A home inspection is one of the most important steps in the homebuying process. Being present and asking the right questions helps you gain a clearer understanding of the home’s condition, uncover potential safety hazards, and prepare for future maintenance costs. This guide focuses on the most essential entities—structural integrity, mechanical systems, documentation, and long-term planning—so you know exactly what to ask and why.
Structural Components
Structural issues can be expensive to fix and are often deal-breakers. Make sure to ask specific questions about the home’s stability and signs of damage.
Key questions:
- Are there any cracks in the foundation, and what do they mean?
- Is the sloping of the floor or ceiling a cosmetic issue or structural concern?
- Are there signs of water damage in the basement or crawl space?
- Do support beams show signs of rot, insect activity, or sagging?
What to look for:
- Foundation cracks or settling
- Sagging floors or roof lines
- Bulging walls or warped door frames
- Drainage issues near the home’s perimeter
Understanding whether an issue is normal settling or a red flag can save you from unexpected repair bills.
Major Home Systems
HVAC, plumbing, and electrical systems are essential for comfort and safety. They also come with high replacement costs if not properly maintained.
Key questions:
- How old are the heating and cooling units?
- Are the HVAC systems functioning efficiently?
- What type of wiring does the house use? Is it safe and up to code?
- Are there any signs of plumbing leaks or corrosion?
- Are GFCI outlets present where required (kitchens, bathrooms, exterior)?
Inspector focus areas:
- Furnace and AC age, maintenance, and performance
- Electrical panel capacity, wiring type, and breaker labeling
- Pipe material (copper, PVC, galvanized) and pressure levels
- Water heater efficiency and remaining lifespan
Don’t forget to ask where key shut-offs are located, such as the main water valve and electrical disconnect.
Appliances and Fixtures
Built-in appliances and plumbing fixtures should also be tested during the inspection.
Key questions:
- Are all appliances in working order?
- Are there signs of leaks around dishwashers or laundry hookups?
- Are ventilation fans in kitchens and bathrooms functional?
- Are faucets, showers, and toilets operating without leaks or blockages?
These may seem minor, but cumulative repair costs can add up quickly.
Roofing and Drainage
Water intrusion from above or poor drainage from below can compromise the entire structure. Always ask about roof condition and water management systems.
Key questions:
- How old is the roof, and what is its remaining lifespan?
- Are there signs of past or present leaks?
- Are gutters and downspouts functioning properly?
- Does the property slope away from the foundation?
Items to verify:
- Roof shingles, flashing, and underlayment condition
- Gutter slope and drainage direction
- Presence of gutter guards or debris buildup
These answers can help you budget for a future roof replacement or repairs.
Safety and Code Compliance
Safety issues can be hidden in plain sight. Your inspector should identify anything that fails to meet modern code or poses a hazard.
Key questions:
- Are smoke and CO detectors working and properly located?
- Are handrails, stairs, and guardrails installed where required?
- Is attic ventilation adequate?
- Are any known safety hazards present?
These issues may not be deal-breakers but can affect your insurance coverage or peace of mind.
Maintenance and Lifespan Forecasting
Even if no urgent repairs are needed, understanding future maintenance is vital for long-term budgeting.
Key questions:
- What is the expected lifespan of the HVAC system, roof, plumbing, and electrical components?
- Are any components nearing the end of their useful life?
- What preventative maintenance is recommended for the property?
- Which issues should be addressed now versus in the future?
A good inspector will help you distinguish between cosmetic issues and those with long-term implications.
Inspection Report Documentation
Understanding the inspection report is just as important as attending the inspection.
Key questions:
- How is the severity of issues rated in the report?
- Will photos be included for each finding?
- Is the report broken down by system or room?
- When will the report be delivered?
Most inspectors deliver a full digital report within 24–48 hours, including photos, summaries, and detailed narratives. Make sure you understand how to interpret the findings.
Recent Renovations and Work History
New updates can add value—but only if they’re done properly.
Key questions:
- Were recent renovations completed with proper permits?
- Are there visible signs of DIY or non-professional work?
- Are warranties or contractor receipts available?
- Is there documentation of repairs following a prior inspection?
Improper renovations can mask serious problems, so it’s important to ask.
Negotiation Strategy Based on Findings
After the inspection, your findings become negotiation tools.
Key questions:
- Which issues are reasonable to ask the seller to address?
- Are repair estimates available?
- Should I hire a specialist for further evaluation?
- Would a seller credit be more beneficial than repairs?
Work with your agent to prioritize repairs that impact safety, function, or resale value.
Final Thoughts
Attending your home inspection and asking detailed questions helps you make a well-informed decision. From structural safety to hidden maintenance costs, each answer you get gives you more control over your investment. The more engaged you are, the more confident you’ll be moving forward.
At Ellingwood Pro, our inspectors encourage buyers to participate, ask questions, and fully understand their reports. For expert guidance throughout the inspection process, call (276) 566-5669 or schedule online today.
