Never judge a book by its cover, and never judge a home without an inspection. What may seem like a dream home during the open house could quickly become a nightmare if you discover costly problems after closing. No home is perfect, so a home inspection is a crucial step when making such a big investment.

A home inspection can pinpoint red flags and areas of the home that may need work. However, you typically only get one, so coming prepared with a home inspection checklist and questions to ask a home inspector can help ensure you know all the vital areas that need consideration. Knowing what to ask them and being present at the home inspection can give you better insight into any potentially costly problems.

The first question you should ask your real estate agent is: Can you recommend a home inspector? As a homebuyer, you typically have the final say on who will inspect the home, but real estate professionals often have reliable references. Whether you get a reference or not, check if they're certified — the American Society of Home Inspectors (ASHI) can be a good place to start. Researching an inspector's experience and other licensing requirements can help narrow your choices. States have different requirements for licensing and certification.

Home Inspection Questions

Remember — there are no bad questions to ask at an inspection! Pay attention to the inspector's comments about the wear and tear of items around the home. Your home inspector should be able to give you basic information about how much it might cost, how difficult it could be to repair a home system, or whether it may be better to replace it. If any issue raises a red flag, ask your inspector whether it needs immediate attention.

On the day of the inspection, it is important to ask your home inspector any questions you have to fully understand everything the home inspection covers and why the inspector's findings are important. Knowing how big the issues are can help you negotiate with the seller to fix the problems. If the home has extensive problems, the inspection can help you decide if it is worth the buy. You'll also want to be ready with specific questions to ask your home inspector during inspection. These pertain to the safety of the home, as well as areas that could end up costing you a lot of money for repairs.

Is there any damage to the foundation?

This is the first question you should ask during the inspection. It is also the most important, as it will almost certainly affect your decision to follow through with the purchase. Large cracks or shifting in the foundation can weaken the structural integrity of a home and, in worst-case scenarios, could cause it to collapse. Unless you plan on a complete tear-down of the home to build a new one, you may want the home seller to fix foundational damage or take a large amount off the asking price before closing on the house.

How old is the roof and what condition is it in?

If you're viewing a home in the summer months, the roof may look fine upon cursory inspection. However, damage and leaks could appear quickly once rainy weather arrives. Luckily, home inspectors have several methods for identifying roof damage. Sometimes, these include the use of drones for aerial inspections. However, an inspector will likely climb up to the roof to check it in detail. While minor damage is a fix you can ask to be covered by the seller, discovering that a roof is at the end of its life span can be more of an issue for homebuyers.

Specifically, inquiring about a roof's life span can be an important question to ask your home inspector during inspection. It can help you avoid replacing the roof unexpectedly once the home becomes yours. In many areas, local permits are required to replace a roof so you or the inspector can check when it was installed, helping you understand its potential life span.

Moss growing on the roof of an older home surrounded by pine trees.

Does the house have lead pipes or asbestos?

This might seem like a silly question to ask during home inspection. Who would still have lead pipes in their home? While it's illegal to install them today, homes built before 1986 may still have lead pipes. When lead pipes corrode, the lead leeches into water and can cause brain and kidney damage. While there's no guarantee that lead piping will corrode, the fact that many of these types of pipes have been around for 30-plus years may be a concern. Depending on how much of the plumbing in a home uses lead pipes, it could cost thousands of dollars to replace them.

Asbestos is another material to be concerned about, although most home inspections don't check for this. Many older homes were built with products using fire-resistant material in roof shingles, siding, floor tiles, insulation, pipe coverings, textured paint, and more. If the fibers are released during demolition or remodeling, inhalation can lead to lung diseases and worse.

Asbestos can't be seen with the naked eye, so checking for it requires hiring a specially qualified inspector. And what do you do if asbestos is found? According to the U.S. Consumer Product Safety Commission, “The best thing to do with asbestos material in good condition is to leave it alone.” Talk to your real estate agent about whether an asbestos home inspection is warranted. As the home buyer, this type of inspection will typically be an extra cost for you.

What's the condition of the plumbing?

Even if the home's pipes aren't made of lead, inquiring about the material, their condition, and age is one of many smart home inspection questions. While issues with toilets, faucets, and shower valves are typically more obvious, problems with pipes are more subtle. As we mentioned, replacing water pipes in a home can be very costly. However, leaky pipes (or old ones that could end up leaking in the near future) can cost you much more if they cause water damage and mold. Also, be aware that a home's plumbing also includes gas and sewer lines, and issues with these pipes can also be costly and hazardous to your health.

Are there signs of mold?

Old, leaking pipes aren't the only cause of mold in homes. Houses in humid or coastal areas are naturally prone to mold, and even malfunctioning appliances like clothes washers, freezers, and dishwashers can cause mold if they go unrepaired. Removing mold can cost around $10 to $25 per square foot, which quickly adds up if it's spread throughout a wall or ceiling. Depending on the amount of damage, you may have to replace whole sections of drywall. Mold can also be a sign of rot, which can compromise the home's structural integrity. While qualified home inspectors may be willing to look for signs of mold, due to its costly and hazardous consequences, it's a good idea to ask your inspector about it.

Related: Learn how to identify types of mold in a home.

Are there signs of mice or other rodents?

In addition to being unsanitary food thieves, mice and other rodents can cause damage to drywall, insulation, and electrical wiring in a home. What's worse is that if you're viewing a home in the warmer months of spring and summer, you may not immediately see signs of rodents. Often, these pests will slip through exterior holes and cracks during winter months when they need shelter. A good home inspector will look for signs of rodent nests and droppings. However, one of the most vital questions to ask a home inspector is whether they notice exterior cracks, gaps, and holes where these unwanted guests can enter.

Related info: Exterior gaps and holes can also make your home less energy-efficient and should be repaired regardless of rodent signs.

How old is the HVAC system?

Some homeowners tend to only pay attention to the health of their HVAC system when it stops working. Others run their system so infrequently that issues like damaged ductwork may not be obvious. Home inspection questions about the kind of maintenance an HVAC system has had can help your inspector determine how much life is left in certain elements. The HVAC's maintenance history may also help reveal what might need to be immediately replaced to keep it operating properly. Don't just focus on the heating and air conditioning units themselves — ask about the condition of ductwork, refrigerant lines, fuses, and breakers, and test thermostats while you're there.

A woman smiles as she tests a digital thermostat in a home.

How well has the house been maintained?

Checking up on the maintenance of systems and appliances included in the sale is important, but so is considering the general maintenance of the home. If it has not been well maintained overall or in key parts of the home, you can expect to pay for repairs in the not-so-distant future. This can have a big impact if you're paying for a home that seems move-in ready but is actually a fixer-upper. Home maintenance, or lack thereof, could affect whether you consider the seller's asking price reasonable.

Are the home's zoning and permits in order?

While not a threat to the home, home inspection questions about whether the property complies with zoning laws and has permits for any additional structures can help you avoid fines. If updates like granny units and additional rooms were built without the correct permits (or violate zoning laws), you could pay extra for structures that need to be torn down or modified. Or you might have to pay fines or work with your local municipality to seek a retroactive permit, which will cost you more money.

Where are things located and how do they work?

It's worth reiterating that there are no bad questions to ask during home inspections. A home inspection is also a chance for you to get to know the home and learn where important things are located. A good inspector should be able to show you how home systems work — such as heating and cooling — and also offer important maintenance tips. You might not know how to shut off water or gas valves, but your inspector does. Inspectors may be experts, but they're not mind readers. If you do not know how something works, take the opportunity to ask and learn from a qualified professional.

What to Ask After the Inspection

It will take the inspector a day or two to finalize their inspection report, but after it's submitted, you can ask any clarifying questions about anything that wasn't covered during the inspection. Once you've had a chance to look at the final report, you'll likely have questions to ask the home inspector regarding what the significant problems are and what issues aren't a huge deal. With that knowledge, you can then talk to your real estate professional to determine what you might want to negotiate with the seller.

Although a home inspection can give you a general idea about the condition of a home, there are certain areas that are not typically examined, such as the chimney, septic system, or well pump. You may decide you want another type of inspection from a professional in a specific area – sometimes for an additional cost. For example, if the home inspector found serious issues with the plumbing, you may want to call a certified plumber to do a more thorough inspection and determine exactly how much repairs might cost.

A home is a huge investment. Make sure you do your homework to know exactly what you are getting yourself into before closing a deal. Even if repairs have been made and your home's systems and appliances appear to be in good working order, these systems and appliances will eventually fail. Moving into a home is a great time to consider a home warranty to protect your investment and save you time and trouble.

What is a home warranty? It protects your budget when covered items eventually break down due to normal wear and tear and can potentially save you the costs and hassle we've mentioned in this guide. Get a free quote today to find out more.

The contents of this article are provided for general guidance only. First American Home Warranty does not assume any responsibility for losses or damages as a result of using this information.