04/30/2026
Most buyers follow the inspector around, nod at everything…
Then read the report later and realize they understood none of it. Don’t do that.
Before the inspector leaves, ask these 4 questions.
1. “What are the 3 most expensive problems you have here?”
Inspection reports list 30 to 50 items. This forces prioritization. You need to know what’s a $5,000+ issue vs a $200 weekend fix. The answer drives negotiations and your first year budget.
2. “What’s the remaining life span on the major systems?” Get real estimates
- Roof
- HVAC
- Water Heater
If several systems are near end-of-life, you’re looking at $20k - $40k in future costs. That matters before you commit.
3. “Do you see signs of water intrusion - past or present?”
Water damage gets painted over all the time. Inspectors look for stains, soft spots, foundation efflorescence, mold and musty smells. Past leaks often come back.
4. “What needs a specialist before I close?”
Inspectors are generalists. Foundations? Call for a structural engineer.
Electrical panel? Licensed electrician.
HVAC noise? HVAC specialist. $150 - $400 for a special inspection is cheap insurance before you own the problem.
Your inspector is only on site for 2 - 3 hours. Once they leave, that access is gone. The report is documentation.
📌 Save this for inspection
day.
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