Buying a home is one of the most significant financial decisions you'll ever make. Whether you're purchasing a cozy adobe in Santa Fe’s historic district or a luxury estate with mountain views, ensuring your investment is sound is crucial. That’s where a home inspection comes in.
A thorough home inspection helps uncover potential issues, giving you peace of mind before finalizing your purchase. In this guide, we’ll cover everything you need to know about home inspections—what they include, why they matter, and how working with an expert like
Robyn Tyra can help you navigate the process seamlessly.
What Is a Home Inspection?
A home inspection is a professional evaluation of a property's condition, typically performed after an offer is accepted but before closing. A licensed home inspector will examine the home’s major components, from the foundation to the roof, to identify any existing or potential problems.
Unlike an appraisal (which determines a home’s market value), a home inspection is purely focused on structural integrity and functionality.
Who Pays for the Inspection?
The buyer usually pays for the home inspection, which typically costs between $300 and $600 in Santa Fe, depending on the home’s size and age. While this is an additional expense, it’s a small price to pay for avoiding major repair costs down the line.
Why Home Inspections Are Crucial in Santa Fe
Santa Fe’s unique housing market—featuring historic adobe homes, modern builds, and rural properties—presents some specific inspection challenges. Here’s why a thorough home inspection is especially important in this region:
1. Adobe and Historic Homes Come with Unique Concerns
Santa Fe is famous for its charming pueblo-style adobe homes. A home inspector will check for:
- Cracking or shifting in adobe walls
- Roof deterioration due to Santa Fe’s intense sun
- Outdated electrical and plumbing systems
2. Flat Roofs Require Special Attention
Many homes in Santa Fe feature flat roofs, which require proper drainage. Inspectors will look for:
- Pooling water that can lead to leaks
- Deterioration of roofing materials
- Flashing issues that allow water intrusion
3. High Desert Climate Can Affect Foundations
Santa Fe’s climate—dry, with occasional heavy rains—can cause soil expansion and contraction, leading to foundation shifts. Inspectors will check for:
- Cracks in the foundation or walls
- Uneven floors, doors, or windows that don’t close properly
4. Well and Septic Systems Are Common in Rural Homes
If you're buying outside of the city, your home may have a private well and septic system. These require additional inspections to ensure:
- Water quality is safe for drinking
- The septic system is functioning properly and up to code
5. Santa Fe’s High Elevation Can Affect HVAC Efficiency
Heating and cooling systems must be inspected carefully, as Santa Fe’s high elevation (7,000+ feet) can impact HVAC efficiency. Inspectors will check:
- Furnace performance and ductwork
- Air conditioning systems, which are less common but still important
- Proper ventilation in homes with fireplaces or wood stoves
What Does a Home Inspection Cover?
A standard home inspection evaluates the following components:
1. Structural Integrity
- Foundation and crawl spaces
- Walls, ceilings, and floors
- Roof condition and gutters
2. Electrical Systems
- Outdated wiring (especially in historic homes)
- Circuit breakers and outlets
- Grounding issues that could pose safety risks
3. Plumbing Systems
- Leaks or water pressure issues
- Pipe materials (older homes may have outdated pipes)
- Water heater condition
4. HVAC (Heating, Ventilation, and Air Conditioning)
- Furnace and boiler function
- Air conditioning (if applicable)
- Ductwork and insulation efficiency
5. Appliances
- Stoves, dishwashers, and refrigerators
- Washer/dryer hookups
- Garbage disposals and exhaust fans
6. Safety Concerns
- Smoke and carbon monoxide detectors
- Radon testing (optional but recommended)
- Lead paint (especially in homes built before 1978)
What Happens After the Inspection?
Once the inspection is complete, the inspector will provide a detailed report outlining any issues found. Here’s what happens next:
1. Review the Report Carefully
Some findings will be minor, like a leaky faucet, while others could be major red flags, like foundation cracks or outdated electrical wiring. Work with
Robyn Tyra to determine which issues need immediate attention.
2. Negotiate Repairs or Price Adjustments
If significant problems are found, you can:
- Request the seller to make repairs before closing
- Ask for a price reduction to cover future repairs
- Negotiate closing cost credits
3. Make an Informed Decision
In some cases, the inspection may reveal major issues that make the home a bad investment.
Additional Inspections You May Need
While a general home inspection covers most areas, some situations require specialized inspections:
- Termite & Pest Inspection – Essential for spotting wood-damaging insects
- Mold Inspection – Important if there are signs of moisture or previous water damage
- Radon Testing – Santa Fe has some radon risk due to its geology
- Sewer Scope – Checks for blockages or aging pipes in older homes
Your real estate broker can advise which additional inspections are necessary for your specific property.
How to Choose the Right Home Inspector
Not all home inspectors are created equal. Here’s how to choose a good one:
✔ Look for Licensed and Certified Inspectors – Check for certifications from the American Society of Home Inspectors (ASHI) or InterNACHI.
✔ Read Reviews – Look at online reviews or ask for recommendations.
✔ Request a Sample Report – A thorough inspector should provide detailed, easy-to-understand reports.
✔ Attend the Inspection – If possible, walk through with the inspector to ask questions in real time.
Why Work with Robyn Tyra?
Navigating the home inspection process can be overwhelming, but working with an experienced Santa Fe real estate expert like
Robyn Tyra makes all the difference.
Robyn:
✅ Helps you interpret the inspection report
✅ Negotiates repairs or price adjustments on your behalf
✅ Ensures a smooth transaction from start to finish
Final Thoughts
A home inspection is one of the most critical steps in buying a home. Whether you're purchasing a charming adobe, a modern retreat, or a rural property, knowing the home's true condition helps you make a smart investment.
If you’re planning to buy in Santa Fe, let
Robyn Tyra guide you through every step, ensuring you find your perfect home.. Ready to start your home search?
Contact Robyn today!
