Buying a home is a big decision, and one of the most common questions buyers ask is: Should I make an offer before the home inspection? The answer depends on your location, the current housing market, and the conditions in your offer. Understanding how this process works can help you make better decisions and avoid future headaches.
Let’s break down what typically happens and what smart buyers should consider when planning their next move.
Offer First, Inspection Later – Is That Normal?
Yes, in most real estate transactions, buyers first make an offer on a home. Once the offer is accepted, the buyer then schedules a home inspection. This is the standard process across many states, including New Hampshire.
Home inspections usually happen after the seller accepts your offer but before the deal is finalized. That’s because the inspection is often included as a contingency in your purchase agreement. This means if the inspector finds serious issues, you can negotiate repairs, request a price reduction, or even walk away without losing your deposit.
Why You Should Include an Inspection Contingency
Even if you fall in love with a house, it’s important to know what you’re really getting into. An inspection contingency gives you a safety net. If the inspection reveals problems like a faulty roof, foundation cracks, or outdated electrical wiring, you have the right to renegotiate or cancel the deal.
Many experienced buyers in Littleton, NH, understand this and always look for reliable Pre-Purchase Home Inspection Services in Littleton, NH before moving forward. A trusted inspection can save you thousands of dollars and give you peace of mind.
Can You Get an Inspection Before Making an Offer?
In some competitive markets, buyers may want to schedule a home inspection before placing an offer. This is known as a pre-offer inspection. While this may give you an edge, it’s not always practical. Sellers may not allow inspections before offers unless the market is very slow.
Pre-offer inspections are more common in hot markets where buyers waive contingencies to stay competitive. But this comes with risks. You’re paying for an inspection without the guarantee that your offer will be accepted. Also, without the protection of an inspection contingency, you’re responsible for all repairs once the deal closes.
Pros and Cons of Each Approach
| Approach | Pros | Cons |
| Offer First, Then Inspect | Common practice; protected by contingency | May lose earnest money if you waive the contingency |
| Inspect Before Offer | Full knowledge of condition before offer | Costs time and money; not always allowed |
| Waive Inspection | Stronger offer in competitive market | High risk; no fallback if serious issues found |
What’s the Best Strategy?
The safest route for most buyers is to make an offer with an inspection contingency. This ensures that you lock in your chance to buy the home while still having the chance to back out if any major problems arise. If you’re buying in a hot market, speak with your real estate agent about your options. They can help you weigh the risks of waiving the inspection or doing a pre-offer inspection.
Don’t Skip the Inspection – Even for Newer Homes
Some buyers are tempted to skip inspections on newer homes or flipped properties. But even these can hide issues like plumbing shortcuts or poor construction. It’s always better to have a qualified inspector assess the home, no matter how new or appealing it looks.
Trust Matters in Home Buying
While learning the process is key, having the right people on your side makes all the difference. That’s why many homebuyers in the area rely on experienced companies like M Riley And Son Builder. Known for their deep understanding of local construction and property issues, they’ve been a valuable resource when buyers need help interpreting inspection results or planning renovations.
Whether you’re purchasing your first home or upgrading, it’s helpful to have a team that’s familiar with the unique challenges of homes in the Littleton area.
Choose Local Professionals You Can Count On
When you’re getting close to finalizing the deal, always make sure your home inspection is handled by local experts. For buyers looking for professional, trusted evaluations, Pre-Purchase Home Inspection Services in Littleton, NH are available and ready to guide you with detailed and accurate reports.
Partnering with a team that knows the local housing stock can make a big difference. They know what issues are common in the region—from foundation shifts to attic ventilation—and can help you avoid future surprises.
Conclusion
To sum it up: yes, you generally make an offer before the home inspection, but with the smart step of including an inspection contingency. This gives you the freedom to evaluate the home’s condition without taking on unnecessary risk. If needed, you can renegotiate or back out without losing your deposit.
In every step of the process, from making the offer to understanding the inspection report, knowledge is your best tool. And when that’s combined with local experience from reputable professionals like M Riley And Son Builder, you’re setting yourself up for success.