When Should You Schedule a Home Inspection?

Timing matters more than most people realize.

Many people think of a home inspection as something that only happens after a buyer and seller reach an agreement. While that's certainly the most common scenario, there are actually several points during homeownership when scheduling an inspection can save you time, money, and stress.

Whether you're selling your home, buying your next one, dealing with an insurance company, or approaching the end of your builder warranty, here's when you should schedule your home inspection - and why.

Before You List Your Home for Sale

Best time: Before your home ever hits the market.

A pre-listing home inspection gives you the opportunity to see your home through a buyer's eyes before buyers ever walk through the front door.

Instead of discovering issues during negotiations, you'll have time to:

• Complete repairs on your own schedule.

• Gather estimates for items you choose not to repair.

• Avoid last-minute surprises that could delay closing.

• Show buyers that you've been proactive about maintaining your home.

Many sellers are surprised by how much confidence a pre-listing inspection provides. Even if you decide not to repair every item, you'll know exactly what buyers are likely to discover during their inspection.

The earlier you schedule it, the more options you'll have.

Buying a Home

Best time: As soon as your offer is accepted.

Once you're under contract, the clock starts ticking.

Most Colorado real estate contracts include an inspection objection or due diligence period that typically lasts 10 to 14 days, although the exact timeline is negotiated between the buyer and seller.

That time goes by quickly.

Scheduling your inspection immediately after going under contract gives you enough time to:

• Complete the inspection.

• Receive your report.

• Review findings with your inspector.

• Obtain repair estimates if needed.

• Negotiate repairs or credits before your deadline expires.

Waiting several days to schedule can leave very little time if inspectors are booked or additional specialists - such as sewer scope, radon, mold, or structural evaluations - are recommended.

The sooner you schedule, the more flexibility you'll have.

Homeowners Insurance Inspection

Best time: As soon as your insurance company requests one.

It's becoming increasingly common for insurance companies to request inspections before issuing or renewing a homeowners insurance policy.

These inspections help underwriters evaluate the home's condition and identify major concerns such as:

• Roof condition

• Electrical systems

• Plumbing

• Heating systems

• Structural concerns

If your insurer has requested an inspection, don't wait until the deadline is approaching.

Scheduling promptly helps prevent delays with underwriting and gives you time to address any concerns the insurance company may identify before they affect your coverage.

Before Your Builder Warranty Expires

Best time: Around months 10 or 11 of your first year.

Most new construction homes include a one-year builder warranty covering workmanship and many components throughout the home.

Many homeowners don't realize they've developed issues until after that warranty has expired.

Scheduling a professional inspection a month or two before your warranty ends allows you to identify items that should be corrected while they're still the builder's responsibility.

Common warranty findings include:

• Drywall settlement cracks

• Improper grading or drainage

• Roof deficiencies

• HVAC concerns

• Plumbing leaks

• Window and door adjustments

• Missing insulation

• Electrical deficiencies

You'll receive a comprehensive report that serves as a punch list to submit to your builder before your warranty expires.

Waiting until month twelve may not leave enough time for the builder to review and schedule repairs.

The Bottom Line

The best time to schedule a home inspection depends on why you need one - but in nearly every situation, earlier is better.

Whether you're:

• Selling your home,

• Buying a new one,

• Responding to an insurance company,

• Or nearing the end of your builder warranty,

giving yourself extra time helps reduce stress, avoid missed deadlines, and make informed decisions.

At Arrow Home Inspections, we help homeowners throughout Colorado Springs and the surrounding communities navigate each of these milestones with clear, detailed inspections and reports delivered quickly. If you're wondering whether now is the right time for an inspection, we're always happy to answer your questions and help you determine the best timing for your specific situation.