If you’re buying a home, the last thing you want is expensive surprises. A licensed home inspector will help you know if the home you’re buying is in good condition—and if not, you won’t be left in the dark.
With an average cost between $300-$500, this is one step in the homebuying process you don’t want to skip. Some buyers waive the right to a home inspection to speed up the closing process or stand out in a competitive market, but in most cases, it’s best to include an inspection contingency in your offer.
Whether you’re buying your first home in Boise, ID or settling into retirement in Bozeman, MT, this home inspection checklist will help you know what to expect from the home inspection once you’ve found the right place.
Home inspection checklist for buyers
If your offer has been accepted, the next step for the buyer is likely the home inspection. Home inspectors look for any signs of age, wear, or concern on visible and accessible areas of the home that could affect safety down the line.
Use this list during your home inspection to understand what’s being checked, and what to keep an eye on in your walkthrough.
Home exterior
- Roof condition: missing shingles, aging, damage
- Gutters and downspouts: secure, clear, draining properly
- Siding and trim: rot, cracks, peeling paint
- Windows and doors: proper sealing, damage, ease of opening
- Yard grading and drainage should slope away from house
- Driveways, walkways, steps, and patios: cracks, uneven surfaces
- Decks, porches, and railings: structural safety and stability
- Visible foundation: cracks, signs of moisture
Home interior
- Floors are level, solid, with no soft spots
- Doors and windows can open/close easily and lock securely
- No stains or water marks on ceilings or walls
- Interior stairs and railings are secure, not loose
- Smoke and carbon monoxide detectors are present and working
- Walls, ceilings, and floors have no cracks, unevenness, or stains
- Sagging or bowing in floors or ceilings
- Signs of shifting or settling in the structure
- Visible signs of bad repairs or DIY work
Electrical
- Main electrical panel is clean, properly labeled, and no rust or scorch marks
- Circuit breakers are working properly with no signs of overloading
- Outlets and light switches are functional and properly grounded
- Proper outlet protection in bathrooms, kitchen, garage, and outdoor areas
- Light fixtures and ceiling fans are secure, working, and wired correctly
Plumbing
- Good water pressure and flow from faucets and showers
- Drainage speed and function, with no backups or slow drains
- Visible pipes under sinks and in basement/crawl space have no leaks or corrosion
- Water heater’s age, condition, and any signs of rust or leakage
- Functional shut-off valves and visible plumbing connections
Heating, cooling, and ventilation
- Furnace and air conditioner operation
- Airflow from vents
- Age and condition of HVAC units
- Thermostat function
- Filter cleanliness
- Visible ductwork condition: secure, clean, and no damage
Kitchen and laundry
- Built-in appliances work: oven, stove, microwave, dishwasher
- Range hood or vent is clean and venting properly
- Sink plumbing has no leaks and drains well
- Washer/dryer hookups (if available)
- Cabinet condition and attachment
Bathrooms
- Water pressure and temperature
- Shower, tub, and sink drainage
- Toilet function and stability
- Tile, caulking, and grout: water damage, mold, cracks
- Exhaust fan operation and venting
Attic, basement and crawl space
- Proper insulation and ventilation
- Signs of leaks, moisture, mold, or pests
- Roof structure from inside (no sagging or water damage)
- Properly functioning sump pump in basement
Garage and safety
- Garage door opens smoothly, with working sensors
- Proper fire separation between garage and house
- Handrails and stair safety
- Smoke and CO detectors in correct locations
- Fireplace or wood stove condition
What does a home inspector not look at?
Home inspections cover a lot, but not everything. Inspectors usually focus on visible and easy-to-access parts of the home, so anything hidden or specialty-related probably won’t make it into the final report. Your home inspector likely won’t inspect:
- Inside walls or ceilings (anything hidden behind drywall)
- Underground pipes or septic systems
- Swimming pools, hot tubs, or sprinkler systems (unless requested as an add-on)
- Pest or termite infestations (you’ll need a separate pest inspection)
- Mold, asbestos, or lead paint testing
- Chimney interiors or flues
- Code compliance or permit verification
- Cosmetic issues (like chipped paint or worn carpet)
- Environmental hazards (like radon, unless tested separately)
- Appliances not permanently installed (like washers and dryers)
Some things on this list, like mold, radon, asbestos, or septic, might be available as an add-on service or through a separate specialty inspector.
How to find a home inspector
One way to find a good home inspector is to ask your real estate agent—they usually have a few trusted people they work with.
You can also check sites like ASHI or InterNACHI to find certified inspectors with long-term experience. Make sure they have solid reviews, and don’t be afraid to ask for a sample report so you know what to expect.
Finally, make sure that the home inspector you find is available to inspect the home within your contract’s inspection contingency period, which is usually only about 5-10 days after an offer is accepted.
Home inspection checklist tips for buyers
To get the most out of your home inspection, walk through the house with the inspector. This gives you a chance to ask questions, clarify any issues , and learn which repairs are urgent and which can wait.
Take photos and notes of anything that might catch your eye, and after the inspection, review the full report carefully before moving forward. Talk with your real estate agent to see what your inspection contingency includes and if negotiations are needed, or if the house might not be the right fit.
A home inspection is meant to inform and protect you, the buyer. With this home inspection checklist, you can be confident going into the inspection knowing that your peace of mind (and investment) are protected.
FAQs about home inspections
| How much does a home inspection cost? | Most home inspections cost between $300 and $500, but can vary based on the home’s size, age, and location. |
| Who pays for the home inspection? | The buyer usually pays for the home inspection as part of their due diligence during the homebuying process. |
| How long does a home inspection take? | A standard home inspection takes about 2 to 4 hours, depending on the size and condition of the home. |
| Can I attend the home inspection? | Yes, and it’s a good idea—you’ll get a better feel of the home and can ask the inspector questions in real time. |
| What fixes are mandatory after a home inspection? | No fixes are technically mandatory, but serious safety issues or code violations usually need to be taken care of before a lender will approve the loan. |
| What is a home inspection contingency? | A home inspection contingency gives buyers protection during the offer process. They can say no to a home or renegotiate if the inspection reveals major issues. |
| Is a home inspection the same as an appraisal? | No, they’re different. A home inspection checks the condition of the home, while an appraisal estimates its market value for the lender. |