Worried you might miss something during your Evansville home inspection? You are not alone. A good inspection moves fast, and older Rock County homes can hide issues that affect safety, costs, and your peace of mind. In this guide, you’ll get a clear checklist, local risks to watch, smart add-on tests, and a simple way to prioritize repair requests. Let’s dive in.
What to bring
- Notebook or printed checklist and a pen
- Phone or camera for photos and short videos
- Flashlight for darker spaces
- Tape measure for room sizes and clearances
- Comfortable, closed-toe shoes and practical clothing
- Your inspection contingency paperwork and contacts for your agent and lender
Use your inspection time well
Arrive early and confirm the scope with your inspector. Ask about any seller-requested exclusions so you know what will not be inspected. Plan to attend the full inspection so you can see systems in action and ask questions.
Request demonstrations of key systems: furnace, air conditioning, water heater, sump pump, main electrical panel, and GFCI outlets. Run multiple fixtures to check water pressure and hot water recovery. If recommended by the inspector, flush toilets and check inside the tanks.
Walk the exterior to review grading, gutters, downspouts, and foundation surfaces. Join the attic and crawlspace review if it is safe. Ask your inspector to explain severity and urgency. Before leaving, ask for the 3 to 5 issues they consider most important.
Document what you see
- Photos or short videos of visible damage or moisture
- Model and serial numbers for furnace, A/C, and water heater
- Notes on odors and where you noticed them
- Copies or photos of any posted service records or disclosures
Know what not to do
Do not attempt repairs or enter hazardous areas without guidance. Do not assume every repairable item will be fixed by the seller. Focus on gathering facts now so you can negotiate later.
Common Evansville findings
Structural and foundation
Freeze and thaw cycles can lead to settling and cracks in poured concrete or block foundations. Watch for step cracking, displacement, or signs of water entry. Older masonry may show mortar deterioration at foundations and chimneys.
Drainage and exterior water
Improper grading that slopes toward the home is common. Missing or short downspout extensions can push water against the foundation. Clogged gutters can cause ice dams or leaks near the eaves.
Basements and moisture
Expect some level of dampness in many older basements. Efflorescence on walls, musty odors, and visible mold in poorly ventilated areas are typical flags. Check sump pump operation and ask about a battery backup for heavy rains or power loss.
Roofing and exterior envelope
Aged shingles may show curling or loss of granules. Flashing around chimneys, valleys, and dormers is a frequent leak point. Wood siding and trim can rot where water lingers.
HVAC systems
Older furnaces or boilers may be near the end of their life. Ask for service records and filter change history. Duct leakage and thin insulation in attics or crawlspaces can reduce comfort and raise costs.
Plumbing
Older galvanized supply lines can corrode and reduce water flow. Very old homes can have lead solder or even lead service lines. Water heaters near end-of-life may show rust, leaks, or off-color water at the drain valve.
Electrical
You may see older cloth-insulated wiring or even knob-and-tube in very old homes. Ungrounded outlets and limited GFCI protection are common. Look for panel crowding or DIY work.
Radon and indoor air quality
Wisconsin has a high potential for elevated radon levels, especially in homes with basements. Damp basements can also affect indoor air quality and mold growth.
Wells, septic and sewer
Homes on the edge of town or in rural areas may have private wells and septic systems. Older sewer laterals can have tree-root intrusion or collapse. If either is in play, plan for testing and a closer look.
Pests and materials
Carpenter ants and localized wood rot occur in the region. In older homes, you may also encounter lead-based paint, asbestos in some materials, or abandoned underground oil tanks.
Add-on tests to consider
- Radon test: Recommended for all homes, especially with basements. If elevated, standard mitigation can reduce levels.
- Sewer scope: Helpful on older homes or treed lots to find cracks, roots, or collapsed sections.
- Well water testing: If on a private well, test for bacteria, nitrates, pH, and metals. Retest before closing if timing is long.
- Septic inspection: Review pumping records, tank and baffle condition, and drainfield health. Winter can limit access.
- Chimney and HVAC specialist: Masonry chimneys and older boilers or furnaces often need a deeper evaluation.
- Asbestos and lead surveys: Test before renovations in pre-1978 homes so you can plan for safe handling and abatement.
- Mold or indoor air testing: If you see visible growth or smell persistent musty odors.
- Underground oil tank scan: Consider for homes that once used oil heat.
If the general inspector flags issues outside their scope, bring in the right specialist. Examples include a structural engineer for significant foundation movement or a licensed electrician for panel hazards.
Seasonal and local factors
Winter can hide roof defects under snow and make septic and sewer access harder. Frozen soil may mask drainage problems, although heating systems can be tested under load. In spring and summer, grading and gutter performance are easier to see, and A/C can be tested.
Confirm whether the property is on municipal water and sewer or private well and septic. This affects which tests you need. If unsure, ask the seller or your agent to verify utility hookups and, if available, recent bills or municipal contacts.
Check local permitting history when possible. City or county records can confirm whether past projects were permitted and inspected.
How to prioritize repair requests
Use a simple risk, cost, and urgency approach. Focus first on safety, then major systems, then items that affect financing or insurance, followed by maintenance, and finally cosmetic items.
1) Safety and code issues
Examples include exposed live wiring, gas leaks, carbon monoxide risks, major structural hazards, and active mold. These can affect occupancy, loan approval, or insurance.
2) Major systems and habitability
Think failing roofs, significant foundation movement, nonfunctional HVAC, septic failures, contaminated well water, or very high radon levels. These are high cost and affect day-to-day living and resale.
3) Financing and insurance needs
Some lenders and insurers require certain repairs, such as addressing knob-and-tube wiring or documented water damage. These requirements often guide negotiations.
4) Deferred maintenance and moderate repairs
Gutter replacement, localized roof fixes, minor plumbing leaks, and window repairs often fall here. These are negotiable and less costly than full system replacements.
5) Cosmetic items
Paint, minor trim, and worn carpet are normally buyer responsibilities unless otherwise agreed.
Smart negotiation strategies
- Get written estimates: Secure one to three quotes for major items before you ask for repairs or credits.
- Repairs vs credits: Ask for seller-performed repairs on safety or permit-required items. Use credits or price reductions for bigger projects you want to control, or when timing is tight.
- Prioritize top three: Lead with the three most important issues. Use secondary items as trade space.
- Use targeted contingencies: If a big-ticket system is borderline, add a clause for specialist evaluation and re-negotiation if needed.
- Consider escrow holdbacks: For repairs that cannot be completed before closing, hold funds in escrow until the work is verified.
- Know lender or insurer limits: If your loan or policy requires a fix, highlight that in your request.
Documents to request from the seller
- Property condition disclosure and any addenda
- Permits and receipts for renovations such as roofing, HVAC, foundation, or electrical
- Service records for furnace, A/C, water heater, sump pump, septic pumping
- Previous inspection or radon test results if available
- Well or septic maintenance history
For any agreed repairs, ask that licensed professionals do the work. Request receipts and, if your contract allows, schedule a re-inspection or confirm at your final walk-through.
Your next step
A focused inspection strategy can save you money and stress. Come prepared, add the right local tests, and negotiate from the top priorities down. If you want a calm, organized path from offer to closing in the Evansville and Rock County area, connect with a local pro who will put your goals first.
If you are ready to buy or simply want to talk through a plan, reach out to Teresa Skridla for local guidance tailored to you.
FAQs
Should I attend my Evansville home inspection?
- Yes. Being there helps you learn how systems work, see issues firsthand, and set clear repair priorities.
Which tests are essential for Rock County homes?
- Start with a general inspection and radon test. Add a sewer scope, well water testing, or a septic inspection based on the property’s utilities and age.
What are common deal-stoppers after inspection?
- Major safety hazards, significant structural movement, ongoing water intrusion, failed septic or contaminated well water, or near-immediate failure of a major system can be deal-stoppers depending on cost and scope.
How do I choose repairs versus a seller credit?
- Ask for seller repairs on safety and permit-required items. Use credits for larger projects you want to manage or when timing does not allow quality work before closing.
How much leverage do I have after inspection in Evansville?
- It depends on market conditions. Lead with items tied to safety, lender or insurance requirements, and high-cost systems to make the strongest case.
