What to Expect from the Buyer's Inspection When Selling Your Minnesota Home

You've accepted an offer. Congratulations — that's a major milestone. But the deal isn't done yet. One of the most pivotal moments in any home sale is about to happen: the buyer's home inspection.

For many Minnesota sellers, the inspection feels like a black box — you don't know what the inspector will find, what the buyer will ask for, or how it will affect your deal. This guide removes the mystery. Here's exactly what to expect, how to prepare, and how to handle whatever comes out of it.

What Is the Buyer's Home Inspection?

After an offer is accepted, the buyer typically has a set number of days (usually 10–14 in Minnesota) to complete a home inspection. They hire a licensed home inspector to walk through the property and evaluate its condition — everything from the foundation to the roof, mechanical systems, electrical, plumbing, windows, and more.

The inspector's job is to identify defects, safety concerns, and items that need repair or replacement. The inspector works for the buyer — not you.

What Do Home Inspectors Look For in Minnesota?

A thorough home inspection covers virtually every visible and accessible component of your home. Common areas include:

• Roof: Condition, age, and remaining lifespan. See our guide on how roof condition affects buying a home in Minnesota.
• Foundation and basement: Cracks, water intrusion, structural concerns. Our Minnesota home foundation guide covers what inspectors look for.
• Electrical system: Panel condition, wiring type, GFCI outlets, code compliance. See Minnesota electrical systems guide.
• Plumbing: Leaks, water pressure, drain function, water heater age and condition.
• HVAC: Furnace and AC condition, filter status, age, and function.
• Attic: Insulation levels, ventilation, signs of moisture or pest activity.
• Windows and doors: Seals, operation, energy efficiency.
• Exterior: Siding, grading, drainage, gutters, and downspouts.

Minnesota-specific concerns often include radon, well and septic systems (if applicable), and damage from harsh winters — things like ice dam damage, frost heaving, and freeze/thaw foundation issues.

Should You Be Home During the Inspection?

No. Best practice is to leave the home for the duration of the inspection — typically 2–4 hours for a typical Minnesota home. Give the buyer and inspector space to do their work without feeling watched or rushed. Make sure all areas are accessible: attic hatch, electrical panel, crawlspace access, and any locked outbuildings.

Before the Inspection: What You Can Do

Even after an offer is accepted, you can take steps to set the inspection up for success:

• Replace any burned-out light bulbs (inspectors flag non-functioning lights)
• Ensure all appliances are accessible and operational
• Clear any clutter from around the electrical panel, furnace, and water heater
• Make sure the attic and crawlspace are accessible
• Have documentation ready for any recent repairs or replacements (roof, HVAC, water heater)
• Address any obvious minor defects you're aware of (dripping faucets, loose outlets, etc.)

If you completed a pre-listing inspection in Minnesota, you'll already know what's in the report — a significant advantage going into the buyer's inspection.

After the Inspection: The Inspection Response Process

Within the inspection contingency period, the buyer will typically do one of the following:

• Accept the home as-is — No requests. The inspection contingency is waived and the deal moves forward.
• Request repairs — The buyer submits a list of items they'd like repaired before closing.
• Request a price reduction or credit — Instead of repairs, the buyer asks for a reduction in price or a seller credit at closing.
• Cancel the contract — If significant issues are found and terms can't be agreed upon, the buyer may withdraw. This is less common but does happen.

How to Respond to Inspection Requests

When you receive an inspection response, don't panic — and don't take it personally. Some requests are reasonable and standard. Others are not. Here's how to think about them:

• Safety items: Faulty wiring, carbon monoxide risks, structural issues — these are items buyers have every right to request. Addressing them is generally in your best interest and often legally required under Minnesota disclosure law.
• Major systems: If the furnace or roof is at end of life, buyers may request a credit or replacement. These are negotiable — you don't have to agree to everything.
• Cosmetic items: Scuffs, minor cracks, worn surfaces — push back on these. Cosmetic issues are generally not inspection items and you're not obligated to address them.
• Long punch lists: A long list doesn't mean you have to do everything. Prioritize, respond to the reasonable items, and counter on the rest.

Your options for each request: agree to repair, offer a credit instead of repairs, decline entirely, or meet somewhere in between. This is a negotiation — treat it like one.

Radon Testing During Inspection

Radon testing is extremely common in Minnesota. The buyer's inspector may deploy a short-term radon test during the inspection period, or the buyer may hire a separate radon mitigation specialist. If radon levels come back elevated (above 4.0 pCi/L), the buyer will typically request a mitigation system be installed. Read our full guide on radon and selling your Minnesota home for details.

What Happens If You Already Disclosed It?

Minnesota requires sellers to disclose known material defects on the seller's disclosure statement. If a buyer's inspection reveals something you already disclosed, you're generally protected — you told them. Review our guide on Minnesota seller disclosure requirements to make sure your disclosure is complete.

What If the Buyer Walks Away?

It happens, though it's not common. If a buyer walks away during the inspection period for a covered reason, they typically receive their earnest money back. You then re-list the home — ideally with full knowledge of the inspection findings, which you'll now need to disclose. This is another reason why a pre-listing inspection can save you significant time and heartache.

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Frequently Asked Questions

Do all buyers in Minnesota do a home inspection?

Most do, but not all. In highly competitive markets, some buyers waive their inspection contingency to make their offer more attractive. However, buyers who waive inspection still sometimes conduct an informational inspection — they just can't use the findings to renegotiate. Always review your contract to understand exactly what contingencies the buyer included.

How long does a home inspection take in Minnesota?

A typical inspection of a single-family home takes 2–4 hours, depending on the size and age of the home. Larger or older homes may take longer. Buyers often attend the inspection in person for the walkthrough at the end.

Can I refuse to make repairs after a buyer's inspection?

Yes — but the buyer may then exercise their right to cancel the contract if they have an inspection contingency. Refusing all requests is your right, but it carries risk. The goal is to negotiate in good faith on the items that matter most while holding firm on unreasonable asks.

Should I get my own inspector before listing?

Strongly recommended. A pre-listing inspection lets you find and fix issues on your timeline — before a buyer's inspector does it for you. This reduces surprises, gives you leverage in negotiations, and can actually speed up your closing. Read more at our guide on pre-listing inspections in Minnesota.

What if the buyer asks for a cash credit instead of repairs?

This is common and often preferable for sellers. A credit means you don't have to manage contractors before closing, and the buyer handles the repairs after closing on their own timeline. Credits are typically applied at closing and reduce your net proceeds by that amount — but they keep the deal moving forward without the hassle of repair coordination.

Are there things a home inspector can't inspect?

Yes. Home inspectors are visual — they don't test behind walls, under floors, or in areas that aren't accessible. They also don't test for mold (beyond visual signs), underground utilities, or soil conditions. Buyers who want those tests hire specialists separately. Radon, well, and septic testing are also typically separate from the general home inspection.

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This post is for informational purposes only and does not constitute legal, financial, or tax advice. Real estate transactions involve complex considerations — always consult qualified professionals before making decisions.