A home inspection is one of the most important parts of the home buying process. A thorough home inspection can save you tens of thousands of dollars and help you avoid unwelcome surprises after you move in.

If you haven’t been through a home inspection before, they can be overwhelming, with a lot of information and details that you may not know how to interpret. What is a home inspection? What is on a typical home inspection checklist? How long does the home inspection take? What should you do if the inspector finds problems?

What Is a Home Inspection?

A home inspection is a thorough visual examination of a home’s major systems and components. This inspection is conducted before you finalize your home purchase and is often one of the contingencies in a purchase offer. Home inspection services identify existing problems or potential issues that could result in expensive repairs down the road. If the report identifies serious problems, you can often negotiate a lower price or other concessions from the seller.

What Do Home Inspectors Look For?

Home inspection services usually follow a structured list that focuses on potential problem areas, specifically those that are urgent or can lead to expensive repairs in the near future. Home inspections can vary based on region and home type, since the biggest issues might differ from one region to the next.

Complete Home Inspection Checklist

Use this checklist to follow along with your inspector or ask informed questions during your walkthrough.

Structural Elements

This part of home inspection services assesses the home’s framework for stability, safety, and signs of structural damage.

• ☐ Foundation walls and footings: cracks, bulges, moisture, or signs of settling or shifting.
• ☐ Floor joists, beams, and subflooring: signs of rot, sagging, or insect damage.
• ☐ Wall framing and load-bearing structures: bowing, movement, or stress on structural supports.
• ☐ Roof framing, trusses, and attic supports: sagging areas, poor construction, or signs of past repairs.
• ☐ Stairs, handrails, and guardrails: secure and up to code.
• ☐ Evidence of foundation movement: cracks in walls or uneven floors.

Exterior Features

This part of the home inspection checklist ensures the home is weather- and water-tight. Professional inspection services normally include:

• ☐ Siding, brick, stucco, or cladding: intact, and sealed against weather.
• ☐ Windows and exterior doors: proper opening and closing; damage, rot, or missing caulking.
• ☐ Trim, soffits, and fascia: signs of rot, pest damage, or poor installation.
• ☐ Roofing materials, flashing, chimneys, skylights: missing or damaged shingles; proper flashing around openings.
• ☐ Gutters and downspouts: intact and draining water away from the foundation.
• ☐ Grading around the home: sloping away from the home to prevent water from pooling near the foundation.
• ☐ Decks, patios, and walkways: stability, level surface, free of rot and tripping hazards.
• ☐ Fences, retaining walls, sheds, or garages: solid and well-maintained.

Interior Systems

Standard inspection services include the following elements inside the home:

• ☐ Walls, ceilings, and floors: cracks, stains, or signs of water damage or movement.
• ☐ Interior windows and doors: proper closing, gaps or drafts.
• ☐ Stairways and railings: secure and properly installed.
• ☐ Smoke and CO detectors: present and operational, where required by code.
• ☐ Attic insulation and ventilation: adequate coverage and airflow to prevent moisture buildup.
• ☐ Crawlspaces or basements: evidence of moisture, pests, or structural concerns.

Electrical System

A home inspection checklist always includes an examination of the home’s electrical system, including:

• ☐ Main service panel and circuit breakers: accessible and properly labelled; adequate to support the functions of the home.
• ☐ GFCI outlets: installed in kitchens, bathrooms, and exterior areas where moisture is present.
• ☐ Light switches, fixtures, and outlets: operating property without sparking, flickering or buzzing.
• ☐ Wiring and visible connections: signs of outdated or exposed wiring.

Plumbing System

The plumbing inspection checklist should include:

• ☐ Pipes and visible plumbing: signs of corrosion, leakage, or improper materials.
• ☐ Fixtures (sinks, tubs, toilets): proper functioning; leaks or slow drainage.
• ☐ Water pressure: consistent across fixtures.
• ☐ Water heater: correctly installed, in good condition, and heating water properly.
• ☐ Drain and vent systems: functioning without blockages; no unusual odors.

HVAC System

A home inspection checklist will normally include:

• ☐ Furnace, boiler, or heat pump: turns on properly and distributes heat evenly.
• ☐ Air conditioning system: cools effectively; no signs of refrigerant issues.
• ☐ Ductwork and vents: clean, properly connected, and delivering air where needed.
• ☐ Filters and maintenance: clean and recently serviced.
• ☐ Thermostat: correctly calibrated and controls the system as expected.

How Long Does the Home Inspection Take?

Getting through a home inspection checklist depends partly on the size of the home:

• Small homes (under 1,500 sq ft) take 2 to 3 hours.
• Medium homes (1,500-2,500 sq ft) take 3 to 4 hours.
• Large homes (over 2,500 sq ft) take about 6 hours.
• Very large or complex homes can take 6+ hours, more if there are multiple outbuildings.

Additional factors that can make it longer to complete a home inspection checklist are:

• Age of the home (older homes take longer).
• Overall condition of the property.
• Accessibility of areas like crawl spaces and attics.
• If major issues are found and require more investigation.

Home Inspection Certification Requirements

Real estate agents often recommend a home inspector, but if you are choosing when yourself, ensure that they have the proper home inspection certification.

In general, home inspectors are required to complete a state-approved training course and pass the National Home Inspector Examination (NHIE) or a state-specific test.

However, requirements vary by state. For example, Texas and New York have strict licensing requirements, while California expects professional training, but does not license home inspectors. Many inspectors also get voluntary certifications from national organizations like ASHI (American Society of Home Inspectors) or InterNACHI, which require passing additional exams and completing ongoing education to stay up to date.

If you are looking for a home inspector, check for:

• Current certification and license.
• Errors and omissions insurance.
• Local experience.
• References from recent clients.
• Willingness to let you attend the inspection.

What Happens After the Home Inspection?

When a home inspection checklist is complete, you will receive a report from the inspector that includes a summary of the major findings, a detailed description of any problems, and recommendations for repairs. The report should also include safety concerns that need immediate attention.

With your report in hand, you can request that the seller make the necessary repairs or negotiate for a price reduction to cover the cost of the repairs. In rare cases, the seller is unwilling to make the repairs or reduce the cost of the home. If that happens, consult with your real estate agent about the best course of action.

~Re/Max.com