Home Inspections in New Jersey Real Estate Closings: What Buyers Must Know
- Peter Lamont, Esq.
- 14 hours ago
- 5 min read
Home Inspections in New Jersey Real Estate Closings: What Buyers Must Know
The home inspection is one of the most significant stages in a New Jersey real estate closing. Buyers often think of it as a formality, but in practice, it is a turning point in the transaction. A thorough inspection can uncover problems that alter the value of the property, create safety concerns, or even lead to the cancellation of the deal.
Most contracts provide a limited time after signing, usually ten to fourteen days, for the buyer to conduct inspections. The standard inspection includes a review of the home’s structure, systems, and general condition. Buyers frequently also order specialized inspections for termites, radon, mold, oil tanks, or septic systems. These inspections are not optional luxuries. They are the buyer’s best opportunity to confirm that the property is suitable and safe.
From the legal perspective, the inspection clause in the contract often becomes the most contested part of the transaction. If material defects are discovered, the buyer may request repairs or a credit against the purchase price. Sellers are rarely eager to spend money or reduce their net proceeds, and disputes arise quickly. I have seen contracts fall apart over disagreements as small as who should pay to repair a window or a leaky faucet. In other cases, major structural issues have led to negotiations over tens of thousands of dollars in repairs or price reductions.
It is important for buyers to understand the limits of inspections. An inspector can only evaluate what is visible and accessible on the date of inspection. They cannot see inside walls, predict future failures, or guarantee perfection. The inspection provides a snapshot of the home’s condition at that moment. Buyers sometimes assume that the inspection protects them from every future problem, but that is not the case. What it does provide is leverage in negotiations and protection against inheriting undisclosed defects.
When disputes arise over inspection findings, the attorneys must step in. The buyer’s attorney will press for credits, repairs, or cancellation rights, while the seller’s attorney will push back against demands they consider excessive. These negotiations can be tense, but they are central to protecting each client’s interests. The attorney’s role is not just to exchange paperwork but to ensure that the client does not take on risks that were never part of the bargain.
For buyers, the inspection process is an opportunity to evaluate whether the home is truly worth the price and whether the risks are manageable. For sellers, it is a reminder that disclosure obligations and inspection outcomes cannot be ignored. In my experience, the inspection period is where many deals either solidify or collapse. Clients who approach it with seriousness and with proper legal guidance are far more likely to reach the closing table successfully.
For more information about your legal rights or to schedule a consultation, please contact the Law Offices of Peter J. Lamont at www.pjlesq.com, call 201-904-2211, or email info@pjlesq.com.
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About Peter J. Lamont, Esq.
Peter J. Lamont is a nationally recognized attorney with significant experience in business, contract, litigation, and real estate law. With over two decades of legal practice, he has represented a wide array of businesses, including large international corporations. Peter is known for his practical legal and business advice, prioritizing efficient and cost-effective solutions for his clients.
Peter has an Avvo 10.0 Rating and has been acknowledged as one of America's Most Honored Lawyers since 2011. 201 Magazine and Lawyers of Distinction have also recognized him for being one of the top business and litigation attorneys in New Jersey. His commitment to his clients and the legal community is further evidenced by his active role as a speaker, lecturer, and published author in various legal and business publications.
As the founder of the Law Offices of Peter J. Lamont, Peter brings his Wall Street experience and client-focused approach to New Jersey, offering personalized legal services that align with each client's unique needs and goals.
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