Home Inspection Checklist: What Inspectors Look For
A home inspection is your opportunity to discover what's really going on with a property before you're legally bound to buy it. For $300-$500, you get a professional assessment that could save you from a $50,000 foundation repair. 86% of inspections find issues requiring repair. The average repair negotiation is $14,000.
Why Inspections Are Non-Negotiable
Never waive the inspection, even in competitive markets. What $300-$500 can reveal: Foundation cracks ($10,000-$50,000), roof damage ($15,000-$25,000), electrical hazards, plumbing problems ($5,000+), failing HVAC ($5,000-$15,000), hidden water damage and mold ($3,000-$50,000+).
What Inspectors Check
- Foundation and Structure - cracks, levelness, water damage
- Roof and Attic - condition, age, ventilation, leaks
- Electrical System - panel, wiring type, safety
- Plumbing - water heater, pipes, pressure, drains
- HVAC - furnace/AC age and condition
- Interior - walls, ceilings, floors, windows, doors
- Exterior - siding, grading, drainage
Structural Red Flags
- Horizontal cracks in foundation (indicates structural failure)
- Stair-step cracks in brick/block foundations
- Bowing or buckling foundation walls
- Sagging or uneven floors
- Doors and windows that stick or won't close
Water Damage Red Flags
- Stains on ceilings or walls
- Musty or moldy smell
- Warped or buckling flooring
- Peeling paint or bubbling drywall
- Standing water in crawl spaces
Questions to Ask the Inspector
- Which issues are safety concerns?
- What needs to be fixed right away vs. can wait?
- What's the approximate cost to repair this?
- Do I need a specialist to evaluate further?
- How old does this roof/water heater/HVAC appear?
Negotiating Repairs
After inspection, you have three options: Ask the seller to make repairs, request a credit or price reduction, or accept as-is. Sellers are most likely to fix safety issues. Request repairs be done by licensed professionals with receipts.
When to Walk Away
- Major foundation problems (potential $50,000+ repairs)
- Mold throughout the home (chronic moisture issues)
- Unpermitted major work (you inherit liability)
- Seller refuses all negotiations on $20,000+ in repairs
Inspection Day Checklist
- Foundation - visible cracks or damage
- Roof condition - missing/damaged shingles
- Gutters and downspouts
- Electrical panel - condition and age
- GFCI outlets where required
- Water heater - age and condition
- Water pressure adequate
- All drains working
- HVAC - age and condition
- Signs of water damage
- Smoke/CO detectors present
Key Takeaways
- 86% of inspections find issues - this is normal
- $300-$500 inspection can save you from $50,000+ problems
- Average repair negotiation after inspection is $14,000
- Never waive inspections, even in competitive markets
- Horizontal foundation cracks and widespread mold are deal-breakers