While home inspections technically aren’t a requirement before committing to buying a home, every homebuyer should consider this a critical step, or risk falling into a money pit. Every offer contract should include contingencies that the home passes a professional inspection before you can close. And although it’s an additional $200 to $400 expense for the buyer, it’s money well spent—and much better than getting stuck with a $5,000 bill to fix a leaky roof.Â
A professional home inspection will make you aware of defects, both material and cosmetic, and allow you to make an informed decision about whether the house is still worth purchasing. Here are 10 important things to discuss with your inspector before closing on a new home.
1. How is the roof?
A solid roof is the first line of defense for water penetration from above, and you want to ensure it’s in good shape when you move in or you’ll probably be dealing with mold and water damage further down the line. As long as your roof isn’t more than two stories tall or too steep to walk on safely, your inspector will go onto the roof. They’ll check for warped spots, damaged or loose shingles, and make sure the gutters, decking, and flashing are in good shape.Â
2. Is the basement damp or foundation cracked?
Your inspector will check the basement or crawlspace for any signs of cracks in the floor and base of the walls, water damage, and mildew. Water intrusion is the biggest enemy of a home’s soundness and any pooled water at the base of the home can cause problems to the entire structure if left unattended.
If your inspector finds any issues with the basement or foundation, you might want to rethink your purchase. While wet basements and cracked foundations are repairable, they’re an expensive, time consuming undertaking and might not be worth it unless you’re getting a really good deal.
3. Is the electrical wiring in good condition?
Your inspector will check the condition of the fuse breaker box and should also ensure that any outlets in areas with water, like the kitchen and bathroom, have ground-fault circuit interrupters (GFCI) on the outlets to prevent electrocution. They should also tell you if any outlets are not properly grounded and need to be updated. On your own, you should double check all the rooms to make sure there are enough outlets for your devices. Â
4. How is the plumbing?
Leaky faucets are obvious, but other plumbing issues are difficult to detect and can be wreaking havoc inside the home’s walls and pipes. An inspector will check that all the faucets, showers, and toilets are working as well as inspect the drains and scope the sewer for any blockages. Replacing a blocked or damaged sewer line is extremely costly and labor intensive, and definitely not something you want to deal with when you buy a new home.
If the home has a septic system, you’ll need to hire a specialist to check the drain field and tank. Septic tanks also need to be pumped out every three to five years, so ask the seller when they last had it pumped to ensure it’s been properly maintained.Â
5. Do the heat and air systems work properly?
A standard home inspection doesn’t include a thorough HVAC inspection. While your inspector can check if your heating and air conditioning systems all work, a licensed HVAC professional will test the system for energy efficiency and make sure there aren’t any underlying issues an inspector might miss. Replacing your heating and cooling system is a huge expense, and you should think twice about buying a home with a malfunctioning system.
6. Do the doors and windows leak?
Home inspectors can perform an air infiltration test to determine if the windows and doors are leaking air, and how much air they leak. Leaky doors and windows drive up your utility bills and mean that water can find its way into your home. Cracks will offer water a way to penetrate your home, which can cause damage that you may not see until it becomes a major issue.
7. Are the chimney and fireplace in good condition?
Your inspector can determine if the chimney cap is properly placed so water can’t leak in and do a general visual inspection of the chimney while they inspect your roof, but you’ll need a professional chimney sweep to do a thorough inspection on your fireplace. They’ll determine if there’s a build up of creosote, a type of soot, if the mortar is in good condition, and sweep it for you if necessary.
8. Are there any signs of water damage?
Your inspector should check thoroughly for any visible signs of water damage. They will look in places you may not think to check, such as inside and under cabinets, around the floors and walls of the laundry room, and ceilings. Water damage of any kind should be taken seriously because it’s indicative of other larger issues, such as a leaky roof or faulty plumbing.
9. Does the home have a termite infestation?
While inspectors can usually catch obvious signs of termite or other pest damage, they do not typically check for pests. This is where it’s worth hiring a pest control company to conduct an additional inspection of the home. You may not even have a choice—many lenders require a termite inspection prior to closing.
10. Is there sufficient insulation in the attic?
Besides an inefficient heating and air system, replacing attic insulation can be costly. Your inspector can very easily check if there’s sufficient insulation for your climate or if the existing insulation needs to be replaced by taking a look inside the attic.
Make sure you walk through the home with your inspector after their initial inspection. They can talk you through their entire report and answer any questions. If they find issues that need further inspection, they can advise you on what technicians you should speak to for each particular system. Never take the seller’s word on the condition of the property you wish to buy. They may not know what issues lurk underneath their floors and inside their walls.
