To help minimize lawsuits by buyers against sellers over nondisclosure of home defects, professional home inspections have become routine in the past 15 years. They also help buyers feel confident that new homes were built correctly.

The idea is that the inspector will thoroughly check a house, usually after the purchase contract is signed but before the sale closes, to be sure the seller didn't "forget" to disclose a defect. Or perhaps the seller didn't realize there was a problem, such as a roof leaking.

Most real estate agents recommend that buyers include professional inspection contingency clauses in purchase offers. Buyers should accompany the inspector to discuss any defects. What sounds like a serious problem often turns out to be minor when the inspector explains it.

If the buyer doesn't approve the results of their inspector's report, the parties can renegotiate the sales terms or the buyer might cancel the sale and get a good-faith deposit back.

Typical professional home inspections cost $200 to $300, usually paid by the buyer because the report is for the buyer's benefit.

Many smart home sellers also hire their own professional inspectors before the home is listed for sale. Then the seller can have any defects repaired or fully disclose them to prospective buyers.

Some home buyers mistakenly think that receiving a one-year home warranty policy, usually paid for by the seller or the real estate agent, eliminates the need for a professional home inspection.

A home warranty only pays for repairs to the plumbing, wiring, furnace, water heater and built-in appliances. For an additional fee, the roof, pool and plumbing outside the home's perimeter can be insured. To avoid paying claims, some warranty companies claim the problem is a noninsured "pre-existing condition." To thwart that possibility, smart home buyers save their professional inspection reports to prove the component was inspected and found to be in good working condition.

A buyers should pick his own inspector. Agents sometimes recommend "easy inspectors" who report only the most obvious defects. You want a "tough but fair" inspector. Retired general contractors are often ideal.