Short answerInspectors look at insulation depth and type, roof ventilation, bath and kitchen fans that should vent outside, roof leak stains, moisture or mold on the roof deck, and pests. Common findings are thin insulation in older homes, fans venting into the attic, and blocked soffit vents. Vermiculite insulation should be left undisturbed until tested.
What do inspectors check?
Insulation, ventilation at soffits and ridge, roof deck, framing, fan ducts, and wiring visible in the attic.
What are the common findings?
- Thin or uneven insulation.
- Bath fans venting into the attic.
- Blocked soffit vents.
- Roof deck stains or mold.
- Vermiculite insulation.
How serious is it?
Mostly moderate. Moisture damage and vermiculite deserve more attention.
What does it cost to fix?
Costs vary widely with the house. Get a quote from a qualified contractor before you negotiate.
When is a specialist needed?
Moisture damage on the roof deck, or vermiculite insulation.
If you are selling
Fix cheap safety items before listing, get a quote on anything big, and disclose what you know. What to fix before listing.
If you are buying
Sort the finding into normal for age, negotiate, specialist, or walk away. What to ask the seller to fix.
Frequently asked questions
Is vermiculite dangerous?
Some vermiculite contained asbestos. EPA advises leaving it undisturbed and using trained professionals.
Do bath fans have to vent outside?
Venting outside is standard practice to keep moisture out of the attic.
Keep reading
Want to know what a buyer's inspector may find before they do?
Book a free pre listing condition walk. I walk the house with you, point out what inspectors and FHA, VA, and USDA appraisers tend to flag, and give you planning ranges so you can decide what to fix, credit, price in, or disclose.
Book a condition walkOr call or text (812) 525-5489, or email john@yourpropertynegotiator.com.
The condition walk is a REALTOR® and contractor evaluation, not a home inspection, and it does not replace one. If you have already signed a listing agreement with another agent, please take these questions to your agent.
Looking at a house and not sure what you are getting into?
Ask for a free Before You Offer review. Send me the listing. I look over the photos, the seller's disclosure, and recent sales, then flag likely condition issues and planning cost ranges before you write an offer.
Request a Before You Offer reviewOr call or text (812) 525-5489, or email john@yourpropertynegotiator.com.
The Before You Offer review is a REALTOR® and contractor review of the listing, not a home inspection. It is for buyers who are not already working with an agent. If you have an agent, please bring these questions to your agent.
Written by John Long, REALTOR®, 1 Percent Lists Indiana Real Estate. Working contractor who has priced hundreds of home inspection repair requests. Former labor relations negotiator for a major manufacturer and U.S. Coast Guard veteran.
John Long, REALTOR® · 1 Percent Lists Indiana Real Estate · (812) 525-5489 · yourpropertynegotiator.com
This page is general information, not a substitute for a professional home inspection, and not legal, tax, insurance, or lending advice. Ask a real estate attorney about contracts and disclosure, a CPA about taxes, your lender about loan rules, and a licensed inspector or tradesperson about your house. Nothing here guarantees a sale price, net proceeds, repair cost, payment, timeline, appraisal, inspection result, or loan approval. Cost figures are planning estimates, not bids. I own Wardmark Property Operations LLC, a contracting company. You are always free to use any contractor you choose.