Questions to Ask Your Home Inspector, by System
Quick answer
The highest-value inspection questions are era-specific: they name the material, the years it was used, and the verification you want. This master list aggregates every inspector question from our issue database, grouped by system — print it, delete what does not match your build year, and bring it to the walkthrough. For a year-filtered version, use the checklist tool.
Electrical
Knob-and-Tube Wiring (pre-1950)
- “Is any knob-and-tube wiring still live, and roughly what share of circuits does it serve?”
- “Are there K&T splices buried under attic insulation?”
- “Would you recommend a full rewire quote before closing?”
Ungrounded Two-Prong Outlets (pre-1962)
- “Which circuits are actually grounded versus just fitted with three-prong faces?”
- “Is GFCI protection installed where code allows it as the ungrounded-circuit workaround?”
Aluminum Branch Wiring (1965–1973)
- “Is the branch wiring aluminum, copper or mixed — and how was that verified?”
- “Have connections been remediated with COPALUM or AlumiConn connectors, and is there documentation?”
- “Should we price a per-connection remediation before closing?”
Federal Pacific (FPE) Stab-Lok Panel (1950–1985)
- “Is this panel an FPE Stab-Lok, and do you recommend replacement or a licensed electrician's evaluation?”
- “Are there signs of overheating, scorching or double-tapped breakers?”
- “What does a like-for-like panel replacement cost locally?”
Zinsco / Sylvania-Zinsco Panel (1955–1980)
- “Is this a Zinsco bus design, and is there visible corrosion or arcing at the bus?”
- “Do any breakers show heat damage or fail to seat firmly?”
Plumbing
Galvanized Steel Supply Pipes (pre-1960)
- “How much of the supply plumbing is still galvanized versus already replaced?”
- “Is pressure at the highest fixtures acceptable under simultaneous use?”
- “Should we get a full repipe quote before closing?”
Polybutylene (Poly-B) Pipes (1978–1995)
- “Is any polybutylene still in service, including the yard service line?”
- “Have there been leak repairs suggesting embrittlement has started?”
- “What would a full PEX repipe cost on this house?”
Kitec Plumbing & Fittings (1995–2007)
- “Is this Kitec-branded pipe or fittings, and which lines are affected?”
- “Are any past fitting failures or repairs documented?”
Lead Water Service Line (pre-1988)
- “What material is the service line on both the utility side and the private side?”
- “Is the utility running a replacement program, and what share does the homeowner pay?”
Orangeburg Sewer Pipe (1945–1972)
- “Will you or a partner run a sewer scope, and can we get the recording?”
- “If the lateral is Orangeburg, what is the local per-foot replacement estimate?”
Cast Iron Drains at End of Life (pre-1975)
- “What share of the drain system is original cast iron, and what did the scope show?”
- “Any evidence of under-slab leaks such as shifted tile, damp spots or odor?”
Unbonded Yellow CSST Gas Line (1990–2012)
- “Is the CSST bonded per current manufacturer instructions?”
- “Was the CSST installed before local bonding enforcement, and is there a permit trail?”
Environmental
Lead-Based Paint (pre-1978)
- “Did the seller's disclosure note any known lead paint or prior abatement?”
- “Are friction surfaces such as windows and doors showing deteriorated paint that should be tested?”
- “Would you recommend a full XRF lead inspection given the paint condition?”
Asbestos-Containing Materials (pre-1980)
- “Which visible materials would you treat as presumed asbestos-containing?”
- “Is any suspect material damaged or friable right now?”
- “What should we lab-test before any planned renovation?”
Vermiculite Attic Insulation (1920–1990)
- “Is the attic fill vermiculite, and is it disturbed anywhere by wiring or storage?”
- “Does any planned work such as recessed lighting or HVAC route through the attic fill?”
Urea-Formaldehyde Foam Insulation (UFFI) (1970–1982)
- “Is the wall foam UFFI, and has it shrunk enough to matter for energy performance?”
- “Is formaldehyde testing worth doing here given the install age?”
Structural
Corrosive Imported Drywall (2001–2009)
- “Any history of premature AC coil failures or corroded wiring in this house?”
- “Was it built or repaired during 2001–2009 with imported drywall, per seller or permits?”
- “Should we pull an outlet plate to check ground-wire color?”
Exterior
Hardboard / LP Inner-Seal Siding (1985–1996)
- “Is this hardboard-era siding, and what share of boards shows moisture damage?”
- “Is ground clearance and roofline flashing adequate to slow further swelling?”
Barrier EIFS (Synthetic Stucco) (1980–1999)
- “Is this barrier or drainage EIFS, and will you take probe moisture readings?”
- “Are readings elevated at windows, chimneys or the deck ledger?”
- “What annual caulk and flashing maintenance should we budget?”
Code & Safety
Incomplete GFCI Protection (Code Era) (pre-2007)
- “Which locations lack GFCI protection relative to today's code?”
- “Do any existing GFCIs fail their test button?”
Incomplete AFCI Protection (Code Era) (pre-2016)
- “Which circuits have AFCI protection, and can this panel accept AFCI breakers?”
- “Any nuisance-tripping history that might point to real arcing faults?”
Outdated Smoke/CO Alarm Coverage (pre-2010)
- “Does alarm placement meet the current standard rather than the build-year code?”
- “Are any units past their stamped replacement date?”
How to use the list without annoying your inspector
Good inspectors welcome targeted questions and resent scripted interrogation. Three habits help: filter the list to your build year first (most of it will not apply); ask for verification methods, not reassurance ("how would we confirm the wiring type?" beats "is the wiring okay?"); and ask which items belong to specialists — a general inspector flags aluminum wiring, an electrician quantifies it.
Frequently asked questions
Can I ask my home inspector about repair costs?
Most inspectors avoid quoting repairs to stay independent, but will say whether an item is typically minor, moderate or major. Use the commonly cited ranges on our issue pages for budgeting, then get contractor quotes for anything load-bearing on your decision.
Should I attend the inspection in person?
Yes, at least for the final walkthrough hour. Era questions land better in front of the physical evidence, and a photo of a panel label or pipe marking is worth more than a paragraph in the report.