Home Inspection Checklist: What to Look for Before Buying a House

A home inspection is your opportunity to uncover problems before they become your problems. This comprehensive checklist will help you understand what inspectors look for and what questions to ask.

Why Home Inspections Matter

A home inspection can save you from buying a money pit. The average inspection costs $300-$500 but can reveal issues costing tens of thousands to repair. Key benefits include:

Identify safety hazards before you move in
Understand the condition of major systems (roof, HVAC, plumbing, electrical)
Negotiate repairs or price reductions based on findings
Plan for future maintenance and repairs
Protect your earnest money with an inspection contingency

Exterior Inspection Checklist

Roof & Gutters

Age and condition of roofing materials (shingles, tiles, metal)
Missing, cracked, or curling shingles
Condition of flashing around chimneys, vents, and skylights
Gutters and downspouts properly attached and directing water away
Signs of sagging or structural issues

Foundation & Structure

Cracks in foundation (hairline vs. structural)
Evidence of water intrusion or staining
Proper grading sloping away from the house
Condition of exterior walls (siding, brick, stucco)
Deck and porch structural integrity

Exterior Features

Windows and doors seal properly
Driveway and walkway condition
Fence condition and property boundaries
Exterior outlets and lighting
Garage door operation and safety features

Interior Inspection Checklist

Walls, Ceilings & Floors

Cracks in walls or ceilings (may indicate settling or structural issues)
Water stains on ceilings (current or previous leaks)
Floor levelness and squeaky spots
Condition of flooring materials
Signs of previous repairs or cover-ups

Windows & Doors

All windows open, close, and lock properly
No broken seals (foggy double-pane windows)
Doors open and close smoothly
Weather stripping in good condition
Screens intact and properly fitted

Kitchen

All appliances functioning
Proper ventilation (range hood)
Garbage disposal operation
Cabinet condition and functionality
Signs of water damage under sinks

Bathrooms

Water pressure and drainage
Toilet stability and proper flushing
Caulking around tubs, showers, and sinks
Exhaust fan operation
Signs of mold or mildew

Major Systems Checklist

Electrical System

Electrical panel condition and capacity (100-200 amps is standard)
No aluminum wiring or knob-and-tube (older homes)
GFCI outlets in wet areas (kitchen, bathrooms, garage)
All outlets and switches working
Proper grounding throughout

Plumbing System

Water heater age and condition (typical lifespan 10-15 years)
Pipe material (copper, PEX, or galvanized)
No visible leaks or corrosion
Water pressure adequate throughout
Main shut-off valve accessible and functional

HVAC System

Age and condition of furnace/AC (typical lifespan 15-20 years)
Heating and cooling both functional
Ductwork condition and cleanliness
Thermostat operation
Filter condition and maintenance history

Attic & Insulation

Adequate insulation (R-38 or higher recommended)
Proper ventilation
No signs of pests or rodents
No water stains or active leaks
Structural members in good condition

Red Flags That Could Kill a Deal

Some issues are minor and easily fixed. Others are major red flags that may warrant walking away or significant price negotiation:

🚨 Major Red Flags

Foundation problems: Large cracks, bowing walls, significant settling
Roof failure: Multiple layers, widespread damage, active leaks
Mold or water damage: Especially in basements, crawlspaces, or behind walls
Outdated electrical: Knob-and-tube wiring, aluminum wiring, undersized panel
Polybutylene plumbing: Known to fail and cause water damage
Active pest infestations: Termites, carpenter ants, rodents
Structural damage: Sagging rooflines, bouncy floors, cracked beams
Environmental hazards: Asbestos, lead paint, radon, underground storage tanks

Specialized Inspections to Consider

A general home inspection doesn't cover everything. Depending on the property, you may need additional inspections:

Termite/pest inspection: Often required by lenders, especially in southern states
Radon testing: Recommended for any home with a basement
Mold inspection: If there are signs of water damage or musty odors
Sewer line scope: For older homes, checks for root intrusion or damage
Chimney inspection: If the home has a fireplace
Pool/spa inspection: Specialized equipment and safety requirements
Septic inspection: If not on municipal sewer
Well water testing: For homes with private wells

What to Do After the Inspection

Once you receive your inspection report, you have several options:

Accept the property as-is — If issues are minor or you're comfortable with them
Request repairs — Ask the seller to fix specific issues before closing
Request a credit — Get money at closing to handle repairs yourself
Negotiate the price — Lower your offer based on repair costs
Walk away — If issues are too significant, your inspection contingency protects your earnest money

💡 Pro Tip: Focus negotiations on major issues (safety, structural, systems). Nitpicking every small item can frustrate sellers and hurt your negotiating position.

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Frequently Asked Questions

How much does a home inspection cost?

Home inspections typically cost $300-$500 for a standard single-family home. Larger homes, older homes, or those requiring specialized inspections (radon, mold, termites) may cost more. It's one of the best investments you'll make in the home buying process.

How long does a home inspection take?

A typical home inspection takes 2-4 hours depending on the size and condition of the home. You should plan to attend and follow the inspector around to learn about your potential new home.

What happens if the inspection finds problems?

You have several options: negotiate for the seller to make repairs, ask for a credit at closing to cover repair costs, request a price reduction, or walk away if the issues are too significant. Your inspection contingency protects your earnest money if you decide not to proceed.

Should I get a home inspection on new construction?

Yes, absolutely. New homes can have construction defects, code violations, or incomplete work. A new construction inspection is just as important as one for an older home.

Home Inspection Checklist: What to Look for Before Buying a House

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