Buying a home is exciting, but before you get swept away by that cozy fireplace or lakefront view, there’s one step that can save you from major headaches (and expenses!) later on: the home inspection. Whether you’re a first-time buyer or a seasoned homeowner, knowing what to look for and what to ask during your home inspection is key to making a confident decision.
🕵️♂️ Why a Home Inspection Is Your Superpower
Think of a home inspection as a “health checkup” for your future home. It’s not about passing or failing, it’s about discovering the story behind those walls, floors, pipes, and wires. A good inspection helps you:
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Spot potential safety issues 🔌
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Understand the real condition of the home 🏠
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Estimate repair or upgrade costs 💰
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Gain leverage in negotiations 🤝
In short: a home inspection turns you from a hopeful homebuyer into an informed homeowner.
🔍 Before the Inspection: Be Prepared
Before your inspector arrives, here are a few steps to set yourself up for success:
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Hire a certified, reputable inspector.
Ask if they’re members of the American Society of Home Inspectors (ASHI) or InterNACHI. Experience matters! -
Ask to tag along.
Being there during the inspection helps you see issues firsthand and ask real-time questions. -
Review the disclosure statement.
Sellers often list known issues, and use that info to guide what areas to double-check.
💡 Top Questions to Ask During Your Home Inspection
Want to sound like a pro? Bring these questions along!
1. “How serious is this issue?”
Not every crack or leak is a dealbreaker. Some are minor, some are major. Let the inspector help you understand which ones matter most.
2. “What would you fix first if this were your home?”
Inspectors can give a reality check on priorities, great for budgeting after you move in.
3. “How long can I expect this system to last?”
From roofs to HVACs, knowing the remaining lifespan of major components helps you plan for the future.
4. “Is this up to current code?”
Codes change over time. Older homes might not meet today’s standards, that doesn’t always mean danger, but it’s good to know.
5. “Can I have photos of everything you mention?”
Pictures are worth a thousand repairs. Make sure your report includes clear visuals for reference (and future contractors).
🧰 What to Check Room by Room
Here’s a complete walkthrough to keep you sharp:
🏠 Exterior
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Roof: Missing shingles? Sagging areas? Moss buildup?
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Gutters & Drainage: Are they directing water away from the foundation?
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Foundation: Look for cracks, water stains, or uneven settling.
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Windows & Doors: Do they open smoothly and seal properly?
Pro tip: Walk the perimeter after a heavy rain if possible, drainage issues love to hide.
💦 Basement & Crawl Spaces
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Signs of moisture, mold, or musty smells
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Proper insulation on pipes and vents
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Foundation cracks or efflorescence (white powder on concrete)
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Working sump pump (if present)
Fun fact: 60% of homes in humid regions experience basement moisture issues at least once. Don’t skip this area!
⚡ Electrical System
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Outlets grounded and GFCI-protected (especially near water)
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Visible wiring in good condition (no aluminum wiring or frays)
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Electrical panel labeled and tidy
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No flickering lights or tripped breakers
🔥 HVAC System
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Age and maintenance record of the furnace and AC
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Filter condition (a quick tell for how well the system’s cared for)
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Check airflow from vents in multiple rooms
Pro tip: If it’s too quiet or too noisy, it’s worth asking why!
🚰 Plumbing System
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Water pressure in all faucets and showers
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Hot water heater age, size, and efficiency rating
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Visible leaks under sinks or around toilets
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Proper drainage and no slow-flowing sinks
🍳 Kitchen
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Test all appliances (even if they’re “as-is”)
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Look under the sink for leaks or water damage
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Check caulking and grout near counters and backsplash
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Make sure GFCI outlets work
🛁 Bathrooms
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Proper ventilation (look for mold near ceiling corners)
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Water stains or soft spots around tubs and toilets
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Test flushing power and drainage speed
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Sealant around the tub and tiles
🛏️ Interior & Attic
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Look for cracks in ceilings or walls (could signal settling or leaks)
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Test all doors and windows
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Check insulation and ventilation in the attic
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Look for pests, droppings, or chewed wires
📋 After the Inspection: What’s Next?
Once you receive your inspection report:
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Review it carefully. Highlight what’s urgent and what’s optional.
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Discuss repairs or credits with your real estate agent.
This is where having an experienced agent really pays off — they’ll help you decide what to ask for and how to approach the seller. -
Get second opinions if needed. Electricians, roofers, or plumbers can give repair estimates.
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Keep the report! It’s a great reference even after you move in.
🧠 Final Thoughts: Knowledge Is Negotiation Power
A great home inspection doesn’t just protect your wallet; it gives you peace of mind. You’ll know what you’re stepping into, what needs attention, and how to make your new home safer and more efficient.
And remember: even if a few issues pop up (they always do!), that doesn’t mean it’s a bad house, it just means you’re buying it with eyes wide open.
🤝 Ready to Buy With Confidence?
If you’re thinking about buying (or selling) a home in the Lake Norman area, The Temple Team is here to guide you through every step, from inspection day to moving day.
Contact us today to make your next move a confident one!
📞 704-235-3000 | 📧 [email protected]
🏡 Your trusted real estate experts in Lake Norman & beyond.
