Your Offer Was Accepted and Your Earnest Money Is Deposited. What's Next? Home Inspections Explained
Written by Michelle Saporito | October 31, 2026
Congratulations! Your offer was accepted, and you've submitted your earnest money deposit to escrow. 🎉
Now comes one of the most important steps in buying a home: the inspection process.
If you're buying your first home in Manteca, Ripon, Lathrop, Tracy, or the surrounding Central Valley, you may be wondering what inspectors look for, how much inspections cost, and what happens if they find problems.
Let's break it down!
1. What Home Inspections Should You Consider?
After your offer is accepted, your real estate agent will help coordinate the inspections you choose, according to your purchase agreement and inspection deadlines.
Three common inspections are:
General home inspection: Evaluates the home's visible condition, including accessible plumbing, electrical components, heating and cooling systems, and other major features. Estimated cost: $350–$600.
Roof inspection: Looks more closely at roof condition, visible damage, signs of leaks, and potential repairs. Estimated cost: $150–$400.
Pest inspection: Checks for termites, other wood-destroying organisms, and related damage or conditions. Estimated cost: $140–$250.
Estimated combined cost: $640–$1,250.
These are approximate budgeting ranges, not guaranteed quotes. The actual amount depends on the home's size, age, condition, accessibility, and the inspection company.
Depending on the property, you might also consider sewer, foundation, pool, solar, or other specialized inspections.
2. Who Pays for the Inspections?
Sometimes the seller has already completed inspections before listing the home.
If not, the buyer commonly pays for their own inspections.
However, who pays is negotiable and depends on the purchase agreement.
Even when a seller provides existing inspection reports, buyers can consider arranging independent inspections for additional peace of mind.
3. Can You Attend the Inspections?
Absolutely!
You're welcome to attend your home inspections and ask the inspectors questions.
If you can't make it, I'll help coordinate with the inspectors and communicate with you afterward.
Once the reports are available, we'll go through them together.
I'll help break down the findings into easy-to-understand terms, discuss which issues may need further investigation, and review your options.
The inspector is the right professional to explain technical findings and recommended repairs.
The goal is for you to understand the condition of the home before making your next decision.
4. What Happens if the Inspectors Find Problems?
First, don't panic!
It's common for inspection reports to identify maintenance items, recommended repairs, or conditions that deserve a closer look.
A report with several findings doesn't automatically mean you should walk away.
That's one of the reasons an inspection contingency is so valuable.
If your purchase agreement includes an active inspection contingency, it generally gives you an opportunity to investigate the property's condition before deciding whether to move forward.
Depending on your findings and contract, you may be able to:
Request repairs: Ask the seller to address specific problems before closing.
Request a credit: Negotiate a contribution toward eligible closing costs, subject to lender approval.
Negotiate the price: Ask whether the seller would consider a price adjustment.
Request more information: Arrange additional specialist inspections or repair estimates.
Cancel the purchase: If permitted by your active contingency and the agreement's procedures, you may be able to cancel and seek the return of your earnest money deposit.
The seller is not automatically required to agree to repairs, credits, or a lower price.
And if you cancel, your right to the deposit depends on the contract and circumstances. Releasing the deposit from escrow may require further documentation or agreement.
Important: Never remove your inspection contingency without understanding the property's condition, the relevant deadlines, and the consequences of removing it.
5. What Happens After the Inspections?
Once the reports are reviewed and any negotiations are addressed, you'll decide whether to proceed under the terms of your agreement.
Your lender and escrow team will continue working through the remaining financing, appraisal, and closing requirements.
If everything moves forward, you'll eventually complete your final walkthrough, sign your closing paperwork, and receive your keys after the transaction closes and possession is authorized.
The Bottom Line
Home inspections aren't about finding a perfect house.
They're about understanding the property you're purchasing, identifying concerns, and making informed decisions.
Whether an inspection reveals minor maintenance items or something that needs more attention, you deserve to know your options.
The more you understand about your future home, the more confidently you can decide what comes next.
Sources and Further Reading
California Department of Real Estate: Information for Homebuyers
California Association of REALTORS®: Investigation Contingency Guide
Inspection costs are estimates. Inspection rights, contingency periods, negotiations, cancellation rights, and deposit handling depend on the signed purchase agreement and individual transaction circumstances. This article is educational information, not legal advice.
