Your Complete Home Inspection Checklist
A home inspection is one of the most important steps in the buying process—and one that should never be skipped. A professional home inspection reveals the true condition of the property, identifies safety concerns, highlights needed repairs, and gives you the information to make an informed purchasing decision. For a relatively small investment of $300 to $500, you can avoid potentially catastrophic surprises after closing.
What Does a Home Inspection Cover?
A standard home inspection evaluates the major systems and structural components of a home. Here’s what a qualified inspector examines in detail.
Foundation and Structure
The inspector checks the foundation for cracks, settling, moisture intrusion, and structural integrity. They examine load-bearing walls, beams, and columns for signs of damage or inadequate support. Foundation issues can be among the most expensive to repair, so pay close attention to this section of the report. Signs of concern include horizontal cracks in foundation walls, uneven floors, sticking doors and windows, and gaps between walls and ceiling or floor.
Roof and Exterior
The roof is evaluated for its age, condition, and remaining lifespan. The inspector looks for missing or damaged shingles, signs of leaking, proper flashing around chimneys and vents, gutter condition, and adequate drainage away from the foundation. They also examine siding, trim, windows, doors, and the overall exterior envelope for damage, rot, or deterioration.
Plumbing System
Inspectors test water pressure, check for leaks at visible pipes and fixtures, evaluate the water heater’s age and condition, test all faucets and toilets, and look for signs of past or present water damage. They’ll note the pipe material—older homes may have galvanized steel or even lead pipes that should be replaced. Sewer line scope inspections are typically an add-on service but are highly recommended for older homes.
Electrical System
The electrical inspection covers the main panel, wiring type, outlet functionality, GFCI protection in wet areas, and overall capacity. Outdated electrical systems—such as knob-and-tube wiring, aluminum wiring, or undersized panels—may need upgrades for safety and insurability. The inspector tests a representative sample of outlets and switches throughout the home.
HVAC Systems
Heating, ventilation, and air conditioning systems are tested for operation, evaluated for age and condition, and checked for proper maintenance. The inspector notes the system type, age, and estimated remaining useful life. HVAC replacement is a significant expense—$5,000 to $15,000 or more—so understanding the system’s condition is crucial for budgeting.
Interior Components
Inside the home, the inspector evaluates walls, ceilings, and floors for damage, stains, or unevenness that might indicate underlying issues. Windows and doors are checked for proper operation and seal integrity. Kitchens and bathrooms receive special attention for plumbing, ventilation, and water damage.
Insulation and Ventilation
Proper insulation and ventilation affect energy efficiency, comfort, and moisture management. The inspector checks attic insulation levels, ventilation adequacy, and signs of moisture or pest intrusion. Poor ventilation can lead to mold growth and premature roof deterioration.
Additional Inspections to Consider
Beyond the standard inspection, certain properties or regions warrant additional specialized inspections. Radon testing measures levels of this odorless, cancer-causing gas that can seep into homes through foundation cracks. Termite and pest inspection checks for wood-destroying organisms that can compromise structural integrity. Mold inspection is advisable if water damage is suspected or moisture issues are identified. Sewer line inspection uses a camera to evaluate underground pipes for damage or blockages—particularly important for homes over 25 years old.
What to Do with Inspection Results
After receiving the inspection report, review it carefully with your real estate agent. Not every issue is a deal-breaker—most homes have some deficiencies. Focus on safety hazards that need immediate attention, major structural or system issues that are expensive to repair, items that affect the home’s habitability or insurability, and conditions that are likely to worsen if not addressed.
Your agent will help you negotiate with the seller based on the findings. Common approaches include requesting repairs before closing, asking for a credit toward closing costs to cover repair expenses, renegotiating the purchase price, or in serious cases exercising your contingency to walk away. Understanding the broader context of your purchase helps with this decision—see our complete home buying process guide.
How to Choose a Home Inspector
A quality inspection depends on a qualified inspector. Look for state licensing or certification from organizations like ASHI (American Society of Home Inspectors) or InterNACHI (International Association of Certified Home Inspectors). Ask about their experience, what’s included in the inspection, and request a sample report. A good report is detailed, organized, includes photos, and clearly distinguishes between major concerns and minor maintenance items.
Your real estate agent is an excellent source for inspector recommendations. Agents work with inspectors regularly and know which ones are thorough, professional, and timely. Find an experienced agent through NearbyRealtors who can connect you with trusted home inspectors and guide you through interpreting the results.