Buyer's Checklist: Questions to Ask Your Home Inspector

Buying a home is one of life’s major milestones. Before committing to any property, you’ll want to be certain it is in good condition, especially with structural soundness, safety, and energy efficiency. By asking the right questions, you can uncover any red flags and make an informed decision. 

Below are essential questions to guide you through the home inspection process, with a few insights focused on Utah’s climate and housing market.

What Makes Structural Integrity So Important?

The overall structure of a home determines its long-term stability and safety. Even minor flaws can evolve into significant problems if left unaddressed.

The home inspector should provide details on the current condition of the foundation, including any cracks, shifting, or signs of sinking.  They should also be asked about the condition of support beams, framing, and load-bearing walls to identify any warping, moisture damage, or evidence of past repairs. Also, request insight into the condition of the roof, as damaged shingles, leaks, or sagging rafters may indicate more extensive issues.

Having your inspector walk you through these concerns ensures you fully understand how the structure might stand up to Utah’s unpredictable weather patterns, from heavy snowfall to dry summer heat.

How Can I Identify Potential Safety Concerns?

Hidden hazards could jeopardize your family’s well-being if not detected early. A quality inspection report should reveal safety-related issues and help you prioritize which ones require immediate attention.

When identifying potential safety concerns in a home, ask the home inspector about several things. First, inquire about the electrical system and whether it complies with current standards. Check if the wiring appears outdated or if the breaker panel has any signs of damage.

Second, ask about the condition of the plumbing. Check for visible leaks, corrosion, and inconsistencies in water pressure. Finally, verify that smoke alarms and carbon monoxide detectors are present and functional in all high-risk areas of the home, as required by local regulations.

If you own or are considering purchasing an older home, these inspections become even more vital. Many older properties in Utah still rely on outdated electric panels or might hide plumbing problems behind walls. While inspectors won’t perform repairs, they can confirm whether an electrician, plumber, or other specialist should step in.

Why Should I Focus on Energy Efficiency?

With utility costs on the rise, energy efficiency directly impacts both finances and comfort, especially in a state like Utah, where you may experience extremes in temperature throughout the year.

To determine a home's energy efficiency, ask the home inspector about the insulation and its R-value to see if it meets the recommended standards. They should also check if the windows and door frames are properly sealed to reduce heat transfer, as older windows can be drafty and increase energy bills. 

Also, the inspector should provide information about the HVAC system's age and condition and tell you if it is the right size for the home and if it has been maintained.

Your inspector’s feedback on these matters can guide you in budgeting for upgrades or requesting seller concessions to address inefficiencies.

What About Utah’s Unique Climate and Housing Market?

Utah’s hot summers, cold winters, and potential for heavy snow mean extra vigilance is necessary in specific areas.

Ask the home inspector about signs of water damage or mold, as rapid snowmelt can lead to hidden water intrusion in basements and crawl spaces. Verify that the roof can handle heavy snow loads, which are common in areas like the Wasatch Front, and that the drainage system is clear to prevent ice dams. Additionally, due to higher radon levels in certain Utah regions, discuss the potential for radon and whether a separate test might be necessary.

Utah’s housing market also remains competitive, so a strong inspection report can bolster your confidence in moving forward—or give valid grounds for negotiation should you discover problems that need immediate repair.

What Should I Know About Long-Term Maintenance?

Beyond the immediate repair needs, your home will require ongoing maintenance to retain its structural health and functionality. A thorough inspector can help you plan ahead by identifying less-urgent issues that could worsen without proper care.

Ask the home inspector how frequently to service the HVAC system, including furnace filter changes and performance checks, to ensure efficient heating during Utah's chilly winters. Also, inquire whether regular roof inspections are recommended, especially if the area experiences large temperature swings or seasonal storms. Finally, request tips for preventing frozen pipes, mitigating water intrusion, and maintaining healthy indoor air quality.

By clarifying the expected maintenance schedule and costs, you avoid financial surprises down the road.

Where Do I Go from Here?

A comprehensive home inspection informs you of any current or impending issues, setting you up for a successful home-buying experience. In some cases, inspectors may recommend additional reviews by specialists—such as structural engineers, electricians, or plumbers—to verify that potential problems won’t evolve into major expenses.

If you’re ready for the next step or want to schedule an inspection in Utah, contact Behind the Scenes Home Inspections today. Armed with the right questions and guided by an experienced inspector, you’ll be well-prepared for the rewarding journey of homeownership.