• Arrive on time and dressed for the weather. You’ll miss an awful lot if you don’t walk around the exterior with the inspector.
  
  
• Follow the inspector around and ask any question that enters your mind. The inspector is working for you, don’t be shy.
  
  
• The inspector should be keeping up a running commentary on what he/she is seeing. If not, start asking more questions.
  
  
• Be careful about turning on switches (other than light switches). You may do something you’ll regret later.
  
  
• Watch for muddy shoes – respect the owners property at all times.
  
  

Things the buyer should look for, think about, or ask the inspector about:

• Sidewalks/driveways and other wondrous things:
  • Any trip points to be concerned about?
  • Are the steps evenly spaced? 7 ½” is average step up. More or less can be a trip hazard.
  • Will I need to paint this thing anytime soon?
  • Does that foundation crack mean anything significant?
  • Look up. Are there any dead trees or large branches that will need to be removed. This can be costly.
  • Ask the inspector to show you where the water, gas, and electric meters are located.
  • How many water spigots and where are they located? Frost free or not? What’s the difference?
  • Will this yard flood in the spring and fall?
  • Can this deck support the weight of the party I’m planning to throw when we move in? I can almost see the hot tub.
  • Will the sun ever shine on the pool?
  • Can I reach the gutters to clean them?
  
  
  
• Roofs
  • How old is it?
  • When will I need to replace it?
  • How many layers?
  • What type of shingles are they?
  • What are the leak points and what can I do about preventative maintenance?
  
  
  
• Chimneys
  • If at all possible, the inspector needs to look closely at the chimney.
  • Are the bricks sound?
  • Is the flue clear?
  • Any critters I should be concerned about?
  • Is it flashed correctly?
  • Is it made of approved materials?
  
  
  
• Garage (it’s just a garage)
  **The unfortunate truth is that many owners ignore the garage – after all, it’s just a garage.
  • Detached garages are ignored more often than attached.
  • How’s the roof – did the previous owner learn how to install a roof by practicing on this garage?
  • Watch out for the electrics. Many people will update the house and forget about the garage.
  • Can I get my car(s) in this thing?
  • Don’t tear it down! Even garages that appear to be in very poor shape can be saved if you have the skills. New 2 car detached garage - $8,000 – $10,000 or more. $1,000 or less worth of materials can bring most garages back from the brink.
  
  
  

• Electrical panel – Stay close to the inspector and ask questions. Be careful. With the main panel cover off the wiring will be exposed.
  • Where is the main panel?
  • Are all circuits labeled?
  • How do I shut off the main electrics to the house?
  • What is the panel amperage rating? And what the heck does that mean? Is there expansion room?
  • Do I have enough power to add on the hot tub/wood working shop I’ve always wanted?
  
  
  
• Main water system:
  • Main valves accessible? How do I shut the water off to the house?
  • What size is the main water supply pipe? How will that effect the volume at the faucets?
  • What material is the main supply system? Galvanized? Copper? Plastic? Poly?
  • What material is the main waste system piping? Cast Iron? Galvanized? Plastic? Copper?
  • The inspector should trace out the system and check for obvious leaks.
  • What if I need to call Rotor Rooter – where will they need to have access?
  
  
  
• Water Heater - The inspector should check the following:
  • Is the flue pipe in good condition? Is it mortared into the chimney properly? Very important – potential carbon monoxide entry point.
  • Is there a high temperature/ high pressure relief valve in place? Is it plumbed correctly?
  • How old is this thing? What is the BTU rating? How many gallons?
  • Will this meet the needs of my household?
  • What’s the best setting to keep the scald potential low?
  • What if the pilot blows out? How do I re-light it?
  • When will I need to budget for replacement?
  
  
  
• Furnace
  • How old is this thing?
  • What is the efficiency? What does the efficiency rating really mean?
  • Where is the filter and how do I change it?
  • What will I need to do with this humidifier?
  • How often will the furnace need service?
  
  
  
• Washer/dryer:
  • Electric or Gas dryer.
  • Check the operation. If the inspector won’t then do it yourself.
  
  
  
• Basement
  • What type of walls?
  • Is there a sump pump, and if so how does it work?
  • Do these cracks mean anything?
  • Any evidence of past moisture problems?
  • Healthy basements do not have a damp smell. If they do smell they are damp!! The question to be answered is why is it damp, and how do I dry it out.
  
  
  
• Crawlspace
  • Make sure it gets entered and the conditions reported – Pictures would be helpful.
  • Vapor barrier in place? FHA will require this.
  • Any moisture or mold?
  • Rotting conditions?
  
  
  
• Kitchen
  • Check all appliances that stay.
  • GFCIs? FHA may require this.
  • Ice maker?
  • Fill the sink – check for leaks.
  • Disposal operational?
  • Sprayer/other attachments operational?
  • Open all drawers and cupboards.
  • What are all of these switches for anyway?
  
  
  
• Bathrooms
  • Check all faucets/drains for leaks.
  • Loose ceramic tiles? If so, evidence of moisture behind the tiles?
  • Fill the whirlpool tub and check the operation.
  • GFCIs? FHA may require this.
  • Flush the toilets and check that it’s anchored well. Look inside the flush tank.
  
  
  
• Other rooms
  • Check windows for operation.
  • Is the fireplace operational? How does it work?
  • Open all closets & cupboards.
  • Check every switch – what does it go to?
  • Look behind that couch and entertainment center (if possible).
  • If there’s a rug in an unusual place look under it – I usually look under all rugs.
  • Systematic approach – go either right or left but continue on that way throughout the house – you may miss something otherwise.
  • Look up, down, and eye level from different angles.
  • Handrails – FHA is a stickler for handrails on 3 steps or more.
  • Do the interior doors close?
  • How do I get to the attic?
  
  
  
• Attic
  • At the very least the attic should be studied from the scuttle opening.
  • Don’t be shy – ask to see it for yourself.
  • Any structural issues to be concerned about?
  • How much insulation is there? What type is it?
  • Is the attic well vented? Any mold?