Home inspection checklist for buyers

When you’re buying a home, a professional home inspection can help you avoid five-figure surprises by revealing issues with the roof, foundation, electrical, plumbing, HVAC, and more. Inspections typically take 2 – 4 hours, cost about $343 on average, and you’ll usually get the report within 48 hours. Learn more about what the home inspection covers, the biggest red flag in a home inspection to watch for, and how the results can help you negotiate necessary repairs or credits.

Key takeaways:

• A home inspection evaluates a property’s condition. It covers major systems and components such as the roof, foundation, plumbing, electrical systems, HVAC, and structural elements.
• Inspections help uncover potential issues before closing. A thorough inspection can reveal safety concerns, needed repairs, or maintenance costs before you close on a home.
• Buyers may use inspection findings to ask the seller for repairs and credits, or to renegotiate a lower purchase price.

What is a home inspection?

A home inspection is a visual review of a home’s structure and major systems.

An independent, licensed home inspector will check the safety, quality, and condition of all the home’s systems and its structure, from the electrical and plumbing to the foundation and roof.

What do home inspectors look for?

A home inspector typically looks at a property's condition. Their report will point out any structural or mechanical flaws, as well as any systems that need repairs or upgrades.

The inspection is visual, and the inspector won't examine areas that are dangerous or difficult to reach. They also won't knock holes in the wall to check the condition of the plumbing or electrical wires.

This typically includes the roof, foundation, HVAC system, electrical panel, plumbing, and the attic or crawl space.

On the exterior, the inspector will look at the roof, gutters, downspouts, siding, paint, driveway, exterior doors, retaining walls, garage, and any deck or patio.

Home inspection vs. appraisal: What’s the difference?

The home inspection reviews the condition of the home with no consideration of value.

A home appraisal is primarily concerned with determining the home’s fair market value. This requires both a review of the home’s condition and features, as well as consideration of market conditions and recent sales of comparable properties, known as comps.

A home inspection is not required, though most buyers will include an inspection contingency in their offer and purchase and sale agreement.

If you're buying a home with a mortgage, your lender will require an appraisal to verify that the home's fair market value is sufficient to justify the loan. Mortgage lenders won't approve loans for more than a home is worth to reduce their risk of losses in case the borrower defaults.

Home inspection checklist for buyers

Here’s a 12-part home inspection checklist to help you ensure your inspector comprehensively reviews any property you plan to buy.

1. Structure and foundation

• The foundation inspection should show it in good condition with no significant cracks
• No evidence of leaks from the septic tank

2. Grounds, exterior walls, and drainage

• Drainage moves water away from the house with no standing water
• Exterior walls appear straight, with no sagging
• Windows and door frames appear square from the outside
• Siding appears in good condition, with no cracks or damage
• Bricks appear undamaged, with no cracks in joints
• Paint isn’t flaking or stained

3. Roof

• Roof shingles aren’t missing or damaged
• Gutters show no decay and drain properly
• Chimneys appear straight and undamaged

4. Attic

• No evidence of staining from roof leaks
• Structure shows no damage or decay
• Adequate ventilation through soffit vents and end louvers
• Insulation is sufficient and installed properly

5. Basement and crawl space

• No evidence of moisture
• No signs of water damage to the floor
• Sump pump operates properly

6. Interior rooms, walls, ceilings, and floors

• Floors, walls, and ceilings appear straight and level without visible stains, cracking, or damage
• Doors and windows open and close easily and lock properly
• Lights and switches operate properly
• An adequate number of electrical outlets in each room
• Heating and air conditioning vents in all rooms
• The fireplace has no cracking or staining

7. Kitchen

• Visible plumbing under the sink is in good condition and shows no signs of water damage.
• Working exhaust fan vents to the outside
• Major appliances such as the refrigerator, freezer, oven, range, dishwasher, microwave, and garbage disposal are all operational

8. Bathrooms

• Visible plumbing under the sink is in good condition and shows no signs of water damage
• Adequate water pressure for hot and cold water at all fixtures
• Tub, shower, and sinks drain smoothly
• The toilet flushes and fills properly

9. Electrical panels and wiring

• Wiring is in good condition
• All switches, outlets, and fixtures work
• The service panel has a standard capacity, with cables attached correctly
• Secure and protected cables

10. Heating and cooling systems

• No gas odor
• Air conditioning and heating operate correctly
• Air filters are clean

11. Plumbing

• Visible pipes have no damage or evidence of leaks
• The water heater shows no signs of rust
• Water pressure is within the accepted range

12. Safety devices and hazards

• GFCI outlets are in place and trip-reset properly in areas with moisture
• Fire extinguishers are available and fully charged
• Smoke and carbon monoxide detectors are installed and tested successfully
• Guardrails and handrails are secure on all stairs and elevated platforms

Home inspection things to check yourself

Before the professional home inspection, it’s a good idea to tour the home yourself and, if possible, check these features:

• Light fixtures. Does every light turn on? If not, is it a dead bulb?
• Windows and doors. Do each open and close smoothly and lock properly?
• Toilets and faucets. Does every tap work, have good flow, and drain properly? Does every toilet flush?
• Appliances. Can you spot rust or signs of old or poorly maintained kitchen appliances? How about the water heater?
• Floors, ceilings, and walls. Do you notice any water stains, drywall soft spots, or discolored rings? Do floors sag, bounce, or slope?
• Cabinet interiors. Is there any evidence of warped wood or dampness?
• Access pathways. Is there enough room to access the furnace, water heater, electrical panel, and crawl space or attic hatches?
• Exterior grading. Does the ground slope away from the foundation properly?

Home inspection red flags and deal breakers

Serious structural defects can be a deal breaker in a home inspection and may make you think twice about purchasing a property. Common things that fail a home inspection include roof leaks, foundation cracks with movement, and outdated electrical panels.

What home inspectors do not look for

A professional home inspector is a trained generalist who will investigate many areas and aspects of a residence. But they’re unable to look everywhere, and the scope of their job only requires them to examine readily accessible mechanical systems, structural components, and safety features.

Here’s a breakdown of common things inspectors won’t look for.

1. Pest and termite damage

Your inspector will look for wood damage and rot. If they notice evidence of pests, they will bring it to your attention, but won't specifically check for rodents, termites, ants, beetles, flying insects, or other pests. To confirm a pest problem, you’ll need a specialty inspection from a dedicated pest control professional with a separate license.

2. Sewer scope and septic systems

The inspector will look at visible plumbing lines, but not at buried or underground pipes. They can validate that water properly drains out of toilets and sinks, but they won’t slip a sewer scope down the main line to look for collapsed pipes or roots.

If you want to test for buried oil tanks, septic tanks, or drain fields, you’ll need to hire a separate plumbing or environmental contractor.

3. Radon, mold, and environmental tests

Checking for airborne hazards like mold spores and radon, which can involve sampling drywall stains and continuously monitoring for radon gas, is beyond the scope of a standard home inspection. So is testing for lead paint and asbestos. You may have the option of paying the inspector for these add-on services, or you can hire another inspector or certified environmental technician for these tasks.

Home inspection requirements by loan type

No mortgage program or lender requires a full home inspection, but they do require an appraisal. Each loan type also may have its own minimum property standards that the appraiser checks against.

Conventional loan minimums

The appraisal for a conventional mortgage requires validating the property’s fair market value, not confirming that the property’s condition meets any specific standard. Expect the appraiser to tour the property to see that the home is structurally sound, safe to walk through, and fully built – with no major construction underway. Wear and tear and minor defects will be ignored, provided they don’t significantly affect the home’s structural integrity or marketability.

FHA safety and habitability rules

Because the government insures FHA loans against default, FHA appraisals require homes to conform to FHA minimum property standards that emphasize structural integrity, safety, and security. That means the appraiser will look for visible hazards, safety threats, defects like a malfunctioning HVAC system, a leaking roof, and exposed electrical wiring. If the home was built before 1978, they’ll also look for cracking, peeling, or chipping lead paint.

VA loan MPR standards

A VA loan requires the residence to meet minimum property requirements (MPRs).¹ You can expect a VA inspection to carefully check the home’s primary systems, materials, and components, inside and out, including roofing, plumbing, heating, and access to clean water.

How to choose a qualified home inspector

To find a home inspector, start by asking your real estate agent. Most agents have relationships with certified, insured home inspectors and can recommend one they trust.

Licensing, certifications, and insurance

Start by checking your state’s legal requirements for home inspectors. Some states require inspectors to be licensed. If your state requires a license, make sure to verify your inspector’s credentials.

Additionally, ask inspectors if they belong to professional groups such as the American Society of Home Inspectors or the International Association of Certified Home Inspectors, which both require ongoing education of their members.

“Start by checking state licensing, since most states now require it, and ask how long they’ve been inspecting homes in that specific market,” says Andrew Fortune, a REALTOR® based in Colorado Springs, Colorado. “Also, ask about their errors and omissions insurance, because that protects you if they miss something significant.”

Sample reports and references

Request a sample report before you hire anyone. A detailed report with photos and clear explanations indicates that they take their job seriously.

Also, ask for references from recent clients you can contact to inquire about their experience hiring this professional.

Pricing and scope comparison

How long does a home inspection take? It typically depends on the size of the home and what the inspector will look for specifically.

Ask about home inspection costs up front and get it in writing. Ask what is and isn’t included in that price.

What fixes are mandatory after a home inspection?

The short answer is none. A seller is not legally required to make any fixes based on the buyer’s home inspection.

However, the buyer often can request repairs after a home inspection to satisfy financing requirements or address major safety issues.

Also, most states have disclosure laws. These laws require sellers disclosures of known problems, such as structural issues, water damage, pest infestations, hazardous materials, and other known problems or defects.

While sellers aren’t obligated to do repairs, the home inspection gives you leverage to negotiate further if you have a home inspection contingency.

What is a home inspection contingency?

A home inspection contingency is a clause in your purchase and sale agreement that allows the buyer to cancel the sale if the home inspection finds major problems with the property.

This clause gives you the right to ask for repairs or seller credits, renegotiate the sale price, or walk away from the deal without penalty if the inspection finds major problems with the home.

Waiving a home inspection contingency means that you may be obligated to buy a home with serious problems that may require expensive repairs.

What happens after the home inspection?

After the home inspection, the inspector will provide a detailed report on the condition of the property. This report lists the condition of virtually every aspect of the home and highlights issues both large and small.

The inspector typically will walk you through the report, pointing out any major concerns and explaining what areas may need immediate attention.

Renegotiate price or repairs

If the inspector’s report points out significant defects or warning signs, confer with your agent on a strategy to use this as a bargaining tool to renegotiate the home’s price or request repairs after a home inspection.

Request seller credits

Alternatively, you can request seller credits at closing, which provides you with resources so you can make repairs yourself after closing. Your agent can help you decide how much in seller credits to ask for.

Walk away before the contingency deadline

Some deals aren’t salvageable, especially if a professional inspection uncovers substantial flaws. If the inspection finds major problems and you change your mind, you can exercise the inspection contingency and back out of a house offer without penalty.

FAQ

Here are answers to common questions about the home inspection.

How much does a home inspection cost?

The average cost of a home inspection in 2025 before buying is about $344, but it can vary between $296 and $424 depending on the home’s size, age, and location, according to Angi.com.

Who pays for the home inspection?

Typically, the buyer pays for the inspection. This is because the home inspection is primarily for the buyer’s benefit, protecting them from making an uninformed purchase and inheriting costly problems.

Should buyers attend the home inspection?

It may be a good idea to attend the inspection. The information contained in the inspection report is critical, and you should never rely solely on your agent’s summary or their explanation of the findings.

The bottom line on home inspection checklists

You want to know what you’re buying when your home offer is accepted. A home inspection will detail the condition of a property and reveal if there are major structural or safety problems. While an inspection does cost the buyer money, it can be well worth the price. If the inspection reveals significant problems, you can try to negotiate a lower price or seller credits, or you can walk away from the deal without penalty.

When you’re ready to buy a home, explore your borrowing options with Rocket Mortgage.

¹Rocket Mortgage is a VA-approved lender, not endorsed or sponsored by the Dept. of Veterans Affairs or any government agency.