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Roof, plumbing and foundation problems can involve major repairs. Start with an independent home inspection, read its scope and exclusions, and follow up on unresolved concerns before your contract’s inspection deadline. A showing or a general inspection cannot reveal every hidden defect.

Three places to ask better questions

Observe → investigate → decide

  1. Roof

    Keep water out

    Ask what was visible, how the roof was inspected and what needs a roofer’s follow-up.

  2. Plumbing

    Trace the concern

    Ask which supply and drain systems were checked, and whether a separate sewer evaluation is warranted.

  3. Foundation

    Resolve uncertainty

    Record concerns without diagnosing them. Ask whether structural evaluation is needed.

These are inspection priorities, not the complete inspection. Electrical, heating and cooling, and other systems also matter.

Turn a finding into a decision

Write down the observation, the unanswered question, who should investigate it and the deadline for getting an answer. Request written findings and a defined repair scope where needed.

A sentence saying “further evaluation recommended” is an open task. It is not confirmation of the cause, the repair price or the property’s safety.

Start with the inspection agreement, not just the summary

Choose an independent inspector and ask what the service includes before the appointment. Read the full report, including limitations, excluded systems and areas the inspector could not access. An appraisal serves a different purpose and does not replace an inspection.

ASHI’s published Standard of Practice describes a visual examination of readily accessible systems and components for inspectors who follow it. It is industry guidance, not a promise that every inspector follows that standard or that every component of a home has been tested. Your actual agreement matters.

Roof: what was visible, and what remains unknown?

Ask how the roof was examined and whether any surfaces or areas could not be seen. Discuss findings involving roofing material, flashing, penetrations and drainage. Ask the seller for available installation, repair and leak records, then compare them with the report.

A patch or ceiling stain is a reason to ask questions, not proof of an active roof leak. If the inspector recommends a roofer, ask for the suspected issue, the limits of the evaluation and the proposed next step in writing. Stay off the roof yourself.

Example: a stain below the roof

An illustrative report notes a ceiling stain but does not establish its source. The useful follow-up is to ask what investigation can distinguish an old repair from an ongoing moisture problem, and who is qualified to do it.

Do not translate the photograph alone into “the whole roof must be replaced” or “it is only paint.” The unanswered question needs evidence.

Plumbing: separate visible fixtures from hidden lines

Ask which visible water-supply and drain components were examined and what could not be evaluated. Note reported leakage, drainage concerns and inaccessible areas. A faucet running during a visit does not establish the condition of every pipe.

Underground sewer lines may be outside the general inspection’s scope. Ask whether the property’s circumstances or reported findings justify a plumber’s evaluation or a separate sewer-camera inspection. Confirm what that service can access and document, and whether additional investigation is recommended.

Foundation: do not diagnose a crack from a photo

Cracks, sloping floors or doors that do not close properly can raise questions, but appearance alone does not establish a cause, structural significance or repair cost. Ask the inspector to identify the observation, its location and the reason for recommending further evaluation.

If structural questions remain, ask an appropriately qualified structural engineer to evaluate them. Existing reports, available plans and repair records can help that professional define what to investigate. Do not assume a general inspection is a structural engineering assessment.

Keep the rest of the inspection in the decision

A focus on these three areas should not push electrical, heating, cooling, ventilation and other findings out of view. Read the entire report and ask the inspector to explain concerns that require prompt attention.

Separate an active problem, an unresolved question and a routine maintenance item in your notes. They call for different next steps. A long list of minor observations should not distract from one significant unanswered question.

  • Observation: what did the inspector actually see or test?
  • Limitation: what was inaccessible, excluded or inconclusive?
  • Follow-up: who should evaluate it, and what written answer is needed?
  • Decision: what must be resolved before the relevant contractual deadline?

Get a defined repair scope before relying on a price

A generic online repair range cannot price this property. Where work is proposed, request a written estimate that identifies the work, assumptions, exclusions, access needs and any permit questions. Ask what would happen if concealed conditions are discovered.

Compare estimates for the same scope. “Repair the leak” and “replace a system” describe different work. Keep enough time to understand the findings rather than treating the first number you receive as a complete answer.

Work backward from the contract deadline

Confirm the inspection and contingency deadlines with your agent, and arrange specialist visits promptly when needed. Contract terms and circumstances determine whether you can request repairs, negotiate a credit, cancel or recover a deposit. A seller is not automatically required to agree to a request.

Try to obtain the written findings and any needed repair estimates before making the contractual decision. If more time is needed, discuss an extension before the deadline; do not assume it will be granted. Your agent can coordinate the process, while the relevant professional evaluates the technical issue.

Related Local Guides

A room-by-room showing checklistUse the showing to prepare questions for an inspector.Location and address-level due diligenceInvestigate the parcel as well as the building.

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