5 Things Your Home Inspector Might Not Tell You (But You Should Know)

Sep 18

Don’t be nervous

I’m here to help you navigate through this process.

I've been to hundreds of home inspections over the years, and I've noticed something: there's often a gap between what buyers expect from an inspection and what they actually get. Home inspectors are thorough professionals who do excellent work within their scope, but there are some things they might not mention that could be really helpful for you to understand.

After watching buyers navigate the inspection process, I want to share some insights that can help you get the most value from your inspection and avoid surprises after closing.

1. They Typically Don't Estimate Repair Costs

Your inspector will note that the furnace filter needs replacing or that there's a small leak under the kitchen sink. What they might not mention is whether that "small" leak indicates a $50 fix or a $500 plumbing job - that's usually outside their scope of service.

What inspectors report: "Minor water damage observed under kitchen sink" What you need to know: Is this a loose connection that takes 10 minutes to fix, or is there a bigger plumbing issue that requires opening up walls?

What to do: When the inspector mentions any repair, ask for their informal assessment of severity. While they can't give you contractor quotes, many experienced inspectors are happy to share whether something is typically a "hardware store fix" versus a "call a professional" situation when asked directly.

I always encourage my buyers to ask questions like: "Is this something a handy homeowner could fix, or should I budget for a contractor?"

2. Weather and Timing Can Limit What They Can Test

Here's something that might not be obvious: inspectors typically can't test heating systems when it's 85 degrees outside, or air conditioning when it's 40 degrees. They also can't run multiple major appliances simultaneously to see how the electrical system handles the load.

What this means for you:

That furnace might work fine in October but fail in January
The AC that "appears functional" in March might struggle during a July heat wave
The electrical panel might handle normal use but trip breakers when you run the dishwasher and microwave together

Iowa-specific timing: If you're buying in spring or fall, you might not get a full test of your heating or cooling system. Ask your inspector what they couldn't test due to weather, and consider a follow-up inspection or service call before the season changes.

3. They Report What's Visible (But Hidden Issues Require Detective Work)

Inspectors focus on what they can see and access safely. That beautiful fresh paint in the basement could be covering previous water damage, but they might not speculate about what's behind finished surfaces unless there are clear visible signs.

Red flags that might indicate hidden issues:

Fresh paint or new drywall in just one area (especially basements)
New flooring in only one room
Recently replaced drywall around plumbing areas
Rooms that feel unusually warm or cold compared to the rest of the house

What to ask: "Do you see any signs that recent repairs were made here?" A good inspector will point out areas where work appears recent, even if they can't tell you why it was done.

I had buyers who almost purchased a home where the entire basement had been recently repainted. The inspector noted it but couldn't speculate why. We asked for disclosure from the sellers and discovered there had been a significant water issue the previous spring.

4. They Document Issues But Don't Rank Their Urgency

Your inspector will provide you with a comprehensive report listing everything from "replace smoke detector batteries" to "electrical panel shows signs of age." What they might not do is help you prioritize which issues need immediate attention versus which ones you can plan for later.

Generally walk away from:

Major structural problems (foundation cracks, roof issues that require replacement)
Electrical systems that are safety hazards
HVAC systems that need complete replacement
Evidence of ongoing water intrusion or mold

Negotiate or plan for:

Cosmetic issues
Minor electrical updates
Appliance repairs or replacements
Normal maintenance items

The gray area: Things like older windows, outdated but functioning systems, or minor foundation settling. These require judgment calls based on your budget and timeline.

This is where having an experienced agent matters. I help my buyers understand which issues in their inspection report are normal for a home of that age versus which ones indicate bigger problems.

5. Small Mentions in Reports Can Signal Bigger Concerns

Here's what I've learned from seeing buyers deal with post-purchase surprises: sometimes the issue that gets just a brief mention in the inspection report ends up being the most important to address.

Example: "Minor water staining observed in basement" sounds like no big deal compared to "roof needs replacement in 3-5 years." But that water stain might indicate a drainage issue that requires extensive excavation and waterproofing – potentially costing more than the roof.

Pay special attention to:

Any mention of water, moisture, or drainage issues
Electrical items described as "not up to current code"
HVAC issues, even if described as "minor"
Anything related to the foundation or structural elements

What's Typically Outside a Standard Inspection Scope

Most buyers don't realize there are specialized areas that aren't included in a standard home inspection:

They typically don't test:

Well water quality or septic systems (requires separate inspections)
Radon levels (separate test required)
Lead paint or asbestos (requires specialized testing)
Pest infestations beyond what's visually obvious

In Iowa specifically: If you're buying a rural property, you'll likely need separate well and septic inspections. Radon testing is also common since many areas of Iowa have elevated radon levels.

How to Get the Most Value from Your Inspection

Before the inspection:

Ask your agent about the inspector's experience with your type of home (older homes, rural properties, etc.)
Understand what's NOT included in a standard inspection

During the inspection:

Be there for the walkthrough (don't just read the report later)
Ask questions about anything you don't understand
Take photos of problem areas for reference
Ask about maintenance recommendations, not just problems

After the inspection:

Get quotes for any significant repairs before deciding how to proceed
Use the inspection strategically in negotiations – not everything needs to be fixed by the seller
Plan your post-purchase budget based on the findings

The Bottom Line: Inspections Are Just the Starting Point

A good home inspection is invaluable, but it's not a crystal ball. Think of it as a detailed snapshot of your home's condition on that specific day, under those specific conditions.

The real value comes from understanding what the inspection tells you – and what it doesn't – so you can make informed decisions about the biggest purchase of your life.

I always tell my buyers: the goal isn't to find a perfect house (they don't exist), but to understand exactly what you're buying so there are no surprises after you move in.