Home Inspection Checklist: What Do Home Inspectors Look For

One of the most nerve-wracking parts of buying a house is the home inspection. During this appointment, an experienced professional will review every aspect of the house and identify potential issues with the property.

The inspection is not a pass-fail test and the inspector will not give your future home a grade based on its quality. Instead, the goal is to provide an objective view of the property so you feel confident moving forward with the purchase process. 

It can be hard for buyers to face all of the potential flaws in their future house, but the home inspection is essential for identifying any potential deal breakers. If there is a significant issue, you, as the buyer, need to know about it. Even if you move forward with the purchase process, you may decide to renegotiate the sales price or ask for concessions based on the necessary repairs the inspector finds. 

But what do home inspectors look for? If you are new to the home inspection process, take some time to learn how inspectors approach houses and what they include in their reports. This will make you more prepared to read your inspection report when it comes in. 

One more thing: you can absolutely attend the home inspection. Some inspectors will walk buyers through each step of the process so you can see any potential issues with your home first-hand. Don’t let the seller, inspector, or any real estate professional keep you from attending your inspection appointment.

Exterior Inspection Checklist

The exterior is the outer shell that protects your family and belongings from the elements. This outer shell needs to withstand day-to-day wear, major weather events, and the long-term degradation of the house.

Regardless of whether you are buying a new construction home or a historic bungalow, the exterior home inspection is one of the most important parts. A strong shell can support the rest of the systems inside the home.

Roof

One of the first things the home inspector will do is climb onto your roof. They want to confirm that it is free of leaks or damage so it can withstand any natural elements. Here are a few things that the inspector will evaluate on your roof: 

• Missing or damaged shingles
• Signs of physical damage that could cause leaks
• Pooling water, damp areas, or signs of unwanted moisture
• Sagging or uneven areas
• Debris accumulation 
• Areas that are more worn than others 
• The condition of the gutters, downspouts, and facia 

The inspector might also look above your roof for any overhanging tree limbs that could potentially cause damage during a storm. Tree limbs can also become superhighways for rodents to climb onto the roof in an attempt to get inside the home. 

Your inspector likely won’t be able to determine the age of the roof, but they can report on its condition.

Foundation

The foundation is the next part of the outer shell that home inspectors look at. They may climb down into your crawl space if you have one or provide a walk-around inspection of the home’s exterior. 

Home inspectors look for cracks or signs that the house is settling. They also might look for clues about foundation issues inside if the doors don’t close properly or if the floors are angled. 

Water is another key indicator that inspectors look for. They will take pictures of pooling water, signs of water damage, or poor drainage. Water can harm a home in several ways, from hurting the foundation to causing mold growth. Most certified home inspectors will document any presence of water or excess moisture. 

Learn more about buying a house with foundation issues so you can decide how to move forward if the inspector finds anything concerning.

Siding and Exterior Walls

The home inspector will look at the exterior walls when evaluating the foundation, but they can also provide stand-alone insights into the appearance of these structures. They will look for signs of damage, rot, or decay that could affect the stability of your home. The inspector will also evaluate the condition of the paint and siding materials.

Peeling paint can make a house look worn. It is certainly an aesthetic problem, but can also be an indicator of other issues. Water can seep into the wood siding if the paint and other exterior sealants have worn away. This water can lead to mold growth or the decay of your exterior walls. This is why buyers shouldn’t overlook seemingly cosmetic issues.  

Windows and Doors

The last part of your home’s shell that the home inspector will evaluate is your windows and doors. Here are a few things your inspector will look at when checking on these aspects of your home. 

• The windows and doors should provide proper insulation for the home. 
• The doors should close and lock securely, without any gaps.
• The windows should be able to open, close, and stay up on their own. This is a safety requirement. 
• There shouldn’t be any visible demand on the windows and doors. 

The home inspector will also look for signs of moisture around the window and door frames. They want to see if the windows are likely to leak during a storm, which can harm the framing around them. Leaking windows can rot wood and provide environments for mold to grow.

Interior Inspection Checklist

Once your home inspector completes the review of the outer shell, they can move into the home to evaluate the various internal systems that make your house livable. Seemingly minor issues with plumbing or electrical systems can become expensive and even dangerous problems.

The home inspection can identify these problems and help you estimate the repair costs associated with them.

Plumbing

The first part of the interior home inspection evaluates the home’s plumbing. The inspector will look for any signs of leaks or issues with your pipes, faucets, and fixtures. Even minor issues with your plumbing can add up.

The EPA estimates that a faucet that leaks one drop per second can waste 3,000 gallons of water per year. This is the equivalent of 180 showers. Any plumbing problems will cost you money by raising your water bill until you repair them. 

The inspector will also check the water pressure of the home and evaluate the condition of the water heater. While they are checking the home’s ability to produce hot water, they will also inspect the drainage of each sink or shower. While clogs can be caused by hair and grime accumulation, they could also be warning signs of bigger issues with the pipes. 

Not only are plumbing issues expensive to repair and costly to your water bill, but they can also damage your home. Leaking water can rot wood, cause mold to grow, and create unsafe living conditions.

Electrical System

Checking the electrical systems is also an essential part of the home inspection. Electrical issues are one of the leading causes of house fires in the United States, which is why safe wiring practices are essential. 

Most home inspectors start with the electrical panel, ensuring everything is up to code and labeled correctly. The panels also need enough power to support the electric needs of the household. Home inspectors will then move on to the electrical outlets to make sure they all work and there aren’t any signs of smoke or sparks.  

This can be a dangerous part of the home inspection and it is why you need to hire a professional. A licensed home inspector can thoroughly evaluate your electrical system while protecting themselves from electrocution.

HVAC System

According to the National Society of Home Inspectors, it can cost between $5,000 to $12,000 to replace an HVAC system. Your heating and cooling systems are essential for keeping you comfortable in your home throughout the year. Not only do they provide climate control, but they also manage your home’s humidity levels. 

Your inspector will check the age and efficiency of the HVAC unit, while also evaluating the state of the ducts and filters. They will measure how cold the air is in different vents to see if the HVAC system can push cold air effectively throughout the house. 

Like water leaks, HVAC leaks can be expensive. Your system may run for longer than you want, driving up your electric bill and cooling areas of the house that don’t need it.

Attic and Insulation

Home inspections are sweaty and dirty jobs. Your inspector will climb into the attic – if your home has one – and check the state of the home’s insulation. Attics can get exceptionally hot in the summer, and the insulation is the first line of defense to keep that hot air out of your home. Good insulation will also keep cool air inside your living space, helping with your electric bills. 

Along with reporting on the insulation, the inspection report will also confirm there is proper attic ventilation to keep your family safe. It will also highlight any signs of pests, rodents, or other unwanted houseguests. Signs of water damage in the attic can also indicate current or former problems with the roof.  

Basement and Crawl Spaces

Entering the crawl space is the next dirty part of the home inspection. These spaces offer little room to move around but play an essential role in supporting your foundation while keeping water out of your home. 

In this part of the home inspection checklist, the professional you hire will look for moisture, mold, or signs of water damage. This is also where they inspect the foundation for cracks or structural issues.

Another key part of the basement inspection is radon testing. Radon is a natural, invisible, and odorless gas that can cause lung cancer if left unchecked. Radon accumulates in basements and areas with poor ventilation. Radon testing may be included in your home inspection cost to confirm your future house is safe to reside in.

Structural Inspection Checklist

Your home inspection report will be incredibly detailed and several pages long. Most home inspection professionals take photos throughout the process to give buyers visual references for the issues they find.

Here are a few additional parts of the home inspection checklist that help you better understand the state of your future home:

Walls and Ceilings

Home inspectors evaluate the walls and ceilings of the interior because they are looking for signs of water damage or foundational issues. They search for cracks, stains, or warping of the walls and floors. A minor crack could be an indicator of a bigger issue. 

Unfortunately, it can be hard for inspectors to find every possible issue. They cannot move paintings and other decorations that might hide problems. Your inspector will do their best to evaluate the areas they have access to and look for warning signs of problems that require significant repairs.

Floors

The home inspector will walk across your floors and identify any cracks, damage, or uneven areas. There are multiple causes of flooring problems, some of which are more serious than others. First, uneven or warped floors could indicate water damage or foundation issues.

However, this could also indicate that the seller tried to install flooring by themselves or hired a contractor who did a poor job. These latter causes are less concerning if you plan to replace the floors soon after you move in. 

Even if the flooring problems don’t reflect major structural issues, they can be annoying. Uneven floors are difficult to walk on and can create tripping hazards. You also might have to pay more to remediate uneven surfaces when you eventually start your flooring project.

Stairs and Railings

Your home inspection also includes evaluations of the interior and exterior stairs. Outside, the inspector is looking for signs of rot that could create hazardous conditions when entering or exiting the home. Inside, the inspector wants to make sure you and your family can use the stairs safely.

Uneven stairs, loose railings, unexpected lips, or damaged floorboards can all make a flight of stairs unsafe. Even sure-footed homeowners are at risk of falling when using a bad flight of stairs.

Additional Home Inspection Considerations

There are a few additional parts of a home inspection that are included in your appointment. Here’s how your home professional home inspection will wrap up.

Appliances

Many home inspectors will test the functionality of kitchen and laundry appliances. They will check the burners on the stove, make sure the oven is accurate, and test the washer and dishwasher to confirm they run as expected. However, this is not always included in the inspection. Ask your inspector if they include appliances in their process. 

Testing the appliances also isn’t necessary if the seller is taking them when they move. For example, there is no need to test the washer and dryer if the seller is moving with them.

Fireplace and Chimney

A working fireplace is essential to the home’s safety. Not only is this important if the homeowner wants to have a fire during the cold months of the year, but it can also affect the home’s foundation.

The home inspection report will confirm the chimney has proper ventilation and highlight any signs of damage. The report will also state whether the chimney needs cleaning. 

Even if you buy a house with a clean chimney, it is a good idea to hire a chimney sweep annually before it gets cold.

Garage

Most home inspections cover the functionality of the garage doors. Your inspector will confirm that they open and close without issue. They also want to confirm that the garage door will open if something blocks the sensors or physically hits the door when it is in motion.

This is a safety issue. If a pet or child runs under the garage door when it is closing, a broken sensor might not stop it.

What Home Inspectors Do Not Check

While home inspectors strive to be as thorough as possible during the two to four hours they are in the house, there are some aspects of the property they do not check.

What is included or not included varies by the local laws of the region and even by inspection company. Here are a few things your inspector might not look at: 

• Electrical outlets behind heavy pieces of furniture. They don’t know they are there and won’t move heavy objects to find out. 
• Indoor air quality. While some run radon tests, most inspectors don’t specifically analyze the health of the air. 
• Pest and rodent presence. Many home inspectors can identify signs of unwanted animals and the damage they leave behind, but they will still recommend hiring a specific bug professional for a termite check and other pest analysis. 
• Swimming pools. In most areas, you will need to contact a specific pool professional to evaluate the state of the in-ground pool. 
• Inaccessible areas. If the home inspector cannot get to the attic or safely access the roof, you may receive an incomplete home inspection.
• Anything aesthetic. The wallpaper, cabinets, finishes, blinds, and other interior design elements will not be checked. These should not create hazardous conditions for buyers.  

If you need to hire specialized inspections, like evaluations of your pool or indoor air quality, your real estate agent will work with the listing agent and seller to schedule times for these additional appointments.

It is better to inconvenience the seller with a secondary inspection than to buy a house you don’t feel entirely comfortable with. 

The Home Inspection Cost is Well Worth It

Potential buyers pay between $200 to $500 for their home inspections, but the cost is worth it. Not only is a professional home inspection required by most mortgage companies, but it gives buyers clear information about the state of the home. Buyers can identify any dealbreakers before they take over the home or create plans to make repairs after they move in.

Your real estate agent should attend this appointment with you and walk you through your inspection report. They are a valuable resource to help you understand what the inspector found and what it means for the home-buying process. You don’t have to be an expert contractor or a Realtor to buy a house. Instead, you can rely on these professionals to support you. 

Turn to FastExpert to find a real estate agent who will make buying a home easier. They can guide you through each step of the process and prepare you for the home inspection. Reading the inspection report doesn’t have to be scary. It can be empowering to have a clear understanding of your new home.

Try FastExpert today and take the first steps to buy a home.