A home is one of the largest investments most people will make in their lifetime, but many buyers approach the inspection process without fully understanding what to look for or how to maximize this critical step. A thorough home inspection can reveal hidden issues that could cost thousands down the road, help you negotiate a better deal and give you the information you need to close the deal confidently.

Choosing the Right Inspector

The right inspector can make a huge difference in the inspection experience. Don't automatically accept your real estate agent's recommendation without doing your own research. 

"A lot of people just use whoever their real estate agent recommends,” said Matt Cook, Director of Business Development at HomeTeam Inspection Service. “Typically, that's a good recommendation because the agent doesn't want you to use a bad inspector. But at the same time... you can see reviews online."

Look for inspectors with strong online reviews and pay attention to how they respond to negative feedback. Confirming an inspector’s reputation for yourself can provide more confidence going into inspection day. And once you’ve chosen your inspector, don’t hesitate to get in touch with them.

"Don't wait too long to schedule an inspector. They’re usually booked out pretty far,” Cook said. “And the ones who are booked out are booked out for a reason — those are the ones you want to work with.” 

Preparing for Your Inspection

As you approach inspection day, the most important preparation is mental. 

"Just going in with an open mind and without emotion can make a huge difference," Cook said. "It’s easier said than done. Buying a property and removing emotion from the process is probably one of the most difficult things someone will ever do. I still find myself envisioning my furniture and my family in a new home, but it’s important to remain as objective as possible.”

It's natural to fall in love with a property, but emotional attachment can cloud judgment when problems arise. 

"You get emotional about the future you can see for yourself in the home, then the inspection reveals mold, for example,” he said. “This is hard because many people think, ‘But this is the house. This is the one, and there’s not going to be another one.’ The emotions push them to make what they later realize was a really bad decision.”

Communicating Effectively With Your Inspector

Getting the most value from your home inspection starts with clear communication. 

"Be honest with your inspector," Cook said. "One of the very first things we ask when we walk through the door is, ‘Was there anything you were worried about? Is there anything making you nervous that you’d really like us to take some extra time on today?’”

This upfront conversation helps inspectors focus on your specific concerns while ensuring they don't miss anything important. Remember, you're paying for expertise — don't hesitate to ask questions or request additional attention to areas that worry you.

Your Essential Inspection Checklist

Your home inspector should complete a visual assessment of the following:

Structural and Exterior:

Foundation, looking for cracks, settling or water damage
Roof condition and proper installation
Siding, windows and doors

Interior Systems:

HVAC system operation and maintenance
Electrical panel, wiring and outlets
Plumbing, water pressure and fixtures
Insulation and ventilation

Safety and Environmental:

Smoke and carbon monoxide detectors
Lead paint (in homes built before 1978)
Asbestos (in homes built before 1980)
Radon testing if applicable to your area

Beyond the Obvious: What Some Buyers Miss

While most buyers know which major systems need to be inspected, there are several commonly overlooked areas that can reveal serious problems.

Drainage and Water Management

"Water is probably the most dangerous thing when it comes to homes because it'll destroy every aspect of your home," Cook said.

The grading around your potential home is especially crucial in older neighborhoods where settling and landscape changes over time can redirect water flow. Even in typically dry climates, improper drainage can cause significant damage. 

What to check:

Observe how water flows around the foundation during and after rain
Look for signs of water damage in basements and crawl spaces
Check that gutters and downspouts direct water away from the foundation
Examine grading to ensure it slopes away from the house

DIY Red Flags

Poor-quality DIY repairs can be indicators of deeper problems. 

"When you can tell that it wasn't a professional that did the drywall, to me, that's a big warning sign,” Cook said. “If the previous owner didn’t care to invest the time or money to engage someone who knew what they were doing with the drywall, I would have serious concerns about the quality of any work behind the drywall.”

Signs of amateur work are often easy to spot — uneven surfaces, visible seams, or walls that bow slightly. These cosmetic issues may point to more serious structural or electrical problems hidden behind the walls.

The Forgotten Attic

Most buyers get caught up in the livable spaces and overlook the attic entirely, but it can reveal crucial information about the roof's condition and the home's insulation. 

"You can see almost every problem with the roof by poking your head up in the attic with a flashlight,” Cook said. “If there’s ever been a leak in the roof, the plywood is going to have stains.”

Maintaining Perspective: Everything Is Fixable

Even after everything has been evaluated, Cook says it’s important to remember: everything is fixable. The costs associated with the fix may be high, but it’s still fixable.

Even seemingly serious issues like lead pipes or asbestos in older homes aren't necessarily deal-breakers when properly understood and priced. 

"If the fix is going to cost $30,000 to $40,000, but you’re getting the house for $50,000 less than you expected, it might be worth it," Cook said. “A thorough inspection equips you with all of the information necessary to make that choice for yourself.”

Ultimately, a home inspection is an investment in your peace of mind and financial future. By understanding what to look for and maintaining realistic expectations, you can make informed decisions that protect both your family and your investment. 