Attend the Inspection — Always
Your home inspector will produce a written report, but nothing replaces being physically present during the two to three hour inspection. You'll see issues in context, understand their severity, and ask questions in real time. Buyers who skip the inspection and only read the PDF often overreact to minor items and underreact to serious ones. Show up.
What Inspectors Evaluate in Cincinnati Homes
A standard inspection covers structure (foundation, framing, roof), electrical (panel, wiring, GFCI outlets, smoke detectors), plumbing (supply, drainage, water heater), HVAC (furnace, A/C, ductwork), exterior (siding, grading, gutters, downspouts), and interior (windows, doors, ceilings, floors). Radon testing and sewer scoping are typically add-on services — both worth doing in the Cincinnati market.
What's a Deal-Killer vs. What's Normal
Deal-killers: active water intrusion in the basement, Federal Pacific or Zinsco electrical panels, active roof leaks with deck damage, major foundation cracks with movement, and evidence of active pests or structural pest damage. Normal in older Cincinnati homes: older but functional HVAC systems, single-pane windows, aging roofs with remaining life, and minor settlement cracks in drywall. Every home has something — the question is severity and cost.
How to Use the Report in Negotiations
Don't ask for everything on the report. Prioritize safety hazards, mechanical failures, and items with significant repair costs. Present a focused repair request — three to seven items maximum — with estimates where possible. Sellers respond much better to a targeted request than a 40-item punch list. Your agent's job is to help you choose the right battles.
Radon Testing in Cincinnati — Don't Skip It
Greater Cincinnati sits in EPA Radon Zone 1 — the highest-risk zone in the country. Radon is a naturally occurring radioactive gas that seeps up through the ground and accumulates in basements. It's the second leading cause of lung cancer after smoking. Test every home. If levels are above 4 pCi/L, request a mitigation system — they run $800–$1,500 installed and solve the problem permanently.