Don’t skip these inspections when buying a home
Buying a home is a significant investment, and a thorough home inspection is crucial to making an informed decision. This article presents expert insights on often overlooked aspects of home inspections that could save homebuyers from future regrets. From sewer line inspections to specialized foundation assessments, these tips will help ensure a comprehensive evaluation of your potential new home.
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- Invest in a Sewer Line Inspection
- Evaluate Property Drainage and Grading
- Assess Neighborhood Traffic and Noise Patterns
- Conduct Thorough Crawl Space Moisture Assessment
- Check Home’s Hail Damage History
- Perform Comprehensive Electrical Systems Inspection
- Prioritize Professional Roof Inspection
- Examine Windows and Siding Efficiency
- Arrange Proper Mold and Moisture Assessment
- Get Manual J Load Calculation Done
- Hire Specialized Structural Inspection
- Conduct Boundary Survey Before Purchase
- Assess Roof’s Structural Capacity
- Perform Thermal Imaging Inspection
- Use Infrared Scan for Roof Decking
- Check Flooring and Subfloor Condition
- Inspect Attic for Hidden Issues
- Test for Asbestos in Older Homes
- Include Pest Inspection in Home Assessment
- Evaluate Septic System Thoroughly
- Experience Neighborhood at Different Times
- Examine Mechanical Systems in Detail
- Test Water Pressure Throughout House
- Schedule Professional Chimney Inspection
- Invest in Specialized Foundation Assessment
- Assess Neighborhood Atmosphere
Invest in a Sewer Line Inspection
For me, one inspection I always recommend but often see overlooked is a sewer line inspection, especially for older homes. When I bought my first property years ago, I focused on the usual items like the roof, foundation, and HVAC, but I skipped the sewer scope. Big mistake. A few months in, we had a major backup that turned into a costly repair. If I had paid a few hundred dollars upfront for a scope, I could’ve avoided thousands in damage and headaches.
In my opinion, it’s always better to be thorough even if it feels excessive at the time. I now advise my clients to treat the home inspection process as their due diligence window, not just a formality. Don’t be afraid to invest in specialized assessments like sewer, mold, or even chimney inspections when the situation calls for it. A clean report gives peace of mind, and if issues are found, you have leverage to negotiate or walk away. It’s one of the smartest ways to protect your investment.
Jack Ma, Real Estate Expert, Jack Ma Real Estate Group
Evaluate Property Drainage and Grading
I wish I had conducted a comprehensive drainage and grading inspection, including checking the slope of the yard, the condition of downspouts, and whether the gutters were directing water far enough away from the foundation. At the time, I focused heavily on the home’s interior finishes, roof, and structural soundness, but I underestimated the impact of poor water management outside. Within the first year, I noticed water pooling near the back of the house after heavy rain, and eventually small cracks appeared in the basement wall due to moisture pressure. Fixing the problem required extending downspouts, regrading the lawn to create a proper slope, and adding a French drain, costing several thousand dollars and a lot of disruption. Knowing what I know now, I’d advise buyers to have an inspector specifically evaluate how water flows during heavy rain, ask for proof of any drainage work done by the previous owner, and consider walking the property after a storm to see where water naturally settles before finalizing the purchase.
Drake Shadwell, Real Estate Expert | Manager, Clever Offers
Assess Neighborhood Traffic and Noise Patterns
Reflecting on my own experience, I wish I had paid more attention to the neighborhood’s traffic patterns and noise at different times of day. My first home seemed peaceful during showings, but rush hour brought a surprising amount of congestion and noise right outside our doorstep. Now, I always tell buyers to visit a property in the morning, afternoon, and evening, and even talk to neighbors about daily routines. That little bit of extra legwork can make all the difference in truly feeling at home and enjoying your new community.
Joel Janson, Owner, Sierra Homebuyers
Conduct Thorough Crawl Space Moisture Assessment
After 70+ years in the foundation business and seeing thousands of homes as CEO of Oriole Basement Waterproofing, I wish I had conducted a comprehensive crawl space moisture assessment before buying. Most buyers ignore crawl spaces entirely, but moisture issues there will cost you far more than you might expect.
I had a client last month who bought a house with what appeared to be a “normal” crawl space during their walkthrough. Six months later, we discovered 85% humidity levels and early mold growth that was already affecting their main floor air quality. The crawl space encapsulation and remediation ended up costing $8,500 – money that could have been negotiated off the purchase price.
My advice: bring a flashlight and actually crawl into that space during your inspection. Look for standing water, musty smells, or white chalky deposits on foundation walls (efflorescence). Feel the wooden floor joists above you – if they’re soft or spongy, you’re looking at major structural issues.
Also, check if there’s any existing vapor barrier and whether it’s torn or pooling water underneath. Most standard home inspectors spend maybe 5 minutes in crawl spaces, but moisture problems there affect your entire home’s air quality since that air rises up through your living spaces.
Amber Pirog, Owner, Oriole Basement Waterproofing
Check Home’s Hail Damage History
I wish I had checked the home’s hail damage history and insurance claims before buying. Coming from 20 years in education to roofing, I learned the hard way that Colorado’s hail storms create hidden damage that shows up years later.
I inspected a Golden home last month where the buyer found the previous owner had three hail claims in five years but never properly replaced the gutters. The repeated impacts had created micro-cracks that finally failed, causing $15,000 in water damage to the foundation and basement.
My advice: request the property’s insurance claim history through CLUE reports and look for patterns of storm damage. If there’s hail history, get up on ladders and physically check gutters for dents and examine shingles for granule loss–not just from ground level. Many home inspectors don’t climb up to see the actual impact damage.
Also, verify that any previous storm repairs used impact-resistant materials. We see homes where contractors cut corners after insurance payouts, using standard shingles instead of Class 4 impact-resistant ones that actually protect against Colorado’s severe weather.
Bill Kaeding, Co-Owner, BCZC Roofing
Perform Comprehensive Electrical Systems Inspection
Looking back, I wish I had conducted a thorough electrical systems inspection before buying my home. The basic survey barely scratched the surface. A few months in, I noticed flickering lights and occasional power trips. It turned out the wiring was outdated and needed a full upgrade. The fix was expensive and caused a lot of disruption.
My advice is to invest in a specialist electrical inspection early. It’s one of those things that can be easy to overlook but critical for safety and future costs. Don’t assume everything’s fine just because the lights come on. Knowing this beforehand will give you peace of mind and protect your investment.
David Struogano, Managing Director and Mold Remediation Expert, Mold Removal Port St. Lucie
Prioritize Professional Roof Inspection
Based on my experience in real estate, I wish I had conducted a more thorough professional roof inspection before purchasing my home. Many buyers focus on interior features and overlook critical roof issues such as leaks, damaged shingles, and potential mold growth that can lead to expensive repairs down the line. I would strongly advise prospective homeowners to invest in a comprehensive roof inspection by a qualified professional, separate from the standard home inspection. This small upfront investment can save you thousands in unexpected repairs and provide valuable negotiating leverage if problems are discovered. Remember that roof replacement is one of the most significant home maintenance expenses, so knowing exactly what you’re getting into before closing is absolutely essential.
Zev Freidus, President ZFC Real Estate, ZFC Real Estate
Examine Windows and Siding Efficiency
After 15 years in exterior construction, I wish I had conducted a thorough window and siding inspection before purchasing my home. Most people focus on the obvious issues, but drafty windows and deteriorating siding can continuously drain money through increased energy costs.
Last year, I had a customer who bought a house believing the windows “looked fine” from the outside. When we performed energy assessments, we discovered those old windows were costing her an additional $180 per month in heating bills during winter. We installed Norandex eXtreme 3000S windows, which reduced her energy costs by 40%. Unfortunately, she had already wasted over $2,000 on unnecessary utility bills.
My advice: During your walkthrough, test every window in the house by feeling around the frames for drafts, even on mild days. Check if windows operate smoothly and seal properly when closed. For siding, look for any warping, gaps, or soft spots that may indicate underlying moisture damage.
Also, examine how well the current siding and windows function together as a system. Poor integration between these components creates ideal conditions for moisture infiltration, which standard home inspectors often overlook because they don’t consider the exterior envelope as an interconnected system.
Jordan Smith, Owner, Smithrock Roofing
Arrange Proper Mold and Moisture Assessment
I bought a home in 2017, and how I wish I had arranged a proper mold and moisture assessment before signing the contract. The place looked perfect when we were doing the inspections, but several months after we had moved in, I noticed a persistent musty smell in the guest room. The first thing I did was pull up a small section of the carpet near the skirting boards, and that is when I saw black mold spreading along the timber.
It was later confirmed by a specialist that it was due to the slow seepage of water from the adjoining bathroom, which had been happening over the years behind the wall. To fix it involved stripping out all the infected carpet, replacing a piece of gyprock, and treating the wall cavities, which set me back over $4,500 plus a few weeks of household upheaval. A thorough pre-purchase inspection using a moisture meter and certain tests in areas of concern such as the bathrooms, basement, and attic would have taken less than 2 hours and cost a mere fraction of the repair.
Since then, I have taken it upon myself to inform friends and clients that mold does not necessarily present itself in an obvious manner. It may be concealed behind newly painted walls or beneath floors, and once established, it is very costly to get rid of and may have lasting health implications.
Daniel Vasilevski, Director/Owner, Pro Electrical
Get Manual J Load Calculation Done
Having installed HVAC systems in hundreds of homes across Winter Haven and Polk County, I wish I had done a proper load calculation assessment before buying my first property. Most people assume bigger HVAC units equal better comfort, but that’s completely incorrect.
I’ve seen countless homeowners find their oversized AC systems short-cycle constantly, creating humidity issues and premature wear that costs $3,000-8,000 to fix properly. The original “inspection” just checked if the unit turned on, not whether it was correctly sized for the home’s actual cooling needs.
Now I tell everyone to get a Manual J load calculation done during inspection – it costs around $200-400 but reveals if your system will actually keep you comfortable. Last month, a client used this data to negotiate $5,500 off their purchase price when we found their 5-ton unit should have been a 3-ton for their 1,800 sq ft home.
The biggest red flag is when you see a massive outdoor unit on a smaller home, especially in Florida where humidity control matters more than raw cooling power. Through my company, I’ve replaced dozens of these oversized disasters, and it’s always expensive because the ductwork usually needs redesigning too.
Billy Gregus, Owner, Integrity Refrigeration & AC
Hire Specialized Structural Inspection
If I could turn back time, I would have insisted on a proper inspection before buying my home. At first glance, everything looked fine: the walls were freshly painted, the bathroom tiles looked clean, and the roof seemed solid. A year later, hairline cracks started showing along the ceiling, which turned out to be early signs of foundation settlement.
In the kitchen, a musty smell revealed hidden water damage behind the cabinets, something that a moisture check would have detected. Even the balcony had loose railings that weren’t obvious until we moved in and started using it regularly.
Knowing what I know now, I’d tell anyone: don’t stop at what your eyes can see. Hire someone who knows how to test the structure, check for seepage, and ensure balconies, beams, and facades are safe. Spending a little upfront can save you tens of thousands later and a lot of stress.
A home is likely the biggest investment you’ll ever make. Treat it with the same care you’d give to your health: get it properly checked before you commit.
Kumara Govind, Director, ABL Façade Inspection
Conduct Boundary Survey Before Purchase
As someone who has been in home improvement for over 13 years through K&B Direct, I wish I had conducted a thorough structural framing assessment around door and window openings before purchasing my property. Most inspections overlook critical framing issues that can cost thousands to rectify later.
I’ve witnessed this exact problem devastate budgets during renovations. One client wanted to install French doors in their dining room, but we discovered that the original framing was completely inadequate—single 2×4 headers in what should have been properly supported openings. Within six months of them living there before contacting us, drywall was cracking and doors wouldn’t close properly.
The fix cost three times more than doing it correctly initially would have. We had to tear out walls, install proper king studs, jack studs, and engineered headers for the wider opening. What should have been a $2,000 door installation became a $6,000 structural repair project.
Hire someone to specifically check framing around all door and window openings with a moisture meter and level. Look for sagging headers, missing support studs, and any signs of settling. A $300 specialized framing inspection can save you from discovering $5,000+ structural problems when you want to renovate later.
Eryk Piatkowski, Owner, Kitchen & Bath direct
Assess Roof’s Structural Capacity
After 7+ years in fencing and seeing hundreds of properties, I wish I had done a proper boundary survey before buying my place. Most people assume their fence lines are correct, but I’ve seen nightmare scenarios where homeowners find their “new” fence is actually 2-3 meters onto the neighbor’s land.
I had a client last year who bought a beautiful property with an expensive timber fence running along what they thought was their boundary. It turns out the previous owner had built it in the wrong spot–my client had to tear down an $8,000 fence and rebuild it in the correct location. The total cost hit $15,000.
Get a licensed surveyor to mark your exact boundaries before purchase. It costs around $800-1,200 but can save you from massive headaches. I’ve also learned to check if existing fences meet current pool safety regulations–buyers often get hit with unexpected compliance upgrades.
Look for signs of poor drainage around fence lines too. Water pooling against timber posts means you’re looking at replacement costs within 5 years instead of 15-20.
Jake Bunston, Owner, MAKE Fencing
Perform Thermal Imaging Inspection
After 17 years of manufacturing metal roofing and working with thousands of homeowners, I wish I had properly assessed the structural capacity of my first home’s roof. Most people focus on the surface condition, but the underlying structure determines what roofing options you’ll have long-term.
I’ve seen countless customers find that their roof decking can’t support heavier materials like concrete tiles or that their trusses need reinforcement before upgrading. Just last year, a customer in Missouri called us excited about installing our Sapphire 350 panels, only to find out their 1960s home needed $12,000 in structural work first. Our metal roofing weighs only 0.96 lb/sqft compared to concrete tiles at 10 times that weight, so they could proceed, but it delayed their project by months.
My advice: have a structural engineer assess your roof’s load-bearing capacity before buying. This $400-600 evaluation tells you exactly what roofing materials you can install later and prevents nasty surprises during renovations. You’ll know if you can upgrade to premium materials or if you’re limited to lightweight options like our metal systems.
The structural assessment also reveals issues like sagging that affect your home’s value and safety. I’ve worked with customers who found their roof was already overstressed from previous installations, giving them leverage to negotiate thousands off the purchase price.
Adam Kadziola, Owner, DML USA Metal Roofing
Use Infrared Scan for Roof Decking
I wish I had performed a thermal imaging inspection prior to purchasing my house. All seemed well at first, but a couple of months later, I discovered water damage behind a wall in the area of the ensuite. There was no smell or mold present yet, so I had no idea it was there. It cost more than $3,800 to fix, and the insurance was not going to cover it because the damage was already there prior to my move in.
Had I known then what I know now, I would have spent the additional $250 on thermal imaging during the inspection. It detects such things as trapped moisture and lack of insulation without having to open up the walls. I now advise all of my friends or clients purchasing a house to add it. A regular check-up may not detect problems that are already about to occur but are simply not observable. Early detection can help avoid the problem of late prevention and save much money and nerves.
Emily Demirdonder, Director of Operations & Marketing, Proximity Plumbing
Check Flooring and Subfloor Condition
I always wish my inspector had performed an infrared thermal scan of the roof decking. Here’s a funny story: one February in Columbus, I bought a flip house with new shingles but ignored the inspector’s warning about “possible frost buildup under ridge vent.” By April, the family room ceiling was raining insulation because hidden ice dams had rotted 400 feet of plywood, erasing my first $12,000 profit. Now I bring a drone-mounted thermal camera and, if the seller won’t pay for repairs, I deduct double the repair cost from my cash offer and walk away if they refuse. My rule is simple: no thermal image, no signature.
Barry L Smith, Founder and CEO, Homesmith
Inspect Attic for Hidden Issues
As someone who’s renovated hundreds of homes across New York, I wish I had done a comprehensive flooring and subfloor assessment before buying my first property. Most people focus on surface-level stuff, but the real nightmare is finding rotted subfloors or structural issues underneath beautiful hardwood.
I had a client in Huntington Station who bought a gorgeous Victorian with “perfect” original floors. Three months into their kitchen renovation, we found the subfloor had water damage extending 8 feet beyond what was visible–turning their $15,000 kitchen remodel into a $28,000 project when we had to replace joists and subflooring.
My advice: bring a moisture meter during your walkthrough and check around toilets, sinks, and exterior walls. Look for any soft spots, squeaks, or slight dips in the flooring. Pay special attention to transitions between rooms where different flooring materials meet–that’s where water damage loves to hide.
Always ask to see underneath a few floorboards if possible, especially in bathrooms and kitchens. A $300 flooring inspection can save you from finding $10,000+ in structural repairs when you’re already halfway through your dream renovation.
Lukas Sokol, Owner, Euro Tile Store Kitchen & Bath
Test for Asbestos in Older Homes
One inspection we missed was having someone get into the attic to see what was going on up above, beyond what is visible when you are inspecting a home. The home we bought has not only a loose truss that was not nailed in correctly, which we discovered after 3 years of living here when the ceiling began coming down, but also it would have revealed how the air conditioner ducts were wrongly positioned, leading to no air conditioning reaching my children’s rooms. Had I used the inspection company to take a look in the attic, all these headaches could have been avoided.
Jacqueline Salcines, Founder, Attorney at Law, SALCINESLAW
Include Pest Inspection in Home Assessment
I purchased my first home with a feeling of great anticipation since it seemed such a huge step up, but my mistake was not asking for an asbestos check prior to signing on the dotted line. At the time, all my attention was on the plumbing and structural aspects, which are areas I knew well, but asbestos was not something I had put a lot of consideration into. Months later, I planned a renovation and discovered asbestos sheeting in the eaves, behind old bathroom tiles, and in a section of the laundry. The removal alone cost more than $18,000, and it delayed the project by almost three months because the licensed operators had to strip and discard it under stringent safety conditions.
In retrospect, that single oversight has taught me that the detection of asbestos ought to be among the first checks done, particularly in houses that were constructed prior to the mid-1980s. The untrained eye cannot always see it, and it can be concealed in areas where one does not even think to look, such as under old vinyl floors or behind wall linings. The economic damage is significant, though the greater problem is that disturbing asbestos without knowing poses a health hazard.
Steven Bahbah, Managing Director, Service First Plumbing
Evaluate Septic System Thoroughly
One big lesson I’ve learned from previous home purchases is to always insist on a pest inspection, either by using a home inspector who also offers a pest inspection or by working through a local pest control company who can come out and perform this service for you. I skipped this step largely because I made the mistake of assuming it’s included in every home inspection, and I did end up with a home that not only had existing damage from pests but also had an ongoing infestation. So, my top advice for other home buyers is to do that due diligence up front, even if it costs a bit extra. Moving into a home with a pest problem can be a huge drain not only on your wallet but also on your mental health.
David Joles, Chief Operating Officer, PURCOR Pest Solutions
Experience Neighborhood at Different Times
I may be meticulous with many things due to my work, but the mistake I made when I bought my home was skipping the septic system inspection. I believed the system was in good condition at the time because the place appeared well-maintained, and the owner assured me it was in good condition. What I did not see was the early-stage failure inside the tank and the drain field starting to clog.
Within a year, I had backups in the lines during heavy rains, and the smell around the yard was too recognizable. Repair costs were expensive, and weeks of work disrupted the property. A proper septic inspection during purchase would have revealed the problems, put me in a position to negotiate, or helped me avoid inheriting the problem altogether.
This is why I now advise anyone who is purchasing a home with a septic system to bring in a specialist who can pump it, look inside the tank, check the baffles, and test the drain field. This simple procedure will give you a solid view of its state and its remaining lifespan. It is a thousand times better to find out the truth before you settle than to have a big, expensive, and troublesome repair after you have settled.
Caspar Matthews, Director, Electcomm Group Electrical & Data
Examine Mechanical Systems in Detail
When I bought my house, I was so focused on the attractive kitchen and the vintage doorknobs that I never really looked around the neighborhood.
What I truly regret is not checking off the small details that matter. I mean, who considers that a stream of cars during rush hour will interfere with your morning coffee atmosphere? Or that nighttime noise from the highway would penetrate the house? Pollution levels and access to parks are never listed on paper, but they make a surprisingly significant difference once you’re the one living with it.
Here’s my advice: grab a coffee, walk around the neighborhood in the morning, at noon, and at night, and experience the atmosphere. Paying attention to the things you usually overlook can really transform your “average” house into a “This is definitely it!” kind of home.
Julia Erogova, Owner, Flowers & Flowers
Test Water Pressure Throughout House
One thing I wish I had done early on was to conduct a more thorough inspection of the mechanical systems, especially plumbing and HVAC. Cosmetic issues are easy to spot and fix, but hidden problems behind the walls or in the basement can turn into expensive surprises. I’ve bought houses where the furnace looked fine but failed during the first winter, or where old galvanized pipes were just waiting to leak.
If I could give one piece of advice, it’s this: don’t just walk through and check the obvious. Bring in a qualified inspector or contractor you trust to examine the big-ticket systems. Ask them to be brutally honest about the remaining lifespan of each. A cheap deal can become very expensive if you’re replacing a roof, furnace, and plumbing within the first year.
Don Wede, CEO, Heartland Funding Inc.
Schedule Professional Chimney Inspection
I should have examined the water pressure in all the taps and showers before purchasing the house. The kitchen tap was working just fine, so I was confident everything was going to work. However, the shower upstairs had very little flow. The pressure was not high, and the hot and cold water failed to mix properly. We needed to tear away some of the bathroom wall, replace the pipes, and install a new mixer. It cost more than 2,600 pounds, and we could not use the bathroom for more than a week.
My next best approach would be to go back to every tap simultaneously and test the shower pressure while the kitchen tap is running. I would do this during the day when people around the area are using water as well. In the Lakes, some houses have old pipes which have been replaced piecemeal over time. That creates uneven pressure and is easy to miss unless you test it thoroughly. It takes ten minutes to check and can help avoid a lot of trouble in the future.
Marta Pawlik, Creative Director, Interior Designer, Co-Founder & Director, Laik
Invest in Specialized Foundation Assessment
I bought my very first home in 2020, and the mistake I made was overlooking a chimney inspection. I live in New Zealand, where fireplaces are common, so I assumed the chimney was perfectly fine because the exterior looked as if it was okay. What I learned after moving in was that the flue was cracked in several places, and years of creosote buildup had been ignored. Within the first winter, the smoke backed into the living room, and I ended up spending close to $4,500 on professional repairs and cleaning before it was safe to use.
If I could advise others, I would say to always check the chimney very carefully before buying. The cost of a proper inspection is less than $300, yet it can uncover hidden hazards that impact both safety and finances. A fireplace is meant to be a comfort, not a source of stress, and ensuring that the chimney is in working condition will save you thousands of dollars and keep you healthy.
Hone John Tito, Co-founder, Game Host Bros
Assess Neighborhood Atmosphere
Foundation and structural inspection — far too many buyers focus on cosmetic issues and overlook the bones of the home. A dedicated structural assessment can uncover hidden foundation cracks, settlement issues, or water damage that a standard home inspection might only note in passing. These problems are expensive to fix and can turn a dream home into a financial drain. Knowing what I know now, I would advise every buyer to invest in specialized inspections for the foundation, roof, and drainage systems before finalizing a purchase. Spending a few hundred dollars up front can save tens of thousands in unexpected repairs and give you negotiating leverage if issues are found.
Thomas Whiteacre, Home Buying Specialist, Hamilton House Buyers
