Don’t Skip the Inspection: Why It Matters More Than Ever in 2025

In today’s fast-moving real estate market across Central Illinois—especially in Peoria, Tazewell, and Woodford counties—buyers are feeling pressure to act quickly. Homes are still moving, inventory remains limited in some price ranges, and interest rates (while better than last year) are keeping people alert. Amid the hustle, it’s tempting to waive the home inspection to get your offer accepted or speed up the process.

Here’s my honest advice after helping over 1,000 clients successfully buy and sell homes: Don’t do it. The home inspection isn’t just a formality—it’s your best protection.

Let’s break down why it matters and how to use it to your advantage.

What a Home Inspection Is—and Isn’t

A home inspection is not a pass/fail exam. It’s not the seller’s personal punch list. It’s also not designed to help buyers “nickel and dime” a seller into giving away freebies. A proper home inspection is a detailed evaluation of the visible condition of a property by a licensed professional.

A good inspector will assess:

Roof condition and age
HVAC performance and life expectancy
Plumbing issues like leaks or water pressure
Electrical systems and safety concerns
Foundation movement or structural concerns
Attic, insulation, and ventilation
Appliances and major systems
Pest or rodent activity
Signs of mold, water intrusion, or prior repairs

You’ll typically receive a written report with photos and commentary on both minor and major issues.

Buyers: It’s Not About Perfection—It’s About Awareness

If you’re buying a home in Morton, Dunlap, Washington, or Peoria, you’re investing hundreds of thousands of dollars. Wouldn’t you rather know upfront if that air conditioner is on its last leg? Or that the deck has rot and will need $5,000 in repairs? That knowledge helps you:

Negotiate repairs or credits from the seller
Budget realistically for what comes after closing
Avoid deal-breaking surprises once you’re under contract

Many buyers—even seasoned ones—are surprised at what an inspection reveals. And here’s the kicker: no home is perfect. Not even new construction.

In fact, I always advise my clients purchasing brand-new homes in neighborhoods like Sommer Place or Trail View Estates to get an independent inspection—even if the builder swears it’s “move-in ready.” You’d be shocked at how often issues like improper attic ventilation or incomplete insulation are discovered.

Sellers: A Pre-Inspection Can Be Your Secret Weapon

If you’re preparing to list your home in Central Illinois, a pre-inspection can put you in a powerful position. It allows you to:

Fix major items that might otherwise derail a sale
Price the home more accurately
Create a smoother transaction (and possibly attract stronger offers)

Some sellers fear that disclosing issues will scare buyers off. It’s actually the opposite—transparency builds trust. Buyers are more comfortable moving forward when they know what they’re getting into, especially if the seller has already addressed concerns.

Why Skipping the Inspection Is Risky—Even in a Hot Market

You might hear, “Just waive the inspection to beat the competition.” That’s playing with fire. Here’s why:

You lose negotiation leverage. Without an inspection contingency, you’ve got no safety net.
You might inherit a money pit. Foundation repairs or HVAC replacements can cost thousands.
Lenders don’t require inspections. That’s on you—so skipping it is a personal gamble, not a regulatory shortcut.

I’ve had clients over the years who waived inspections only to discover major defects post-closing. It’s never fun explaining that the “great deal” they got is about to cost them $12,000.

The Bottom Line

If you’re buying: Don’t waive the inspection. Instead, use it strategically. Work with a strong agent (like yours truly) who knows how to negotiate without blowing up the deal.

If you’re selling: Consider a pre-inspection. It’s a small investment that can lead to a faster sale with fewer surprises.

In either case, having a seasoned REALTOR® in your corner can help you interpret the inspection report, prioritize the real issues, and decide what to ask for—or not.

Need a Great Local Inspector?

I’ve worked with nearly every inspector in the region and can connect you with someone experienced, thorough, and trustworthy. Whether you’re buying or selling in Peoria, East Peoria, Pekin, or Germantown Hills—I’ve got you covered.

Real Estate? Call Duvall!