HOME INSPECTIONS in Las Vegas, NV: What to WATCH OUT for
You’ve found the perfect home in Las Vegas, made an offer, and now it’s time for the home inspection—exciting, right? But hold on… what exactly should you be looking for? Trust me, home inspections can reveal a lot, and you definitely don’t want to miss any red flags! In this video, I will Walk you through the biggest things to watch out for so you can go into your inspection fully prepared. By the end, you’ll know exactly what to ask, what’s a deal-breaker, and what’s totally normal. Have you ever had a home inspection surprise you? What’s the craziest thing an inspector has ever found?
When buying a home in Las Vegas, a home inspection isn’t just a formality—it’s a must. The unique climate and building history of our area bring specific challenges that make inspections especially important.
During past real estate booms, many homes were built quickly to meet demand. That means build quality can vary widely. A thorough inspection can reveal shortcuts or issues that might not be obvious during a walkthrough.
I am here with Danielle Gordon on my team and Sean Van Cleef with Spectrum Home Inspectors. Not all inspectors are created equal! As your realtor, I always recommend hiring an experienced, reputable home inspector. Our team has inspectors that we have worked with and trust that we refer to our clients. You can compare inspectors by reading client testimonials and reviews. Read about their qualifications and experience.
The right inspector can help you avoid costly surprises but also not scare you about items that can be repaired easily. An experienced inspector, like Sean will review the report and give you an idea of what is a big problem vs an easy fix.
The home inspector going to check the electrical, heating, cooling, plumbing and Roof. They will get into the attic space and look for structural damage or foundational concerns that could compromise the house’s integrity. They will check the appliances and run the dishwasher. I prepare both my Buyers and Sellers that all appliances will be checked. You would be surprised what some sellers store in unique places. I had one Seller who kept her bills in the dishwasher and it is pretty common for clients that store pots and pans in the oven. So, when selling, make sure you are personal property away from walls and ensure that all of your appliances are empty.
A home inspection costs $300 to $600, which varies depending upon the size of the home. When you’re going through a home inspection report, it’s important to understand how to interpret the findings so you can make informed decisions. Some inspectors have a summary page at the beginning of the report with items of concern.
Reading through a home inspection report can feel overwhelming—especially when you see a long list of items related to plumbing or electrical. But don’t worry—most of these issues are common and can often be repaired easily and affordably by a licensed contractor. They’re rarely deal breakers, and this is where our team’s experience really makes a difference.
Our team is here to help you understand the report and guide you in deciding which items are worth addressing.
In Nevada, our purchase agreement includes a Due Diligence period—a specific time frame to complete your inspection, evaluate the report, and negotiate repairs with the seller. This is your opportunity to request the seller complete repairs, ask for a credit in lieu of repairs or negotiate a combination of both. Everything is negotiable, and our job is to help you navigate that process with confidence.
Time is of the essence! The sooner the inspection is completed, and your requests are submitted, the more time we’ll have to negotiate and come to an agreement that works for you.
Never assume a home is in perfect shape just because it looks nice! Some of the biggest problems are the ones you can’t see.
The Biggest Issues to Watch Out For
- Roof Damage & Sun Exposure
The Las Vegas sun destroys roofs over time! Cracked or Missing tiles, sun damage, and leaks are common. In fact, I see this item on almost every home inspection. Most homeowners don’t realize that the roof has broken or cracked tiles!
- HVAC & Air Conditioning Units
HVAC systems work overtime in our extreme heat. Older units may be near the end of their life. Replacing an AC unit can cost $5,000-$15,000, so you must make sure it’s in good shape!
- Plumbing & Water Damage
The hard water here buildups and past leaks can cause major damage. The inspector should check under sinks and around baseboards for any signs of past water damage! Many inspectors have a moisture gun and can check walls and areas near bathrooms and kitchens for water or moisture. And yes, we do see mold here in Las Vegas and Henderson.
- Electrical Systems
Older homes may have outdated wiring that’s not up to code. Faulty electrical work can be expensive to fix— and a fire hazard so don’t ignore this one!
- Foundation Cracks & Soil Issues
Expansive desert soil can lead to foundation shifts and cracks. Most homes here in Las Vegas and Henderson have some small cracks are normal, but large foundation shifts can be a major red flag! I just closed a listing in Pahrump that had significant expansive soil problems, and the repair estimates were almost $100,000. We of course disclosed this to the buyer, so they took it into account with the negotiations.
It’s also important to remember that resale homes aren’t brand new—some normal wear and tear is to be expected. Cosmetic items like paint touch-ups, minor scuffs, or dated finishes typically aren’t considered reasonable repair requests. The focus during inspections should be on safety, functionality, and major systems. Our goal is to prioritize the items that truly impact the condition and value of the home, not the cosmetic details that come with any lived-in property.
Proactive Buyer Moves:
Attend the inspection in person if possible. This is a terrific opportunity to really take your time and get familiar with the home. Most inspectors will take the time to give you an idea of what will be in the report and show you any items of concern they discovered. Ask the inspector questions! Make sure your agent gets the Seller Real Property Disclosure Report as soon as possible so you can review it before the inspection and mention items you are concerned about.
Review the report carefully before making any decisions. As a buyer you can protect yourself once the repairs are completed by requesting receipts to provided and even contacting the repair company. Many home inspectors will perform a re-inspection so you can have them come back to check that the repairs were completed properly.
Thinking about buying in Las Vegas? I’d love to help you find a home that passes the inspection with flying colors—reach out anytime!
