Ahhh, the home inspection. That moment where everyone holds their breath and wonders if the house is going to pass or fail like it’s taking the SATs. 😅 But let me tell you—inspections aren’t pass/fail, and they don’t have to be scary (especially when you’ve got me in your corner 💁‍♀️).

Whether you’re buying or selling a home in Northern Kentucky, here’s exactly what to expect during the inspection process—with some fun, straight-up truth bombs along the way. Let’s go!

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👀 FOR THE BUYERS: HERE’S YOUR PEEK BEHIND THE WALLS

Think of the inspection like a physical for the house. Your inspector is going to check out the home’s major systems and look for any red flags. Spoiler alert: No home is perfect. Even the cute ones with the fresh paint and dreamy kitchens.

What’s covered in a typical inspection?

• Roof and attic
• Foundation and structure
• HVAC, plumbing, and electrical
• Appliances, water heater, and more
• Windows, doors, and insulation
• Crawl spaces, basements, and all the spooky corners 🕷️

Once it’s done, you’ll get a detailed report with photos, notes, and suggestions—some more serious than others. I’ll help you read through every single line so nothing feels overwhelming.

🔧 Important to remember: We’re looking for major issues that affect safety or cost big money—not cosmetic stuff. Loose doorknobs, a chip in the paint, or a GFCI outlet that needs reset? Not the hill we die on.

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💁‍♀️ FOR THE SELLERS: DON’T PANIC—THIS IS NORMAL

The inspection phase can feel a little nerve-wracking. You’ve lived in this house, loved it, and now someone’s showing up with a flashlight and a checklist. Breathe. It’s all part of the process.

Here’s what usually happens:

• The buyer hires the inspector and schedules the appointment.
• You’ll need to leave the house during the inspection (about 2-3 hours).
• After the report comes in, the buyer may request some repairs or ask for a credit toward the issues found.

🚨 This is totally normal! Very few homes sail through without a single note.

Your options?

• Agree to make the repairs.
• Offer a credit to the buyer so they can fix it.
• Decline the request (though this could risk the deal, so let’s talk strategy).

🎯 Tamra Tip: If you want to be a rockstar seller, you can even do a pre-inspection before listing. That way you’re ahead of the game and can fix any major issues upfront. It’s not always necessary, but in the right situation? 💪 Power move.

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🛠️ COMMON INSPECTION FINDINGS IN NORTHERN KENTUCKY

Here in NKY, these things pop up a lot:

• Roof nearing the end of its life
• Gutters draining too close to the foundation
• Outdated electric panels or missing GFCI outlets
• Minor foundation cracks (hello, Ohio River Valley clay soil!)
• HVAC systems that need servicing

These aren’t deal-breakers—they’re negotiators. And this is where I shine. ✨ Whether you’re a buyer needing to protect your investment or a seller trying to keep the deal on track, I’m here to guide you with real talk and solid solutions.

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🏁 THE INSPECTION ISN’T THE END—IT’S A MILESTONE

Here’s the deal: the inspection is just one step closer to the finish line. With the right mindset (and the right realtor 😉), it’s not something to dread—it’s something to navigate with confidence.

Got questions? Feeling nervous? Want a list of my most trusted inspectors in Northern Kentucky? Let’s chat. I’ll make sure you’re covered from offer to closing—and we might even laugh a little along the way.

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🎉 Ready to buy or sell with confidence in Northern Kentucky?

Let’s team up! Whether you’re diving into inspections or just getting started, I’ve got you. Reach out anytime and let’s make it happen.

📲 Contact Tamra Minch
📍 Serving Northern Kentucky like a boss
💗 The homegirl that makes real estate fun AND professional