What Happens During the Home Inspection in Jonesboro

Once a buyer signs the purchase contract on your Jonesboro home, one of their first moves is scheduling a home inspector. For many sellers, this is the part of the process that feels the most out of their control (someone is walking through your home looking for problems).

Understanding what actually happens during that inspection, and what comes next, helps you stay calm and respond strategically when the report lands.

At NEA Realtor Group, Trenton Hoggard and Tim Ray guide sellers through this process regularly. Here is what you need to know before inspection day arrives.

What the Inspector Is Actually Doing

A home inspector is licensed by the state of Arkansas and hired by the buyer to conduct a visual examination of the home's major systems and components. The inspector is not looking to kill your deal. They are producing a written record of conditions that exist at the time of their visit.

A standard inspection in Jonesboro covers all of the following:

• Roof, gutters, and exterior drainage
• Foundation and structural elements, including the crawlspace
• HVAC system (heating and cooling units, ductwork, filters, age)
• Plumbing (water pressure, supply lines, drains, water heater)
• Electrical (panel, wiring, outlets, fixtures, GFCI protection)
• Attic (insulation, ventilation, signs of moisture or pests)
• Interior: windows, doors, ceilings, floors, stairs, and handrails
• Garage, if present

Inspectors work from a written standard of practice, typically the InterNACHI Standards of Practice or the ASHI Standards of Practice. They document what they observe (with written descriptions and photographs) but are not required to test every appliance or speculate on causes. Their job is to report visible conditions, not to diagnose root causes.

What Sellers Should Do on Inspection Day

Plan to leave the home. Most inspectors and buyers prefer to conduct the inspection without the seller present. This is standard practice and works in your favor as much as theirs. It allows the buyer to ask questions freely, and it removes the risk that something you say (even casually) complicates negotiations later.

Before you leave, take care of the following:

• Take pets with you or secure them completely away from the inspection area
• Unlock access points: attic hatch, crawlspace door, electrical panel, and any utility rooms
• Leave utilities on: gas, electric, and water should all be active and operational
• Clear space in front of the electrical panel, water heater, and HVAC units
• Make sure smoke detectors and CO detectors are installed and functional
• Leave any records you have: recent HVAC service, roof repair receipts, or permit paperwork

Plan for the inspection to take 2 to 4 hours for a typical Jonesboro single-family home. Larger homes, homes with extensive crawlspaces, or those with add-on services (radon testing, sewer scope, well and septic, mold testing) may run longer.

You are welcome to return after the inspection is complete. Give the inspector and buyer time to finish their walkthrough and debrief before you come back.

What Inspectors Commonly Find in Jonesboro and NEA Homes

Every market has its patterns. In Northeast Arkansas, inspectors frequently flag certain items that are less common in other parts of the country. Knowing what tends to come up helps you interpret the report without overreacting.

Crawlspace Moisture

Humidity and moisture in crawlspaces are extremely common in this climate. Inspectors check the vapor barrier condition, ventilation, and wood framing for signs of rot or fungal growth. This comes up on a large percentage of Jonesboro homes, particularly those built before 1990. Minor moisture is not unusual. Active rot or structural damage to floor joists is a different conversation.

Foundation Settling

Craighead County sits on expansive clay soils. Minor foundation settling, stair-step cracks in brick veneer, and slightly sloped floors come up regularly in older homes. Most of these findings are cosmetic and consistent with the age of the home. Some warrant further evaluation from a structural engineer. Your agent will help you understand what level of follow-up is appropriate.

HVAC Age and Condition

A 15-plus-year-old HVAC system in Northeast Arkansas gets flagged, especially when the last documented service date is unknown. The Arkansas climate puts real demand on heating and cooling systems. If your HVAC is aging, having a recent service record or a recent tune-up on file can soften how the finding reads in the report.

Roof Condition

Inspectors note granule loss on asphalt shingles, worn or improperly installed flashing around chimneys and vents, and roofs that are nearing the end of their rated lifespan. A roof in the last few years of its useful life often prompts the buyer to ask for a credit or price adjustment rather than an actual replacement.

Older Electrical Panels and Wiring

Pre-1980s homes in Jonesboro sometimes have aluminum branch circuit wiring, older panel brands, or panels that have been modified or expanded over the years. These get noted in the report. Some buyers' lenders will also have questions about electrical findings, particularly for FHA and VA loans where appraisers flag safety items.

None of these findings automatically kill a deal. They are observations, not ultimatums. Your agent's job is to help you understand which findings represent real risk to the transaction versus normal wear for a home of this age and type in this market.

The Inspection Report: What It Looks Like and What Comes Next

The inspector delivers a written report to the buyer, usually within 24 hours of the inspection, often the same day via a digital platform. You will not receive a copy automatically. The buyer commissioned and paid for the report, so it belongs to them.

Most modern inspection reports run 40 to 80 pages and are organized by system. Each finding is categorized: safety concern, repair recommended, monitor, or informational observation. Photographs accompany most items. The overall tone of the report can feel alarming to someone reading it for the first time. That is by design. Inspectors document everything they observe, which means even minor cosmetic issues get their own entry.

Under the Arkansas Real Estate Contract, the buyer has a 10-business-day inspection period to review the findings and respond. Within that window, the buyer has four options:

• Accept the property in its current condition and proceed to closing
• Submit a written repair request (the Buyer's Inspection Notice to Seller)
• Request a closing credit in lieu of repairs
• Terminate the contract and recover their earnest money

The vast majority of deals move into negotiation rather than termination. How you respond to what the buyer asks for is its own process, and we have a full guide on handling repair requests as a Jonesboro seller.

If the buyer does not submit anything within the 10-business-day window and that window expires without action, they have accepted the property in its current condition. The inspection contingency is satisfied and the transaction moves forward.

One Thing Worth Knowing About Inspection Costs in NEA

You will see national sources quote home inspection costs at $300 to $500. That range does not reflect Northeast Arkansas. A standard single-family home inspection in the Jonesboro market typically runs $500 to $1,000, depending on home size, age, and condition. Homes with crawlspaces, larger square footage, or add-on services (radon testing, sewer scope, mold testing, well and septic) push toward $800 to $1,200 or more.

The buyer pays for the inspection (this is not your cost as the seller). But knowing what buyers are investing helps explain why they take the report seriously and why their repair requests tend to be detailed. When a buyer has spent $600 to $800 on an inspection, they are going to read every page.

If you had the home inspected before listing, you already have a head start on this process. Our guide on preparing your Jonesboro home for the buyer's inspection also covers what sellers can do in the days leading up to inspection day to make the process smoother.

Frequently Asked Questions

Q: Does the seller have to leave during a home inspection in Jonesboro?

You are not legally required to leave, but it is strongly recommended. Inspectors and buyers work more effectively without the seller present. Your absence also removes the risk of an offhand comment that complicates negotiations. Plan to be gone for 2 to 4 hours, take your pets, and let your agent handle the follow-up.

Q: Will I get a copy of the buyer's home inspection report?

Not automatically. The buyer commissioned the report and owns it. You will see references to specific findings if the buyer submits a repair request. Keep in mind that once a material finding is disclosed to you in writing (even through a repair addendum) you may have ongoing disclosure obligations if this transaction falls through and you relist. Your agent can walk you through what that means for your specific situation.

Q: What if the inspector finds something major?

Structural issues, active roof leaks, HVAC failures, or safety hazards can prompt the buyer to negotiate more aggressively or, in rare cases, terminate the contract. According to NAR's Realtors Confidence Index, a small percentage of contracts are terminated due to inspection issues each year. Most findings lead to negotiation, not termination. Your agent will help you evaluate what is reasonable to repair, credit, or decline based on current market conditions.

The inspection is one step in a process that is manageable when you know what to expect. If you have questions about what typically comes up in homes like yours, or how to position yourself heading into the inspection period, reach out before inspection day rather than after.

With 5-star reviews and the distinction of being the #1 real estate team in the Northeast Arkansas MLS by production, NEA Realtor Group has helped hundreds of Jonesboro sellers navigate inspection day and what comes after.