professionalism.

The goal isn't to "win" — it's to keep the deal moving forward fairly for both sides.

Inspections Don't Have to Be Intimidating

The truth? Most deals survive inspection. With the right expectations, preparation, and Realtor support, you'll emerge smarter, more confident, and ready for the next step.

If you're buying or selling a home in the Centerville or Dayton area and want to be fully prepared — not blindsided — reach out to Katie Roberts for a consultation. She'll help you understand what to expect and how to protect your investment without the stress.