The Ultimate Guide to Property Inspections for New Mexico Home Buyers

By Venturi Realty Group

🔎 What You Need to Know

When buying a home, understanding the property’s condition is crucial. Inspections help identify potential issues and provide insight into the home, but do not guarantee perfection or predict future problems.

• Refer to Section 22 (Inspection Contingency) of the NM Purchase Agreement (NMAR 2104) used by most Brokers in NM for important deadlines and the rights/responsibilities of both buyers and sellers.
• Your Broker/Realtor is here to guide you through the process and assist with questions you may have.

🔎 Why Home Inspections Matter

• Inspections help you learn about a home’s systems, structure, and condition.
• They identify existing safety issues, structural problems, or deferred maintenance.
• Understanding a property’s condition helps you prepare for future costs.

But remember: an inspection is a snapshot of the home’s condition, not a prediction or warranty. Inspectors can’t see behind walls or predict when systems will fail. Any issues discovered after closing become the buyer’s responsibility.

🧰 Most Common (and Highly Recommended) Inspections

• Full Home Inspection: This is your comprehensive look at systems, structure, and overall safety.
• Wood-Destroying Insect Inspection: Crucial for catching termites or dry rot.
• Sewer/Septic Line Scope: A video inspection of your drain lines to identify clogs or damage.
• Septic System Inspection (if applicable): Required when buying a home with a private septic system.
• Well Inspection (if applicable): Often includes equipment check and/or water quality test.
• In-Floor Ductwork: Often found in slab-on-grade homes, this checks for moisture or deterioration.

🧪 Optional or Conditional Inspections

These inspections are typically ordered based on red flags from the full inspection or unique property features:

• Radon Testing
• Structural Engineer Review
• In-Floor Radiant Heat
• Pool or Hot Tub
• Mold Testing
• Solar System Evaluation
• Sprinkler/Irrigation Inspection
• Environmental Testing (Lead, Asbestos, VOCs)

🔧 Less Common Inspection Options

• Non-built-in appliances (fridge, washer, dryer)
• Audio/Video/Security Systems
• Dryer Vent & Central Vacuum Systems
• Energy Efficiency Audits
• Square Footage Verification
• Outdoor Kitchen Equipment
• Sump/Sewage Pumps
• Renewable Energy Systems
• Fireplace/Chimney (Specialist)
• Roof, HVAC, Plumbing, Electrical (Specialist Review)
• Phase 1 Environmental Site Assessment (for rural/commercial)

🕒 Contract Deadlines Matter

The New Mexico purchase agreements used by most Brokers in NM include a clause called the Inspection Contingency (NMAR Form 2104). This sets a deadline by which buyers must:

• Complete inspections
• Submit repair requests or objections, if any
• Come to an agreement on any requests or objections

Missing these deadlines means you may be accepting the home “as-is.”

👷 Choosing Your Inspectors

• You can choose any inspector you want—even if someone else is paying.
• Your Broker and Transaction Coordinator can help schedule and manage the process.
• Always verify that inspectors are licensed and insured.

⚠️ A Note on Referrals and Responsibility

Broker-recommended inspectors are provided as a courtesy, not a guarantee. You are solely responsible for:

• Selecting and hiring licensed professionals
• Reviewing all inspection results
• Following up directly with your inspectors

We strongly recommend conducting full due diligence. Inspection results should be discussed with the professionals who performed them—not just your agent. You can verify home inspector licenses with the New Mexico Regulations and Licensing Department here.

📑 Final Thoughts

Inspections are a key part of your homebuying journey—but they’re not the only piece. Ask questions, bring in specialists, and use your inspections to make informed decisions. The more you understand going in, the better prepared you’ll be to make a confident purchase.