Home Inspection Checklist: What to Look For Before You Buy

A home inspection is one of the most critical steps in the home-buying process. It's your opportunity to uncover potential problems before you're committed to the purchase, potentially saving you thousands of dollars in unexpected repairs. While you'll hire a professional inspector, understanding what to look for helps you ask better questions, interpret inspection reports, and make informed decisions. This comprehensive checklist covers every area of the home you need to examine.

Why Home Inspections Matter

Home inspections serve multiple critical purposes:

• Identify safety hazards
• Uncover expensive repair needs
• Provide negotiating leverage
• Give you peace of mind
• Help you understand the home's condition
• Reveal maintenance needs

Even new construction can have issues, so never skip the inspection. The cost ($300-$500) is minimal compared to potential repair costs, and it's one of the best investments you can make during the home-buying process.

Exterior Inspection

Roof

The roof is one of the most expensive components to replace ($5,000-$15,000+). Look for:

• Missing, cracked, or curled shingles
• Signs of leaks or water damage
• Moss or algae growth
• Sagging or uneven roof lines
• Damaged flashing around chimneys and vents
• Gutters and downspouts condition
• Age of roof (most last 15-30 years)

Foundation

Foundation problems can be extremely expensive ($5,000-$50,000+). Check for:

• Cracks in foundation walls
• Uneven or sloping floors
• Doors and windows that stick
• Gaps between walls and floors
• Water damage or moisture
• Bowing or bulging walls

Exterior Walls and Siding

Inspect the exterior for:

• Cracks or damage to siding
• Peeling or chipping paint
• Signs of water damage
• Rot or decay (especially wood siding)
• Proper caulking around windows and doors
• Masonry cracks or deterioration

Drainage and Grading

Proper drainage prevents water problems:

• Ground slopes away from foundation
• Gutters direct water away
• No standing water near foundation
• Proper grading around property

Interior Inspection

Walls and Ceilings

Check for:

• Cracks (especially around doors and windows)
• Water stains or discoloration
• Peeling paint or wallpaper
• Mold or mildew
• Sagging ceilings
• Uneven surfaces

Floors

Inspect flooring for:

• Uneven or sloping floors
• Squeaky or loose boards
• Water damage or stains
• Warping or buckling
• Worn or damaged surfaces

Windows and Doors

Check:

• Operation (open and close smoothly)
• Seals and weatherstripping
• Broken or cracked glass
• Condensation between panes
• Proper locks and hardware

Systems Inspection

Electrical System

Electrical issues can be dangerous and expensive. Look for:

• Outdated wiring (knob and tube, aluminum)
• Overloaded circuits
• Faulty outlets or switches
• Improper grounding
• Exposed wiring
• Inadequate electrical capacity
• GFCI outlets in bathrooms and kitchen

Plumbing System

Plumbing problems can cause significant damage. Check:

• Water pressure (too high or low)
• Leaks under sinks and around fixtures
• Drainage speed
• Water heater age and condition
• Pipe material (lead, polybutylene are concerns)
• Water quality
• Toilet operation

HVAC System

Heating and cooling systems are expensive to replace ($3,000-$10,000+). Inspect:

• Age of system (most last 10-20 years)
• Operation and efficiency
• Air filter condition
• Ductwork condition
• Thermostat operation
• Unusual noises or odors
• Service history

Kitchen Inspection

The kitchen is one of the most used and expensive rooms. Check:

• Appliance age and condition
• Cabinet and counter condition
• Ventilation (range hood)
• GFCI outlets
• Water leaks
• Storage space
• Lighting

Bathroom Inspection

Bathrooms are prone to water damage. Inspect:

• Toilet operation and leaks
• Shower/tub condition and leaks
• Ventilation (mold prevention)
• Water pressure
• Caulking and grout condition
• GFCI outlets
• Storage and functionality

Basement and Crawl Space

These areas often reveal the most problems:

• Water damage or moisture
• Foundation cracks
• Mold or mildew
• Insulation condition
• Ventilation
• Structural issues
• Pest evidence

Attic Inspection

The attic reveals roof and insulation condition:

• Signs of leaks
• Insulation adequacy
• Ventilation
• Pest evidence
• Structural issues

Safety Concerns

Safety should be a top priority. Check for:

• Smoke and carbon monoxide detectors
• Fire extinguishers
• Stair railings
• Lead paint (homes built before 1978)
• Asbestos (homes built before 1980)
• Radon (test recommended)
• Mold

What Inspectors Don't Always Check

Standard inspections may not cover:

• Septic systems (separate inspection)
• Wells (separate inspection)
• Pest/termite inspection
• Chimney inspection
• Pool/spa inspection
• Mold testing
• Radon testing

Consider additional specialized inspections based on the property and your concerns.

Using Inspection Results

After the inspection, you have options:

• Request repairs from seller
• Negotiate price reduction
• Request seller credit
• Walk away if issues are too severe
• Accept as-is

Conclusion

A thorough home inspection is essential for making an informed purchase decision. While no home is perfect, understanding the property's condition helps you negotiate, plan for repairs, and avoid costly surprises. Hire a qualified inspector, attend the inspection, ask questions, and carefully review the report. Use this checklist to ensure nothing is overlooked.

Remember, the goal isn't to find a perfect home—it's to understand what you're buying and make an informed decision. Use inspection findings to negotiate repairs or price adjustments, and factor necessary repairs into your budget and timeline.