Get the answers you want when you come prepared with this list
Ask an inspector about the roof, foundation, and other exterior areas.
Inquire about the condition of the electrical system and plumbing.
Red flags? Ask the inspector to suggest potential repairs or professionals to help.
Whether you’re buying or selling a house, a home inspection can be nerve-wracking. After all, if an inspector finds things that fail a home inspection, it can break the sale. There’s a lot at stake, so it’s important to feel confident in the process, and knowing the right questions to ask during an inspection can make you feel empowered and assured. Home inspectors expect you to inquire about any issues and problems they may find—it’s part of their job to answer your questions. Here are the top questions to ask during an inspection to ensure a house makes the grade.
When you find a home inspector, ask this important question to give you a better idea of the ins and outs of the home inspection process.
Ask the inspector what they will cover, what is included in the home inspection, and what is not. It also doesn’t hurt to ask them to provide a sample home inspection checklist before they start to let you know exactly what they’ll check inside and outside the home.
A home inspection takes roughly two to three hours, depending on the size of the home and any special features like swimming pools or historic brickwork. Knowing how long a home inspector plans to spend assessing your property can help you plan your day and know what sort of time commitment you can expect.
Not all states require home inspectors to be licensed, though they all require inspectors to be trained. Aside from state licenses, home inspectors can also be certified by the American Society of Home Inspectors (ASHI) and the International Association of Certified Home Inspectors (InterNACHI). Some inspectors may also be certified to perform specialized inspections on home features like chimneys, decks, and septic systems or for certain building problems like mold, pests, or radon. Make sure your home inspector is certified by your state or an official organization, and if you have specific concerns, make sure they are accredited for those issues as well.
A good home inspector should be perfectly happy to have you accompany them as they inspect your home (barring potentially dangerous areas like crawl spaces or rooftops). Attending the inspection can give you a better understanding of your home, any issues the inspector finds, how to treat those issues, and what to look for in the future as part of regular home maintenance.
The inspector will look at all aspects of the home’s exterior, such as the roof, foundation, and outside walls. These questions about the home’s exterior will help you gain a better understanding of its condition.
An inspector will look for things like sloping floors, cracks and bulges in the walls and foundation, and joist problems, to name a few. In the instance your inspector notices any structural issues, the house may need a structural engineer foundation inspection.
"The biggest red flags are structural and foundation issues since they are the most costly and difficult to remediate. Pay attention to the age and condition of big-ticket items like the roof, HVAC, plumbing, and electrical systems. Having to repair or replace any of those items can be very costly."
— Robert Washington, Founder at Savvy Buyers Realty
Missing or curling shingles, structural problems like bowing roof joists, and signs of water leakage or moisture damage are all red flags. Your home inspector should look for these issues when evaluating the roof, plus give you an indication of its age and overall condition. Any damage from excessive wind, hail, snow, or other weather and deterioration can lead to costly roof repairs if not addressed right away.
Houses should be built with the surrounding ground sloping away from the foundation to allow for adequate water drainage. If there is not enough slope, you run the risk of water damage and excessive seepage over time. You’ll also want to ask the inspector about the gutters and downspouts. They should check for any blockages and if they’re properly installed to reduce the risk of water damage.
Warped siding or cracking and peeling paint not only looks ugly but can put off potential homebuyers because of what can lie beneath. Damaged siding can lead to insect infestations, mold growth, and damage to exterior walls, so it’s best that an inspector points out any issues that are more than just cosmetic.
The home’s interior is a vital part of the inspection, requiring the inspector to check such things as the floors, windows, doors, and wall insulation. Keep these questions in mind to help you address any issues inside the home.
A well-insulated home goes a long way in preventing unnecessarily high energy costs. Older homes tend to have issues with worn-out insulation, especially in the walls and attic. Make sure the inspector includes the insulation’s condition in their inspection report because replacing, installing, or repairing home insulation can be costly and you’ll want to keep any issues in mind when negotiating your deal with the sellers.
Older houses with single-pane windows do little in the way of saving on energy costs. Most modern windows come with two panes of glass to provide added insulation. Your inspector should examine all the windows in the home to pin down any potential issues such as leaky seals, windows that don’t open or close properly, and trapped moisture.
Mold is often a sign of water damage and built-up moisture. It’s also known to cause health issues like allergies and respiratory illness. If left unchecked, mold can spread throughout the home, create the need for major repairs, and greatly impact its value. The inspector will likely do a check of mold-prone areas like the bathroom, kitchen, laundry room, and basement.
Unwanted house guests like mice, cockroaches, and termites are among every homeowner’s worst nightmares. Not to mention, a pest infestation can point to additional problems, such as structural issues like holes and cracks in the attic, walls, and foundation. Home inspectors should be able to spot a critter infestation and recommend an exterminator if needed.
For many homeowners, electrical systems and plumbing can be complex. Thankfully, home inspectors are experts in both. Ask these questions to gain insight into the condition of the home’s electrical and plumbing components.
The inspector should ensure the house’s electrical components are up to code—this includes the locations of the main circuit breaker, wall outlets, and wiring. Any electrical damage can pose a fire risk, too, so your inspector will point out anything that requires urgent repairs or replacing as well as further investigation by an electrician, if needed.
Any leaks or cracks in the home’s plumbing can lead to expensive water damage. Also, like electrical systems, plumbing must be up to code and meet standards for fixture placement, pipe materials, and pipe size.
Most houses have chlorinated polyvinyl chloride (CPVC) or copper pipe, both regarded as high-quality plumbing materials. However, older homes may have defective polybutylene (PB) pipes, which were banned from home construction in the mid-1990s due to burst pipes. For extra peace of mind, it’s a good idea to ask what type of pipes the home has.
An HVAC system is important to the overall comfort of your home, so it’s crucial a home inspector lets you know its condition and life expectancy. Most homes in the U.S. have either an all-in-one HVAC system or separate heating (furnace) and cooling (air-conditioner) units. A malfunctioning HVAC system could lead to discomfort or health hazards, so ask the inspector if any repairs or replacements are needed after they complete an HVAC inspection checklist.
If you’re purchasing a home and certain appliances are included in the sale, ask the inspector if they’re in good condition. Appliances such as the washer and dryer, microwave, refrigerator, oven, and dishwasher are sometimes part of the purchase price, so make sure they’re working properly.
In addition to asking about the home’s exterior and interior components, don’t be shy about asking any follow-up questions that could impact whether or not you buy or sell your home. Here are a few questions to help you cover your bases.
The home’s zoning and permits will give you valuable insight into the property itself. Different cities and towns have zoning bylaws and planning permits in place to let you know how the land on your property can be used, as well as where gazebos, garages, decks, and other structures can be built. Plus, they can help identify any potential problems, such as unpermitted additions, fences or driveways built outside the property line, or renovations that don’t meet construction regulations.
On average, and depending on the size of the home, it takes about two to three hours for a home inspection. However, a home inspection report will take between one to four days to complete. Ask the home inspector if they can walk you through the report in case you have any questions about their findings.
Ask the inspector if their inspection report reveals cosmetic issues that are easy to fix, such as flaking paint, as opposed to areas of the house that have actual damage and warrant immediate attention. Some inspectors list out all the things that are “wrong” with the house, and most are non-issues.
If your home inspection report reveals any red flags that warrant the attention and services of another professional—like a structural engineer or a pest control expert—ask the inspector if they can recommend the type of home inspection you need. This is handy if you need to schedule another inspection in a hurry, especially if your home sale hinges on the repair of a particular issue.
If you’re accompanying the home inspector during the inspection, ask for tips that can help you with the upkeep of your home. For instance, you may not know enough about HVAC systems yourself to ensure they run smoothly—such as how to change a furnace filter or keep your air-conditioner’s coolant topped up. Look for a friendly home inspector near you who will be more than happy to answer your home maintenance questions.
