19 Things You Should Ask Your Home Inspector

Whether you’re buying, selling, or just maintaining your home, the right questions can reveal valuable insights and help you plan the best next steps. From identifying existing issues to strategizing long-term protection, a good inspection is all about what you take away. Since they can feel impossible to come up with on the spot, here are essential questions to ask your home inspector.

No matter your situation, the goal is to make sure you get the most out of the process and gain the knowledge you need to protect your property’s value and safety. Remember, your inspector has your is there to help!

Questions for Before Your Inspection

Before your inspection begins, it’s important to ask the right questions to set clear expectations and ensure your inspector is a good fit.

A few minutes of preparation can go a long way in making sure the process is smooth and thorough.

1) What will the inspection cover, and what’s excluded?

Knowing what’s included in your inspection can save you from misunderstandings later. Most inspections cover structural components, major systems like HVAC and plumbing, and key areas such as the roof, attic, and foundation.

However, things like pools, septic systems, or pest inspections may not be included unless arranged separately. Ask your inspector to outline their scope of work so you can determine if any additional services are needed.

2) What kind of report will I receive, and when?

A quality inspection doesn’t end with the walkthrough; it’s the report that provides the details you’ll rely on later.

Confirm that your inspector will provide a written or digital report with clear photos, explanations, and prioritized recommendations. Ask how long it will take to receive the report—most professionals deliver it within 24 to 48 hours.

3) What are your qualifications and experience?

Inspectors often have different levels of expertise depending on their background. Some come from construction, engineering, or real estate, which can give them valuable insights into specific areas of a home.

Look for certifications, licenses, and years of experience to feel confident in their ability to handle the inspection.

4) Do you carry insurance?

Professional inspectors should carry liability and errors-and-omissions insurance. This protects both you and the inspector if something is overlooked or an accident happens during the inspection. It’s a simple question that ensures peace of mind.

5) Can I join you during the inspection?

Being present during the inspection is one of the best ways to understand the condition of the home and the scope of your service.

Most professional inspectors will welcome your participation, answer questions as they go, and point out concerns in real-time.

Questions for During the Inspection

Being present during the inspection gives you a chance to see the home’s condition firsthand and ask questions as issues are identified.

This is the perfect opportunity to gain a deeper understanding of what your inspector finds and how it might affect the home.

6) What are the most significant issues you’ve found so far?

As the inspection progresses, ask your inspector to point out any major concerns they notice. These could include structural problems, safety hazards, or areas that need immediate attention. Knowing this early allows you to start thinking about repairs or future maintenance.

7) Are these issues common for homes of this age or type?

Not all problems are red flags. Some may be typical for older homes or properties in your area. Your inspector can help you understand whether an issue is expected or unusual, giving you perspective on its severity.

For instance, almost 20% of general home inspections find roofing issues—but certain concerns will be more common than others.

8) Is there any visible evidence of water damage or leaks?

Water damage can be a major issue, often leading to costly repairs if left unaddressed. Ask your inspector to check for signs of leaks around windows, the roof, plumbing fixtures, and the foundation. Even small stains or damp areas can indicate a bigger problem.

9) Do you see any signs of pests or infestations?

Pests like termites, rodents, or ants can cause serious damage to a home. While a home inspection isn’t a pest inspection, experienced inspectors may notice signs of infestations, such as chewed wires, droppings, or hollowed-out wood.

10) What condition are the major systems in?

The HVAC, plumbing, and electrical systems are crucial for any home. Ask your inspector if these systems are functioning properly, need immediate repairs, or may require replacement in the near future. From there, it can be simpler for you to prioritize maintenance or upgrades.

11) Are there any immediate safety concerns?

Your inspector may identify safety hazards such as exposed wiring, unstable railings, or malfunctioning smoke detectors. These should be addressed quickly to protect the occupants of the home.

12) What preventive maintenance would you recommend?

Your inspector can provide valuable advice on how to maintain the home’s condition over time. From cleaning gutters to sealing cracks, these tips can help you avoid larger problems in the future.

Questions About Specific Features

Every home has unique features that can impact its safety, efficiency, and long-term value. During the inspection, ask questions about specific areas and home features like these.

13) What is the condition of the windows and doors?

Windows and doors do more than just provide access and light—they play a big role in energy efficiency and security.

Ask if they seal properly, show signs of drafts, or have damage like broken locks, rotting frames, or cracked glass. These issues can lead to higher energy costs and reduce comfort.

14) Is the insulation and ventilation sufficient for this home?

Proper insulation and ventilation are essential for maintaining consistent temperatures, preventing moisture buildup, and improving energy efficiency.

Inquire about insulation in the attic, walls, and crawlspaces, and check if ventilation systems in areas like bathrooms, kitchens, and attics are functioning as they should.

15) What is the current state of the roof?

The roof protects the entire home, so understanding its condition is crucial. Ask about the age of the roof, the materials used, and any signs of damage, like missing shingles, leaks, or sagging. A well-maintained roof can save you from costly repairs down the road.

16) Are the gutters and drainage systems functioning properly?

Poor drainage can lead to water pooling around the foundation, causing long-term damage.

Ask if the gutters are clear and properly angled, and whether the grading around the home directs water away from the structure. Effective drainage is key to protecting the home from water damage.

17) Are the major appliances in working condition?

If the home includes appliances like a water heater, furnace, or central air conditioning unit, ask about their condition, maintenance history, and estimated lifespan. These are expensive to repair or replace, so it’s important to know if they’ll need attention soon.

18) Do the floors, walls, or ceilings show any concerns?

Visible damage, such as cracks, stains, or uneven surfaces, could signal underlying issues like settling, water leaks, or structural problems.

Ask your inspector what might be causing these issues and whether they need immediate attention. The more you know now, the better prepared you’ll be to care for the property.

Proactive Maintenance Tips After Your Inspection

An inspection doesn’t end once you receive the report—it’s just the starting point for protecting your home.

Use the insights from your inspection to plan proactive maintenance that keeps your home in good condition and prevents costly repairs.

• Schedule regular HVAC tune-ups to improve efficiency and extend the lifespan of your system.

• Clean gutters and downspouts seasonally to prevent water pooling and foundation damage.

• Inspect and seal windows, doors, and exterior cracks annually to maintain energy efficiency.

• Monitor the condition of your roof and replace missing or damaged shingles promptly.

• Test and replace smoke and carbon monoxide detectors as recommended for safety.

When to Call a Professional

Your home inspection is a vital first step, but certain issues may require follow-up from specialized professionals.

For example, if your inspector finds signs of termite damage, outdated electrical wiring, or a leaking roof, it’s important to involve experts who can provide targeted solutions.

TMHI’s inspectors are skilled at identifying potential problems and can guide you on whether additional evaluations are necessary. For buyers, addressing these concerns early ensures you fully understand the home’s condition before closing.

For current homeowners, quick action can prevent small issues from becoming costly repairs. When in doubt, rely on your inspector’s recommendations to determine when to bring in specialists like electricians, pest control experts, or roofing contractors.

Conclusion

Asking the right questions during a home inspection ensures you get the most value out of the process, whether you’re buying, selling, or maintaining a home. At TMHI, our team of experienced inspectors is here to help you every step of the way.

From uncovering potential problems to offering actionable advice, we provide the clarity and confidence you need to move forward—schedule your inspection today and see why so many homeowners trust us to protect what matters most.