It’s sunny, the lawn looks lush, and the A/C is blasting—everything seems perfect during a summer home tour. But before you fall in love with that charming front porch, remember: summer can hide a multitude of sins (and we’re not just talking about overwatered hydrangeas). That’s why a summer home inspection is critical—and it needs to go deeper than the surface-level curb appeal.
Whether you’re buying your first home or helping a client through the process, this guide will help you spot the sneaky issues that summer likes to cover up. We spoke with professional inspectors and seasoned real estate agents to compile this list of summer-specific inspection musts.
1. Check the Roof—Sun Damage Is Real
Sure, it’s not leaking now, but years of UV exposure can cause shingles to curl, crack, or blister. Summer is when the roof looks fine but might be nearing the end of its life.
What to look for:
- Worn or curling shingles
- Granule loss (check the gutters!)
- Signs of patchwork or mismatched repairs
Inspector Insight: “Extreme heat breaks down roofing materials faster. Don’t just look—ask how old the roof is.”
2. Don’t Trust a Cold House—Test the HVAC
Walking into a home that feels like a meat locker is comforting on a 95-degree day—but is it masking a struggling HVAC system?
Checklist:
- Ask for the age and service history of the system
- Check air filters, thermostats, and air flow in each room
- Inspect exterior units for rust, debris, or overgrowth
Agent Tip: “A unit can run cold and still be on its last legs. Ask about energy bills in peak months.”
3. Look for Water Damage (Yes, Even in Dry Weather)
Summer doesn’t mean you’re safe from leaks—it just means they’re harder to spot.
Focus Areas:
- Water stains on ceilings or baseboards
- Musty smells in closets or under sinks
- Mold or mildew in the attic or crawl space
Pro Tip: Bring a moisture meter. Sellers may have painted recently to cover stains.
4. Landscaping and Drainage
Everything looks beautiful now, but what happens when it rains?
Questions to ask:
- Does the yard slope away from the home?
- Are gutters and downspouts properly installed and functional?
- Is there standing water or evidence of erosion?
Inspector Insight: “Poor drainage isn’t always obvious in dry weather. Ask about past flooding or puddling after storms.”
5. Windows, Doors, and Seals
Heat and humidity can warp wood and ruin seals.
Summer-specific issues:
- Drafts despite high temps
- Foggy double-pane windows (a sign of seal failure)
- Difficulty opening/closing doors from swelling frames
Agent Reminder: “Sticky windows might seem minor, but they could indicate structural shifting.”
6. Pest Problems—Because Bugs Love Summer, Too
Termites, ants, wasps—warm weather means they’re all active.
What to look for:
- Mud tubes or wood shavings near baseboards
- Droppings in attics or crawl spaces
- Active nests near eaves, vents, or fences
Bonus Tip: Ask the seller if the home has had regular pest treatments or inspections.
Final Thoughts
Summer is a great time to buy—but it’s also a season that hides problems under sunshine and scent diffusers. A thorough inspection is your secret weapon for spotting what Instagram filters can’t hide.
Need a trusted inspector or want help with next steps? Reach out—we’ll connect you with a local expert.
FAQs
Can I skip the inspection if everything looks fine?
Absolutely not. Summer hides as much as it reveals.
What if the A/C works but the unit is old?
It may still be inefficient or costly to maintain. Ask for energy usage history and consider negotiating repairs.
Is mold a summer concern?
Yes—especially in basements, attics, and crawl spaces with poor airflow.
