The Ultimate Guide to the Home Inspection Before Buying

Bend, Oregon, is one of the Pacific Northwest’s most desirable places to live. With its alluring mountain views, outdoor recreational options, and vibrant downtown, it’s no wonder buyers are drawn to this Central Oregon gem. But before you commit to purchasing a property, there’s one essential step you can’t afford to skip: the home inspection.

You may feel confident after touring a home and falling in love with its open floor plan, wood-burning stove, or ample natural light, but even the most visually stunning properties can have serious issues. A professional home inspection gives you a clearer picture of what’s behind the walls, under the floors, and above the ceiling. Read on to learn more about the process.

A typical home inspection will cover a wide range of structural and mechanical components. From the foundation to the roof, inspectors are trained to evaluate a property’s integrity, habitability, and functionality. While each inspector may have their own process, a comprehensive inspection generally includes:

In Bend’s climate, inspectors will also look for signs of water damage from snow melt, roof leaks caused by ice dams, and any pest or rodent activity in attics or crawl spaces. Because the area features a mix of newer construction and older homes, each property may present unique inspection challenges, and your inspector will know what to look for based on its age, features, and design.

The home inspection phase typically takes place after your offer has been accepted but before closing. In most cases, your agent will include an inspection contingency in your purchase agreement, giving you a defined period of time to complete inspections and review the results to determine how to move forward. This period, often around 5 to 10 days, allows you to negotiate certain repairs, ask for closing credits, renegotiate the price, or walk away if extensive issues are uncovered and an agreement can’t be reached.

Your agent will help you schedule the inspection quickly so that you don’t lose momentum during the transaction. In Bend’s competitive real estate market, timelines matter immensely, and being prepared to move quickly — while still protecting your best interests — is key.

A typical home inspection lasts between two and four hours, depending on the property’s size, features, and condition. As the buyer, you’re encouraged to attend if possible, although it’s not required. That said, being present allows you to ask questions in real time and get a clearer understanding of the home’s systems and maintenance needs. This firsthand knowledge is incredibly helpful, especially when it comes to understanding the difference between a minor issue and a major red flag.

Inspectors often provide a summary at the end of the visit, followed by a detailed written report within 24 to 48 hours. This report will include photos, notes, and recommendations for repairs or further evaluation — everything you need to assess the property’s condition and make informed decisions about the next steps.

Once the inspection is complete, you’ll receive a detailed report that outlines the inspector’s findings. This document can feel overwhelming at first, as it's often several pages long and packed with technical language, photos, and various recommendations. However, your real estate agent will help you focus on the most critical items of note.

Look for anything labeled “major defect,” “safety concern,” or “needs immediate repair.” These are the issues that typically justify requesting a repair or credit. Items marked “monitor” or “future maintenance” are worth noting as well, but they’re not necessarily deal-breakers, depending on your goals.

A well-prepared buyer views the inspection report as a roadmap, not a roadblock. Every home — even a brand-new one — will have a list of findings. The goal is not perfection but clarity.

Once you’ve reviewed the report, your agent will guide you through the negotiation process. It’s common for buyers to request repairs, price reductions, or credits in lieu of fixes. Your approach should depend on the severity of the issues found, the market conditions at hand, and how much leverage you have.

Keep in mind that sellers in Bend are often navigating their own transitions, and flexibility goes both ways. Your agent will help you craft a request that’s fair, strategic, and supported by documentation.

A home inspection might seem like just another box to check, but it’s one of the most useful tools you have as a buyer. Buying a home in Bend is an exciting step, but don’t let the mountain views and cozy finishes distract you from doing your homework. The inspection is your opportunity to slow down, dig deeper, and see the property for what it truly offers. In other words, a home inspection isn’t a hurdle; it’s your chance to make your dream home in Bend a smart, lasting investment.

For expert guidance through inspections and beyond as you buy a home in Bend, connect with the Christensen Collective today.