8 Home Inspection Questions Every Buyer Should Ask

A home is one of the biggest investments you’ll ever make. That’s why the home inspection is a vital step in the buying process—it uncovers potential issues that could impact your decision or give you leverage in negotiations.

Many buyers rely on the inspector to flag problems, but asking the right questions can help you get deeper insights and avoid costly surprises. Here’s what you need to know:

1. What Are the Most Serious Issues You See?

Not all home inspection findings are deal-breakers, and many homes will have some issues—especially older properties.

• Why this matters: Some repairs are cosmetic or minor, while others can be significant safety hazards or require costly fixes.
• What to ask: “If this were your home, what repairs would you tackle first?” This helps prioritize urgent issues over minor concerns.
• Pro Tip: If there are multiple problems, ask for an estimate on potential repair costs so you can negotiate with the seller accordingly.

2. How Old Are the Roof and HVAC Systems?

Big-ticket items like the roof, heating, ventilation, and air conditioning (HVAC) systems have limited lifespans. Knowing their condition can help you plan for future expenses.

• Why this matters:
  • A roof replacement can cost anywhere from $8,000 to $30,000 depending on size and materials.
  • A new HVAC system typically costs $5,000 to $12,000.
• What to ask: “When was the roof last replaced? What’s the average lifespan of this type of roofing material?”
• Pro Tip: If these systems are nearing the end of their lifespan, you may want to negotiate for a credit or replacement before closing.

3. Are There Any Structural Problems?

The foundation, walls, and framing of a home are critical for long-term stability. Small cracks are normal in some cases, but larger cracks, uneven floors, or misaligned doors can signal serious structural issues.

• Why this matters: Fixing foundation issues can range from $5,000 to $100,000, depending on severity.
• What to ask: “Do you see any signs of foundation settlement or structural movement?”
• Pro Tip: If the inspector finds concerns, consider bringing in a structural engineer for further evaluation.

4. Is There Any Evidence of Water Damage or Mold?

Water damage can lead to mold, rot, and long-term issues that are costly to fix. Even if there are no obvious signs, a trained inspector can detect hidden leaks.

• Why this matters: Mold and moisture damage can affect air quality and pose health risks, especially for children and those with respiratory issues.
• What to ask: “Have you noticed any signs of leaks, past water damage, or mold growth?”
• Pro Tip: Water stains on ceilings, musty odors, or peeling paint can all be signs of past or ongoing water issues. If concerns arise, a mold test or additional inspection may be needed.

5. How’s the Electrical and Plumbing System?

Older homes may have outdated wiring or plumbing that isn’t up to today’s safety codes. Faulty electrical work can increase the risk of fires, while plumbing issues can lead to leaks, water pressure problems, or expensive repairs.

• Why this matters:
  • Electrical rewiring can cost $3,500 - $20,000 depending on the home’s size.
  • Repiping a house with new plumbing can cost $5,000 - $15,000.
• What to ask: “Is the electrical panel modern and up to code? Are there any visible plumbing leaks or pipe corrosion?”
• Pro Tip: If the home has aluminum wiring (common in older homes) or polybutylene pipes, these materials may need to be replaced.

6. Are There Any Pest Infestations?

Pests like termites, rodents, or carpenter ants can cause serious structural damage. Some home inspectors may include pest evaluations, but others don’t—so be sure to ask.

• Why this matters: Termite damage alone causes over $5 billion in damage annually in the U.S., and it’s rarely covered by homeowner’s insurance.
• What to ask: “Do you see any signs of pest infestations, such as droppings, wood damage, or entry points?”
• Pro Tip: Look for small holes in wood, mud tubes along the foundation, or sagging floors—these can be indicators of termite damage.

7. Are There Any Safety Hazards?

Older homes, especially those built before 1978, may have hazardous materials such as lead paint, asbestos, or radon gas.

• Why this matters:
  • Lead-based paint is toxic, especially for children.
  • Asbestos exposure can lead to lung disease.
  • Radon is an odorless gas linked to lung cancer.
• What to ask: “Does this home show any signs of lead paint, asbestos insulation, or radon concerns?”
• Pro Tip: You can request additional testing for radon or asbestos if these materials are suspected.
• 8. What Repairs Should Be Addressed Immediately?

Home inspectors provide a detailed report, but some issues need immediate attention, while others are minor maintenance items.

• Why this matters: Knowing which repairs are urgent can help you negotiate with the seller or budget for future improvements.
• What to ask: “If I were to prioritize, what repairs should I focus on right away?”
• Pro Tip: If the inspector mentions a major issue, ask for a specialist's opinion (e.g., a roofing contractor, plumber, or electrician) before making a decision.

Final Thoughts: Protect Your Investment

A home inspection isn’t just a formality—it’s your chance to fully understand what you’re buying. Asking the right questions can save you time, money, and stress down the road.

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🏡 Need guidance? We’re here to help! Contact the Faber Real Estate Team for expert advice on your home purchase or sale.

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Faber Real Estate Team | Compass