10 Questions to Ask at Every Home Inspection

The home inspection is one of the most valuable hours you'll spend as a buyer. It's your chance to see past the fresh paint and staging and understand what you're really buying.

But many buyers just follow the inspector around, nod and wait for the report.

Don't do that. Show up, pay attention and ask questions. Here are the 10 we recommend asking at every inspection.

1. How old are the roof, HVAC and water heater, really?

Sellers' disclosures and listings sometimes say "newer." Ask the inspector for their best estimate of each system's age and remaining life. These are some of the most expensive things to replace, so knowing where they are in their lifespan helps you budget and negotiate.

2. If this were your home, what would you fix first?

This is one of the best questions you can ask. It cuts through the long report and gets to priorities, separating "fix now" from "keep an eye on it."

3. Are there any major red flags behind the cosmetic upgrades?

Flipped and freshly updated homes can look perfect. Ask whether the inspector sees anything that new finishes might be covering up, such as water stains under paint, uneven floors or patched drywall.

4. Does anything need a specialist inspection?

General inspectors are generalists. If they see signs of trouble, they'll recommend a specialist for areas like:

• Sewer lateral (camera inspection)
• Roof
• Foundation or structural
• Pool or spa
• Chimney
• Termite and wood-destroying pests

Ask directly: "Is there anything here I should get a second set of eyes on?"

5. What's this likely to cost to repair?

Inspectors often won't quote exact prices, but many will give a rough range or tell you whether something is a small fix or a big project. That context matters when you're deciding whether to ask for repairs or credits.

6. Is this a safety issue or a maintenance issue?

Not every item on the report is equal. Safety issues such as electrical hazards, gas leaks or missing smoke and CO detectors should be treated differently from ordinary maintenance.

7. Are there any signs of water intrusion or past leaks?

Water causes some of the most expensive and frustrating problems in homes. Ask about stains, moisture readings, grading, drainage and signs of past leaks under sinks, around windows, in the attic and in the crawlspace.

8. How's the electrical panel and wiring?

Older panels, ungrounded outlets, DIY wiring and undersized service can all be issues, especially if you plan to add an EV charger, solar or an ADU.

9. Is there anything that looks like unpermitted work?

Additions, garage conversions, ADUs and major remodels should be permitted. Unpermitted work can affect insurance, financing, resale and safety. Inspectors can't always confirm permits, but they can flag work that looks DIY or non-standard.

10. What maintenance should I plan for in the first year?

Ask for the inspector's short list of first-year maintenance. It's a great roadmap for budgeting after you move in, and it helps you avoid one of the biggest mistakes new homeowners make: putting off small problems until they become big ones.

Bonus: What to do after the inspection

• Read the full report, not just the summary
• Schedule any specialist inspections quickly, while you're still within your contingency period
• Talk with your agent about what to request: repairs, credits or a price adjustment
• Keep perspective. Every home has something. The goal is to understand what you're buying, not to find a perfect house.

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Buying your first home? Our San Diego Homebuyer Class covers inspections, negotiations and everything in between.