The real estate market in Raleigh is booming. Homes sell within a day, and empty lots turn into new builds almost overnight.

As a new homeowner, whether you are buying an existing home or building from the ground up, you’ll have a long list of questions for your home inspector. One topic that often gets skipped is insulation. Before you cross the threshold and start making memories, be sure to ask: How well is my home insulated?

Insulation is a key part of your home’s structure. Without it, heat slips through the walls and cracks, leaving your home cold in winter. During the summer, cooled air escapes outside, and your air conditioner has to work much harder to keep you comfortable.

Insulation can also act as a sound barrier between rooms and floors, helping to keep noise from traveling throughout the home. In many cases, it also serves as a vapor barrier that protects the interior from outside moisture.

To ensure your home is properly insulated, here are some things to ask your home inspector: 

What type of insulation is in the attic? Is this the right choice for my property?

Your attic insulation may be batt or roll insulation, or it may be spray foam insulation. It is usually easy to check. Open the door to the attic and carefully step inside or peek your head in.

If the material looks fluffy and blanket-like, it is likely batt or roll insulation. If it is attached directly to the walls and has an expandable, glue-like texture, it is most likely spray foam insulation.

Batt or roll insulation is common in many homes, but it may not be the best option for your property. When installed correctly, spray foam insulation comes with a lifetime warranty that the foam will not settle or lose its R-value over time. Because it seals even the smallest gaps, spray foam is a highly sought-after option for attics.

How well does the air conditioning keep the home cool? How well does the home stay heated?

Properly sealed windows and doors are essential for regulating your home’s temperature. If you feel a draft inside, air is likely slipping through cracks in the window frame or underneath the door where the weatherstripping sits.

When a home is not well sealed or insulated, the air conditioning and heating systems have to run more often. That extra run time can drive up your utility bills during both summer and winter.

Ask your inspector if they notice drafts or gaps, and whether additional insulation or sealing would help keep conditioned air inside.

Are the walls insulated?

Most newer homes have insulated walls. Older homes, especially those built before modern building codes, may not. Building codes that required wall insulation were not widely adopted in the United States until 1965.

To evaluate an existing home, your inspector may look behind an outlet box or another small opening in the wall to check for insulation.

If they find little or no insulation, ask what upgrades are possible and how difficult they would be in that specific home.

Do you recommend any home insulation improvements?

Adding new insulation or upgrading existing insulation is an investment in your property. Long-term benefits include lower utility bills and reducing your carbon footprint. You will also enjoy more immediate comfort, knowing your home is better protected from temperature swings and moisture.

Ask your inspector directly if they recommend any insulation improvements. They can point out priority areas like the attic, crawl space, or exterior walls.