Home Inspection Checklist
for Buyers

The exterior tells you more than most buyers realize. Issues here translate directly to interior damage.

• Roof age, material, and condition (look for granular loss, missing shingles, flashing issues)
• Gutter and downspout condition, including downspout extensions
• Grading and drainage away from the foundation (10% slope minimum)
• Foundation visible exterior — cracks, settlement, water staining
• Siding condition, caulking, and paint integrity
• Window and door exterior caulking and flashing
• Driveway and walkway condition, settlement, cracks
• Deck and porch structural condition, ledger board attachment
• Outdoor electrical: outlets, exterior lighting, service entrance
• Trees and landscaping risks (proximity, root concerns, fall hazards)

Most expensive system in the house. Issues here lead to interior damage, mold, and structural problems.

• Shingle condition, age, granular loss, curling, missing pieces
• Flashing at all penetrations: chimney, vents, skylights
• Kick-out flashing where roof meets vertical wall (commonly missing)
• Attic insulation type, depth, and coverage
• Attic ventilation: ridge vent, soffit vents, gable vents
• Attic structure: rafters, trusses, signs of moisture or pest activity
• Recessed light fixtures in ceiling: covered by insulation hazard
• Bathroom exhaust ventilation: vented to exterior, not to attic

Safety system. Inspector findings here can be dealbreakers or quick fixes — knowing which is critical.

• Service entrance, meter, and main panel condition
• Panel brand and model (Federal Pacific, Zinsco, Pushmatic = serious concern)
• Amperage (100A minimum for most homes, 200A modern standard)
• Branch wiring type (knob-and-tube, aluminum branch = concerns)
• GFCI protection: kitchen, bathrooms, exterior, garage, basement
• AFCI protection: bedrooms (NEC 2014+) and additional areas
• Visible junction boxes, cover plates, exposed wiring
• Smoke detector and carbon monoxide detector presence

Hidden defects here cause the most expensive surprise repairs after closing.

• Supply line material (copper, PEX, PB = concern, galvanized = concern)
• Drain line material (PVC, ABS, cast iron condition)
• Water heater age, capacity, type, condition, expansion tank, T&P valve
• Functional flow at all fixtures, pressure check
• Visible signs of leaks under sinks, around toilets, at supply lines
• Main water shutoff and accessibility
• Water heater venting (especially gas units)
• Sewer line condition (camera scope recommended for 25+ year homes)

Replacement cost is significant. Age and condition determine immediate need.

• System type: furnace, heat pump, boiler, mini-split
• Equipment age (visible nameplate, serial number decode)
• Functional operation in heating and cooling modes
• Filter type, condition, recent change indicators
• Ductwork condition, insulation, accessibility
• Combustion air supply for fuel-burning appliances
• Refrigerant line condition, insulation, leak indicators
• Thermostat function and condition

The most consequential system. Movement or moisture issues here drive thousands in repairs.

• Foundation type: poured concrete, block, stone, slab, crawl
• Visible cracks: location, pattern, width, direction
• Settlement indicators: doors not closing, floor slope, separations
• Moisture staining or efflorescence on foundation walls
• Basement floor condition, cracks, moisture
• Crawl space access, vapor barrier, condition
• Visible structural support: columns, beams, framing
• Sump pump presence, age, function (if applicable)