Buying a home is often the largest financial commitment that most people will ever make in their lifetime. It can be easy to get excited walking around the open house and seeing all of the decorative paint colors and new furniture. Yet, it doesn’t take long for fresh paint and contemporary decor to disguise millions of dollars worth of structural rot and faulty framing.
Anyone who has been in the market for a home for long understands how hard it can be to distinguish between serious underlying structural or mechanical problems and less expensive cosmetic “fixer-upper” issues. That is why it is so important to take a How To Buy A House Class and learn the inspection process plus what you can negotiate based on findings.
An inspection checklist will help you examine each potential home’s problem areas before you make the irrevocable financial commitment.
1. Examine The Casing & Exterior Structure
A home’s outside shell protects it from the elements. Any damage to exterior structural components will lead to water penetration and interior rot over time.
- Roof Inspection: Take a close look at roofing material. Missing, curled, or damaged shingles signal the need for an entire roof replacement in the near future.
- Gutters & Downspouts: Make sure that gutters are properly attached to the roofline and that downspouts extend far enough away from the foundation.
- Siding Inspection: Check that all exterior materials, wood paneling, or brick facades are free from rot, cracks, or other water penetration issues.
- Elevation & Drainage: The grade should slope downward all around the house to help direct freely flowing water away from structural footings and foundation walls.
2. Foundation & Home Framing
Most foundation repairs are very expensive undertakings, making a thorough foundation inspection one of the best decisions that buyers can make before finalizing a sale.
- Cracked Walls or Ceilings: Hairline cracks are normal and appear often next to windows, doors, or in basement concrete walls. Larger cracks, especially those that appear diagonally, may indicate sagging framing supports.
- Porous or Sagging Floors: Walk around the house and check that the flooring isn’t giving out underfoot or listing slightly to either side.
- Doors & Windows: Test the ease of opening and closing several doors and windows. Sticking or misaligned frames are often the result of house framing torsion caused by foundation issues.
3. Plumbing Issues
Drain lines and unseen water pipes behind walls are often the cause not just of annoying drips, but of significant interior home damage due to water penetration.
- Water Pressure Test: Run both the sink faucet and shower at the same time with water running full force. Test for dramatic pressure loss in either line.
- Drain Inspection: Run sink or tub water and remove the stopper to check if water drains quickly and smoothly. Gurgling sounds indicate a partial obstruction within the drain.
- Water Heater Testing: Find the serial number on the water heater tank. Standard steel tanks only have a 10-12 year service life, and replacement units will be necessary if rust streaks or water stains exist under the unit.
- Cabinet Inspection: Raise sink cabinets and look for wet floor spots or signs of water dripping from upper-level bathroom or kitchen fixtures.
4. Electrical Safety Inspection
Improper electrical connections are a recipe for fire disaster, and electrical work that doesn’t meet current electrical code can cause a home insurance company to refuse coverage for electrical issues.
- Electrical Panel Box: Locate the main circuit breaker box and make sure that connections are secure and that no scorched or discolored wires give away evidence of improper connections.
- Outlets & Switches: Test all switches to make sure that they work and that outlets are all 3-pronged GFCI protected receptacles in locations near sinks and water sources.
- Wiring Types: Older homes that have knob-and-tube or aluminum wiring can sometimes create fire hazards if not replaced entirely according to local electrical code—many home insurance companies will refuse to pay claims involving knob-and-tube wiring.
5. Heating & Air Conditioning Systems
HVAC heating and air conditioning systems are the most labor intensive major appliances in any home. The entire heating system is usually either located in the basement, or in an outdoor condensate chamber with the air handling unit.
- HVAC Age & Maintenance Logs: Ask for copies of HVAC service records, and be prepared to make adjustments to the purchase price or request that major warranty work on these appliances should be transferred to you in case of a purchase default.
- HVAC Unit Capacity & Age: Furnaces typically have a 15-20 year service life, with air conditioning compressors ranging from 10-15 years. Thermostats should be changed out when air conditioning units are replaced.
- HVAC Warm Air Flow Test: Have the thermostat temporarily turned on to test that heat registers are pushing out warm air evenly in all rooms of the house. Check for restricted filters or dirty air intake systems.
6. Interior Room Examination, Attic & Basement Inspections
The interior of a home is where many of the tell-tale signs of needed repairs are most readily apparent. Interior house inspection tips will also reveal some of the least expensive fixes in home improvement projects.
- Water Stains On The Ceiling: Check for dark water stains or ceiling discoloration that could indicate attic roof leaks or water pipe breaks in rooms above.
- Attic Inspection: Determine if the roof sheathing is of sufficient thickness, and if ventilation openings aren’t blocked in ways that might contribute to icicle formation during the winter months.
- Evidence Of Pests or Termites: Check along baseboards and in other dark corners for any sign of insect or rodent activity that might damage framing timbers.
Summary Listing Of Inspection Items By Category
| Home Area | Items To Look At | Most Serious Concern |
| Roof & Gutter Inspection | Shingle age, gutter attachment, downspouts | Missing shingles, water pooling near roof base |
| Foundation And Home Framing | Wall cracks, floor leveling, door alignment | Diagonal cracks larger than 1/4″, sticking doors |
| Plumbing Review | Water pressure, drain speed, water heater age | Water leaks under sinks, rust on water heater |
| Electrical Safety | Panel box, GFCI outlets, wiring type | Scorch marks on panel, knob-and-tube wiring |
| HVAC Equipment Inspection | Furnace age, filter condition, airflow strength | System older than 20 years, no service records |
| Interior Rooms & Attic Inspection | Ceiling stains, insulation depth, pest signs | Yellow ceiling water rings, sawdust near wood beams |
Closing Thoughts About Home Inspection Checklists For Buyers
Thorough inspection of a home before putting any earnest money down helps to ensure that a buyer only takes on reasonable repair costs for the home to be purchased. While minor interior cosmetic issues such as peeling paint or outdated hardware are usually simple weekend projects for most homeowners, repairing major structural issues like foundation failures or new roof replacements must be factored into the overall cost of purchasing a new home.
