A home inspection is a crucial step in the homebuying process. It gives you an opportunity to identify potential problems before finalizing your purchase, potentially saving you from expensive surprises down the road. While it's always recommended to hire a professional home inspector, understanding what to look for yourself can help you ask the right questions and make informed decisions.
This comprehensive checklist will guide you through the key areas to examine during a home inspection, helping you spot both minor issues and major red flags.
Why Attend Your Home Inspection
While not always required, attending your home inspection allows you to see issues firsthand, ask questions in real-time, and gain valuable insights about maintaining your potential new home. Professional inspectors welcome your presence and questions!
Exterior Inspection Checklist
Start your inspection from the outside, examining these crucial exterior elements:
Foundation and Structure
Foundation walls
Look for large cracks (especially horizontal ones), bulges, or leaning sections.
Water drainage
Check that the ground slopes away from the foundation. Look for signs of pooling water.
RED FLAG: Significant foundation issues
Large horizontal cracks, major settling, or walls that bow inward may indicate serious structural problems that are expensive to repair.
Roof and Gutters
Roofing material
Check for missing, damaged, or curling shingles. Note areas of sagging or unevenness.
Gutters and downspouts
Ensure they're securely attached, free of debris, and direct water away from the foundation.
Roof age
Ask how old the roof is. Most asphalt shingle roofs last 15-30 years, depending on quality and climate.
RED FLAG: Sagging roof sections
Significant sagging could indicate structural problems with roof trusses or water damage.
Exterior Walls
Siding or brick
Look for damaged, rotting, or missing sections. Check for cracks in brick or masonry.
Paint condition
Examine for peeling, bubbling, or discoloration that might indicate moisture problems.
Trim and fascia
Check wooden elements for rot, particularly around windows, doors, and roof edges.
Windows and Doors
Window frames
Look for damage, rot, or signs of water infiltration.
Seals and caulking
Check that weather stripping and caulking are intact around all openings.
Double-pane windows
Look for condensation or fog between panes, indicating broken seals.
Interior Inspection Checklist
Next, move inside to examine the interior components of the home:
General Interior Condition
Walls and ceilings
Look for cracks, water stains, patches, or evidence of repairs that might indicate previous damage.
Floors
Check for sagging, sloping, squeaky, or uneven areas. Look for damage to flooring materials.
Windows and doors
Test that they open, close, and latch properly. Look for drafts or sticking.
RED FLAG: Musty odors or visible mold
These indicate moisture problems that could affect both the home's structure and your health.
Basement, Crawlspace, and Attic
Signs of water intrusion
Look for water stains, dampness, or efflorescence (white mineral deposits) on walls and floors.
Ventilation
Check that attic and crawlspace vents are unobstructed. Look for proper insulation in the attic.
Framing and structure
Examine visible beams, joists, and rafters for sagging, cracking, or signs of repairs.
RED FLAG: Standing water
Water in the basement or crawlspace suggests drainage issues that could lead to mold or structural damage.
Plumbing System
Water pressure
Turn on multiple faucets simultaneously to test pressure. Check for any leaks around fixtures.
Drainage
Run water in all sinks, tubs, and showers to ensure proper drainage without gurgling.
Water heater
Note the age, capacity, and condition. Check for rust or leaks.
Pipes
Identify the pipe material (copper, PEX, galvanized, etc.). Look for signs of leaks, corrosion, or improper repairs.
RED FLAG: Polybutylene pipes
These gray plastic pipes (used 1978-1995) are prone to failure and may need replacement.
Electrical System
Electrical panel
Check for adequate capacity (at least 100 amps for modern homes). Note type of wiring.
Outlets and switches
Test that they work properly. Check for GFCI outlets in kitchens, bathrooms, and exterior locations.
Light fixtures
Ensure all lights function without flickering.
RED FLAG: Aluminum wiring
Used in homes built 1965-1973, aluminum wiring poses a fire hazard unless properly maintained.
HVAC System
Heating equipment
Note the type, age, and condition. Listen for unusual noises during operation.
Air conditioning
Check that it produces cool air and cycles properly. Inspect the exterior condenser unit.
Air filters
Confirm they're clean and the proper size.
Ductwork
Look for visible ducts that are damaged, disconnected, or showing signs of rust or mold.
Don't Skip These Often-Overlooked Areas
Many buyers focus on cosmetic features while missing these important inspection points: appliance function, garage door safety features, chimney condition, pest evidence, smoke/carbon monoxide detectors, and dryer vent cleaning status.
Specialized Inspections Worth Considering
While standard home inspections cover major systems, certain conditions may warrant additional specialized inspections:
Radon Testing
Radon is a colorless, odorless radioactive gas that can cause lung cancer. Testing is especially important in regions known for high radon levels.
- When to get it: In all homes with ground contact (not typically necessary for upper-level condos)
- Approximate cost: $150-$300
Sewer Line Inspection
A camera inspection of the main sewer line can identify blockages, root intrusion, cracks, or collapses before they become major issues.
- When to get it: Homes older than 20 years or those with mature trees near sewer lines
- Approximate cost: $250-$500
Mold Inspection
Professional testing can identify harmful mold species and determine the extent of any mold problem.
- When to get it: If you see visible mold, smell musty odors, or the home has a history of water damage
- Approximate cost: $300-$800
Pest Inspection
This inspection looks for evidence of wood-destroying insects (termites, carpenter ants) and other pests.
- When to get it: Recommended in most areas, often required by lenders in termite-prone regions
- Approximate cost: $75-$200
What to Do with Inspection Findings
Once the inspection is complete, you'll need to decide how to proceed based on the findings:
- Prioritize issues based on safety concerns, major structural problems, and costly repairs versus minor maintenance items.
- Get repair estimates for significant problems to understand potential costs.
- Decide on your negotiation strategy:
- Request that the seller makes repairs before closing
- Ask for a credit at closing to cover repair costs
- Negotiate a lower purchase price
- Accept the property as-is (if issues are minor or already factored into your offer)
- Walk away (if you have an inspection contingency and the issues are severe)
Prioritizing Inspection Issues
Focus your negotiations on these key areas: Safety hazards, structural issues, major system failures (roof, HVAC, plumbing, electrical), and code violations. Minor cosmetic issues typically aren't worth negotiating over.
Creating a Home Maintenance Plan Based on Inspection Results
Even if you decide to proceed with the purchase despite minor issues, your inspection report provides valuable information for future maintenance:
- Create a timeline for addressing non-urgent repairs identified in the report
- Schedule regular maintenance for systems that are functioning but aging (roof, HVAC, water heater)
- Implement preventative measures suggested by the inspector (cleaning gutters, grading soil away from foundation, etc.)
- Keep the inspection report as a reference for your home's baseline condition
Planning Your Home Purchase?
Once you understand the condition of your potential home, use our mortgage calculator to estimate your monthly payments based on the final negotiated price.
Try Our CalculatorFinal Thoughts
A thorough home inspection is an invaluable step in the homebuying process. While no house is perfect, knowing what you're buying allows you to make informed decisions, negotiate effectively, and plan for future maintenance and upgrades.
Remember that inspectors are limited to what they can see—they can't see inside walls or predict future problems. However, their trained eye can spot warning signs that might escape the average buyer's notice.
Use this checklist alongside your professional inspection to ensure you're making the most informed decision possible when purchasing what is likely to be your largest investment.