Information-only inspection: what it means for buyers
An inspection for informational purposes only gets you the report but no repair requests. When you can still cancel, and how to price what it finds.
Updated · By 
Ben Sikes
What does an inspection for informational purposes only mean?
An information-only inspection is a home inspection for your knowledge only. You get the inspection, but you agree up front not to ask the seller for repairs or a lower price. In many states you can still cancel over what it finds, but you can't renegotiate. If you also waived the inspection contingency, plan on closing, and price every finding before you do.
Key takeaways
- It is not the same as waiving the inspection. Waiving means no inspection at all.
- Whether you can still walk away turns on one thing: did you keep the inspection contingency?
- Some clauses carve out major work. That carve-out is your only room to ask for anything.
Should you offer an information-only inspection?
Offer one when the alternative is waiving the inspection entirely. Freddie Mac suggests it as a compromise when you feel pressure to waive. You still get a professional inspection, on the understanding that the seller is not liable for any repairs. Redfin says the clause can push your offer to the top and buyers who use it are likely to be more serious about the deal.
Check three things before you sign:
- Are you keeping the inspection contingency, or waiving it too?
- Does your contract still let you cancel over a finding?
- Is there a carve-out for major work?
What do you give up, and can you still cancel?
You give up two things and may keep one. You agree not to ask for repairs or a price cut, and you release the seller from fixing anything. Whether you keep the right to walk away depends on your contract.
| Your contract | Ask for repairs or a lower price? | Cancel over a finding? |
|---|---|---|
| Standard inspection contingency | Yes | Yes, without penalty |
| Information-only, contingency kept | No | In many states, yes |
| Information-only, contingency waived | No | Likely not, and your earnest money is at risk |
A standard contingency lets you change or end your offer without penalty if the inspector finds issues. Each state's standard forms handle the clause a little differently, and some tie your right to cancel to an inspection period or an attorney review period. Your contract sets the exact terms and dates, so confirm yours with your agent or a real estate attorney before you act.
What if you waived the contingency and the report finds problems?
With a waived contingency, you are likely locked into the contract. Backing out can cost you your earnest money. Ask whether any other contingency in your contract still lets you cancel.
Put safety findings first. Get anything about gas, carbon monoxide, an electrical hazard, an active leak or the structure checked by a licensed specialist before closing. A price does not offset them.
What will the findings cost you?
You pay the full price of every finding, because the seller has no obligation to fix any of it. Price them all before closing, since that total comes out of your repair budget.
Redfin's worked example shows the math. Its buyer in Kansas City waives the contingency but keeps an informational inspection. The report finds $15,000 of electrical and plumbing updates. The buyer had set aside $20,000 for unexpected repairs, so they move toward closing with $5,000 of cushion left ($20,000 minus $15,000).
Kept prices every line of an inspection report and flags the ones that need a professional's quote, for $79, usually under 4 hours. A line that says "further evaluation recommended" still needs a licensed contractor's written bid.
What can you ask for under an information-only clause?
You can ask only for what your clause carves out. Some clauses add terms for major work, such as no repair requests under $5,000. Another middle ground is agreeing to request repairs only for major issues, like radon or a faulty foundation. NAR notes that gives buyers some legal recourse if they find a larger problem after moving in.
If your clause has a carve-out, limit your request to findings that clear it:
- Use what to ask for after a home inspection to pick which findings qualify.
- Put one line per finding in the buyer repair request letter template.
- Decide the form of the ask with repairs vs. credit vs. price reduction.
No carve-out means no request.
What if the seller says no anyway?
Plan on a no. The seller has no obligation to fix anything, and Redfin notes sellers in this spot are likely to have back-up offers waiting. Your real choices are to budget for the repairs and close, or to cancel if your contract still allows it. For the next steps, see what to do if the seller refuses repairs and when to walk away after a home inspection.
Who is liable for defects found after closing?
It depends on your contract and your state's law. A real estate attorney in your state can tell you what applies to your deal.
Is waiving the home inspection a bad idea?
Usually, yes. Freddie Mac highly recommends keeping the inspection contingency, and warns that distressed homes and fixer-uppers may be more likely to have significant underlying issues than newer construction. Redfin's advice is to get at least an informational inspection, because knowing the home's condition is critical before you commit to close.
Signed an information-only clause? Upload your inspection report to Kept and know what the findings will cost you before you close.
Sources
Cost figures are modeled from public wage and materials data unless a line says observed. Kept is accountable for the numbers on this page, and corrections go to support@usekept.com. How we price.