Welcome to the On Target Home Inspections FAQ page. Buying a home in Oklahoma is a major investment, and we want to ensure you have total clarity before you sign on the dotted line. Below are the answers to the most common questions we receive from homeowners and buyers across the Sooner State.
Frequently Asked Questions
1. What exactly is included in a home inspection?
A standard home inspection is a non-invasive, visual examination of the home’s physical structure and its internal systems. Think of it like a "physical" for a house. At On Target Home Inspections, we evaluate the roof, the exterior (including siding and grading), the foundation, the attic, and all major interior systems. This includes your HVAC (heating, ventilation, and air conditioning), electrical panels and outlets, and the plumbing system. We also check major appliances that are staying with the home to ensure they are functioning as intended at the time of the visit.
2. How long will the inspection take?
For a typical single-family home in Oklahoma, you can expect the process to take between two and four hours. The exact timeframe depends on the size of the property, its age, and the overall condition. For example, an older home in a historic district may take longer because it often has complex, aging systems that require a closer look. Similarly, if the home has a crawlspace (the narrow, hollow area under the first floor) rather than a concrete slab, the inspector will need extra time to navigate that area and check for moisture or structural issues.
3. Should I be present during the inspection?
While you aren't required to be there, we highly recommend that you attend, at least for the final hour. This gives us the chance to walk you through the home and show you our findings in person. It is much easier to understand the significance of a "cracked heat exchanger" or "reverse polarity at an outlet" when you can see it for yourself. Being present allows you to ask questions in real-time, helping you feel more confident about the property's condition than you would by just reading the digital report alone.
4. What are the most common issues found in Oklahoma homes?
Oklahoma’s unique climate and soil often lead to specific recurring issues. We frequently see foundation movement caused by our expansive clay soil, which can lead to cracks in walls or doors that stick. We also look for roof damage from our notorious hail storms and wind. Other common "finds" include outdated electrical panels that may be a fire hazard, lack of GFCI protection (special safety outlets used near water sources like sinks to prevent shocks), and improper drainage where water pools too close to the house.
5. Does a home inspection "pass" or "fail"?
A home inspection is not a pass/fail exam. Instead, it is a professional assessment of the home’s current condition. We don't tell you whether you should or shouldn't buy the house; we simply provide you with the facts so you can make that decision for yourself. Every home—even a brand-new one—will have some issues noted on the report. Some may be minor maintenance items, while others could be significant "red flags" that require professional repair.
6. Who pays for the home inspection?
In the vast majority of Oklahoma real estate transactions, the buyer pays for the home inspection. This is because the inspector is working directly for you to ensure your interests are protected. The cost is typically paid at the time of the service, rather than being rolled into your closing costs (the final fees paid at the end of the home-buying process). In some cases, a seller might pay for a "pre-listing inspection" to identify and fix problems before putting the house on the market, but the buyer usually still opts for their own independent check.
7. What is the difference between an inspection and an appraisal?
This is a very common point of confusion. An appraisal is required by your bank to determine the value of the home—essentially making sure the house is worth what you are paying for it. A home inspection is for your benefit to determine the condition of the home. An appraiser might spend 20 minutes looking at the general layout and recent sales in the neighborhood, whereas a home inspector spends hours testing outlets, running faucets, and climbing onto the roof to find hidden defects.
8. What happens if the report reveals significant problems?
Once you receive your report, you should review it with your real estate agent. If there are major safety issues or expensive repairs needed, you have a few options. You can ask the seller to fix the items before you move in, ask for a "repair credit" (where the seller reduces the price of the home so you can pay for the repairs yourself later), or, if the issues are too overwhelming, you may be able to walk away from the deal entirely using your inspection contingency (a clause in your contract that lets you cancel if the inspection is unsatisfactory).
9. Do you check for mold or termites?
A standard home inspection focuses on the structure and systems, but we are always on the lookout for signs of moisture or wood-destroying organisms. In Oklahoma, many buyers choose to add a WDI report (Wood Destroying Insect report) to their service to specifically check for termites. Similarly, if we see visible signs of mold or "microbial growth," we will note it in the report and may recommend further testing by a specialist to confirm if it is a health concern.
10. How soon will I get my report?
At On Target Home Inspections, we know that time is of the essence when you are in a "due diligence" period (the window of time you have to inspect the property). We typically deliver our digital reports within 24 hours of the inspection, and often on the same day. Our reports are easy to read and include high-resolution photos and videos of any issues we find, making it simple for you to share the findings with your agent or contractors for repair estimates.
A standard home inspection is a non-invasive, visual examination of the home’s physical structure and its internal systems. Think of it like a "physical" for a house. At On Target Home Inspections, we evaluate the roof, the exterior (including siding and grading), the foundation, the attic, and all major interior systems. This includes your HVAC (heating, ventilation, and air conditioning), electrical panels and outlets, and the plumbing system. We also check major appliances that are staying with the home to ensure they are functioning as intended at the time of the visit.
2. How long will the inspection take?
For a typical single-family home in Oklahoma, you can expect the process to take between two and four hours. The exact timeframe depends on the size of the property, its age, and the overall condition. For example, an older home in a historic district may take longer because it often has complex, aging systems that require a closer look. Similarly, if the home has a crawlspace (the narrow, hollow area under the first floor) rather than a concrete slab, the inspector will need extra time to navigate that area and check for moisture or structural issues.
3. Should I be present during the inspection?
While you aren't required to be there, we highly recommend that you attend, at least for the final hour. This gives us the chance to walk you through the home and show you our findings in person. It is much easier to understand the significance of a "cracked heat exchanger" or "reverse polarity at an outlet" when you can see it for yourself. Being present allows you to ask questions in real-time, helping you feel more confident about the property's condition than you would by just reading the digital report alone.
4. What are the most common issues found in Oklahoma homes?
Oklahoma’s unique climate and soil often lead to specific recurring issues. We frequently see foundation movement caused by our expansive clay soil, which can lead to cracks in walls or doors that stick. We also look for roof damage from our notorious hail storms and wind. Other common "finds" include outdated electrical panels that may be a fire hazard, lack of GFCI protection (special safety outlets used near water sources like sinks to prevent shocks), and improper drainage where water pools too close to the house.
5. Does a home inspection "pass" or "fail"?
A home inspection is not a pass/fail exam. Instead, it is a professional assessment of the home’s current condition. We don't tell you whether you should or shouldn't buy the house; we simply provide you with the facts so you can make that decision for yourself. Every home—even a brand-new one—will have some issues noted on the report. Some may be minor maintenance items, while others could be significant "red flags" that require professional repair.
6. Who pays for the home inspection?
In the vast majority of Oklahoma real estate transactions, the buyer pays for the home inspection. This is because the inspector is working directly for you to ensure your interests are protected. The cost is typically paid at the time of the service, rather than being rolled into your closing costs (the final fees paid at the end of the home-buying process). In some cases, a seller might pay for a "pre-listing inspection" to identify and fix problems before putting the house on the market, but the buyer usually still opts for their own independent check.
7. What is the difference between an inspection and an appraisal?
This is a very common point of confusion. An appraisal is required by your bank to determine the value of the home—essentially making sure the house is worth what you are paying for it. A home inspection is for your benefit to determine the condition of the home. An appraiser might spend 20 minutes looking at the general layout and recent sales in the neighborhood, whereas a home inspector spends hours testing outlets, running faucets, and climbing onto the roof to find hidden defects.
8. What happens if the report reveals significant problems?
Once you receive your report, you should review it with your real estate agent. If there are major safety issues or expensive repairs needed, you have a few options. You can ask the seller to fix the items before you move in, ask for a "repair credit" (where the seller reduces the price of the home so you can pay for the repairs yourself later), or, if the issues are too overwhelming, you may be able to walk away from the deal entirely using your inspection contingency (a clause in your contract that lets you cancel if the inspection is unsatisfactory).
9. Do you check for mold or termites?
A standard home inspection focuses on the structure and systems, but we are always on the lookout for signs of moisture or wood-destroying organisms. In Oklahoma, many buyers choose to add a WDI report (Wood Destroying Insect report) to their service to specifically check for termites. Similarly, if we see visible signs of mold or "microbial growth," we will note it in the report and may recommend further testing by a specialist to confirm if it is a health concern.
10. How soon will I get my report?
At On Target Home Inspections, we know that time is of the essence when you are in a "due diligence" period (the window of time you have to inspect the property). We typically deliver our digital reports within 24 hours of the inspection, and often on the same day. Our reports are easy to read and include high-resolution photos and videos of any issues we find, making it simple for you to share the findings with your agent or contractors for repair estimates.