Reinspection Services: Verify the Work Before You Close
You negotiated repairs. The seller says they're done. But receipts don't tell you whether the work was completed correctly — or completed at all.
A reinspection by an independent, certified inspector gives you a documented, objective assessment of the actual condition of the property before you hand over the rest of your down payment.
Why "The Seller Said It's Fixed" Isn't Enough
In a competitive real estate market, sellers are motivated to close quickly. That creates pressure to cut corners on repairs — or to represent work as complete when it isn't. Common scenarios we document:
What We Verify
A reinspection is targeted — we evaluate the specific repair items identified in your original inspection report and the subsequent repair addendum. We document the current condition of each item with photos and a written assessment.
Structural & Roofing Repairs
Foundation cracks, framing repairs, roof patching, and flashing work — we verify the repair was completed and assess whether it was done correctly.
Plumbing Repairs
Leak repairs, pipe replacements, water heater installations, and drain corrections. We run the system and check for active issues.
Electrical Corrections
Panel upgrades, GFCI additions, outlet repairs, and wiring corrections. We verify the work was completed and test functionality.
HVAC Service & Repairs
Furnace service, A/C repairs, ductwork corrections, and filter replacements. We operate the system and document current condition.
Moisture & Water Damage Repairs
Waterproofing, drainage corrections, and water damage remediation. Thermal imaging is available to detect residual moisture behind finished surfaces.
Safety Items
Smoke detector installation, CO detector placement, handrail repairs, and other safety corrections required by the inspection report.
From Request to Report
Provide the Repair Addendum
Send us the original inspection report and the repair addendum from your purchase agreement. This defines the scope of what we're verifying.
Schedule the Reinspection
We coordinate access with your agent and the listing agent. Reinspections are typically 30–60 minutes for targeted repair verification.
On-Site Evaluation
Our certified inspector evaluates each repair item, documents current condition with photos, and notes any items that appear incomplete or inadequate.
Written Report Delivered
You receive a written reinspection report within 24 hours. The report clearly identifies each item as completed, incomplete, or requiring further evaluation.
Reinspection FAQ
What's the difference between a reinspection and a final walkthrough?
A final walkthrough is a buyer's right under most purchase agreements — it's typically a brief walk through the property to confirm it's in the same condition as when you agreed to buy it. A reinspection is a targeted technical evaluation by a certified inspector to verify that specific repairs were completed and completed correctly. They serve different purposes, and doing both is the right approach.
Do I need a reinspection if the seller provided receipts for the work?
Receipts confirm that money changed hands — they don't confirm the work was done correctly. We regularly find repairs that were invoiced but not completed, or completed incorrectly. A reinspection is the only way to verify the actual condition of the property, not just the paperwork.
Can a reinspection be used to renegotiate the purchase price?
Yes. If a reinspection reveals that agreed-upon repairs were not completed or were done inadequately, that finding becomes a documented basis for renegotiation, a repair credit, or in some cases, cancellation of the purchase agreement. Your real estate attorney can advise on your specific options.
How long does a reinspection take?
A focused reinspection targeting specific repair items typically takes 30–60 minutes. If you need a broader re-evaluation of the property, we can schedule a full reinspection, which follows the same scope as the original inspection.
Can you reinspect a property you didn't originally inspect?
Yes. We reinspect properties regardless of who performed the original inspection. You'll need to provide the original inspection report and the repair addendum so we can evaluate the specific items that were agreed upon.
What happens if the repairs weren't done?
We document the condition in writing with photos. That report is yours to use however your real estate transaction requires — whether that's requesting the seller complete the work, negotiating a credit, or making an informed decision about whether to proceed.
Related Services
Property Inspections
Full home inspections for buyers, sellers, and investors throughout Southeast Michigan.
Learn MoreCondo Inspections
Unit-specific inspections for condo buyers with thermal imaging included.
Learn MoreMold & Radon Testing
Add mold or radon testing to your reinspection when water damage repairs are involved.
Learn MoreClosing Soon? Don't Skip the Reinspection.
A reinspection costs a fraction of what an undisclosed repair will cost after you own the property. Call us before your closing date.