Home Inspection Checklist: What Inspectors Look For
A certified home inspector evaluates 400+ individual items across every major system and component of a home. This room-by-room checklist shows you exactly what they examine — so there are no surprises on inspection day.
What Is a Standard Home Inspection?
A standard home inspection is a comprehensive, non-invasive visual examination of a home's accessible systems and components. Performed by a licensed or certified inspector, it follows established standards of practice set by professional organizations like InterNACHI, ASHI, and NAHI.
The inspection typically takes 2–4 hours and results in a written report — often with photos — describing the condition of each system. It is one of the most important steps in the home-buying process and a key contingency in most real estate transactions.
What's Included: The Full Checklist
Below is a detailed breakdown of what a thorough inspection covers, organized by area.
Foundation & Structure
8 items- Foundation walls for cracks, bowing, or settlement
- Load-bearing walls and columns for damage or modification
- Floor framing, joists, and beams for rot, sagging, or pest damage
- Crawlspace access, condition, and ventilation
- Visible evidence of water intrusion or efflorescence
- Sill plates at the foundation-to-framing connection
- Chimney and fireplace structural integrity
- General structural adequacy of the dwelling
Roofing System
8 items- Shingles or roof covering for missing, curling, cracking, or granule loss
- Flashing at chimneys, valleys, skylights, and wall intersections
- Gutters and downspouts for attachment, damage, and proper drainage
- Soffit and fascia for rot, paint failure, or pest entry points
- Ridge line for sagging or irregularities
- Roof ventilation (ridge vents, gable vents, or power ventilators)
- Skylights for seals, flashing, and visible cracking
- Chimneys for cap condition, crown, mortar joints, and flue liner (visible portion)
Electrical System
10 items- Main service panel for capacity, labeling, and double-tapped breakers
- Wiring type (copper vs. aluminum) and visible condition
- Outlets tested for proper polarity and grounding
- GFCI protection in bathrooms, kitchen, garage, exterior, and wet areas
- AFCI protection where required by current code
- Smoke detectors in required locations (inside and outside sleeping areas)
- Carbon monoxide detectors in proximity to fuel-burning appliances
- Light switches and fixtures for proper operation
- Visible junction boxes for covers and proper connections
- Service entrance cable condition and weatherhead
Plumbing
10 items- Supply line material (copper, CPVC, PEX, or galvanized) and visible condition
- Drain, waste, and vent pipe material and visible condition
- Water heater age, capacity, T&P valve, and flue connection
- Water pressure (typically 45–80 psi; high pressure can damage appliances)
- All fixtures — sinks, toilets, tubs, showers — for operation and leaks
- Under-sink areas and cabinet interiors for evidence of active or past leaks
- Sump pump operation and discharge location
- Hose bibs and exterior spigots for backflow prevention
- Visible signs of leaks at supply lines, shut-offs, and drain connections
- Water heater temperature setting (recommended 120°F)
HVAC System
10 items- Furnace or air handler age, brand, visible condition, and operation
- Air conditioning condenser age, condition, and cooling performance
- Ductwork for insulation, leaks, and proper connections
- Air filter condition and accessibility
- Thermostat operation across heating and cooling modes
- Flue pipes and heat exchanger for cracks or combustion issues
- Return air and supply registers for airflow and blockage
- Heat pump reversing valve and defrost operation
- Condensate drain line and drip pan condition
- Outdoor unit clearances and refrigerant line insulation
Exterior
10 items- Siding material and condition — cracks, rot, missing sections, or paint failure
- Exterior windows for seals, glazing, operation, and caulking
- Exterior doors for weatherstripping, threshold, and hardware operation
- Grade and drainage — soil should slope away from the foundation
- Driveway, walkways, and steps for settlement, cracking, or trip hazards
- Decks, porches, and balconies for structural integrity, ledger board, and railing height
- Retaining walls for bowing or settlement
- Overhead garage door operation, auto-reverse safety feature, and weather seals
- Garage vehicle door for fire-rated separation from living space
- Vegetation and trees in contact with or overhanging the roof
Interior Rooms
10 items- Ceilings for water stains, cracks, or sagging
- Walls for cracks, moisture damage, or evidence of past repairs
- Floors for squeaks, soft spots, uneven surfaces, or damaged finish
- All interior doors for proper latching, swing clearance, and damage
- Interior windows for operation, locks, broken seals (fogging), and screen condition
- Stairs for riser uniformity, tread depth, and handrail stability
- Fireplaces — damper operation and visible firebox condition
- Attic access hatch for insulation coverage and pull-down stair stability
- Kitchen appliances included in sale (range, dishwasher, disposal, microwave)
- Bathroom exhaust fans for operation and exterior venting
Attic
8 items- Insulation type, depth, and estimated R-value
- Ventilation — soffit and ridge venting ratio and adequacy
- Roof sheathing for staining, mold, or rot
- Rafters and collar ties for cracks, sistering, or improper cuts
- Evidence of moisture intrusion or ice dam damage
- Evidence of pest activity — insect or rodent nesting material
- Exhaust fans — confirm they vent to exterior, not into attic space
- Recessed light fixtures — IC rating and insulation contact compliance
Basement & Crawlspace
8 items- Walls and floor for cracks, moisture staining, or active water entry
- Structural columns and beams for damage, rot, or pest activity
- Floor insulation coverage and vapor barrier in crawlspace
- Crawlspace ventilation and access panel condition
- Interior drains and sump pit for condition and cover
- Evidence of previous flooding — water lines, mineral deposits, or stained finishes
- Radon mitigation system (if present) — pipe and fan condition
- Mechanical equipment access and clearances
What's NOT Included
A standard general home inspection has defined limits. The following items are not covered by a standard inspection and require separate specialty inspectors or tests.
Requires specialized equipment and EPA-approved lab analysis. A separate radon test takes 48–96 hours.
Air sampling and lab analysis require a licensed mold assessor. Standard inspectors note visible mold but don't test.
A camera inspection of the sewer lateral from house to street requires specialized equipment and a separate specialist.
Infrared cameras detect hidden moisture and heat loss, but this is a specialty service billed separately.
Pool equipment, plumbing, and structural components require a pool-specific inspector or contractor.
A certified chimney sweep with a camera is needed to inspect flue liners and fireplace interiors beyond what's visible.
Wood-destroying organism (WDO) inspections are performed by licensed pest control companies, not general inspectors.
Well water quality testing and septic system evaluation require licensed specialists and lab work.
Buried oil tanks require GPR scanning or specialized probing — a completely separate service.
Testing for defective imported drywall (2001–2009 homes especially) requires sampling and lab analysis.
Need a Specialty Inspection?
Many buyers add one or more specialty inspections to their general inspection for a more complete picture. Our directory includes verified specialists for the most commonly requested add-ons:
Frequently Asked Questions
How many items does a standard home inspection cover?
A thorough home inspection covers 400 or more individual checkpoints across all major systems and components of the home — including structure, roofing, electrical, plumbing, HVAC, exterior, and all interior spaces. The exact number varies by inspector, home size, and age of the property.
Does the inspector check inside the walls?
No. A standard home inspection is a non-invasive, visual inspection. Inspectors evaluate only what is safely accessible and visible without moving furniture, removing panels, or opening walls. For hidden issues like moisture inside walls or concealed wiring, thermal imaging (infrared inspection) can sometimes reveal anomalies without physical intrusion.
What is the most important thing inspectors look for?
Inspectors prioritize safety hazards first — faulty electrical wiring, gas leaks, structural instability, and CO/fire risks. After safety, they document major defects that are expensive to repair: foundation problems, roof deterioration, water intrusion, and aging HVAC or plumbing. Minor cosmetic issues are noted but are lower priority.
How long does a home inspection take?
A thorough inspection of an average single-family home (1,500–2,500 sq ft) takes 2 to 3 hours. Larger homes, older properties, and homes with crawlspaces or complex systems can take 3 to 5 hours. Buyers are strongly encouraged to attend the inspection for the full walkthrough.
Can a house fail a home inspection?
No. A home inspection is not a pass/fail test — it is an objective assessment of the home's current condition. Every home, including brand-new construction, will have some items noted. The report identifies defects ranging from minor maintenance items to major concerns, and it is up to the buyer and seller to negotiate from there.