A home inspection isn’t required when you buy a home in Las Vegas, but I recommend one every single time. It shows you what a showing can’t, like the condition of the roof, AC, electrical, and plumbing, while you still have time to decide what to do about it.
A home can look great when you walk through it. We can see the flooring, the kitchen, and the overall condition, but we can’t fully evaluate the systems behind the walls and above the ceiling just by touring a property. That’s where your home inspection comes in.
What Does a Home Inspector Look For?
A home inspector goes through the entire home, interior and exterior, and notes what they find, from small cosmetic items to bigger issues. The items I always want my buyers to pay close attention to are:
- Roofing
- AC and heating
- Electrical
- Plumbing
- Safety features, like smoke detectors
Many of the most common finds are small and easy to fix: leaky faucets in the kitchen and bathrooms, leaky hose bibs, not enough smoke detectors, and water heaters missing the two earthquake straps they need.
It’s also good to know what an inspection can’t do. A home inspector can’t see behind every wall or predict when a system will fail, and the report isn’t a guarantee that every problem will be found. What it gives you is a clear picture of the home’s current condition and the areas that deserve a closer look.
In Nevada, home inspectors are certified through the Nevada Real Estate Division, so it is worth confirming your inspector’s certification before you book.
When Should You Schedule Your Home Inspection in Las Vegas?
I always recommend having the home inspection done in the first couple of days of your due diligence period. If something big comes up, that leaves enough time to have a licensed contractor inspect that specific item before your due diligence period ends.
For example, if the home inspector finds a concern with the roof, we can have a roofing company come out and do its own inspection. Those appointments take time to schedule, and starting early keeps you from making a rushed decision at the end of due diligence. The length of your due diligence period and your cancellation rights are set by your purchase agreement, and I walk my buyers through both before they sign.
When Should a Licensed Contractor Take a Closer Look?
A home inspector covers the whole home. A licensed contractor focuses on one system and can tell you more about its condition and what a repair or replacement might involve. I recommend bringing one in when:
- The home inspector flags a bigger concern
- The home is older and its major systems may be near the end of their life
- The seller disclosure mentions prior issues with something like the roof, AC, or plumbing
Depending on the concern, that could be a roofing company, an HVAC contractor, a licensed electrician, or a licensed plumber. My role is to coordinate the inspections, keep track of your deadlines, and help you understand what the findings mean for your decision.
What Should Las Vegas Buyers Watch For in a Home Inspection?
Every home is different, but a few items come up often here because of our climate and how homes in the valley are built.
AC and heating
Our long summers put real hours on cooling systems. I want my buyers to know the age of the AC, whether it has been maintained, and how it performed during the inspection.
Tile roofs
Many Las Vegas homes have concrete tile roofs. The tiles can last a long time, but the underlayment beneath them wears out sooner, and a home inspector can’t always see it. If the roof is older or the report notes concerns, that’s a good time to bring in a roofing company.
Hard water
Las Vegas water is hard, and mineral buildup shows up at faucets, fixtures, and water heaters. The report helps you understand the condition and age of the water heater.
Pools and spas
If the home has a pool, ask whether it’s included in your home inspection. Many home inspectors can evaluate the pool and spa, but you can always schedule a separate pool/spa inspection.
What Are Your Options After the Home Inspection?
An inspection report doesn’t automatically mean you should move forward or walk away. It’s information to help you decide. Depending on the findings and the terms of your purchase agreement, you generally have three paths.
Move forward
The findings are mostly maintenance or smaller repairs you’re comfortable handling after closing. No home is perfect, especially an older resale home.
Negotiate
You can ask the seller to make repairs, offer a closing cost credit, or adjust the price. Whether the seller agrees depends on the situation, and a clear understanding of the findings helps you ask for what matters most.
Walk away
If the findings change how you feel about the home, you are able to cancel under your due diligence period outlined in the purchase agreement. If you choose to cancel, that’s okay. I want my buyers to feel good about the home they buy, not pressured to keep going because they’ve already found one they like.
Every one of those decisions belongs to you.
Should You Get a Home Inspection on New Construction?
Yes, I recommend a home inspection on new construction too. Every builder is different, so we coordinate the timing with the builder. Many times the inspection is done close to closing, a few days before the final walkthrough, so we can submit the report to the builder.
A new construction inspection works differently from a resale inspection. It isn’t part of a due diligence period, and the builder has no obligation to fix the items on the report. The inspection is for you, so you know about any issues before you close. If the home inspector finds items that aren’t up to code, we submit those to the builder.
New homes also come with a one-year warranty, so you can submit items to the builder during your first year in the home. You can learn more about how I work with builders on my Las Vegas new construction page.
The Goal Is Understanding, Not Perfection
No home is perfect, and an inspection isn’t meant to find one. It’s meant to help you understand what you’re buying so you can make an informed decision. That’s why I believe a home inspection in Las Vegas is worth it every single time.
Planning to Buy a Home in Las Vegas?
During a buyer consultation, we talk about your goals, timeline, and budget, along with what to expect from inspections, due diligence, and the steps leading up to closing. Whether you’re buying your first home, moving up, or looking at new construction, you’ll understand the process before you start.
Allison Miller | Realtor®
Realty One Group | S.0182728
Home Inspection Questions I Hear Often
Is a home inspection required when buying a home in Las Vegas?
No. A home inspection is optional for buyers, but I recommend one for every purchase, including new construction.
When should I schedule my home inspection?
In the first couple of days of your due diligence period. That leaves time for a licensed contractor to inspect any bigger concern before the period ends.
What are the most common home inspection findings?
Items from wear and tear like leaky kitchen or bathroom faucets, leaky hose bibs, hose bibs missing anti-siphon valves, not enough smoke detectors, and water heaters missing the two earthquake straps they need.
Should I attend my home inspection?
I encourage it, at least for the end, when the home inspector walks through the findings. Hearing it in person makes the written report much easier to understand. I like to attend my buyers’ home inspections so I can go over the findings with the home inspector. Afterward, you’ll receive the finalized home inspection report, and we’ll go over it together to discuss your next steps.
Will the builder fix items from a new construction inspection?
The builder has no obligation to fix items from your inspection. Items that aren’t up to code are items we should submit to the builder right away, and after closing you can submit items under the one-year warranty.
Can I cancel after the home inspection?
Your purchase agreement sets your cancellation rights and deadlines during due diligence. I go over them with my buyers before they write their offer, so there are no surprises.