Heading into your first home inspection and not sure what to look for? This complete home inspection checklist tells first-time buyers exactly what to watch for room by room so nothing gets missed.
Your home inspection is one of the most important days in the entire buying process — and most first-time buyers walk through it completely overwhelmed.
You’re following an inspector around a house you’re emotionally attached to, trying to absorb everything they’re saying, while simultaneously wondering if every crack and creak is a dealbreaker or totally normal. It’s a lot.
We’ve been through this multiple times, and here’s what we’ve learned — the buyers who get the most out of their home inspection are the ones who show up prepared. Not to do the inspector’s job, but to know what questions to ask, what to pay attention to, and what actually matters versus what doesn’t.
This checklist is your preparation guide. Walk through it before your inspection so you know what’s coming, and bring it with you on the day so nothing important slips through the cracks.
Want the done-for-you printable version? Grab our Home Inspection Checklist in the shop — an editable PDF you can fill in and take notes on during the inspection itself.
FIRST — WHAT A HOME INSPECTION ACTUALLY IS
A home inspection is a visual assessment of a home’s condition conducted by a licensed inspector. It typically takes two to four hours depending on the size of the home and covers everything from the roof to the foundation.
A few things worth knowing upfront:
No home is perfect. Every inspection report will have findings — that’s completely normal and doesn’t automatically mean you should walk away. The goal is to understand what you’re buying, not to find a flawless house.
You have the right to be there. Always attend your inspection in person. Reading a report later is nowhere near as valuable as walking through the home with the inspector and asking questions in real time.
Not everything is a dealbreaker. A good inspector will help you understand what’s a safety issue, what’s a maintenance item, and what’s purely cosmetic. Learn to tell the difference.
EXTERIOR CHECKLIST
Start outside. The exterior of a home tells you a lot about how well it’s been maintained before you ever step inside.
- ☐ Check the roof condition — look for missing, curling, or damaged shingles
- ☐ Check gutters and downspouts — are they attached, clean, and directing water away from the foundation
- ☐ Inspect the foundation for visible cracks or signs of settling
- ☐ Check grading around the home — the ground should slope away from the foundation to prevent water intrusion
- ☐ Inspect exterior walls for cracks, damaged siding, or areas of concern
- ☐ Check all exterior doors and windows — do they open, close, and seal properly
- ☐ Inspect the driveway and walkways for significant cracking or settling
- ☐ Check the condition of the deck, patio, or porch if applicable
- ☐ Look for signs of wood rot around windows, doors, and trim
- ☐ Check exterior caulking around windows and doors – if you need to recaulk after purchase this is our go to exterior caulk.
What to ask the inspector: How old is the roof and how much life does it have left? This single question can save you thousands of dollars in negotiation or repair planning.
ELECTRICAL CHECKLIST
Electrical issues are among the most serious findings in any inspection. Pay close attention here.
- ☐ Locate and inspect the electrical panel — is it properly labeled and accessible – a label maker makes organizing unlabeled breakers easy after purchase.
- ☐ Check for any double tapped breakers or signs of DIY wiring
- ☐ Test all outlets throughout the home – bring a simple outlet tester with you on inspection day
- ☐ Check that GFCI outlets are present in bathrooms, kitchen, garage, and exterior
- ☐ Look for any exposed wiring in the basement, attic, or garage
- ☐ Check the age of the electrical system — older homes may have outdated wiring
- ☐ Make sure the panel has adequate capacity for the home’s size
- ☐ Check exterior outlets and lighting
What to ask the inspector: Is the electrical panel sufficient for this home’s needs and are there any safety concerns I should address immediately after purchase?
PLUMBING CHECKLIST
Plumbing issues can range from minor nuisances to major expenses. Check thoroughly.
- ☐ Run all faucets and check water pressure throughout the home
- ☐ Check under every sink for signs of leaks or water damage
- ☐ Flush every toilet and check for proper function
- ☐ Check the water heater — note the age, condition, and capacity
- ☐ Look for signs of water staining on ceilings and walls — these indicate past or current leaks. A moisture meter is a handy tool to bring to inspections.
- ☐ Check the basement and crawl space for moisture or standing water
- ☐ Inspect visible pipes for corrosion or damage
- ☐ Check caulking around tubs and showers
- ☐ Test water temperature and check for appropriate hot water pressure
- ☐ Ask about the location of the main water shutoff valve
What to ask the inspector: Are there any signs of past water damage and how old is the water heater? Water heaters typically last 8 to 12 years — knowing the age helps you plan and budget.
HVAC CHECKLIST
Heating and cooling systems are expensive to replace. Know exactly what you’re working with.
- ☐ Ask the age of the furnace and air conditioning unit
- ☐ Check the condition of the HVAC filter – if it’s filthy that tells you a ton about how the home was maintained. Replace immediately after purchase with a quality filter.
- ☐ Turn on the heat and confirm it runs properly
- ☐ Turn on the AC and confirm it runs properly
- ☐ Inspect ductwork for damage or improper connections
- ☐ Check for carbon monoxide detectors near the furnace – if there aren’t any, add this to your immediate purchase list.
- ☐ Inspect the chimney if the home has a fireplace or wood burning stove
- ☐ Check vents throughout the home for proper airflow
- ☐ Ask about the last time the system was serviced
What to ask the inspector: How many years of life does the HVAC system realistically have left? Knowing this upfront lets you either negotiate the price or budget accordingly.
INTERIOR CHECKLIST
Work through the interior room by room — don’t rush this part.
- ☐ Check all ceilings for water stains, cracks, or sagging
- ☐ Check walls for cracks, moisture, or signs of settling
- ☐ Test every window — does it open, close, lock, and seal properly
- ☐ Test every interior door — does it open and close without sticking
- ☐ Check floors for soft spots, significant squeaking, or uneven areas
- ☐ Inspect the basement for moisture, water intrusion, or efflorescence (white mineral deposits on walls)
- ☐ Check the attic for adequate insulation, ventilation, and signs of leaks or pests – a flashlight is essential for attic and crawl space inspections
- ☐ Test all appliances included in the sale
- ☐ Check smoke detectors and carbon monoxide detectors – replace immediately if missing or expired.
- ☐ Look inside closets and storage areas for signs of mold or moisture
What to ask the inspector: Are there any signs of moisture intrusion in the basement or attic? These are the two areas most likely to have hidden issues that aren’t immediately visible.
THE DIFFERENCE BETWEEN A DEALBREAKER AND A NEGOTIATING POINT
This is the part nobody explains clearly enough to first-time buyers.
Dealbreakers — issues serious enough to reconsider the purchase or require significant negotiation:
- Major foundation issues or structural problems
- Significant roof damage requiring full replacement
- Outdated or unsafe electrical systems like knob and tube wiring
- Evidence of active water intrusion or mold
- Failed or end-of-life HVAC systems with no disclosure
Negotiating points — issues worth addressing in your offer or requesting a credit for:
- Aging roof with a few years of life remaining
- Older water heater
- Minor plumbing repairs
- GFCI outlets missing in key areas
- Deferred maintenance items
Cosmetic issues — things that are your responsibility as the buyer and not worth negotiating over:
- Paint and flooring
- Dated fixtures or finishes
- Minor cracks in drywall
- Worn caulking
Pro tip from experience: Go into your inspection emotionally prepared to hear bad news and strategically ready to use it. The inspection report is one of your most powerful negotiating tools — use it wisely rather than letting it scare you unnecessarily.
WHAT TO DO AFTER THE INSPECTION
Once you have the report in hand you have a few options — request repairs, ask for a price reduction or credit, accept the home as-is, or in serious cases walk away. Your real estate agent will help you navigate the right approach based on the findings.
Expect to to have things listed on the report. A good inspector will always find areas of opportunity. Even on our recent new build, we have 15+ items to address AFTER the home passed county inspections.
The most important thing is to read the full report carefully, prioritize the findings by severity, and make decisions based on facts rather than emotions.
Heading into your inspection soon? Grab our printable Home Inspection Checklist in the Etsy shop — take it with you, fill it in as you go, and leave with a clear picture of exactly what you’re buying.
Already closed? Head over to our First 30 Days guide for everything you need to do the moment you get your keys.
