What to Expect at the Home Inspection: A Las Vegas Seller's Guide

by Ryan Rose

You're under contract. The buyer scheduled their inspection. This 2-4 hour examination of your home can make or break the deal. Here's what to expect and how to prepare.

What Inspectors Examine

A standard home inspection covers:

Exterior:

Roof condition, flashing, gutters
Siding, stucco, or exterior materials
Foundation visible areas
Grading and drainage
Driveways, walkways, patios
Fencing and gates

Interior structure:

Walls, ceilings, floors
Windows and doors
Stairs and railings
Attic and insulation
Garage

Systems:

Electrical panels, outlets, wiring
Plumbing, water pressure, drains
HVAC operation and condition
Water heater

Appliances:

Built-in appliances that convey
Smoke and CO detectors
Garage door opener

What Inspectors Don't Cover

Standard inspections typically exclude:

Pool and spa (requires separate inspection)
Pest/termite (separate inspection)
Sewer line scope
Detailed roof certification
Mold testing
Environmental hazards
Cosmetic issues

Buyers may order additional specialized inspections based on concerns.

Preparing Your Home

Before the inspection:

Provide access. Unlock gates, clear paths to attic and water heater, ensure garage is accessible, unlock electrical panels.

Replace burnt-out bulbs. Inspectors note non-working lights as potential electrical issues.

Check pilot lights. Water heater and any gas appliances should be operational.

Clean or replace HVAC filters. Dirty filters get noted.

Test smoke detectors. Working batteries and proper placement matter.

Clear around the home. Remove debris, stored items, and clutter that blocks access to systems.

Address known issues. That dripping faucet or sticking door? Fix it before they find it.

Should You Be Present?

Sellers typically leave during inspections. Your presence can:

Make buyers uncomfortable asking questions
Create awkward situations if issues are found
Lead to unproductive confrontations

Let your agent handle any needed coordination. Make the home available and leave.

What the Report Looks Like

Inspection reports are thorough, often 30-50+ pages. They document:

Every system and component examined
Current condition
Safety concerns
Recommended repairs
Maintenance suggestions
Photos of issues

Reports can look alarming. Even well-maintained homes have pages of items noted. Not everything noted requires action.

After the Inspection

The buyer reviews the report and typically:

Accepts as-is: Rare, but some buyers proceed without requests.

Requests repairs or credits: Most common. They'll submit a list of items they want addressed.

Cancels: If major issues are discovered, buyers may exercise their inspection contingency and walk away.

Your agent will help you review requests and negotiate a response.

Common Issues in Las Vegas Homes

Inspectors frequently find:

HVAC age or maintenance concerns
Water heater issues
Roof wear or damage
Plumbing leaks or water damage
Electrical panel or wiring concerns
Stucco cracks
Grading or drainage issues
Missing GFCI outlets in required locations

These aren't dealbreakers. They're negotiation points.

Keeping Perspective

Every home has issues. New homes have issues. Inspections are designed to find everything possible. A long report doesn't mean your home is problematic.

What matters is how the issues are addressed through negotiation. Most deals survive inspection with reasonable compromise on both sides.

The Bottom Line

The inspection is a standard part of selling. Prepare by providing access and addressing obvious issues. Stay calm when the report arrives. Negotiate in good faith. Most inspections lead to successful closings.

Questions about preparing for your buyer's inspection? Let's discuss what to expect.

Las Vegas Home Inspection FAQ: Common Seller Questions Answered

Q1: How long does a typical home inspection take in Las Vegas?

A standard home inspection typically takes 2-4 hours, depending on the size and condition of the property. Larger homes or those with additional structures like pools, casitas, or extensive landscaping may require more time.

Q2: Should I be present during the home inspection?

No, sellers should typically leave during the inspection. Your presence can make buyers uncomfortable and create awkward situations if issues are discovered. Let your agent coordinate any necessary access and leave the home available for the inspection team.

Q3: What are the most common issues found during Las Vegas home inspections?

Common issues in Las Vegas homes include HVAC age or maintenance concerns, water heater problems, roof wear from sun exposure, plumbing leaks, electrical panel issues, stucco cracks, grading and drainage problems, and missing GFCI outlets in required locations like bathrooms and kitchens.

Q4: Does a home inspection include pool and spa equipment?

No, standard home inspections typically do not cover pools and spas. These require a separate specialized inspection. Buyers concerned about pool equipment often order an additional pool inspection to evaluate pumps, filters, heaters, and overall condition.

Q5: How should I prepare my home before the inspection?

Provide access to all areas including attic, water heater, and electrical panels. Replace burnt-out bulbs, check pilot lights, clean or replace HVAC filters, test smoke detectors, clear clutter blocking access to systems, and fix any obvious minor issues like dripping faucets or sticking doors.

Q6: What happens if the inspection reveals major problems?

If major issues are discovered, buyers can request repairs or credits, renegotiate the price, or exercise their inspection contingency to cancel the contract. Your agent will help you review the inspection report and negotiate a reasonable response that keeps the deal moving forward.

Q7: How long is an inspection report, and what does it include?

Inspection reports are typically 30-50+ pages and document every system examined, current condition assessments, safety concerns, recommended repairs, maintenance suggestions, and photos of issues found. Even well-maintained homes generate lengthy reports, so don't be alarmed by the page count.

Q8: Should I get a pre-listing inspection before putting my Las Vegas home on the market?

A pre-listing inspection can help you identify and address issues before buyers find them, potentially strengthening your negotiating position and reducing surprises during the transaction. This proactive approach can make your home more attractive to buyers and streamline the selling process.

Q9: Are all items in the inspection report required to be fixed?

No, not everything noted in an inspection report requires action. Reports document everything from major safety concerns to minor maintenance suggestions. What gets addressed is a matter of negotiation between buyer and seller, with focus typically on safety issues and major system failures.

Q10: Can buyers cancel the contract after the inspection?

Yes, if the purchase contract includes an inspection contingency (which most do), buyers can cancel within the contingency period if they're not satisfied with the inspection results. However, most deals survive inspection with reasonable negotiation and compromise on both sides.

Q11: What is not covered in a standard home inspection?

Standard inspections exclude pools and spas, pest and termite inspections, sewer line scopes, detailed roof certifications, mold testing, environmental hazards, and purely cosmetic issues. Buyers may order these specialized inspections separately if they have specific concerns.

Q12: How soon after the inspection will I receive repair requests?

Buyers typically receive the inspection report within 24-48 hours of the inspection and then have several days (as specified in the contract, often 5-10 days) to submit repair requests or respond to the inspection. Your agent will guide you through the timeline and response process.