Questions About Home Inspections

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lukafred

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Hey everyone,

I'm in the process of buying a new home, and I've scheduled a home inspection for next week. This is my first time going through this process, and I want to make sure I'm prepared. I've been doing some research, but I still have a few questions I was hoping you all could help me with:

  1. What are some of the most important areas/items that should be thoroughly inspected during a home inspection?
  2. Are there any red flags I should watch out for during the inspection that might indicate larger issues with the property?
  3. How long does a typical home inspection take, and should I plan to be present for the entire inspection?
  4. Is it common to uncover issues during the inspection that might affect the sale price or require repairs before closing?
  5. Are there any specific questions I should ask the inspector before the inspection begins to ensure I have a clear understanding of the process and what to expect?
 
lukafred said:
Hey everyone,

I'm in the process of buying a new home, and I've scheduled a home inspection for next week. This is my first time going through this process, and I want to make sure I'm prepared. I've been doing some research, but I still have a few questions I was hoping you all could help me with:

  1. What are some of the most important areas/items that should be thoroughly inspected during a home inspection?
  2. Are there any red flags I should watch out for during the inspection that might indicate larger issues with the property?
  3. How long does a typical home inspection take, and should I plan to be present for the entire inspection?
  4. Is it common to uncover issues during the inspection that might affect the sale price or require repairs before closing?
  5. Are there any specific questions I should ask the inspector before the Total Home Inspections begins to ensure I have a clear understanding of the process and what to expect?
Click to expand...
Any advice or insights you can offer would be greatly appreciated. Thanks in advance for your help!
 
lukafred said:
Hey everyone,

I'm in the process of buying a new home, and I've scheduled a home inspection for next week. This is my first time going through this process, and I want to make sure I'm prepared. I've been doing some research, but I still have a few questions I was hoping you all could help me with:

  1. What are some of the most important areas/items that should be thoroughly inspected during a home inspection?
  2. Are there any red flags I should watch out for during the inspection that might indicate larger issues with the property?
  3. How long does a typical home inspection take, and should I plan to be present for the entire inspection?
  4. Is it common to uncover issues during the inspection that might affect the sale price or require repairs before closing?
  5. Are there any specific questions I should ask the inspector before the inspection begins to ensure I have a clear understanding of the process and what to expect?
Click to expand...
1. Foundation, roof, water, electrical, heating /cooling systems are the big areas. Your realtor should have already screened a lot of the big stuff for you but there are a lot of inexperienced folks getting in that game who have never work/built /or even owned homes. If using one make sure they are experienced.
2. If the property is on a septic system ask for a receipt for the last time it was pumped or have it pumped/inspected before closing. It's amazing how many people do not even thing about the system. Most places just ask for a dye test which only looks for leakage above surface of the system. However this does not check that the toilets flush. (city septic, non-issue)

Are their gutters? Have they been cleaned? If there are no gutters is there proper slopes and drainage away from the foundation? Is there a sump pump? How often does it run? Where does it run to? Is there a french drain in the basement? Is it wet/dry? Is the basement well ventilated, heated, dry any signs of mold? While your there, in the basement, take a look at the support post for the carrying beam(s) that support the first floor and staircase if applicable. Are they house jacks or concrete encased steel post? If house jacks are they rusted?
City water or well? If well, is it artesian(sp), or dug well? Does it run dry in the summer after too much laundry? If on well make sure you taste it (sulfur water, etc..)
Fire place, wood stove? When last cleaned or inspected?
Any signs of roof damage, shingles missing, what is age of the roof?
Are outside decks and walks made of pressure treated lumber or painted non-treated lumber?
Power panel age? Breakers or fuses? Does it look monkeyed with? Are there hidden sub-panels anywhere?
Attic access, can you get into the attic? Is it free of stored items are the vented bathrooms properly vented away from the house/thru the attic? Does the attic have a gable vent or ridge venting? Signs of squirrel damage, wasp nest etc...

4. The home inspection may uncover a few items but it usually just gives you an idea of areas that you may want to fix after purchase.

3./5. You get what you pay for. Does the inspector have a flash light, note pad/pen, knee pads, ladder, camera? Is it a quick walk thru or will he provide a report? Does he want you there so he can give you verbal report out as the inspection goes? If so, you bring note pad and pen.

Good Luck
 
ricofern said:
1. Foundation, roof, water, electrical, heating /cooling systems are the big areas. Your realtor should have already screened a lot of the big stuff for you but there are a lot of inexperienced folks getting in that game who have never work/built /or even owned homes. If using one make sure they are experienced.
2. If the property is on a septic system ask for a receipt for the last time it was pumped or have it pumped/inspected before closing. It's amazing how many people do not even thing about the system. Most places just ask for a dye test which only looks for leakage above surface of the system. However this does not check that the toilets flush. (city septic, non-issue)

Are their gutters? Have they been cleaned? If there are no gutters is there proper slopes and drainage away from the foundation? Is there a sump pump? How often does it run? Where does it run to? Is there a french drain in the basement? Is it wet/dry? Is the basement well ventilated, heated, dry any signs of mold? While your there, in the basement, take a look at the support post for the carrying beam(s) that support the first floor and staircase if applicable. Are they house jacks or concrete encased steel post? If house jacks are they rusted?
City water or well? If well, is it artesian(sp), or dug well? Does it run dry in the summer after too much laundry? If on well make sure you taste it (sulfur water, etc..)
Fire place, wood stove? When last cleaned or inspected?
Any signs of roof damage, shingles missing, what is age of the roof?
Are outside decks and walks made of pressure treated lumber or painted non-treated lumber?
Power panel age? Breakers or fuses? Does it look monkeyed with? Are there hidden sub-panels anywhere?
Attic access, can you get into the attic? Is it free of stored items are the vented bathrooms properly vented away from the house/thru the attic? Does the attic have a gable vent or ridge venting? Signs of squirrel damage, wasp nest etc...

4. The home inspection may uncover a few items but it usually just gives you an idea of areas that you may want to fix after purchase.

3./5. You get what you pay for. Does the inspector have a flash light, note pad/pen, knee pads, ladder, camera? Is it a quick walk thru or will he provide a report? Does he want you there so he can give you verbal report out as the inspection goes? If so, you bring note pad and pen.
Also did the inspector done any mold inspection orlando fl befor so that i can read feedbacks from the previous clients or can knew about the process.
Good Luck
Click to expand...
Thanks so much for the tips, @ricofern . I’m also getting ready for the first home inspection this week. You mentioned a lot of things I hadn’t even thought of, like checking if the attic is vented properly or looking at the basement support posts.


The house I’m looking at uses a well, so I’ll definitely check the water and ask more about how it works. I didn’t know things like how often the sump pump runs or where it drains to could be important, so that’s going on my list too.


when you said to look at the power panel and see if it looks “monkeyed with,” what kind of things should I look for?
Would loose wires or extra parts be a red flag?

Really appreciate your help
 
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You’re asking all the right questions—good on you! I’d say definitely watch for signs of water damage, foundation cracks, roof issues, and anything electrical or plumbing-related. Those can be costly fixes. Most inspections take 2–4 hours, and being there in person is super helpful. Don’t be shy about asking your inspector to explain what they find as they go. And yes, it’s totally normal for issues to pop up—use those to negotiate if needed!
 
Be there for the inspection, focus on big-ticket items like roof, foundation, and plumbing, and don't be surprised if a few issues come up — that's normal.
 
It’s great that you’re being proactive! Definitely be there for the inspection — it usually takes a few hours and you’ll learn a lot. Ask the inspector about the roof, foundation, electrical, plumbing, and HVAC. And yes, it’s common to find things that can lead to price negotiations or repair requests, so take notes and don’t be afraid to ask questions as they go!
 
Congrats on your home purchase! Great call on preparing for the inspection. Here are some quick tips:


Key areas to inspect include the Roof, foundation, HVAC system, electrical system, plumbing, windows, and appliances. Don’t skip the attic or basement.

Red flags: Foundation cracks, mold/water damage, outdated electrical systems, roof issues, signs of DIY repairs, or evidence of pest damage.
Time & presence: Inspections usually take 2–4 hours. Yes, you should be there — it’s the best way to understand any issues firsthand.
Common findings: It’s normal to uncover things that may lead to repairs or price negotiations. Major issues could affect the closing terms.

Questions to ask your inspector:
  • Are you licensed/insured?
  • What’s covered?
  • Do you test for radon?
  • When will I get the report?
Radon tip: Radon is a health risk and is not always tested by default. Ask your inspector to include a radon test — it’s worth it.
 
Plan to be there for the inspection and take notes. Ask the inspector to show you anything that looks like moisture, structural cracks, or safety issues. Most problems they find are normal and can usually be negotiated or fixed, so don’t panic if things pop up.
 
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