Purchasing a home is one of the biggest financial investments most people will make in their lifetime. To avoid an unpleasant surprise down the road, it is critically important for buyers to understand the true condition of a property before completing the sale. A professional home inspection allows potential buyers to evaluate the overall quality and identify any issues that need addressing.
For sellers, having an inspection done before listing the home can reveal defects that should be repaired to maximize attractiveness and value for buyers. This article contains a complete home inspection checklist for buyers and sellers, which inspectors should look for every part of the property.
Why Get a Home Inspection?
There are many benefits to getting an impartial home inspection completed rather than just viewing the property yourself as a buyer:
- Gain an unbiased, expert evaluation of the home’s condition from licensed professionals trained to identify issues. Inspectors have extensive technical knowledge of home construction and systems.
- Uncover hidden defects not observable by the untrained eye, such as early signs of water damage behind walls, faulty wiring, or cracked foundations.
- Receive a detailed inspection report outlining any recommended repairs, along with estimated costs. This information can provide negotiation leverage as a buyer.
- Avoid unexpected expenses after purchasing by revealing problems prior to closing. Thorough inspections give buyers added peace of mind.
- Enhance marketability as a seller by making repairs to defects found during inspection. This enables listing the property in optimal condition.
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Choosing a Home Inspector
It is important to pick an experienced, qualified home inspector to provide a credible, comprehensive inspection report. Consider these tips when selecting an inspector:
- Verify proper licensing in your state and current liability insurance coverage.
- Look for membership in professional organizations like the American Society of Home Inspectors (ASHI) or International Association of Certified Home Inspectors (InterNACHI).
- Check credentials and read reviews online to confirm an established reputation built over years of inspections.
- Ask about their inspection process – do they provide a written report with photos? How long is a typical inspection? What types of tools and equipment are used?
- Compare multiple inspectors before deciding; look for responsiveness and one whose expertise matches your home.
- For older homes, especially, seek out an inspector with experience evaluating historic homes or your home’s particular structural style.
Exterior Inspection Checklist
The home’s exterior and outdoor areas will all be thoroughly examined:
Roof: condition of roof coverings, flashing, skylights, and chimneys. Signs of leakage, damage, or aging surfaces.
Exterior walls: siding condition and proper installation. Paint/stain condition. Window/door trim. Signs of cracks, moisture issues, and pests. Proper clearance between soil and siding.
Windows/doors: cracks, alignment, weather stripping, screens/hardware, locks, ease of operation.
Attached porches/decks: railings, steps, and supports checked for proper build and condition. Safety issues.
Garage: operation of doors and openers. Fire separation between living spaces.
Driveways/walkways: cracks, condition, drainage for water to flow away from home.
Landscaping: proper drainage slope away from the foundation. Plants/trees too close to home.
Retaining walls: condition, signs of bulging or failure.
Exterior outlets: GFCI protection, proper operation.
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Structure and Foundation Checklist
Inspectors will closely evaluate the structural integrity as well as the condition of the foundation:
- Foundation: condition of foundation walls and slabs. Signs of cracks, moisture issues, and failure. Anchor bolts securing walls were checked.
- Framing: evidence of sagging floors or roofs, improper spans, or warped wood.
- Basement/crawlspace: signs of moisture or standing water. Condition of support posts/beams. Insulation, ventilation.
- Attic: roof frame, ventilation, insulation level. Signs of leaks, pests, and condensation issues.
- Masonry: condition of components and mortar joints. Evidence of cracking, shifting, and deterioration.
- Grading/drainage: proper slope away from home. Downspout extensions direct water away.
Roof Inspection Checklist
The roof will be put through a thorough inspection:
- Roof age, layers, and type
- Condition of coverings – shingles, metal, tile, slate, membrane
- Flashing around penetrations
- Valleys, transitions, and seams properly sealed
- Soffits, fascia, and exposed fasteners
- Skylights sealed properly; no fogging
- Chimney condition, flashing, moisture penetration
- Evidence of leaks – stains, mildew, and moss
- Gutters and downspouts – debris, attachments, seams, and water drainage
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Plumbing Inspection Checklist
The home’s supply and drainage systems will be evaluated:
- Water supply – public/private source. Shutoff valves, supply line condition. Water pressure/flow.
- Drain, waste, and vent pipes – condition, support, slopes, vent piping, traps. Signs of leakage or corrosion.
- Fixtures – water pressure/drainage, leaks, condition of faucets, showers, toilets, and tubs.
- Water heater – age, corrosion, safety mechanisms (TPR valve, seismic strapping)
- Fuel system – gas lines/fittings condition and proper installation. Shut-off valves are present. Testing for leaks.
- Sump pump – proper installation; outlet draining away from home.
Electrical Systems Inspection
Inspectors will conduct thorough testing of the home’s electrical systems:
- Main and subpanels – capacity, wiring, grounding/bonding, overfusing. Condition of components.
- Wiring – exposed wires are properly secured with appropriate materials for environment. Light fixtures were checked.
- Switches/receptacles – GFCI protection, covers, and operation.
- Smoke/CO detectors – locations, operation, and interconnection as required.
- Disconnect/service drop – grounding, connections, clearance from power lines. Underground lateral inspection.
- Electrical accessories – doorbell, alarms, low voltage lighting, and A/V wiring.
HVAC Inspection Checklist
The home’s heating and cooling systems will be evaluated:
- Heating – age, type, condition. Heat exchangers, fuel lines, and thermostats operation.
- Cooling – age, type, condition. Thermostats, venting, and ductwork are verified. Temperatures at supply/return vents were checked.
- Ducts – condition, supports, insulation, and venting. Airflow, disconnects. Filters checked.
- Chimneys/flues – condition, height, cap, draft reversal potential.
- Combustion air – adequate ventilation around fuel burning appliances is confirmed.
Interior Inspection Checklist
The interior spaces will be examined for proper condition:
- Walls/ceilings/floors – condition of surfaces, water damage, or stains. Levelness of floors, signs of sloping.
- Doors/windows – condition, hardware, glazing, and safety glazing as needed. Weatherstripping.
- Insulation – presence, type, and depth in walls, attics, and floors. Vapor barriers.
- Ventilation – exhaust fans, undercut doors, window operation.
- Fireplace/stove – installation, hearth, clearances. Chimney lining, cap. Damper operation.
- Stairs – dimensions, rails, lighting, and gripable handrails.
- Kitchen – appliances operation. Plumbing and gas connections. Cabinets, counters.
- Bathrooms – plumbing fixtures, exhaust fans, cabinets/counters.
- Laundry – washer/dryer connections, venting. Hot and cold water supply.
- Garage – fire separation, access hatch seals. Operation of doors/openers.
Pools and Spas Inspection
For homes with pools or hot tubs, the inspection will cover:
- Operation of pumps, filters, and heaters
- Plumbing condition
- Surrounding decking condition
- Proper bonding and grounding
- Presence of required safety barriers and self-closing gates
- Fencing height clearance standards
- GFCI protected outdoor fixtures
- Presence of required safety equipment
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What’s Not Inspected?
While home inspections are comprehensive, there are limitations on what is included:
- Estimating remaining life of systems or components
- Items concealed behind walls or underground
- Recalled products or hazardous materials
- Environmental hazards like asbestos or lead
- Pests or wood-destroying organisms
- Security systems
- Flood zone determination
- Building code or permit compliance
- Radio-controlled devices, remote controls, and low voltage landscaping lighting
Specialized inspections can be ordered to further analyze any of these elements.
The Home Inspection Report
The inspector will produce a written home inspection report detailing their findings. Typical reports include:
- Overview summarizing major issues discovered
- Description of systems and components inspected
- Details on any deficiencies noted
- Photographs documenting problems
- Recommendations for repairs and estimated costs
- Disclosure on inspection limitations
As the buyer, be sure to thoroughly review the inspection report before closing and use it to request any repairs from the seller.
Home Inspection Cost
Home inspection fees are primarily based on the size of the home and additional features to be examined. The average cost ranges from $300-$500, but large properties requiring extensive time usually run higher. Inspection of pools, multiple HVAC systems, and additional features also increases costs. Payment is typically due on the day of inspection upon completion.
Inspection Checklist for Sellers
Sellers can benefit from inspecting their own home prior to listing it on the market. Here are some tips to prepare for the eventual buyer’s inspection:
- Declutter to make all areas accessible
- Make minor cosmetic improvements – fresh paint, landscaping, exterior power wash
- Clean gutters, check drainage slopes direct water away from foundation
- Seal any exterior cracks around windows, doors, and foundations
- Update any systems nearing end of lifespan, like older roofs or furnaces.
- Fix minor plumbing leaks – dripping faucets, running toilet, clogged drains
- Caulk sinks, tubs, and counters. Re-grout tile as needed.
- Test smoke/CO detectors and replace batteries as required
- Replace cracked/damaged window panes
- Upgrade insulation if needed
- Exterminate any pest infestations
- Clear debris from gutters/underground drainage pipes
- Prune trees/shrubs contacting exterior of home
- Repair damaged siding, fascia, shutters, and stairs
- Fix sticky windows, doors, cabinets and drawers
To Recap
A professional home inspection provides buyers with an objective, unbiased analysis of the true condition of the entire property. For sellers, an inspection pinpoints the necessary fixes to attract buyers. Understanding exactly what inspectors look for removes unwanted surprises from the transaction and enables parties to enter a deal with full transparency. By thoroughly evaluating all of a home’s systems and structures using this comprehensive home inspection checklist, buyers and sellers can feel confident they are making an informed decision.
FAQs About Home Inspections
What items should I request the seller fix after inspection?
Focus requests on issues impacting livability, safety, or major systems like roofs, electrical, HVAC, plumbing, and foundations. Minor cosmetic fixes can likely be left alone.
Do buyers have to attend the home inspection?
It is highly recommended that buyers attend to better understand the home’s condition by observing and asking questions, but it is not an absolute requirement.
Can a home inspection be stopped once it has started?
Once begun, an inspection must be fully completed to satisfy the inspection contingency clause. Stopping midway could put earnest money deposits at risk of being forfeited.
What if problems are found during the inspection?
Notify your real estate agent immediately if defects are identified, and negotiate with the seller on repairs, credits, or price adjustments.
What is the deadline for completing repairs after inspection?
The purchase agreement usually specifies a timeframe for finishing repairs after inspection, often 7-14 days. Ensure repairs are done properly and permits pulled.
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