Home Inspection Checklist

How the Checklist Is Built

A visual examination covers each primary system of the house from the ground up. The inspector evaluates the roof, structure, foundation, water and drainage, electrical systems, plumbing, heating and cooling, attic, insulation, interior, exterior, and grading. During this review, certain conditions serve as immediate warning signs. Horizontal or wide foundation cracks serve as red flag conditions. Active roof leaks are another major red flag. Soil sloping toward the house is also flagged as a warning condition.

Standard inspections follow defined professional guidelines, such as the ASHI standards of practice, which intentionally exclude specialized items. The EPA radon guidance recommends testing all homes below the third floor, so add a radon test. Buyers must arrange separate add-on inspections for radon, mold, wood-destroying insects, and swimming pools. The checklist adds a sewer-line camera scope for older homes on city sewer, a septic inspection for a septic system, and a well water test for a private well. You can track these extra evaluations alongside your broader purchase timeline using our home buying checklist.

The construction date of a home introduces distinct hazards that call for era-specific checks. For houses built before 1978, sellers must comply with the EPA real estate disclosure rules by disclosing known lead-based paint, providing an informational pamphlet, and granting a 10-day window to test. Polybutylene water supply pipes were common in homes built from about 1978 to 1995. Consumer Product Safety Commission (CPSC) guidance notes aluminum branch wiring was used in some homes built from the mid-1960s to the mid-1970s. Knob-and-tube wiring turns up in older homes, mostly those built before 1950. Plumbing installed before 1986 may include lead pipes or lead solder, while older insulation, flooring tiles, and duct wrap may harbor asbestos fibers that should remain undisturbed.

Foundation type and condo ownership both change the list. Basement adds water lines, efflorescence and the sump pump. Crawlspace adds standing water, the vapor barrier and wood rot, and Slab adds floor cracks and under-slab leaks. Not sure shows both the basement and crawlspace checks. For condominiums, the checklist hides the roof, exterior, structure, foundation, attic, and insulation sections while adding condo-specific checks.

Regional climate switches adapt the checklist to local environmental stresses. In cold climates where winters reach freezing, inspectors check pipe insulation in unheated spaces, verify the main water shutoff valve, and test the heating system. On a hurricane-prone coast, the list adds the roof's age and how it is attached, and whether windows are impact-rated or have shutters. Wildfire zones call for defensible space clearing around the perimeter, ember-resistant attic vents, and fire-resistant roofing materials. In an earthquake area, a house built before 1978 adds a check that the frame is bolted to the foundation. If you are selling, the home selling checklist covers the repairs to make before you list.

Plan to attend the inspection in person and bring your printed checklist to record notes as the inspector works. When the written report arrives, sort the defects into three distinct groups: immediate safety hazards, failing major mechanical systems, and cosmetic flaws. Gather repair estimates from licensed trade contractors for the serious structural and mechanical defects. Use those concrete contractor quotes to negotiate repair credits or price adjustments before your contractual inspection contingency expires. After agreements are settled, verify that every negotiated repair was completed properly by following our final walkthrough checklist.

A worked example

In our internal comparison, we ran the checklist's rules for two example homes to evaluate how the list adapts across property types and eras. The complete library contains 62 total inspection items across all structural, mechanical, environmental, and climate categories.

Scenario A evaluated a slab-foundation single-family house built after 2000 in Phoenix, Arizona, with the regional presets for freezing winters and wildfire exposure active. The rules kept 43 of the 62 items. Scenario B evaluated a home built before 1950 with a full basement in Boston, Massachusetts, with freezing winter conditions active. The rules kept 48 of the 62 items. This scenario added checks for knob-and-tube wiring, galvanized supply lines, lead solder, suspect asbestos insulation, peeling lead-era paint, and a sewer-line camera scope.

Common mistakes to avoid

• Assuming a standard home inspection covers radon, sewer pipes, or pest damage without scheduling specialized add-on services.
• Skipping the inspection instead of walking the property with the inspector to ask questions.
• Treating minor cosmetic wear, such as scuffed baseboards or chipped trim paint, as leverage for major contractual price negotiations.
• Failing to get written repair estimates from licensed contractors before the contractual contingency deadline expires.
• Neglecting to confirm that all agreed repairs were completed satisfactorily before signing closing documents.

Frequently asked questions

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