Buying in Central Ohio—Dublin, Powell, Columbus, Westerville, Worthington, Lewis Center, Delaware, even new-build pockets like Evans Farm—your inspection is where emotion meets data. My job: decode the report, separate noise from risk, and use it to strengthen your position without blowing up the deal.

1) What a “standard” inspection actually covers

Expect a top-to-bottom look at roof, foundation, structure, electrical, plumbing, HVAC, windows/doors, and major appliances. In Westerville or Worthington’s older housing stock, I’m extra focused on panel capacity, GFCIs, grading/drainage, and attic ventilation—small fixes now, big headaches avoided later.

2) What it doesn’t cover (and smart add-ons)

Standard ≠ exhaustive. In Columbus, Powell, and Delaware County, I routinely recommend add-ons: radon test, sewer scope (especially pre-’90s clay tile), chimney level-2, mold/moisture assessment, and well/septic where applicable. In Lewis Center and Evans Farm–area new builds, sewer scopes and thermal imaging can still uncover surprises.

3) New builds need inspections too

“Brand-new” isn’t “flaw-free.” I’ve seen missing insulation, reversed polarity, under-flashed roof penetrations, and out-of-plumb stair rails in fresh construction around Dublin and Delaware. We do pre-drywall and final inspections so you’re not the punch-list project manager after closing.

4) Triage the findings: safety, function, future

I bucket items into:

• Safety (think: active leaks, double-tapped breakers, open junctions, CO risks).

• Function (HVAC not meeting temp splits, failed seals, sump discharge).

• Future (aging roof/HVAC that still works but needs budgeting).

  This keeps us focused on what actually changes value or livability—useful whether we’re in a hot Worthington multiple-offer or a slower Delaware negotiation.

5) Negotiation playbook (repair vs. credit vs. warranty)

In Ohio, we can ask for repairs, credits, or a hybrid. Credits are clean (you pick the contractor), repairs work when scope is clear, and home warranties can bridge the gap for aging—but functional—mechanicals. I’ll pressure-test each tactic against appraisal risk and timeline so we don’t “win” the repair list and lose the house.

Bottom line: the inspection isn’t pass/fail—it’s leverage. Read properly, it protects your budget, your safety, and your future resale.

Thinking about touring in Columbus, Powell, Dublin, Westerville, Worthington, Lewis Center, Delaware, or Evans Farm? Let’s build your inspection strategy before you write the offer.

[Contact Patrick Murphy, REALTOR® — Columbus, Powell & Dublin Expert]