This is the #1 question first-time buyers ask me before their inspection. The right answer is: yes — but show up for the last part, not the whole thing. Here's why, and what to do when you're there.
Why showing up matters
The report is photo-rich and clearly written. But the report is one-way communication. Being there is two-way. You'll:
- See findings in person, not just in photos — much more memorable
- Ask questions in real time ("how serious is this?" "what does this typically cost to fix?")
- See the home through the eyes of someone trained to find problems — that mental model stays with you for years
- Get context on what's normal vs. what's a deal-breaker
- Learn how systems work (where the main shutoff is, how the sump pump cycles, how the HVAC filter changes)
Why NOT to show up for the whole inspection
- The first 90 minutes I'm climbing on the roof, in the attic, in the crawlspace — places you don't want to follow me
- Standing around watching is awkward for both of us
- You'll get more out of the last 45 minutes than you would out of all 3 hours
- Sellers prefer the inspector be in and out efficiently — not entertaining a tour group
The schedule that works best
| Time | What's happening | Should you be there? |
|---|---|---|
| 0:00–2:00 | Inspector working roof, attic, basement, crawlspace, exterior | No |
| 2:00–2:30 | Interior systems, kitchen, baths | Optional |
| 2:30–3:00 | Live walkthrough — major findings + Q&A | YES |
I'll text you when I'm 30 minutes from done. That's your cue to drive over.
What to ask during the walkthrough
- "What are the deal-breakers?" — forces a clear ranking
- "What would you negotiate vs. let go?" — gets you the inspector's honest read
- "What's normal wear vs. neglect?" — calibrates your expectations
- "What would you spend money on first?" — practical priority list
- "What's typically the next thing to break?" — predictive insight on systems near end-of-life
- "Anything that surprised you?" — surfaces things that might not be on the report yet
What to bring
- Your phone (to take notes / photos / videos for your own reference)
- Comfortable shoes (you might walk through the whole home)
- Your real estate agent (welcome — and useful for the negotiation conversation)
- Optional: a notebook if you want to write things down
What NOT to do
- Don't bring kids unless you have to. The walkthrough is information-dense and the home isn't yours yet.
- Don't bring contractors. Get the report first, then have your contractor quote specific items.
- Don't argue with the inspector. If you disagree with a finding, ask for clarification. The findings are based on what the inspector physically observed.
- Don't ask the inspector to recommend specific repair contractors. Most won't (it's a conflict-of-interest concern). I'll tell you the type of contractor you need, but I won't name names.
FAQ
Can my real estate agent come instead of me?
Sure, but you'll get more out of being there yourself. Agents see hundreds of inspections; you'll see one or two in your life. The walkthrough is for YOU.
What if I can't come?
No problem. The report is comprehensive. I'll also call you after you've read it to walk through anything that's unclear.
Should I tell the seller I'm coming?
Your agent handles that. Typically the seller leaves the home for the entire inspection.
Can I record the walkthrough?
Yes — totally fine, especially if you want to refer back to it later.
What if my partner can't come?
Send them the report and the recording. Then call me with their questions — I'll happily do a phone walkthrough afterward.
Ready to schedule?
Schedule Your Inspection
Takes 30 seconds
— Lisa Meine, InterNACHI Certified Master Inspector