Sell Without An Agent · Homeowners
A home inspection is one of the most information-dense two hours in a real estate transaction. The questions you ask your inspector during the visit determine how much you leave with. These are the ten questions that matter most.
What questions should I ask during a home inspection?
Ask about the most serious defect found, the age and condition of the roof, the age of all mechanical systems, the status of the electrical panel, any signs of moisture or water intrusion, the plumbing material type, the presence of any hazardous materials, what needs immediate action versus monitoring, and what was inaccessible during the inspection. The last question is often the most important.
01 Before You Start
Before the inspection begins, confirm how the report is delivered, when you will receive it, and what format it takes. Most inspectors deliver within 24 hours. A PDF report with photos is standard. Knowing the timeline helps you plan your condition period if you are working within a financing or inspection deadline.
Bring a notebook or use your phone to take notes alongside the inspector’s report. The conversation during the inspection often contains context and judgment calls that do not appear verbatim in the written report.
02 The Ten Questions
Work through these in order as the inspector moves through the property. Do not save questions for the end. Inspectors provide better context on-site, at the specific area they are examining.
What is the most serious defect you found?
Inspectors cover hundreds of items. Ask this question first when the inspection is complete. The answer tells you where to focus your attention and what to include in any renegotiation request.
What is the age and condition of the roof?
Roofs have a finite lifespan: asphalt shingles typically last 20 to 30 years. An aging roof approaching end of life affects your insurance cost and negotiating position. Ask for the estimated remaining life.
How old are the furnace, water heater, and HVAC systems?
Mechanical systems have known service lives. A 20-year-old furnace or 15-year-old water heater represents a near-term replacement cost. Ask about each system individually.
Is the electrical panel up to current standards?
Older homes may have fuse boxes, knob-and-tube wiring, aluminum wiring, or panels known to have safety issues. Insurance companies can decline or surcharge coverage for certain panel types. Ask the inspector to identify the panel type and note any concerns.
Are there any signs of moisture, water intrusion, or mold?
Moisture is the most consequential defect the inspector can find. Ask specifically: active signs, past signs (staining, efflorescence), and any areas they could not fully assess because of finishing or inaccessibility.
What material are the supply and drain pipes?
Galvanized steel supply pipes corrode from the inside and restrict flow. Polybutylene pipes have a history of failure. Cast iron drains eventually corrode. Knowing the material helps you budget for future work.
Are there any hazardous materials present?
Homes built before 1990 may contain asbestos in insulation, tiles, or ceiling texture. Homes built before 1978 may have lead paint. Ask directly whether any hazardous materials were identified.
Is the foundation sound? Are there any cracks or movement?
Horizontal foundation cracks are more serious than vertical hairline cracks. Signs of lateral movement or water intrusion at the foundation are significant. Ask the inspector to classify what they found.
What needs immediate attention versus what can be monitored?
Every inspector’s report contains items of varying urgency. Ask them to separate true safety or structural concerns from cosmetic issues and items to simply monitor. This context does not always appear clearly in the written report.
What areas were not accessible during the inspection?
Crawlspaces, attic spaces, areas behind finished walls, and areas blocked by stored items are often not fully accessible. Knowing what was inaccessible helps you understand the limits of the report and whether a follow-up specialist is warranted.
03 After the Inspection
If the inspection reveals significant issues, you have options depending on your purchase contract’s condition language: you can negotiate a price reduction, request repairs, request a credit at closing, or terminate the agreement and receive your deposit back if within the inspection condition period.
For sellers: if you receive inspection findings as part of a buyer’s negotiation, review them against what you disclosed. Items that were known and disclosed have lower legal exposure than items that were not disclosed. If anything surfaces that you were aware of and did not disclose, contact your lawyer immediately.
Common Questions
A pre-listing inspection gives you a clear picture of your home’s condition before buyers do. It allows you to address issues on your timeline, price accurately, and disclose proactively. The cost ($400 to $600) is typically recovered through a cleaner transaction and reduced post-offer negotiation.
As a buyer, yes and you should. The conversation during the inspection is as valuable as the written report. As a seller, standard practice is to leave the property during the buyer’s inspection to allow the buyer and inspector to move freely.
Standard home inspections do not include environmental testing (radon, asbestos, mold sampling), septic systems, well water quality, surveys, or pest inspections. These require specialized professionals. If the inspector notes a concern in any of these areas, arrange a specialist inspection before your condition deadline.
Typically two to three hours for a detached home, depending on size and age. Condos are usually shorter. Budget three hours and plan to stay for the entire inspection.
Review the findings with your real estate lawyer. You have options depending on the contract terms: negotiate a price adjustment, request repairs, accept the issues and proceed, or terminate within the inspection condition period and receive your deposit back.
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