Home inspection checklist for buyers

Buying a home means trusting that what you see is what you get — but walls hide secrets, and foundations don't always tell the truth at first glance. A home inspection checklist reveals the structural, safety, and system issues that could turn your dream property into an expensive mistake.

This guide walks you through what inspectors examine, how different loan types affect requirements, and what you can negotiate after the report arrives.

What do inspectors look for when inspecting a house?

A home inspection covers the roof, foundation, electrical, plumbing, HVAC, interior, and exterior to identify structural, safety, and operational issues. Inspectors examine key items like roof condition, foundation cracks, water leaks, outlet function, and proper insulation. Safety features like smoke detectors, proper grading, and functional heating and cooling systems are also part of the process.

Most inspections take two to four hours. You'll receive a detailed report highlighting problems that could affect your safety or wallet, giving you the information to move forward with confidence.

Complete home inspection checklist of major systems

Here's what inspectors evaluate when they walk through a home. Each area reveals something important about whether the property is structurally sound, safe to live in, and worth your investment.

Structure and foundation

The foundation supports everything above it. Inspectors look for cracks in foundation walls, basement floors, and support beams that could indicate settling or water damage. They check for signs of pest entry points, soil movement, and areas that appear to have been patched without proper documentation.

Roof and attic

Your roof protects the entire home from the weather. Inspectors examine shingles for missing, curled, or cracked pieces and check gutters, flashing, and downspouts for proper water management. In the attic, they look for adequate insulation, proper ventilation, visible water stains, and signs of mold or pest activity.

Exterior walls and drainage

Water is the biggest threat to any home. Inspectors assess siding, paint, and caulking for weather protection and examine how water flows around the property. They verify that the ground slopes away from the house and that gutters direct water at least three feet from the foundation.

Electrical panels and wiring

A safe electrical system powers your daily life without creating fire hazards. Inspectors test the main panel, circuit breakers, and outlet functionality while looking for outdated wiring like knob-and-tube systems. They verify that GFCI protection is installed in bathrooms and kitchens, where water and electricity meet.

Plumbing supply and drain lines

Water pressure, pipe materials, and fixture operation all factor into plumbing health. Inspectors test all faucets and drains, examine the water heater's age and condition, and look for leaks under sinks and around toilets. They also check whether pipes show signs of corrosion or improper repairs.

Heating and cooling equipment

Your HVAC system keeps you comfortable year-round. Inspectors evaluate the furnace and air conditioning for age, efficiency, and maintenance history while checking ductwork for proper insulation and connections. They test thermostats, inspect filters, and look for signs that the system isn't heating or cooling evenly.

Interior rooms and floors

Inside, inspectors examine walls, ceilings, and flooring for damage and safety hazards. They check that doors and windows open smoothly, seal properly, and lock securely. Floors are inspected for unevenness, sagging, or creaking that could indicate structural issues below.

Kitchen and major appliances

Built-in appliances, countertops, cabinets, and ventilation systems all get tested. Inspectors verify that the stove, dishwasher, and refrigerator function properly and check the age of each appliance. They test the garbage disposal and ensure that ventilation systems exhaust properly to the exterior.

Bathrooms and ventilation

Bathrooms present unique challenges because moisture can lead to mold, rot, and structural damage. Inspectors check all fixtures, tile work, and exhaust fans while looking for leaks and proper drainage. They test water pressure and examine caulking and grout for deterioration.

Basement and crawlspace

Below your main living area, inspectors look for foundation concerns, moisture levels, and structural integrity. They examine floor joists, check for water stains or active leaks, and assess whether storage areas show signs of pest activity. Proper vapor barriers and drainage systems are also evaluated.

Safety devices and hazards

Life safety systems protect you from invisible dangers. Inspectors verify that smoke detectors and carbon monoxide alarms are installed and functional. They check stair railings for stability, look for potential lead or asbestos in older homes, and identify any immediate safety concerns.

House inspection requirements by loan type

Different financing options come with varying inspection standards. Here's what lenders typically require:

Conventional loan minimums

Conventional loans require that the home meets basic habitability and safety standards. The property must be structurally sound with functional plumbing, electrical, heating, and cooling systems. While conventional loans are generally the most flexible, lenders still want assurance that the home won't lose value.

FHA safety and habitability rules

FHA loans have stricter requirements. Issues like peeling paint (especially in homes built before 1978), missing handrails, electrical safety hazards, and roof damage must be addressed before closing. The home must meet HUD guidelines for safety, sanitation, and structural integrity.

VA MPR standards

The Department of Veterans Affairs maintains Minimum Property Requirements for veterans. VA inspectors look closely at roofing, heating systems, water supply, and electrical safety. Any deficiencies that affect livability or safety must be corrected.

Home inspection things to check yourself before inspection day

Walking through the property before the official inspection helps you spot obvious issues. Start by checking for visible leaks and water stains on ceilings, walls, and around fixtures. Test GFCI outlets in kitchens, bathrooms, and outdoor areas by pressing the test button.

Open and close all windows to check for smooth operation, drafts, or broken seals. Run the HVAC system to verify basic operation and check the filter condition. Outside, walk the perimeter to confirm that the ground slopes away from the foundation and that gutters are attached and free of major debris.

Red flags that can make a house not pass inspection

Some issues are deal-breakers. Foundation cracks or settling can indicate major structural concerns that cost homeowners an average of $5,166 to repair. Electrical hazards like outdated wiring, exposed connections, or fire risks pose immediate safety threats.

Extensive roof damage requiring replacement, sewer line failures, major plumbing leaks, and non-functional HVAC systems all fall into the category of problems that typically require resolution before closing. With FHA or VA financing, the list of required repairs often expands.

How to choose a qualified home inspector

Your inspector acts as your advocate. Start by verifying state licensing requirements and looking for professional certifications from organizations like ASHI (American Society of Home Inspectors) or InterNACHI (International Association of Certified Home Inspectors).

Licensing and certifications

Professional credentials demonstrate that an inspector has met education and experience standards. Most states require home inspectors to hold active licenses. Ask to see proof of licensing, insurance, and any specialized training.

Sample reports and references

Requesting example inspection reports shows you how thorough and clear the inspector's communication style is. A good report includes photos, detailed descriptions, and clear explanations of any issues discovered. Contact previous clients to ask about their experience and whether the findings were accurate.

Pricing and scope comparison

Inspection costs typically range from $300 to $500, with a national average of $343. Compare what's included in the base price because some inspectors charge extra for attic access, crawlspace entry, or testing of specific systems.

What is not covered in a standard house inspection

Standard inspections focus on readily accessible areas and systems. Some issues require separate evaluations by specialists.

Pest and termite damage

Wood-destroying insects need a specialist's evaluation. Termite inspections are often required by lenders in certain regions and involve a separate report from a licensed pest control professional. This inspection typically costs $75 to $150.

Sewer scope and septic systems

Underground utilities require specialized equipment. A sewer scope inspection uses a camera to examine the condition of sewer lines, checking for cracks, tree root intrusion, or deterioration. Septic systems need pumping and inspection by a certified septic professional.

Radon, mold, and environmental tests

Air quality testing requires laboratory analysis. Radon testing measures invisible radioactive gas levels, mold testing identifies specific types and concentrations of mold spores, and environmental hazards like lead or asbestos need specialized sampling.

Next steps after you receive the inspection report

The inspection report gives you options. Here's what you can do:

Renegotiate price or repairs

Requesting that the seller fix problems or reduce the price compensates you for issues discovered during inspection. Focus your negotiations on safety concerns and major system failures rather than cosmetic issues. Most sellers expect some negotiation after an inspection.

Request seller credits

Instead of having the seller complete repairs, you can ask for credits at closing. This approach gives you control over who does the work and how it's completed. Seller credits are often easier to negotiate because the seller doesn't have to coordinate contractors.

Walk away before contingency deadline

Your inspection contingency protects your earnest money deposit if you discover deal-breaking problems. If the home has issues you're unwilling to accept and the seller won't address them, you can cancel the contract without penalty.

Move forward with confidence and control

A thorough home inspection gives you the knowledge to make one of the biggest financial decisions of your life with clarity. Whether you're buying your first home or your fifth, knowing a property's true condition helps you avoid costly surprises.

When you're ready to sell your current home and move to your next chapter, Opendoor provides upfront condition reports and transparent pricing. Get a free, no-obligation cash offer and discover how easy selling can be when you have control over your timeline.

FAQs about home inspection checklists

How long does a typical home inspection take?

Most inspections take two to four hours depending on home size and complexity. Larger or older homes may require additional time to thoroughly evaluate all systems and components.

Should buyers attend the home inspection?

Attending allows you to ask questions and see issues firsthand. Inspectors can explain problems and maintenance recommendations directly, giving you a deeper understanding of your potential new home's condition.

Can a new construction home skip an inspection?

New homes still need inspection despite builder warranties. Construction defects and code violations can occur during the building process, and catching them before closing protects your investment.

Do inspectors estimate repair costs?

Inspectors identify problems but don't provide repair estimates. Contractors must evaluate specific costs for remediation work, so you'll need to get quotes from licensed professionals for any repairs the inspection uncovers.

What happens during a reinspection?

Reinspections verify that requested repairs were completed properly. The inspector focuses only on previously identified issues, confirming that the work meets professional standards and resolves the original concerns.