Inspection Guide
The home inspection is your chance to uncover hidden problems. Ask these questions to get the full picture before you buy.
A home is likely the largest purchase you'll ever make. The inspection is your opportunity to see beyond fresh paint and staged rooms to understand the true condition of the property.
Verify their license is current and ask for proof of liability insurance. This protects you if the inspector damages something.
Standard inspections cover structure, exterior, roofing, plumbing, electrical, HVAC, and interior. Confirm what's included before booking.
A thorough inspection takes 2-4 hours for a typical home. Anything shorter may indicate a rushed job.
Always attend. You'll learn about the property and get your questions answered in real-time.
Most inspectors provide reports within 24 hours. Ask for a verbal summary at the end of the inspection.
Foundation issues are among the most expensive to repair. Understanding the structural condition is critical.
Look for cracks in walls, uneven floors, or doors that don't close properly. Minor cracks are common; large cracks or位移 are concerning.
Use a level to check. More than 1 inch difference across 20 feet indicates potential foundation issues.
Water stains, efflorescence (white mineral deposits), or mold in basements/crawlspaces indicate water problems.
Inspectors should identify any walls that are load-bearing and note their condition.
Wood-destroying organisms (termites, carpenter ants) can cause major structural damage. Look for mud tubes, hollow-sounding wood, or droppings.
A new roof costs $10,000-$30,000+. Knowing the roof's condition helps you plan for this major expense.
Asphalt shingles last 20-30 years; metal roofs can last 50+. Knowing the material helps estimate remaining lifespan.
Damaged shingles compromise the roof's ability to protect against water intrusion.
An inspector can estimate based on material, condition, and local climate.
Poor drainage leads to water damage, foundation issues, and basement flooding.
Flashing seals water out at roof penetrations. Damage here causes leaks.
Heating and cooling systems are major expenses. Knowing their condition prevents surprise replacements.
HVAC systems typically last 15-20 years. Older systems are less efficient and more prone to breakdowns.
The inspector should test both heating and cooling modes if weather permits.
Regular maintenance extends system life. Ask for service records if available.
Traditional tank heaters last 10-15 years; tankless can last 20+. An old water heater may need replacement soon.
Gas appliances must be properly ventilated to prevent carbon monoxide buildup.
Electrical problems are fire hazards. Don't skip these questions.
Look for modern circuit breaker panels. Fuse boxes are outdated and may not meet current needs.
Modern homes need 200-amp service. Older 100-amp panels may struggle with today's appliances and electronics.
Look for exposed wiring, junction boxes without covers, or signs of amateur electrical work.
Bathrooms, kitchens, and outdoor outlets should have GFCI protection to prevent shock.
Plumbing issues can cause major water damage and are expensive to repair.
Copper is durable; PEX is modern and flexible; galvanized steel is outdated and prone to corrosion.
Look under sinks, around water heaters, and on ceilings for water stains or mold.
Test faucets and showers. Low pressure may indicate pipe issues or a failing water heater.
Flood damage can cause mold and structural issues. Sewer backups are health hazards.
Safety issues should be addressed immediately. These questions could save lives.
Every home should have interconnected smoke detectors on each floor and CO detectors near sleeping areas.
Homes built before 1980 may have asbestos insulation or lead-based paint. Testing is recommended if suspected.
Bedrooms need windows large enough for emergency escape. This is especially important in basements.
Mold causes health issues and indicates moisture problems. Look for visible mold or musty odors.
Once you have the inspection report, you have several options for negotiation.
Ask the seller to repair specific issues before closing. This is most common for safety issues or significant problems.
Ask for a credit at closing so you can handle repairs yourself. This is often preferred by sellers who don't want to manage repairs.
If major issues are discovered, you can withdraw your offer under the inspection contingency. This is a valid exit strategy.
For specialized concerns (pest, radon, pool, septic), hire additional inspectors to get complete information.
Absolutely. Attending the inspection is highly recommended. You'll learn about the property firsthand, see issues as they're discovered, and get your questions answered immediately.
Home inspections typically cost $300-$500 for a standard single-family home, depending on location, size, and property type. Additional inspections (pest, radon, pool) cost extra.
Yes. After receiving the inspection report, you can request repairs, a credit for repairs, or even withdraw your offer if major issues are found. Your agent will guide you through the negotiation.
An inspection evaluates the physical condition of the property. An appraisal determines the property's market value for lending purposes. Both are typically required by lenders.
Older homes often have more issues, but well-maintained older homes can be in excellent condition. The key is what the inspection reveals, not just the age.