Important Legal Notice
Disclaimer: This article provides general educational information about home buying in the United States and should not be construed as legal, financial, tax, or real estate advice. Real estate laws, mortgage regulations, tax codes, and lending requirements vary by state, county, and municipality and are subject to change.
Professional Consultation Required: Before making any financial decisions related to purchasing real property, you must consult with licensed professionals, including but not limited to:
- A licensed real estate attorney admitted to practice in your state
- A licensed real estate agent or broker
- A qualified mortgage lender or loan officer
- A certified public accountant (CPA) or tax advisor
- A licensed home inspector
Verify Current Laws: Federal, state, and local real estate laws change frequently. Always verify current regulations on official government websites, including HUD.gov, ConsumerFinance.gov, and your state's official real estate commission website before proceeding with any transaction.
No Attorney-Client Relationship: Reading this article does not create an attorney-client relationship, professional advisory relationship, or fiduciary duty of any kind.
Information Currency: Laws, regulations, tax rates, lending criteria, and government programs are subject to frequent changes. Information presented may become outdated. Always verify current information through official sources and licensed professionals.
No Liability: While reasonable efforts have been made to provide accurate information, no warranty is given regarding completeness, accuracy, or currency of the information. Use of this information is entirely at your own risk.
A home inspection is a key step in the buying process and the home buying checklist 23 steps, along with asking the right questions to ask when buying a house. The Consumer Financial Protection Bureau (CFPB) says inspections cost $300-500. They can find problems that save you thousands of dollars.
Many buyers don't know which problems are serious. Knowing what does a home inspection cover helps you make good choices. A thorough pre-purchase inspection protects your investment. A comprehensive property inspection checklist ensures nothing is missed. Avoiding red flags when buying a house is critical.
Common findings:
- A) Small foundation cracks (less than 1/8 inch) - Usually minor.
- B) Active roof leak (serious issue) - Fix it fast.
- C) Missing bathroom outlets - Safety issue, but cheap to fix.
- D) Old furnace (2009) - Needs replacing soon.
Knowing the difference between big and small problems helps you negotiate.
Types of Problems: Pre-Purchase Inspection Guide
It helps to group problems found on your property inspection checklist by how serious they are.
Tier 1: Major Problems These are serious safety or structural issues. They need quick attention.
- Active roof leaks
- Large foundation cracks (wider than 1/4 inch)
- Bad electrical panels or wiring
- Leaking pipes or sewer failure
- Cracked heater (carbon monoxide risk)
- Lots of mold (10+ square feet)
- Sagging floors or roof
- Termite damage
These issues are not always deal-breakers. You can ask the seller to fix them or lower the price. Get repair quotes first.
Tier 2: Important Repairs These need fixing but are usually manageable.
Examples:
- Old roof (3-5 years left)
- Old but working heater or AC
- Old water heater
- Drainage problems (Learn more about when to buy a house if you find major drainage issues)
- Old electrical service (100-amp)
- Broken window seals (foggy glass)
- Deck issues
- Damp crawl space
Get repair estimates. Then ask the seller for a credit or repair. These issues affect the home's value.
Tier 3: Routine Maintenance These are normal wear and tear.
- Leaky faucets
- Missing outlets
- Dirty gutters
- Worn caulk
- Small siding damage
- Small wall cracks
- Broken lights
These are normal for most homes. You probably won't get a price cut for them, but you should budget to fix them.
Room-by-Room Checklist
Here is what inspectors check in each area, summarizing what inspectors check. This property inspection checklist breaks it down.
Foundation (12 checks):
- Material and condition
- Cracks
- Signs of sinking
- Drainage (slope away from house)
- White stains (moisture)
- Vents
- Crawl space access
- Pest damage
- Brick damage
- Anchors (for earthquakes)
- Soil touching wood
- Soil type
Inspectors look closely at foundations because repairs are costly. This is a crucial part of any pre-purchase inspection.
Roof (18 checks):
- Age and material
- Shingle condition
- Flashing around vents
- Gutters
- Overhangs
- Venting
- Past leaks
- Sagging
- Chimney
- Dish/antenna damage
- Tree limbs
- Moss
- Ridge vent
- Attic vents
- Insulation
- Vapor barrier
- Mold signs
- Decking condition
Roofs cost a lot to replace. It is good to know if you need a new one soon. Add this to your property inspection checklist priorities.
Electrical (24 checks):
The U.S. Fire Administration says electrical fires are common. Inspectors check for safety.
- Panel type and age
- Recalled panels (Federal Pacific or Zinsco brands)
- Aluminum wiring (fire risk)
- Service size (amps)
- Breaker labels
- Double-tapped breakers
- Wire size
- GFCI outlets (wet areas)
- AFCI breakers (bedrooms)
- Grounding
- Outlet types
- Outlet function
- Switches
- Overheating signs
- Junction boxes
- Wire coating
- Old knob-and-tube wiring
- Outdoor outlets
- Subpanels (secondary panels)
- Smoke detectors
- CO detectors
- Service mast
- Meter base
- DIY work
Inspectors follow local codes to keep you safe. A pre-purchase inspection verifies electrical safety.
Systems Inspection
Heaters and plumbing are expensive. Inspecting them helps you avoid surprises. Knowing what is covered saves you from future bills.
HVAC (16 checks):
- Furnace age
- Heat exchanger (cracks are dangerous)
- Burner flame
- Air filter
- Ducts
- AC age
- Refrigerant lines
- Drain line
- Thermostat
- Airflow
- Temperature change
- Vent balance
- Air supply
- Flue pipe
- Gas lines
- Maintenance records
Knowing the age helps you plan for replacement costs. Verify this during your pre-purchase inspection.
Plumbing (22 checks):
- Pipe material
- Rust on pipes
- Water pressure
- Drain pipes
- Leaks under sinks
- Toilets
- Showers/tubs
- Water heater age
- Relief valve
- Venting
- Expansion tank
- Main shutoff
- Sewer line
- Sump pump
- Well system
- Septic system
- Valve function
- Cross-connections
- Backflow preventer
- Gas lines
- Frozen pipe signs
- Water quality
Interior Checks
Inspectors check safety and function inside.
Windows and Doors (12 checks):
- Opening and closing
- Locks
- Foggy glass
- Rot
- Door fit
- Weatherstripping
- Deadbolts
- Screens
- Caulk
- Cracked glass
- Storm doors
- Door sills
Walls, Ceilings, Floors (19 checks):
- Cracks
- Water stains
- Paint
- Flooring condition
- Squeaks
- Carpet wear
- Loose tiles
- Wood floor gaps
- Basement dampness
- Mold
- Insulation
- Venting
- Smoke detectors
- CO detectors
- Fireplace
- Stairs and rails
- Attic access
- Built-in appliances
- Garage door opener
What You Can Check
Before the pro comes, check items from our new home walkthrough checklist to prepare:
- Run water - Check pressure and look for leaks.
- Flush toilets - Listen for running water.
- Test outlets - Use a phone charger.
- Open windows - Make sure they work.
- Turn on heat/AC - See if it works.
- Look for stains - Check ceilings and under sinks.
- Look for cracks - Check walls and foundations.
- Test garage door - Check the safety sensors.
Resources:
- HUD Guidance - Inspection standards.
- CFPB Guide - What to expect.
- EPA Mold - How to handle mold.
- USFA Safety - Fire prevention.
Real estate laws and lending rules often change and vary by location.
Inspections protect your money. This 156-item list helps you know what does a home inspection cover. Use this property inspection checklist to ensure a quality pre-purchase inspection.