Home Buying Tips: What to Look for During Inspections 10/20/2026

 


Home Buying Tips: What to Look for During Inspections 10/20/2026

By Dirk Houglum, D&P Home Inspection

Buying a home is exciting. You start imagining where the furniture will go, family gatherings, and enjoying your new neighborhood. But before you get too comfortable with the floor plan and fresh paint, take time to understand the condition of the home.

As a home inspector, I want you to know what you are buying. A good inspection helps you recognize concerns, understand maintenance needs, and make a more informed decision.

Here are the areas I encourage buyers to pay attention to.

1. Start With Water and Moisture

Water can leave clues long before you see an active leak. Look for ceiling stains, bubbling paint, swollen cabinets, damaged baseboards, and musty odors. Ask your inspector about anything that looks unusual.

Outside, pay attention to where rainwater goes. Does the ground slope toward the house? Do downspouts discharge near the foundation? Are there signs of water collecting around exterior walls?

A stain deserves investigation, but it does not automatically mean there is an active leak. The important question is: What caused it, and has the cause been corrected?

2. Look Beyond the Roof’s Appearance

A roof can look reasonably good from the driveway and still have concerns. Ask your inspector about the condition of the roof covering, flashing, visible penetrations, and any evidence of leakage in accessible attic areas.

Also ask what could not be inspected. Roof height, weather, access, and safety conditions can affect how an inspector evaluates the roof.

If further evaluation is recommended, arrange it before making your final purchase decision whenever possible.

3. Pay Attention to Electrical Safety

Fresh paint and updated light fixtures tell you very little about the electrical system.

Ask your inspector to explain any concerns involving the electrical panel, visible wiring, receptacles, grounding, or protective devices. Understand which findings need prompt attention from a qualified electrician.

Leave panel covers and electrical testing to the professionals. Your role as a buyer is to understand the findings and follow through on recommendations.

4. Understand the Heating and Cooling System

Here in Florida, air conditioning is a major part of everyday comfort.

Ask about the equipment’s approximate age, how it operated during the inspection, and any visible concerns involving drainage, ductwork, or maintenance.

A system operating at the time of inspection does not establish how many years it has left. If the report recommends an HVAC evaluation, get that information so you can plan for repairs or replacement.

5. Check Plumbing and Water Heating

Leaks beneath sinks, corrosion, slow drainage, and moisture around the water heater deserve attention.

Ask where the main water shutoff is located. Knowing how to stop the water during a leak is valuable from your first day in the home.

Also clarify whether the property has a private well or septic system and whether separate inspections or water testing are needed.

6. Ask About Cracks and Movement

Not every crack means a major structural problem. However, cracks accompanied by uneven floors, sticking doors, separation, or visible movement deserve closer attention.

Ask your inspector what was observed and whether a qualified structural professional should evaluate it. A photograph alone may not explain the cause or significance.

7. Inspect New Homes, Too

New construction deserves an independent inspection.

Look beyond cosmetic touch-ups and ask about roof details, moisture concerns, electrical items, plumbing, HVAC installation, and accessible attic conditions.

A beautiful new home still needs careful attention to how its components were installed and how they function.

8. Understand the Inspection’s Scope

A general home inspection is a visual, non-invasive examination of accessible areas. It describes observed conditions at the time of inspection; it cannot reveal every concealed defect or predict future failures. Read your agreement and ask what is included, excluded, or unavailable for inspection.

At D&P Home Inspection, I use thermal imaging and moisture readings as part of my full inspection process. These tools help investigate concerns, but they require interpretation. A thermal camera shows temperature differences—it does not see through walls.

9. Read the Entire Report and Prioritize

Do not judge a house simply by the number of findings. Several minor maintenance items may matter less than one significant safety concern or active leak.

Organize your next steps around:

  • Safety concerns needing prompt attention.

  • Significant defects requiring further evaluation or repair estimates.

  • Maintenance items to plan for after moving in.

  • Inspection limitations that leave unanswered questions.

Read beyond the summary. Photos, explanations, and recommendations help you understand what each finding means.

Choose an independent inspector who is accountable to you, and schedule early enough to allow time for follow-up. The Consumer Financial Protection Bureau recommends arranging an independent inspection as soon as possible.

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