If you are in the process of purchasing a home, it is essential to avoid any costly surprises. A licensed home inspector can help you determine the condition of the home you are interested in buying. This way, you will not be left in the dark about any potential issues.
Although the average cost of a home inspection ranges from $300 to $500, it is a crucial step in the home buying process that should not be overlooked. Some buyers may choose to forgo a home inspection to expedite the closing process or to stand out in a competitive market. However, it is generally best to include an inspection contingency in your offer.
Whether you are purchasing your first home in Boise, ID or settling into retirement in Bozeman, MT, this home inspection checklist will help you understand what to expect during the inspection process once you have found the perfect property.
Home Inspection Checklist for Buyers
Once your offer has been accepted, the next step for the buyer is usually the home inspection. Home inspectors carefully examine visible and accessible areas of the home for any signs of aging, wear, or potential safety concerns.
Use this checklist during your home inspection to familiarize yourself with what will be assessed and what to pay attention to during your walkthrough.
Home Exterior
- Roof Condition: Check for missing shingles, signs of aging, or damage
- Gutters and Downspouts: Ensure they are secure, clear, and draining properly
- Siding and Trim: Look for rot, cracks, or peeling paint
- Windows and Doors: Check for proper sealing, damage, and ease of opening
- Yard Grading and Drainage: Ensure the yard slopes away from the house
- Driveways, Walkways, Steps, and Patios: Look for cracks or uneven surfaces
- Decks, Porches, and Railings: Check for structural safety and stability
- Visible Foundation: Look for cracks or signs of moisture
Home Interior
- Floors: Ensure they are level, solid, and free of soft spots
- Doors and Windows: Check if they open/close easily and lock securely
- No Stains or Water Marks: Look for any on ceilings or walls
- Interior Stairs and Railings: Ensure they are secure and not loose
- Smoke and Carbon Monoxide Detectors: Check if they are present and working
- Walls, Ceilings, and Floors: Look for cracks, unevenness, or stains
- Sagging or Bowing: Check for signs in floors or ceilings
- Signs of Shifting or Settling: Look for any in the structure
- Visible Signs: Check for bad repairs or DIY work
Electrical
- Main Electrical Panel: Ensure it is clean, properly labeled, and free of rust or scorch marks
- Circuit Breakers: Check if they are working properly without signs of overloading
- Outlets and Light Switches: Ensure they are functional and properly grounded
- Proper Outlet Protection: Check in bathrooms, kitchen, garage, and outdoor areas
- Light Fixtures and Ceiling Fans: Ensure they are secure, working, and wired correctly
Plumbing
- Good Water Pressure: Check flow from faucets and showers
- Drainage Speed and Function: Ensure there are no backups or slow drains
- Visible Pipes: Look under sinks and in basement/crawl space for leaks or corrosion
- Water Heater: Check its age, condition, and signs of rust or leakage
- Functional Shut-Off Valves: Ensure they are working and visible plumbing connections
Heating, Cooling, and Ventilation
- Furnace and Air Conditioner: Check for proper operation
- Airflow: Ensure airflow from vents
- Check the age and condition of HVAC units
- Thermostat Function: Ensure it is working correctly
- Filter Cleanliness: Check the cleanliness of the filter
- Visible Ductwork: Ensure it is secure, clean, and undamaged
Kitchen and Laundry
- Built-In Appliances: Check if the oven, stove, microwave, and dishwasher are working
- Range Hood or Vent: Ensure it is clean and venting properly
- Sink Plumbing: Check for leaks and proper drainage
- Washer/Dryer Hookups: If available, check their condition
- Cabinet Condition: Ensure cabinets are in good condition and properly attached
Bathrooms
- Water Pressure and Temperature: Check both
- Shower, Tub, and Sink Drainage: Ensure they are working properly
- Toilet Function and Stability: Check for stability and proper function
- Tile, Caulking, and Grout: Look for water damage, mold, cracks
- Exhaust Fan: Ensure it is operating correctly and venting properly
Attic, Basement, and Crawl Space
- Check for proper insulation and ventilation
- Look for signs of leaks, moisture, mold, or pests
- Inspect the roof structure from the inside for any sagging or water damage
- Ensure the sump pump in the basement is functioning properly
Garage and Safety
- Garage Door: Ensure it opens smoothly with working sensors
- Check for proper fire separation between the garage and house
- Inspect handrails and stairs for safety
- Ensure there are smoke and CO detectors in the correct locations
- Check the condition of the fireplace or wood stove
What Does a Home Inspector Not Look At?
While home inspections cover a wide range of areas, there are certain things that inspectors typically do not assess. Inspectors usually focus on visible and easily accessible parts of the home, so anything hidden or specialized may not be included in the final report. Your home inspector is unlikely to inspect:
- Inside Walls or Ceilings: Anything hidden behind drywall
- Underground Pipes or Septic Systems
- Swimming Pools, Hot Tubs, or Sprinkler Systems: Unless specifically requested as an add-on
- Pest or Termite Infestations: A separate pest inspection is usually required
- Mold, Asbestos, or Lead Paint Testing
- Chimney Interiors or Flues
- Code Compliance or Permit Verification
- Cosmetic Issues: Such as chipped paint or worn carpet
- Environmental Hazards: Such as radon, unless tested separately
- Appliances Not Permanently Installed: Like washers and dryers
Some items on this list, such as mold, radon, asbestos, or septic systems, may be available as additional services or through a separate specialist inspector.
How to Find a Home Inspector
One way to locate a reputable home inspector is to ask your real estate agent, as they often have a network of trusted professionals they work with regularly.
You can also visit websites like ASHI or InterNACHI to find certified inspectors with extensive experience. Make sure to read reviews and request a sample report to understand what to expect.
Lastly, ensure that the home inspector you choose is available to conduct the inspection within the inspection contingency period specified in your contract, typically 5-10 days after the offer is accepted.
Home Inspection Checklist Tips for Buyers
To maximize the value of your home inspection, accompany the inspector during the walkthrough. This allows you to ask questions, address any concerns, and learn which repairs are urgent versus those that can be deferred.
Take notes and photographs of any areas of interest, and carefully review the full inspection report before proceeding. Consult with your real estate agent to determine if any negotiations are necessary or if the property may not be the right fit based on the inspection findings.
A home inspection is designed to empower and safeguard you as the buyer. By utilizing this home inspection checklist, you can approach the inspection with confidence, knowing that your peace of mind and investment are being protected.
FAQs About Home Inspections