Buying a home is probably the largest purchase you’ll ever make, and a home inspection is your best chance to discover problems before you’re committed. A leaking roof, an old electrical panel, or a cracked foundation can cost thousands of dollars to fix. In this guide, you’ll find a complete home inspection checklist with 40 items to review, what a home inspection costs, the red flags to watch for, and how to use the results to negotiate with the seller.
What Is a Home Inspection?
A home inspection is a visual examination of a property’s condition by a licensed or certified professional. The inspector checks the home’s structure, systems, and major components, then gives you a written report with photos and recommendations.
A home inspection is different from an appraisal. The appraisal, required by your lender, estimates the home’s value. The inspection is for you, the buyer, and focuses on the home’s condition. Even if you’re using an FHA or conventional loan or a VA loan, the appraisal doesn’t replace a full inspection.
How Much Does a Home Inspection Cost?
Most standard home inspections cost a few hundred dollars, commonly between about $300 and $500 for an average-sized home. Prices vary by location, home size, and age. Specialized inspections, such as radon, sewer, or termite inspections, usually cost extra.
You typically pay the inspector directly at the time of the inspection. It’s usually not included in your loan, so plan for it alongside your other closing costs.
When Does the Home Inspection Happen?
The inspection usually takes place right after your offer is accepted, during the inspection contingency period. This period is often 7 to 10 days, but it’s negotiable and set in your purchase contract. If the inspection reveals serious problems, the contingency lets you renegotiate or walk away, usually without losing your earnest money.
Schedule the inspection as soon as possible, because repairs and negotiations can delay closing. If your mortgage rate lock has a set expiration date, delays can cost you money.
The Complete Home Inspection Checklist (40 Items)
Use this home inspection checklist to follow along with your inspector and make sure nothing important is missed.
Exterior (6 items)
- Siding, brick, or stucco: cracks, rot, or missing pieces
- Grading and drainage: soil should slope away from the house
- Gutters and downspouts: securely attached and draining away from the foundation
- Windows and exterior doors: damage, rot, or broken seals
- Driveway, walkways, and steps: major cracks or trip hazards
- Decks, porches, and railings: stability and wood rot
Roof (4 items)
- Missing, curling, or damaged shingles
- Flashing around chimneys, vents, and skylights
- Signs of sagging
- Approximate age and remaining life of the roof
Foundation and Structure (4 items)
- Cracks in the foundation walls or slab
- Signs of water in the basement or crawl space
- Sloping floors or doors that don’t close properly
- Condition of beams, joists, and supports
Plumbing (6 items)
- Water pressure in sinks and showers
- Visible leaks under sinks and around toilets
- Type and condition of pipes
- Water heater age, condition, and safety valve
- Drainage speed in sinks, tubs, and showers
- Main water shut-off valve location and condition
Electrical (5 items)
- Electrical panel condition and capacity
- Outdated or unsafe wiring
- Outlets working and properly grounded
- GFCI outlets in kitchens, bathrooms, garages, and outdoors
- Light switches and fixtures working
Heating and Cooling (4 items)
- Furnace or heat pump age and operation
- Air conditioning age and operation
- Air filters and ductwork condition
- Thermostat working properly
Interior (6 items)
- Walls and ceilings: stains, cracks, or signs of leaks
- Floors: damage, soft spots, or unevenness
- Interior doors and windows: open, close, and lock properly
- Stairs and handrails: secure and safe
- Smoke and carbon monoxide detectors present and working
- Fireplace and chimney condition, if present
Kitchen and Bathrooms (3 items)
- Built-in appliances working
- Ventilation fans in kitchen and bathrooms
- Caulking and grout around tubs, showers, and sinks
Attic and Insulation (2 items)
- Insulation level and condition
- Attic ventilation and signs of leaks, mold, or pests
Specialized Inspections to Consider
A general inspection doesn’t cover everything. Depending on the home’s age and location, consider:
- Radon testing: radon is a radioactive gas that can build up in homes. The EPA recommends testing and fixing homes with high levels.
- Termite or wood-destroying insect inspection: often required by lenders in some areas, and VA loans in certain states.
- Sewer line inspection: a camera inspection of the main sewer line, especially in older homes or homes with large trees.
- Lead paint testing: for homes built before 1978. The EPA explains the health risks of lead.
- Mold inspection: if there are signs of water damage or a musty smell.
- Structural engineer: if the inspector finds major foundation concerns.
Red Flags That Should Make You Think Twice
Some issues are minor and normal, especially in older homes. Others can be expensive or dangerous. Pay close attention to:
- Foundation problems, such as large or widening cracks
- Roof near the end of its life, which can cost thousands to replace
- Water damage or active leaks
- Old or unsafe electrical panels and wiring
- Mold, especially in large areas
- Failing heating or cooling systems
- Signs of pests or wood rot in the structure
If the home inspection checklist turns up several of these, get repair estimates before deciding what to do.
How to Prepare for the Home Inspection
- Attend the inspection. It usually takes two to four hours, and you’ll learn a lot about the home.
- Bring this home inspection checklist and a notebook or your phone for photos.
- Ask questions: which issues are urgent, which are normal wear, and what they might cost.
- Check the seller’s disclosures beforehand and ask the inspector to look closely at any mentioned problems.
- Read the full report, not just the summary.
What to Do After the Inspection
You usually have four options:
- Accept the home as is if the issues are minor.
- Ask the seller to make repairs before closing.
- Ask for a credit or price reduction so you can handle repairs yourself. Credits toward closing costs can also reduce the cash you need.
- Walk away if the problems are serious and your contract includes an inspection contingency.
Focus your requests on major issues like safety, structure, and big systems, not small cosmetic items. Reasonable requests are more likely to be accepted.
A Note From José María
I’m José María, and I created Finanzasclave to explain mortgage and home-buying decisions in plain English. Most of my guides focus on loans and numbers, but I wanted to finish this series with a home inspection checklist, because no mortgage rate can make up for buying a home with hidden problems. My advice: never skip the inspection to win a bidding war, attend it in person, and use the report to negotiate. A few hundred dollars spent on an inspection can save you thousands later.
Frequently Asked Questions
Is a home inspection required to buy a house?
Usually not by lenders, but it’s strongly recommended. Some loan programs require specific inspections, such as termite inspections in certain areas.
How long does a home inspection take?
Most take two to four hours, depending on the size and age of the home.
Can a house fail a home inspection?
No. An inspection isn’t pass or fail. It’s a report on the home’s condition that helps you decide whether to buy, renegotiate, or walk away.
Should I get an inspection on a new construction home?
Yes. New homes can have defects too, and an independent inspector can catch issues before your builder’s warranty period ends.
Who pays for the home inspection?
The buyer usually pays for the home inspection, since it’s done for the buyer’s benefit.
Final Thoughts
A home inspection is one of the best investments you can make when buying a house. Use this home inspection checklist to follow along, ask questions, and understand the home’s real condition before closing. If major problems come up, use your inspection contingency to negotiate repairs or credits, or to walk away. If you’re just starting your search, our guide on how much house you can afford can help you set a realistic budget that includes room for repairs.
Disclaimer: This article is for informational purposes only and does not replace a professional home inspection. Inspection costs, contingency periods, and requirements vary by state and contract; consult qualified professionals for your situation.