Before the inspection
Check how many days your inspection contingency gives you and book an inspector right away. Ask what the inspection covers and what it doesn't, since a standard inspection is visual and won't open walls.
Bring the seller's disclosure and any listing notes so you can ask about anything that was mentioned.
Outside the home
- Roof: age, missing or curling shingles, flashing around chimneys and vents
- Gutters and downspouts: draining away from the house
- Grading: soil sloping away from the foundation
- Siding, trim and windows: rot, gaps or peeling paint
- Decks, steps and railings: loose boards or weak supports
Inside the home
- Ceilings and walls: water stains or patched areas
- Basement or crawl space: moisture, musty smells, foundation cracks
- Attic: insulation, ventilation and signs of leaks
- Windows and doors: open, close and lock smoothly
- Floors: soft spots or noticeable slopes
Major systems
- Heating and cooling: age, service records and how well it runs
- Electrical panel: brand, capacity and any signs of overheating
- Water heater: age and venting
- Plumbing: water pressure, drain speed and visible leaks
- Smoke and carbon monoxide detectors
Questions to ask your inspector
Inspectors are usually happy to explain what they see. A few good questions:
- Is this a safety issue, a repair or normal wear?
- About how many years of life does this system have left?
- Would you recommend a specialist to look closer?
- What would you fix first if this were your home?
Add-on inspections to consider
Depending on the home, you may want extra checks. A sewer scope sends a camera through the main sewer line, which is useful in older homes or ones with large trees. Others include radon, wood-destroying insects, mold, well water and septic. Your inspector or agent can help you decide which fit the property.
After the report
Sort what you find into three groups: safety issues, big-ticket repairs and small fixes. Focus your repair or credit requests on the first two. Small items are usually part of owning any home. Get contractor estimates for larger items before you negotiate.
