If you’re buying in Columbus, Powell, Dublin, Westerville or Lewis Center, the words “We’ll schedule inspection” can sound like just another box to check. But that 2–3 hour window in the house is where you stop looking at paint colors and start looking at problems. In places like Upper Arlington, New Albany, Evans Farm, and Delaware, a smart inspection can literally save you from a five-figure mistake.

1. What a Home Inspection Actually Is (and Isn’t)

A home inspection is a top-to-bottom checkup of the property by a licensed inspector you hire. They’re looking at:

• Roof, attic, structure

• Electrical, plumbing, HVAC

• Windows, doors, foundation, drainage

What it’s not:

• It’s not a code inspection.

• It’s not a pass/fail “grade” for the house.

• It’s not a punch list where the seller is required to fix every little thing.

It’s a snapshot in time: “Here’s what’s going on with this house in Dublin / Powell / Westerville today.”

2. Do You Really Need One on a Nice, Newer Home? (Yes.)

I hear it all the time:

“It’s only 5 years old… do we really need an inspection?”

Short answer: yes. Longer answer: absolutely yes.

Even newer homes in Lewis Center, Delaware, or Evans Farm can have:

• Improperly installed flashing or siding

• HVAC issues from poor maintenance

• Grading/drainage problems you won’t notice on a sunny day

The inspection isn’t about “catching” the seller. It’s about making sure you’re not inheriting someone else’s shortcuts.

3. What Happens the Day of the Inspection

Here’s how it typically works around Columbus and the suburbs:

• We schedule a 2–3 hour block.

• You’re encouraged to be there for at least the last 30–45 minutes.

• The inspector crawls, climbs, tests, and photographs everything.

At the end, you get the verbal “tour” of findings, then a written report later. My job in places like Dublin, Upper Arlington, New Albany, or Westerville is to help translate:

• What’s normal for a home of this age

• What’s a true safety/structural concern

• What’s more of a “keep an eye on it” item

4. What You Can (Realistically) Ask the Seller to Do

Inspection doesn’t mean we hand the seller a remodel wish list.

Typically we focus on:

• Safety issues (electrical hazards, gas leaks, missing handrails)

• Active water intrusion or roof problems

• Big-ticket system issues (HVAC, major plumbing problems, foundation movement)

From there, we decide whether to request repairs, a credit, or a price adjustment—and how hard to push based on the market in that specific area (Dublin vs. Westerville vs. Delaware can feel very different).

5. How I Help You Use Inspection Strategically

Inspection isn’t about scaring you out of every house in Columbus. It’s about clarity:

• What are you walking into on day one?

• What’s likely coming in the next 3–5 years?

• Is this still the right house at the right price given what we now know?

I help you separate “normal homeownership stuff” from “run-for-the-hills stuff,” then build a smart response so you’re protected without blowing up a good deal.

Thinking about buying and want to know how inspections work in the real world—not just on TV—here in Columbus, Powell, Dublin, Westerville, Upper Arlington, New Albany, Lewis Center, Evans Farm, or Delaware? Let’s walk through it before you’re under the gun.

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