What Does a Home Inspection Cover in Oklahoma, and What Happens After?

A general home inspection in Oklahoma looks at the overall condition of the home, from the roof and electrical to the plumbing, water heater, and heating and air systems, along with maintenance items. It isn't a pass-or-fail test. The inspector reviews the home to make sure its systems are functioning as appropriate for its age. Once you have the report, you can ask the seller for repairs or compensation, or move forward as the home is. In Oklahoma, the inspection period is typically 10 days, but it varies based on your contract.

Whether you're buying in Tulsa, Broken Arrow, Jenks, Owasso, Collinsville, Coweta, Glenpool, or Catoosa, the inspection is your chance to know exactly what you're buying before you commit.

I'm Christina Shortsleeve, a REALTOR® with REMAX Results, and I help first-time buyers across the Greater Tulsa Area buy with a clear plan. The inspection is one of the steps buyers worry about most, and one of the most useful once you know what to expect.

A professional inspector looks at the home's overall condition. That usually includes:

• The roof
• The electrical system
• The plumbing
• The water heater
• The heating and air (HVAC) system
• Maintenance items worth knowing about

You'll receive a detailed report of any findings and recommendations. This is one area I always advise buyers to prepare for and not skimp on, because it's your due diligence when you're buying a home.

Inspections are paid at the time of the inspection, not at closing, and they aren't part of your loan. Each inspection has its own cost, so it's worth reviewing those before you schedule.

One thing to know ahead of time: if for any reason you don't move forward with the purchase, the cost of any inspections you've had completed is still your responsibility.

You're welcome to use an inspector you already trust. If you don't have one, I can share inspectors who have come recommended by my clients and other respected agents, and I'm happy to coordinate the scheduling for you.

Beyond the general home inspection, these are some, but not all, of the inspections you may want to consider:

• Wood-destroying insects or termites. I typically recommend this for every buyer, unless the home is brand-new construction. At this time, a VA loan requires a termite inspection.
• Sewer scope. A camera inspection of the main sewer line. I recommend it based on the age of the home and whether there are trees close to the home or in the yard with large roots.
• Structural. A closer look at the foundation and structure, also something I recommend based on the age of the home.
• Roof. A dedicated roof inspection beyond what the general inspection covers.
• Air quality, such as testing for mold.
• Wildlife. A check for signs of animals in the attic, crawl space, or walls.

There are many other inspections available, and I'm happy to coordinate any of them you feel are necessary. Every home is different, so I'll walk you through which ones make sense for the home you're buying. You can read more about inspection costs in my article on the costs first-time buyers miss.

Yes. I attend my buyers' inspections, and I highly encourage you to come too. At the end, the home inspector walks through a summary of what they found and can answer any questions you have.

Hearing it in person helps you understand which items are routine maintenance and which ones deserve a closer look. Either way, the inspector provides a full report for you to review afterward.

No. A long inspection report doesn't mean a bad house. I always tell my buyers that an inspection isn't a pass-or-fail test. It's an evaluation of the house from head to toe, a lot like going to the doctor for a yearly physical. The inspector checks whether the home's systems are functioning as appropriate for its age and notes anything worth your attention.

When the report comes in, I'll go through it with you and review anything the inspector made special note of, so you can decide which items, if any, you'd like to ask the seller to address before closing.

Once the inspection deadline is complete, the contract gives you 24 hours to submit a repair request. If you're buying the home as-is, this is the time to decide whether you're moving forward.

From there:

1. You can ask for repairs or compensation.* That might be specific repairs before closing, or money in place of repairs.
2. The seller can negotiate the repairs or offer compensation.*
3. If you and the seller don't come to an agreement,* typically the contract terminates within a specified timeline, and your earnest money is returned to you.

*Options may vary based upon contract terms.

You can also choose to move forward without asking for anything. One thing buyers are often surprised to learn: a seller isn't required to fix anything after an inspection. Whatever you ask for is a request. That's why I help you decide what's worth asking for, so your request is clear and reasonable for the home and the price.

Any repairs you and the seller agree on must be completed before closing, with receipts provided for work done by a contractor.

All of this runs on contract dates, so timing matters. I keep track of every deadline for you. You can see where the inspection fits in the full sequence in my article on the home buying process in Oklahoma.

• Skipping or rushing the inspection. It's your chance to know exactly what you're buying.
• Not attending. The inspector's summary at the end answers questions a report can't.
• Treating every item as a dealbreaker. Most reports include routine items. Focus on what matters.
• Skipping add-ons on an older home. A sewer scope or structural inspection can answer questions a general inspection can't.

What does a home inspection cover in Oklahoma?

A general home inspection looks at the home's overall condition, including the roof, electrical, plumbing, water heater, and heating and air systems, along with maintenance items.

How long is the inspection period in Oklahoma?

Typically 10 days, but it varies based on how your contract is written.

Does the seller have to fix everything on the inspection report?

No. A seller isn't required to make repairs after an inspection. Anything you ask for is a request and can be negotiated.

What happens if the seller and I don't agree on repairs?

If you and the seller don't come to an agreement, typically the contract terminates within a specified timeline, and your earnest money is returned to you. This is based on the contract terms negotiated.

Do I still pay for inspections if I don't buy the house?

Yes. Inspections are paid at the time of the inspection, and the cost is still your responsibility even if you don't move forward with the purchase.

Should I attend my home inspection?

Yes. I always recommend it, because the inspector walks through a summary at the end and can answer your questions.

If you're starting to think about buying, start with my page for first-time buyers in the Greater Tulsa Area. When you're ready, send me a message. I'll walk you through the Purchasing Pathway, so you know what each step looks like, including the inspection, before you reach it.

Christina Shortsleeve is a REALTOR® with REMAX Results in the Greater Tulsa Area, helping first-time buyers and downsizers buy and sell with a clear plan. She has sold 127 homes since 2020.