Home Inspection Checklist: What to Look At and Ask

Home inspection checklist: what to look at and ask

Use this to prepare questions and to notice things alongside your inspector, not to replace one. The inspector's written report governs. General information, not legal advice. Ticks are saved in this browser only.

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Before inspection day

• Hire a licensed inspector and ask what the inspection does and does not cover.
• Plan to attend, at least for the walk-through at the end.
• Bring a flashlight, a notepad and your phone for photos.
• Ask, through your agent, for any records of repairs and upgrades the seller has.

Roof and exterior

• Ask the inspector to describe the roof's condition, and what they could and could not see from where they stood.
• Look at gutters and downspouts: where does the water go when it leaves the roof?
• Check whether the ground slopes away from the house or toward it.
• Look at siding, trim and paint for gaps, soft spots or peeling.
• Look at the seals around windows and exterior doors.
• Test decks, railings and steps by hand, and ask about how they are attached.

Structure and foundation

• Urgent: Point out any cracks you see in the foundation and ask what the inspector makes of them.
• Notice doors and windows that stick or do not close squarely, and mention them.
• Walk the floors and notice slopes, bounces or soft spots.
• Ask whether anything about the structure should be looked at by a structural specialist.

  A general inspection may recommend a specialist. The report should say so.

Plumbing

• Run every faucet and shower, and watch how fast each drains.
• Look under sinks for stains, drips or a musty smell.
• Flush each toilet and check that it is firm at the base.
• Find the water heater and ask the inspector what they can tell you about its age and condition.
• Ask the seller or inspector to show you where the main water shut-off is.

Electrical

• Have the inspector open the main panel with you and explain what they see.
• Test outlets and switches in each room, and note any that do not work.
• Ask about the outlets near water in kitchens, baths and outdoors.
• Check that smoke and carbon monoxide alarms are present and working.
• Urgent: Ask whether a licensed electrician should take a closer look at anything.

Heating and cooling

• Ask the inspector to run the heat and the air conditioning, if the weather allows.
• Look at filters, vents and returns, and ask when they were last serviced.
• Ask for maintenance records for the equipment.
• Find out what fuel each system uses and where it is shut off.
• If there is a fireplace or chimney, ask whether a separate chimney inspection is advised.

Interior

• Look at ceilings and walls for stains, patches and fresh paint in odd places.
• Open and close every window, and check the locks.
• Open and close every interior door.
• Run the appliances that come with the house, if the seller has said they stay.
• Take note of smells, and say so out loud to the inspector.

Attic, basement and crawlspace

• Ask the inspector to look at the attic insulation, ventilation and the underside of the roof.
• Look in the basement or crawlspace for water marks, stains or dampness.
• Ask whether there are signs of pests, and whether a separate pest inspection is advised.
• Ask whether testing for things like mold or radon is something the inspector offers or recommends.
• Ask how water is meant to leave the basement, such as a sump pump or drains.

After the report

• Read the whole report, including the pages with photos.

  The report, not your memory of the day or this checklist, is what governs.

• Sort the findings into safety, major repair and minor, then decide what to ask the seller for.
• Get a qualified contractor's opinion on anything large before your deadline runs out.
• Remember that the lender's appraisal is a different job: it estimates what the home is worth.

  CFPB says the lender uses an appraisal to decide how much the home is worth and that an independent appraiser conducts it.

  Source: CFPB, Loan Estimate explainer

• Urgent: If a finding affects your contract, ask a real estate attorney how to respond.

Sources (1)

1. CFPB, Loan Estimate explainer consumerfinance.gov

In short: Go to the inspection, bring a light and a notepad, and ask the inspector about each area of the house. The written report governs, and some findings will call for a specialist's separate inspection.

A home inspection is the one chance to have a trained person look closely at a house before you own it. This checklist is for buyers who plan to be there. It will not make you an inspector, and it is not meant to. It gives you things to look at, and questions to put to the person who is, so that you leave the day understanding the house rather than only holding a report.

What this list can and cannot do

The inspector's written report governs. If this list and the report disagree, believe the report, and ask the inspector to explain the difference. This page is general information and does not offer legal advice or an opinion on any particular property. Ask a licensed inspector what is wrong with a house, and ask a real estate attorney what to do when a finding touches your contract.

It also does not set prices. What a repair costs depends on the house, the region and the contractor, and none of those are known here. Get quotes from qualified people, in writing, before you decide what to ask the seller for.

Specialized inspections

A general inspection looks broadly. Some things need a closer look from a specialist, and a good inspector will say so in the report: a roof, a chimney, the foundation, the electrical system, pests, or testing for mold or radon. The list has an item in nearly every section that reminds you to ask. If the inspector recommends a specialist, find out whether your contract gives you enough time to hire one, and ask your agent or attorney before the deadline passes.

Worked example: standing at the water heater

Say you reach the utility closet during the inspection. Rather than just glancing in, you can ask three things. What can you tell about this unit's age and condition? Where is the shut-off for the water, and can you show me? Is there anything here that deserves a plumber's opinion? Write the answers in your notes beside a photo. Later, when the report arrives, find the same item and see whether it says what you were told on site. If the written version is less specific, or says something different, ask the inspector for a clarification before your deadline.

The same pattern works everywhere on the list: look, ask, photograph, then check the report.

Inspection is not appraisal

People mix these up. CFPB describes an appraisal as how the lender decides how much the home is worth, conducted by an independent, professional appraiser, and says you have a right to receive a copy. An inspection checks the condition of the house, and you hire the inspector for your own sake. A clean inspection does not guarantee the appraisal, and an appraisal does not tell you whether the roof is sound.

After the day

Read the full report, photos included. Sort findings by how much they matter to your safety, your budget and your plans. Decide what to request, and put the request in writing before the deadline in your contract. The repair request letter can help with the wording, and the final walk-through is where you confirm the fixes were made.

Questions people ask

Should I go to the inspection?

It is a good habit. You hear the inspector's explanations in context and can see problems with your own eyes, which a report with photos cannot fully replace.

What if the inspector finds a lot?

Do not decide on the spot. Ask which items are safety concerns, which need a specialist, and which are ordinary wear. Then talk to your agent or a real estate attorney about your options under the contract.

Can I skip the inspection?

That is a decision about risk and your contract, so talk it over with an attorney first. This page cannot make it for you.

For the full path around the inspection, see the home buying timeline.

Sources

1. CFPB, Loan Estimate explainer consumerfinance.gov