When You Need a Reinspection
Not every repair requires a reinspection. Reserve this step for situations where verification matters.
Reinspection Recommended
- Major system repairs (HVAC, electrical, plumbing)
- Roof repairs or replacement
- Foundation or structural work
- Mold remediation
- Any repair requiring permits
- Work performed by the seller's contractor rather than a licensed professional
- Repairs that could hide rather than fix underlying problems
For these items, the cost of a reinspection ($100-250) is insignificant compared to the risk of closing on incomplete or improper work.
Reinspection Usually Unnecessary
- Minor repairs you can verify yourself (new outlet covers, caulking)
- Cosmetic fixes
- Simple replacements with clear documentation (new water heater with receipt)
- Repairs you've already verified through your own contractor
Use judgment. If you can easily confirm the work yourself during your final walk-through, save the reinspection fee for more critical items.
How Reinspection Works
The reinspection process follows a straightforward sequence:
Step 1: Document the Repair Agreement
Before the reinspection, gather your repair agreement (the signed addendum specifying what the seller agreed to do), the relevant pages from your original inspection report, and any receipts or documentation the seller has provided.
The inspector needs to know exactly what was supposed to be repaired and how.
Step 2: Schedule the Reinspection
Contact your original inspector first. They're familiar with the property and know what they found. Most inspectors offer reinspection services at a reduced rate.
Schedule the reinspection after the seller reports that repairs are complete but before your final walk-through if possible. This gives you time to address any problems discovered.
Step 3: The Reinspection Visit
Reinspections typically take 30-60 minutes, depending on the scope of repairs being verified. The inspector examines each repair item, tests functionality where applicable, and checks for proper installation.
For permitted work, the inspector may also verify that the local building inspector signed off on the repairs.
Step 4: The Reinspection Report
You'll receive a brief report documenting each repair item as satisfactory, incomplete, or improperly done. Some inspectors provide this same-day; others deliver it within 24 hours.
If issues are found, the report becomes your documentation for requesting the seller address them before closing.
Reinspection Costs
Reinspection fees vary by location and scope but typically range from $100-250. Factors affecting cost include:
- Number of items: More repairs to verify means more time and potentially higher fees
- Complexity: Checking a new water heater is quick; verifying roof work takes longer
- Inspector: Your original inspector often discounts reinspection rates for existing clients
- Travel: If the property is far from the inspector's base, expect higher fees
Most inspectors quote a flat fee for reinspection rather than hourly rates.
What the Inspector Looks For
During a reinspection, the inspector verifies several aspects of each repair:
Completion
Was the work actually done? This sounds obvious, but sellers sometimes claim repairs are complete when they're not. The inspector confirms the repair exists.
Quality
Was the work done correctly? The inspector evaluates whether the repair follows standard practices and solves the original problem. A patch that covers water damage without addressing the water source, for example, would fail this test.
Compliance
Does the repair meet code requirements? For permitted work, this includes checking for proper permits and sign-offs. For unpermitted work, the inspector assesses whether it would meet code if inspected.
Documentation
Do the receipts and paperwork match the work performed? The inspector may compare contractor invoices against what was actually installed to ensure consistency.
Common Problems Found During Reinspection
Even when sellers act in good faith, reinspections sometimes reveal issues:
- Incomplete repairs: Work started but not finished, often due to parts delays or scheduling problems
- Cosmetic-only fixes: Surface repairs that don't address underlying issues
- Wrong materials: Cheaper materials substituted for what was specified
- Improper installation: Work done correctly in concept but poorly in execution
- Missing permits: Work that required permits done without them
- DIY work: Repairs done by the seller instead of licensed professionals as agreed
If Problems Are Found
When the reinspection reveals issues, you have several options depending on the severity and timing:
Request Completion
If repairs are incomplete or improperly done, request that the seller correct them before closing. Provide the reinspection report as documentation. This may require delaying closing.
Negotiate Credit
If time is short or the seller can't complete repairs, negotiate a credit to cover finishing the work yourself. Base the credit amount on actual contractor quotes rather than estimates.
Escrow Holdback
In some situations, funds can be held in escrow after closing until repairs are properly completed. This requires lender approval and isn't always available, but it's worth discussing with your agent.
Refuse to Close
If the repairs are materially different from what was agreed and the seller won't remedy the situation, you may have grounds to delay or cancel closing. Consult with your agent and possibly an attorney before taking this step.
Reinspection vs. Final Walk-Through
These two steps serve different purposes and should both happen when repairs are involved.
| Aspect | Reinspection | Final Walk-Through |
|---|---|---|
| Who performs it | Professional inspector | You (with agent) |
| Primary purpose | Verify repairs | Confirm property condition |
| Duration | 30-60 minutes | 15-30 minutes |
| Technical depth | High | Low |
| Cost | $100-250 | Free |
| When it happens | Days before closing | Day of or day before closing |
The reinspection happens first and focuses on repair verification. The final walk-through happens last and confirms the overall property condition matches expectations.
Documentation to Request From Seller
Before your reinspection, request the following from the seller:
- Paid receipts from contractors who performed the work
- Permit documentation and final inspection sign-offs
- Warranties for parts and labor
- Before and after photos if available
- Contact information for the contractor (in case of future questions)
This documentation becomes part of your home records and supports warranty claims if problems arise later.
Related Terms
Final Walk-Through
A brief visual check of the property immediately before closing. Confirms the home is in the expected condition, appliances are present, no new damage has occurred, and any included items remain.
Repair Addendum
The signed document specifying what repairs the seller agreed to complete and by when. Forms the basis for reinspection verification.
Escrow Holdback
Funds held by the escrow company after closing until specific conditions (such as repair completion) are met. Requires lender approval.
Certificate of Completion
Document from a contractor confirming work was completed to specifications. May include warranty information.