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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.
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- A certified public accountant (CPA) or tax advisor
- A licensed home inspector
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What if the "perfect house" you just toured has major problems you didn't see because you were too focused on the nice kitchen?
Here's a common pattern that leads to buyer regret: Buyers tour a home, fall in love with certain features, make a quick offer, then find serious issues during the inspection—or worse, after moving in. Without a house hunting checklist, the thrill of house shopping can cloud your judgment and cause you to miss red flags when buying a house. Use a home buying checklist to guide your overall process.
Realtors know this well and use it to their advantage. That's why asking the right questions to ask when buying a house gives you an edge. For broader advice, review our home buying tips 53 strategies.
Test yourself: During your last house tour, did you check:
- Water pressure in all bathrooms and the kitchen?
- The slope of the ground around the foundation?
- The age and capacity of the electrical panel?
- The state of the HVAC filter and system?
- Whether the attic has proper venting?
If you checked fewer than three of these, you may be shopping with your heart instead of your head. This often leads to costly surprise repairs. Understanding what to look for when buying a house helps you spot problems, and knowing the best time to buy a house can save you money.
House Hunting Checklist: The 90-Second Outside Check
Pro home inspectors start their review before they even go inside. Here are key exterior inspection points.
Outside Warning Signs (Points 1-8):
Ground Slope - The ground should slope away from the house, sending water away from the base. If it slopes toward the house, water can seep in and crack the foundation. Fixing this costs $3,000-$8,000.
Roof Condition - From the street, look for sagging spots (a structural problem), missing shingles (leak risk), moss growth (traps moisture), worn valleys (common leak spots), and curling edges (the roof is getting old). A new roof costs $8,000-$18,000.
Siding Quality - Watch for vinyl that buckles or warps, wood that shows rot, brick with cracks, and paint that peels. These signs point to delayed upkeep and likely hidden problems.
Trees and Bushes - Plants touching the house invite pests, trap moisture, and damage foundations with their roots. Overgrown yards suggest the owner skips regular upkeep.
Gutters and Downspouts - Loose, sagging, or missing gutters let rain damage the foundation and siding. Downspouts should carry water 4–6 feet away from the base or into a drain.
Driveway and Walkways - Major cracks, sinking, or decay signal soil movement that may also affect the foundation. Surface fixes cost $2,000-$5,000, but fixing the soil beneath is much more.
Window Frames - Rotted frames mean moisture has been getting in, possibly into the walls. Foggy glass between panes means the seal is broken, costing $300-$800 per window to replace.
Upkeep Clues - Peeling paint, rusted fixtures, old caulking, and messy landscaping all point to an owner who puts off repairs. When you see outside neglect, expect hidden issues inside.
Before touring homes, check FEMA's Flood Map site at msc.fema.gov to see if the area has flood risk.
The First Minute Inside (Points 9-16)
The first minute in a home reveals a lot about its condition and upkeep history.
Smell Check - A musty odor means moisture or mold. Strong air fresheners may mask bad smells. Lasting pet odors suggest damage beyond what you can see. Fresh paint smell throughout might mean someone is hiding flaws.
Floor Level - Bring a marble and place it on the floor in several rooms. If it always rolls one way, the floors are uneven, which may point to foundation settling. Fixing this can cost $10,000-$50,000.
Door Function - Try the interior doors. Doors that stick, won't latch, or show uneven gaps may mean the foundation has shifted. One sticky door might just be humidity, but several suggest structure trouble.
Switches and Outlets - Test every switch and outlet as you walk through. Dead ones point to electrical issues or neglect. Bathrooms need GFCI (ground-fault circuit interrupter) outlets for safety—missing ones are a code problem.
Room Temperatures - Notice if some rooms feel colder or warmer than others. Cold spots often mean poor insulation or HVAC problems. Uneven temps suggest an undersized system or ductwork issues.
Window Operation - Windows should slide open and shut smoothly. Hard-to-move windows may be swelling from moisture, sealed by paint, or have frames that need work.
Cracks in Walls - Small hairline cracks are normal settling. Wider cracks, diagonal cracks above doors, or many cracks throughout the house need a pro to check. Water spots on ceilings point to current or recent leaks.
Cleanliness Level - Heavy clutter or visible dirt may hide problems. But a spotless staged home might also be covering issues under the surface.
House Hunting Checklist: The Kitchen Check (Points 17-26)
Kitchens often reveal how well an owner cares for the property.
Cabinet State - Open all doors and drawers. Check for water damage under the sink, shelf wear, smooth drawer motion, and quality installation.
Countertop Condition - Look for chips, cracks, burn marks, or water damage. Laminate edges lifting suggests moisture issues that may spread beyond what's visible.
Appliance Age and Function - Find the manufacture dates inside appliance doors. Test the fridge cooling, stove burners lighting, dishwasher draining, and microwave heating.
Plumbing Check - Run the faucet at full force, testing both hot and cold. Look under the sink for leaks or past water damage. Slow draining hints at clogs or venting problems.
Outlet Count - Does the kitchen have enough outlets for today's appliances? Are there GFCI outlets near water? Note which switches control which lights.
Ventilation - Does the range hood vent outside or just recycle air? Outside venting removes cooking moisture and smells far better.
Floor Condition - Check flooring near water spots and appliances for water damage, soft patches, or staining from past leaks.
Lighting - Is there enough natural and task lighting for cooking and daily use?
Storage Space - Do the cabinets and pantry offer enough room for your household needs?
Layout - Think about the work triangle between fridge, sink, and stove. Is there enough counter space for meal prep?
The Bathroom Check (Points 27-34)
Bathrooms are important areas to inspect during any house tour.
Drain Speed - Water should drain quickly without standing. Slow drains point to clogs or venting problems.
Toilet Function - Flush and watch. It should refill quietly without running. The base should show no leaking or floor damage.
Grout and Caulk - Damaged, missing, or stained grout lets water in, causing hidden rot and mold. Missing caulk around tubs and showers leads to similar damage.
Exhaust Fan - Make sure the fan works and vents outside—not just into the attic where moisture can cause damage.
Moisture Signs - Peeling paint, warped baseboards, or ceiling stains suggest too much moisture, pointing to venting problems or hidden leaks.
Fixture Quality - Better brands like Kohler, Moen, or Delta suggest an owner who invested in quality throughout the house.
Space and Storage - Does the bathroom meet your household's needs for space and storage?
The Systems Check (Points 35-41)
Major systems are critical because they can become the most costly repairs.
Furnace Age - Find the date on the furnace label. Units over 15 years old are near the end of their life and may need replacing soon. Cost: $4,000-$8,000.
AC Age - Check the outdoor unit for its date. AC systems over 12 years are getting old; over 15 years means replacement may be coming. Cost: $4,000-$7,000.
Filter State - A very dirty filter suggests the HVAC system hasn't been serviced regularly, which may shorten its remaining life.
Thermostat Type - Programmable or smart thermostats show an owner focused on saving energy. Basic dial types suggest outdated systems.
Water Heater Age - Find the date on the water heater label. Units over 10 years may need replacing soon. Cost: $1,200-$2,500.
Electrical Panel - Modern homes need 200-amp service for today's power needs. Older 100-amp panels may need upgrading. Brands like Federal Pacific or Zinsco panels have documented safety issues and should be replaced. Cost: $2,000-$4,000.
Utility Bills - Ask to see recent utility bills to understand heating, cooling, and power costs. High bills may mean poor insulation, old systems, or air leaks.
The U.S. Department of Energy at energy.gov offers guidance on system lifespans and energy saving.
Structure and Basement Check (Points 42-47)
These harder-to-see areas hide some of the most important inspection points.
Basement Moisture - White crusty deposits on walls come from water seeping through. Musty smells point to current moisture issues. Fixing wet basements costs $5,000-$25,000 depending on the problem.
Foundation Cracks - Small vertical hairline cracks are normal concrete settling. Wider cracks, horizontal cracks, or stair-step cracks in brick need a structural engineer's review.
Attic State - Check insulation depth and spread, proper venting through soffit and ridge, signs of roof leaks or water damage, and evidence of pests.
Crawl Space Check - If you can access it, look for standing water, a proper moisture barrier, adequate insulation, and pest signs. Musty smells mean moisture problems needing pro review.
Window and Door Quality - Double-pane windows with intact seals offer much better energy saving than single-pane. Replacing windows costs $300-$1,200 each.
Lot Details - Check the property's flood zone status through FEMA maps. Look at tree distance from power lines, neighbor property state, and how water drains across the lot.
Using This House Hunting Checklist
Create a written checklist to reference during each home tour. Take photos of any concerns you find. The Consumer Financial Protection Bureau at consumerfinance.gov has more guidance for first time home buyers.
Use this house hunting checklist on every property. Knowing what to look for when buying a house—including current issues and likely future repairs—helps you avoid costly surprises and negotiate smarter.