How long does a buyer’s inspection take?
How long does a buyer’s inspection take? You’ll be surprised — and you need to plan for it now.
Quick Answer That Saves You Time
Most buyer inspections in Georgetown, ON take between 1 and 4 hours on-site. Small condos: 30–60 minutes. Typical detached homes (1,200–2,500 sq ft): 2–3 hours. Larger or older homes with outbuildings, finished basements, or inaccessible systems: 4–6 hours. The written report usually lands within 24–72 hours. Mortgage appraisals add another 30–60 minutes on site and 1–7 business days for the report.
This is the practical truth. Here’s how to use it to protect your sale, avoid last-minute delays, and get the best negotiation outcome.
Why the Inspection Length Matters for Sellers in Georgetown, ON
If you’re selling in Georgetown or Halton Hills, inspection timing impacts closing dates, repair negotiations, and buyer confidence. Buyers schedule inspections soon after offer acceptance. If you don’t plan, the inspection can create surprises that stall or kill the deal.
Plan for the inspection. Communicate. Be proactive. That’s how deals close clean.
What Inspectors Do — And Why It Takes Time
A buyer’s inspection isn’t a quick look. Inspectors follow a checklist and test systems. Common steps:
- Exterior walk-around: roof, gutters, siding, grading, drainage.
- Interior walkthrough: walls, ceilings, floors, windows, doors.
- Plumbing checks: water pressure, visible leaks, fixtures, water heater.
- Electrical checks: service panel, wiring, outlets, switches.
- HVAC: furnace, air conditioner, ductwork, filters.
- Attic and crawlspace inspection: insulation, ventilation, pests, structural signs.
- Basement: foundation cracks, moisture, sump pump.
- Appliances, fireplaces, decks, detached garages.
Each step takes time. Older Georgetown homes or houses with crawlspaces and multiple mechanical systems add minutes — or hours.
Typical Inspection Durations — Realistic Timelines
- Condo or small townhouse (under 1,000 sq ft): 30–60 minutes on site. Report in 24–48 hours.
- Average detached home (1,200–2,500 sq ft): 2–3 hours on site. Report in 24–48 hours.
- Larger home or home with complex systems: 4–6 hours on site. Report in 24–72 hours.
- New builds: 1–2 hours. Builders often have documentation inspectors can review.
- Pre-listing inspections: Same timing, but you control scheduling and can fix issues first.
Remember: inspectors rarely cut corners. If a roof needs a ladder inspection or an attached garage has hidden spaces, expect extra time.
Appraisal Timing — How It Differs From an Inspection
Appraisals focus on market value for the lender. They’re shorter on-site but require market research.
- On-site time: 30–60 minutes for a typical single-family home.
- Appraisal delivery: 24 hours to 7 business days, depending on the lender and appraiser backlog.
Appraisers compare your home to local sold comps in Georgetown and Halton Hills. If comps are thin or the property is unique, the report can take longer.
Local Factors in Georgetown That Change Timing
Georgetown-specific points sellers must know:
- Older inventory: Many homes in Georgetown are decades old. Older systems = longer inspections.
- Basements and drainage: Heavy Ontario winters mean attention to grading, sump pumps, foundation moisture.
- Heritage or custom features: Add time to inspect and evaluate.
- Busy seasons: Spring and early summer = longer wait times for inspectors and appraisers.
If your listing window falls during high demand, schedule inspectors early. The inspection is often the single biggest timeline risk.
How Sellers Should Prepare — Reduce Time, Reduce Risk
Small actions shorten the inspection window and reduce buyer pushback.
1) Clean and clear access
Clear attics, basements, mechanical rooms, and closets. Make the furnace, electrical panel, and water heater easy to reach. If the inspector can move freely, the inspection runs faster.
2) Provide maintenance records
Have service records and permits ready for heating systems, roof repairs, and renovations. Documents save the inspector time and add buyer confidence.
3) Fix obvious issues ahead of listing
A pre-listing inspection can identify small repairs you can complete before offers. That reduces buyer-requested repairs later and shortens re-inspections.
4) Ensure utilities are on
Heat, water, and electricity should be active. Inspectors can’t test systems that are off.
5) Disclose known issues upfront
Transparency prevents surprises. It speeds negotiations and avoids drawn-out dispute cycles.
What You Should Expect During the Inspection Day
- Buyers typically attend. They want to see systems and ask questions.
- Inspectors take photos and notes. They often run diagnostic tools and test appliances.
- If problems are found, the inspector will note severity and recommended next steps.
- Most reports classify items as safety concerns, major defects, or maintenance items.
As a seller, stay off-site if possible. Buyers and inspectors work better without you in the room. If you must be present, keep answers factual and brief.
How Long Negotiations Take After an Inspection
After the report, a buyer may request repairs, credits, or a price adjustment. Typical local timeline:
- Buyer review and negotiation: 24–72 hours after report delivery.
- Seller response window: Varies — usually 24–72 hours per contract.
- Re-inspections: If repairs are done, the buyer or lender may request a re-inspection—30–90 minutes.
Plan for 3–7 days of back-and-forth after inspection in most Georgetown transactions.
Costs You Should Know
- Buyer’s inspection: $350–$650 for a typical home in Georgetown, depending on size and age.
- Specialized inspections (mold, sewer camera, mechanical systems): $200–$500 each.
- Appraisal: Usually paid by buyer; cost ranges $300–$600 depending on lender.
These prices change with demand. In busy seasons, expect slightly higher fees.
How Sellers Win — Use Timing as Leverage
You can control the narrative:
- Pre-listing inspections show buyers you’ve been proactive. That shortens buyer inspections and makes offers stronger.
- Clear maintenance records and warranties reduce negotiation time.
- Fixing safety or major defects before listing removes leverage from buyers to demand big credits.
This strategy shortens the sale timeline. It protects price.
Common Red Flags in Georgetown That Extend Inspections
Inspectors spend more time when they encounter:
- Evidence of moisture or past flooding in basements.
- Old knob-and-tube wiring or unpermitted electrical updates.
- Improper grading and poor downspout routing.
- Aging roofs with layered shingles.
- Repeated DIY repairs without permits.
If your property has any of these, expect the inspection to take longer and the report to list more serious items.
Practical Checklist for Sellers — Day Before Inspection
- Turn on furnace and AC briefly to confirm operation.
- Ensure all lights and outlets work.
- Unlock electrical panels, attic hatches, and basement doors.
- Remove stored items blocking access.
- Collect permits, invoices, and warranty info in one folder.
Do these five steps. You cut inspection time and reduce buyer anxiety.
Sample Timeline for a Smooth Transaction in Georgetown
1) Offer accepted.
2) Inspection scheduled within 3 business days.
3) On-site inspection occurs — 2–3 hours for average home.
4) Report delivered in 24–48 hours.
5) Buyer requests repairs or credits within 48 hours.
6) Seller responds within 48 hours.
7) Repairs completed and re-inspection if needed within 3–7 days.
8) Appraisal ordered by lender — on-site 30–60 minutes. Report 1–7 business days.
If you follow this timeline, you reduce surprise delays and keep closing dates intact.
Why Work with a Local Realtor Who Knows Georgetown
Local market knowledge matters. A local realtor anticipates common inspection issues and can advise whether to fix, price, or disclose. They know local inspectors, typical turnaround times, and what lenders expect from appraisals.
Tony Sousa is a Georgetown-based realtor who guides sellers through inspections and appraisals. He helps you choose pre-listing inspections, recommend trusted inspectors and appraisers, and negotiate efficiently when issues arise.
Contact: tony@sousasells.ca | 416-477-2620 | https://www.sousasells.ca
FAQ — Home Inspections & Appraisals for Georgetown, ON Sellers
How long will the buyer’s inspection take for my 1950s bungalow in Georgetown?
Expect 2–4 hours on site. Older homes have hidden systems and require more time in attics, basements, and mechanical areas. Report typically arrives in 24–48 hours.
Will the buyer’s inspector check the roof? How long does that add?
Yes. Inspectors often examine the roof from the ground and, when safe, use ladders. If the roof is steep or requires a closer look, add 15–45 minutes.
Does the appraiser inspect everything the home inspector does?
No. Appraisers focus on market value and key systems that affect value. They do a visual on-site review (30–60 minutes) and rely on market comps. Lenders may require additional documentation.
Can I attend the inspection?
You can, but it’s usually better not to. Buyers want candid conversation with the inspector. If you attend, keep comments factual and brief.
Should I order a pre-listing inspection?
Yes if you want control. A pre-listing inspection identifies issues you can fix on your schedule. It reduces post-offer negotiations and speeds closing.
What happens if the inspection finds major defects?
Buyers typically request repairs, credits, or a price adjustment. Negotiation usually takes 2–5 days. If parties can’t agree, the buyer may exercise a contract clause.
How long does an appraisal take for mortgage approval in Georgetown?
On-site: 30–60 minutes. Delivery: 1–7 business days, depending on lender and appraiser backlog.
How do I choose a qualified inspector in Georgetown?
Ask your realtor for local referrals. Look for CPHI, CAHPI, or InterNACHI certifications. Read reviews and ask for sample reports. A clear, photo-rich report matters.
Can a delayed inspection or appraisal kill my closing date?
Yes. Inspection or appraisal delays are common cause of extended closings. Scheduling inspections and appraisals early and communicating with your realtor reduces risk.
What are typical inspection costs in Georgetown?
General home inspections: $350–$650. Specialized inspections (septic, sewer camera, mold): $200–$500 each.
If you’re selling in Georgetown, plan for 2–3 hours for a typical buyer’s inspection and at least a 24–72 hour report turnaround. Appraisals add another short site visit and up to a week for delivery. Be proactive. Prepare. Control the timeline.
Need help scheduling a pre-listing inspection or choosing an appraiser in Georgetown? Reach out: tony@sousasells.ca | 416-477-2620 | https://www.sousasells.ca
