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Home Inspection Guide Des Moines | What to Expect & Negotiate | Smart Move DSM
📋 Buyer's Guide

Home Inspection Guide

Everything you need to know about home inspections—what inspectors check, red flags to watch for, and how to negotiate repairs after the report.

2-4 hrs Average Duration
$300-500 Typical Cost
400+ Items Checked
Inspection Checklist
✓
Roof & Exterior
✓
Foundation & Structure
✓
Electrical System
✓
Plumbing System
✓
HVAC System
✓
Interior & Appliances
What's Covered

What Home Inspectors Check

A professional inspector examines hundreds of components. Here's a breakdown of the major areas they evaluate.

🏠 Roof & Exterior

  • Shingle/roofing condition
  • Flashing around chimneys
  • Gutters and downspouts
  • Siding and trim
  • Grading and drainage
  • Decks and patios

🧱 Foundation & Structure

  • Foundation walls and floor
  • Signs of settling/cracks
  • Basement moisture
  • Floor joists and beams
  • Crawl space condition
  • Signs of pest damage

⚡ Electrical System

  • Main panel and breakers
  • Wiring type/condition
  • Grounding and bonding
  • GFCI outlets
  • Smoke/CO detectors
  • Service capacity (amps)

🚿 Plumbing System

  • Water supply lines
  • Drain/waste/vent pipes
  • Water heater age
  • Faucets and fixtures
  • Water pressure
  • Signs of leaks

❄️ HVAC System

  • Furnace age/condition
  • Air conditioning unit
  • Ductwork condition
  • Thermostat operation
  • Ventilation adequacy
  • Gas connections

🏠 Interior

  • Walls, ceilings, floors
  • Windows and doors
  • Stairs and railings
  • Insulation levels
  • Built-in appliances
  • Garage door operation
Know the Difference

Red Flags vs. Minor Issues

Every inspection report has findings. The key is understanding which issues are deal-breakers and which are normal maintenance.

🚨 Major Red Flags (Potentially Deal-Breaking)

🏚️ Foundation Problems

Significant cracks, bowing walls, or major settling. Repairs cost $5,000-$50,000+ and may indicate ongoing structural issues.

🏠 Roof Failure

Multiple layers, significant damage, or end-of-life roofing. A new roof costs $8,000-$20,000+ and protects everything below.

💧 Major Water Intrusion

Active leaks, significant mold, or chronic flooding. Water damage leads to mold, rot, and structural damage costing tens of thousands.

⚡ Electrical Hazards

Outdated wiring (knob-and-tube), Federal Pacific panels, double-tapped breakers. Fire hazards requiring $5,000-$15,000+ to update.

✅ Minor Issues (Normal Maintenance)

✅ Cosmetic Imperfections

Scuffed paint, minor drywall cracks, worn carpet, dated fixtures. Aesthetic issues you can address over time at your own pace.

✅ Routine Maintenance

Dirty furnace filters, clogged gutters, weatherstripping needs replacement. Normal homeowner maintenance you'll handle anyway.

✅ Minor Repairs Under $500

Leaky faucet, running toilet, loose handrail, cracked outlet cover. Small repairs that are part of normal homeownership.

✅ Grandfathered Code Items

Older homes may not meet current code but were compliant when built. Missing GFCI in older kitchens is common and inexpensive.

Step by Step

The Inspection Process

Understanding what happens during a home inspection helps you prepare and get the most value.

1

Schedule the Inspection

Once your offer is accepted, schedule ASAP—you typically have 7-10 days for the inspection contingency. I recommend trusted local inspectors.

2

Day of Inspection (2-4 hours)

The inspector systematically examines the property inside and out, taking photos and testing systems. Plan to attend at least the last hour.

3

Walkthrough with Inspector

The inspector walks you through findings, showing issues in person and answering questions. Photos in a report don't tell the whole story.

4

Receive Written Report (24-48 hrs)

Detailed 30-50+ page report with photos, descriptions, and recommendations. Focus on the summary and items marked deficient.

5

Review & Decide Next Steps

We review the report together and decide whether to request repairs, credits, proceed as-is, or walk away.

Additional Testing

Specialized Inspections

Standard inspections are comprehensive, but some issues require specialists. Consider these based on the home's age and condition.

Inspection Type Typical Cost When to Get It
Radon Testing $125-$175 Every home in Iowa—radon levels are elevated in our area
Sewer Line Scope $150-$300 Older homes (pre-1970s) or homes with mature trees near lines
Termite/Pest $75-$150 All homes—often required by lenders, especially VA/FHA
Mold Testing $300-$600 If visible mold or history of water intrusion
Well Water Testing $100-$300 Any home on well water—tests bacteria, nitrates, contaminants
Septic Inspection $300-$500 Any home on septic—includes tank pumping and inspection
Chimney Inspection $150-$300 Homes with fireplaces, especially if heavily used
Structural Engineer $400-$700 If inspector identifies foundation or structural concerns

🧪 Iowa Radon Alert

Iowa has some of the highest radon levels in the country. The EPA estimates that 70%+ of Iowa homes have radon levels above the recommended action level of 4 pCi/L. I recommend radon testing for every home purchase in the Des Moines area. If levels are elevated, a radon mitigation system ($800-$1,500) can reduce levels by up to 99%.

Your Options

Negotiating After Inspection

Once you have the report, you have several options depending on findings, market conditions, and your situation.

🔧

Request Repairs

Ask the seller to fix specific issues before closing. Best for safety concerns requiring licensed contractors. You'll verify repairs are done properly.

💰

Request Credit

Ask for a credit at closing or price reduction to cover repair costs. Gives you control over who does the work. Often preferred by buyers.

✅

Accept As-Is

Proceed without requesting changes. Makes sense when issues are minor, you got a good price, or the market is competitive.

🛡️

My Insurance Background Works for You

With 10+ years in property insurance before becoming a REALTOR®, I bring a unique perspective to home inspections. I understand which issues affect insurability and how to assess properties for risks.

  • Which issues affect insurance rates
  • Items requiring insurer disclosure
  • Risks that could lead to claim denials
  • How to prioritize repairs for protection
  • Red flags insurance adjusters look for
  • When to walk away from high-risk property
Common Questions

Home Inspection FAQs

A standard home inspection in Des Moines typically costs $300-$500 depending on size and age. Larger and older homes cost more. Additional inspections like radon testing ($125-$175) and sewer scope ($150-$300) are extra.
A typical single-family home inspection takes 2-4 hours depending on size and age. Larger homes and those with multiple systems take longer. Plan to attend at least the last hour for the walkthrough.
Yes, absolutely. Iowa has some of the highest radon levels in the country—70%+ of homes have radon above the recommended action level. Radon testing costs $125-$175 and is essential for any Des Moines area purchase.
Major red flags include foundation problems, roof failure, water intrusion and mold, electrical hazards (outdated wiring, Federal Pacific panels), plumbing failures, and extensive pest damage. These are expensive and may justify walking away.
Yes. You can request repairs before closing, ask for a credit or price reduction, or accept as-is. Focus on safety hazards, major system failures, and items over $500-1,000. Don't negotiate cosmetic issues or normal maintenance.
Yes! You'll see issues firsthand, ask questions in real time, learn where shut-offs and key systems are, and better understand issue severity. Plan to attend at least the last hour for the walkthrough.
Yes! New homes can have defects—poor workmanship, code violations, unfinished items. A builder's warranty doesn't help if you don't know about problems. Get an independent inspection before final walkthrough.
Look for ASHI or InterNACHI certified inspectors with strong local reviews. They should carry E&O insurance and provide detailed reports with photos. I have trusted local inspectors I can recommend.

Need a Trusted Home Inspector?

I work with experienced, licensed inspectors throughout the Des Moines metro who do thorough work and communicate clearly.

Get Inspector Referrals View Buying Process

Smart Move Des Moines | Sarah Ingles, REALTOR® SRES®

📞 563-513-8771 | ✉️ [email protected]

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