When you’re buying a home, there’s a lot to think about: price, location, layout, and yes—what’s lurking behind the walls. That’s where a home inspection comes in. A home inspection is one of the most important steps in the buying process, helping you uncover hidden problems before you finalize your purchase.
Often, buyers simply wait for the report instead of getting proactive. If you know the right questions to ask before, during, and after the inspection, you’ll walk away with more confidence—and potentially save yourself from costly surprises.
Let’s break it down, starting with what a home inspection really is.
What Is a Home Inspection?
A home inspection is a professional evaluation of a property’s condition, conducted by a licensed home inspector. The inspector walks through the house and examines its structure, systems, and components from the roof to the foundation.
This process usually happens after a buyer’s offer is accepted and before closing. It’s designed to give the buyer a clear picture of the home’s condition and alert them to any issues that may need repair or further evaluation.
Why Do You Need a Home Inspection?
Even if a home looks great on the surface, there could be hidden problems—mold, faulty wiring, plumbing leaks, foundation cracks—that aren’t obvious during a casual walk-through. The home inspection protects you from moving into a money pit or being blindsided by repair bills after closing.
In many cases, inspection results can be used to renegotiate the price or request repairs before finalizing the sale. It’s not just about peace of mind—it’s about smart, informed investing.
8 Home Inspection Questions
1. What Does the Inspection Cover?
A standard home inspection checks all major components of the house, including:
- Roof and attic
- HVAC (heating, ventilation, air conditioning)
- Electrical systems
- Plumbing
- Foundation and structure
- Windows and doors
- Appliances
- Insulation and ventilation
However, it doesn’t include specialized inspections like for pests, radon, sewer lines, or mold unless requested separately. Always ask what’s included—and what’s not.
2. Can I Attend the Inspection?
Yes, and you should. Attending the inspection lets you see issues firsthand, ask questions in real time, and learn how your new home works. It’s your chance to get a house “walk-through” from an expert, and you’ll understand the report better later.
3. How Serious Are the Issues Found?
Not every issue found in a report is a deal breaker. Inspectors often find dozens of small things—loose fixtures, minor cracks, aging systems. What you want to focus on are major structural problems, safety issues, or expensive repairs, like:
- Foundation damage
- Roof leaks
- Outdated or unsafe electrical wiring
- HVAC failures
- Water damage or mold
Ask the inspector: “Is this something I should be seriously concerned about—or just something to monitor or budget for later?”
4. Should I Get Additional Inspections?
Depending on the age, location, or type of home, you might want additional inspections such as:
- Radon testing (common in certain regions)
- Termite/pest inspection
- Mold inspection
- Sewer line camera inspection
- Chimney inspection
Your home inspector might recommend these if they see signs of a possible problem. Don’t ignore them, these specialized tests can reveal issues that cost thousands if missed.
5. Can I Use the Report to Negotiate?
Yes. After the inspection, you have three typical options:
- Ask the seller to fix certain problems
- Request a credit or price reduction to cover repair costs
- Walk away if the issues are too severe
Work with your real estate agent to decide what makes sense. Don’t feel pressured to accept everything as-is, this is your moment to protect your budget.
6. What Happens If the Inspector Misses Something?
Home inspectors do their best, but they can’t see through walls. Most inspections are visual only and don’t include destructive testing. However, they should catch any red flags that warrant further review.
Many inspectors carry errors and omissions (E&O) insurance to protect themselves (and you) in case of missed issues. Still, always read your inspection contract carefully to understand what’s covered.
7. What Should I Do with the Report?
First, don’t panic if it’s long—most are 20 to 50 pages with a mix of minor and major items. Review it with your agent, and make a list of:
- Must-fix items (code violations, safety issues)
- Negotiable items (deferred maintenance)
- Nice-to-have upgrades (cosmetic or non-urgent)
Use this list to guide your next steps—whether it’s negotiating repairs, budgeting for upgrades, or backing out entirely.
8. Can I Do My Own Inspection First?
You can and should do a casual walkthrough before the formal inspection. Bring a checklist and look for:
- Water stains on ceilings or walls
- Signs of roof damage
- Drafty windows
- Slow drains or low water pressure
- Cracks in walls or foundation
While this doesn’t replace a pro inspection, it can help you spot red flags early and ask smarter questions when the time comes.
Knowledge is Power
A home inspection isn’t just a formality—it’s your best defense against buying a home with hidden problems. By knowing what to ask, showing up to the inspection, and understanding the results, you can make smarter, more confident decisions. Remember: the goal isn’t to find a “perfect” house. It’s to know exactly what you’re getting into—so you can plan, negotiate, and move forward with eyes wide open.
Buying or Selling? Work with Someone You Can Trust.
With years of real estate experience in the Lynchburg area, I’ve built my business on a simple promise: honest advice, real results, and clients who feel taken care of from day one.
Whether you’re ready to sell your home or start searching for your next one, you deserve an agent who listens, tells you the truth—even when it’s tough—and delivers the kind of service that keeps clients coming back and referring their friends.
🏡 Selling? I offer customized on-market and off-market strategies that give you control, peace of mind, and a strong outcome, without the stress.
🔍 Buying? I’ll help you avoid costly pitfalls, understand every step, and find you the right home at the right price.
📞 Call Ken Mann today at 434-390-2906 or visit KenSellsRE.com to get started working with someone you can count on.