How to Prepare for a Home Inspection: Key Questions to Ask and Areas to Look Out For

Preparing for a home inspection is a critical part of the home buying or selling process. Whether you’re a first-time buyer or a seasoned homeowner, it’s essential to know what to expect from the inspection and how to make the most of it. While home inspections provide a detailed overview of a property’s condition, there are also some things inspectors aren't required to check. Knowing what inspectors will and won’t do helps you ask the right questions and get a clearer picture of your home’s condition.

Here’s how to prepare for your home inspection, what to look for, and a few things your inspector might not cover.

1. Understand What a Home Inspector Does—and Doesn’t Do

Home inspections cover major systems and structures, such as the roof, foundation, electrical, plumbing, HVAC, and more. However, inspectors aren’t required to be experts in every area, nor are they responsible for certain specialized or hard-to-access areas.

Here are some things home inspectors typically don’t do:

• Move furniture or storage: Inspectors won’t move large items to check behind or under them, so if you are a seller, it’s a good idea to clear out storage areas or make access points visible if possible.

• Assessing specific appliance performance: While they may check that appliances work, they won't dive into whether your dishwasher is performing optimally. Some inspectors offer more detailed reports as add-ons, if asked.

• Inspecting chimneys internally: Most inspectors won’t do an internal chimney inspection. You’ll need a specialized chimney sweep for that.

• Testing for environmental hazards: Inspectors aren’t required to test for things like radon, lead paint, asbestos, or mold unless you request and pay for a separate inspection.

• Accessing hard-to-reach areas: If an attic or crawl space is inaccessible or unsafe, they might not check it thoroughly. Be prepared to get a specialist for those areas if necessary.

2. Be Present at the Inspection

If possible, attend the inspection. This is your chance to see any potential issues firsthand and ask the inspector questions in real time. Keep in mind, no home is perfect, and some issues may arise—your goal is to know what’s a big deal and what’s easily fixable.

3. Ask Questions—The More Eyes, the Better

It’s always good to ask questions, especially since no one is perfect. Your inspector may not catch everything, and some things might need a second look from a specialist. Don’t hesitate to ask for clarification, whether it’s about the lifespan of a system, potential repair costs, or even something you notice that the inspector hasn’t mentioned.

Good questions to ask:

• Are there areas of the home you couldn’t access or inspect?

• What are the most serious issues you found?

• How much longer do the roof/HVAC/water heater have before needing replacement?

• Are there any areas that might not be a current issue but could cause problems down the line?

The more informed you are, the better you can make decisions about repairs or negotiations.

4. What to Look For

While your inspector should be thorough, here are some key areas to focus on:

• Roof: Look for signs of wear, missing or damaged shingles, and ask about its age and expected lifespan. Be aware that multiple layers of shingles or signs of rot can be a red flag for future leaks.

• Plumbing: Check for leaks, water stains, or poor water pressure. Older homes may have problematic materials like polybutylene pipes. Ask the inspector about the condition of the pipes and water quality.

• Foundation: Watch for visible cracks or signs of settling. Even minor cracks can be early indicators of larger structural issues. Not all cracks are a major problem; your inspector will be able to tell you which ones matter.

• Electrical: Outdated breaker panels or wiring (like aluminum wiring in homes built between the 1960s and 1970s) can be fire hazards. Ensure the electrical system is up to code and capable of handling modern appliances.

• HVAC System: Ask about the age of the system and whether it’s been regularly maintained. Check for dirty filters and ask if the system is operating efficiently.

  
  

5. Understand What the Inspector Might Miss

While inspectors are thorough, certain areas may require specialists. For example, if the home shows signs of potential mold, termite damage, or an outdated chimney, it’s a good idea to bring in experts for further evaluation. Similarly, environmental concerns like radon, lead paint, or asbestos require specialized testing that falls outside the scope of a standard inspection.

Additionally, inspectors typically won’t examine cosmetic issues, landscaping, or the inner workings of certain systems, such as pools, irrigation systems, or septic tanks. These areas might need separate assessments if they’re important to your decision-making process.

6. Use the Inspection as a Negotiation Tool

Once the inspection is complete, use the report to negotiate any necessary repairs with the seller. If major issues are uncovered, you can either request the seller to fix them or ask for a credit toward the cost. Remember, not all problems are deal-breakers, but they should factor into your buying decision.

Final Thoughts

Preparing for a home inspection is all about being informed and proactive. It’s okay to ask questions—even the ones that seem basic. No home is without its issues, and as the saying goes, "the more eyes, the better." An inspection helps you understand the property better, so you can make a smart decision when it comes to buying or maintaining your home. Whether it’s a small fix or a major repair, staying ahead of these issues will save you time, money, and stress in the long run.