Albuquerque Real Estate | Venturi Realty Group

🏠 The Home Inspection Process in New Mexico — Step by Step

Buying a home is one of the biggest financial moves you’ll make. A thorough home inspection helps protect that investment and gives you clarity about the home’s condition — before you commit.

Here’s how the process works, from contract to close, including the most common types of inspections used in New Mexico.

Step 1: Understand Your Rights and Responsibilities

Every home purchase in New Mexico uses a standardized Purchase Agreement. Section 22 (Inspection Contingency) outlines your rights, responsibilities, and critical deadlines for inspections.

If you miss your Inspection Objection Deadline, you waive the right to raise concerns — even if a major issue is found later.

Your REALTOR® will help you understand this timeline and keep everything on track.

Step 2: Choose Which Inspections You Need

You have the right to conduct any and all inspections you deem necessary. Some are standard for almost every home, while others depend on the property’s age, systems, or condition.

🔧 Core Inspections (Highly Recommended)

  • Full Home Inspection: A complete review of structure, roof, HVAC, plumbing, and electrical. Must be done by a licensed New Mexico inspector. Click here for the New Mexico Home Inspections Standards of Practice.
  • Wood-Destroying Insect (WDI) Inspection: Looks for termites, carpenter ants, or dry rot.
  • Sewer or Septic Line Scope: Camera inspection of waste line or septic tank.
  • Septic or Well Testing (if applicable): Includes function and water quality review.
  • In-Floor Duct or Radiant Heat Inspection (if applicable): Specialized review of in-floor systems.

🧪 Optional or Conditional Inspections

  • Radon testing
  • Structural engineer assessment
  • Roof, plumbing, HVAC, or electrical (licensed specialists)
  • Mold, asbestos, or VOC testing
  • Solar system review
  • Pool or hot tub inspection
  • Sprinkler/irrigation system check
  • Energy audit
  • Chimney or fireplace evaluation
  • Plumbing material ID (polybutylene, Kitec)
  • Square footage verification
  • Phase 1 Environmental Site Assessment

Step 3: Choose Your Inspectors

You have full authority to choose the inspectors — even if someone else is paying. Full Home Inspectors must be licensed by the NM Regulation & Licensing Department. Verify experience and insurance. Visit the NMRLD License Search site to search for a Licensed Inspector.

Your Broker or Transaction Coordinator will assist with scheduling and access.

Step 4: Complete the Inspections

Once under contract:

  • Submit your requested inspection list to your Broker
  • Coordinate with your broker to schedule all inspections promptly
  • Attend if possible — it’s a great learning opportunity

Inspectors will deliver written reports detailing findings, defects, and observations.

Step 5: Review Reports Carefully

Read each report thoroughly. Ask inspectors for clarification if needed. Your REALTOR® can help you interpret the findings and assess the potential impact on your purchase.

Step 6: Decide How to Respond

If the reports reveal issues, you can:

  • Request repairs or credits
  • Accept the home as-is
  • Terminate the agreement (if allowed)

All objections must be submitted before the deadline. After that, you accept the property in its current condition.

Step 7: Negotiate with the Seller

Your Broker will submit your requests. The seller may:

  • Agree to repairs
  • Offer credits or concessions
  • Decline to make changes

If both parties agree, the deal moves forward. If not, you may cancel.

Step 8: Finalize or Walk Away

Once negotiations are settled, the inspection phase is complete. If you reach an agreement, you continue toward closing. If not, you may choose to cancel and move on.

📌 Quick Notes

  • Section 22 of the New Mexico Residential Purchase Agreement controls your inspection rights and timelines.
  • You are responsible for choosing, reviewing, and following up with your inspectors.
  • Broker-recommended vendors should be vetted independently.
  • No inspection finds everything. A home warranty can help protect you post-closing.

✅ Final Thoughts

A smart inspection strategy can save you money, reduce surprises, and protect your investment. At Venturi Realty Group, we’ve helped thousands of buyers navigate this process confidently and successfully.

Use our Property Inspection Information & Order Form to stay organized — and reach out anytime if you have questions.

Ready to buy? Let’s make sure your new home is the right one — inside and out.