A home inspection is your last real opportunity to learn what you're actually buying before you're legally committed. Most first-time buyers attend their inspection but don't know what they're looking at or which findings are serious vs. routine. This guide gives you a 50+ item checklist organized by system, explains the difference between red flags and normal wear, and tells you clearly when a finding should make you walk away or renegotiate.

Always attend your inspection in person. You'll learn more in two hours following a licensed inspector around the house than you could from reading the report alone.

Foundation and Structure

Structural problems are the most expensive to fix and the hardest to negotiate around. The inspector will check the foundation walls, floor framing, and load-bearing elements. You should watch for:

Foundation Checklist

  • Horizontal cracks in basement or foundation walls (different from vertical hairline cracks)
  • Bowing or bulging in foundation walls
  • Floors that noticeably slope or bounce when walked on
  • Doors and windows that stick, won't latch, or show large uneven gaps around frames
  • Visible gaps between walls and ceilings or floors
  • Evidence of past repairs to foundation (patches, epoxy injections)
  • Condition of crawl space: ventilation, moisture barrier, standing water

Red Flag

When to call a structural engineer

  • Any horizontal or stair-step cracks in masonry foundation walls
  • Visible gaps where walls meet floor or ceiling throughout the home
  • Multiple stuck doors and windows throughout the house (sign of ongoing settlement)

Roof

A new roof costs $8,000-$25,000+ depending on size and materials. Roof age and condition should be one of your first questions about any home. The inspector will assess:

Roof Checklist

  • Age and remaining useful life of the roofing material
  • Missing, curling, or cracked shingles
  • Condition of flashing around chimneys, skylights, and vents
  • Evidence of prior repairs or patchwork
  • Condition of gutters and downspouts; proper drainage away from the foundation
  • Attic ventilation and evidence of moisture, mold, or dark staining on rafters
  • Attic insulation type, depth, and condition

Plumbing

Plumbing issues range from minor (a dripping faucet) to catastrophic (galvanized pipes that are corroding from the inside and need full replacement). Know the difference.

Plumbing Checklist

  • Age and material of supply pipes (copper is ideal; galvanized steel in homes pre-1970 is a concern)
  • Water pressure at every faucet and shower
  • Hot water at every fixture within a reasonable time
  • Age and condition of water heater (typical life 8-12 years for tank, 20+ for tankless)
  • Evidence of leaks under sinks: water stains, warped cabinet floors, soft wood
  • Toilets: flush properly, no rocking at the base (rocking = failed wax ring, possible subfloor damage)
  • Drain speed at every sink and tub
  • Condition of sump pump if present; confirm it activates
  • Visible drain lines in basement or crawl space; check for rust, corrosion, or improper slope

Electrical

Electrical issues cause around 51,000 home fires per year in the US. Outdated wiring is both a safety hazard and a potential deal-breaker for insurance coverage.

Electrical Checklist

  • Main panel capacity and age; 100-amp minimum for most homes, 200-amp preferred
  • Presence of aluminum wiring (pre-1973 homes); requires remediation or special outlets
  • Knob-and-tube wiring (pre-1940s); many insurers won't cover homes with it
  • GFCI outlets in bathrooms, kitchen, garage, and outdoor areas
  • AFCI breakers or outlets in bedrooms
  • All outlets tested: verify they work and are grounded
  • Double-tapped breakers in the panel (two wires on one breaker; a code violation)
  • Any DIY wiring visible in attic, basement, or panel
  • Smoke detectors and carbon monoxide detectors present and functional

HVAC (Heating, Ventilation, and Air Conditioning)

A full HVAC replacement runs $5,000-$15,000. Ask for service records and note the age of every unit.

HVAC Checklist

  • Age of furnace/boiler and air conditioning unit
  • Furnace fires properly and produces heat at all vents
  • Air conditioning cools properly (if season allows testing)
  • Air filter condition; a neglected filter suggests neglected maintenance
  • Ductwork condition: visible leaks, disconnected sections, or evidence of pests
  • Visible rust or corrosion on the heat exchanger (cracked heat exchanger is a safety hazard)
  • Exhaust flues properly connected and sloped toward the exterior
  • Thermostat operates the system correctly

Water Damage and Mold

Water is the single most destructive force in a home. The inspector will look for active moisture and evidence of past problems. You should look for:

Water Damage Checklist

  • Water stains on ceilings (yellow-brown rings indicate past or ongoing roof leaks)
  • Soft or discolored drywall around windows, doors, and exterior walls
  • Efflorescence (white mineral deposits) on basement walls indicates water intrusion
  • Musty odors in basement, closets, or under sinks
  • Visible mold: black, green, or white fuzzy growth, particularly around windows and plumbing
  • Condition of bathroom caulking and grout; missing or damaged caulk lets water into walls
  • Subfloor condition under carpet near exterior walls
  • Grading: the ground around the home should slope away, not toward the foundation

Windows, Doors, and Exterior

Windows and Doors Checklist

  • All windows open, close, and lock properly
  • Double-pane windows: look for fogging between panes (seal failure)
  • Exterior doors: proper weather stripping, no daylight visible around frames
  • Deck and porch: structural condition, railing stability (grab and shake), ledger board connection
  • Exterior siding: no gaps, rot, or damage at the bottom courses where moisture pools
  • Driveway and walkways: cracking is normal; large heaved sections near the house affect drainage
  • Retaining walls: condition and evidence of movement or leaning

Appliances

Appliance Checklist

  • Range/oven: all burners ignite, oven heats properly
  • Dishwasher: runs a cycle, no leaks under unit
  • Refrigerator (if included): cools properly, ice maker works if present
  • Washer/dryer hookups: verify proper venting for dryer (not into attic or wall)
  • Garbage disposal: operates, no leaks at P-trap below
  • Garage door openers: function correctly, auto-reverse safety feature active

Red flags vs. normal wear: knowing the difference

Normal wear includes items that are expected at the home's age and easily repaired: minor caulking gaps, a sticking interior door, a dripping faucet, dated but functional fixtures, cosmetic cracks in drywall at corners, and aging but functional appliances. These are negotiating points, not deal-breakers.

Red flags are findings that indicate either significant immediate cost, ongoing systemic problems, or safety hazards: active water intrusion, evidence of mold remediation that may have been incomplete, foundation movement that is ongoing, knob-and-tube or aluminum wiring, a failing septic system, or any sign of major undisclosed work.

When to walk away

There is no universal answer, because the right decision depends on the purchase price, the estimated repair cost, and your willingness to manage a project. That said, consider walking away or renegotiating significantly when you find any of the following:

  • Active foundation movement with no documented repair
  • Major roof replacement needed that the seller will not credit or complete
  • Evidence of significant undisclosed water damage or mold throughout multiple areas
  • Full electrical system replacement required
  • Failing or condemned septic system
  • A combination of several expensive repairs that, together, push the true cost well above market value

The right negotiating response is usually a repair credit or price reduction equal to the repair estimate from a licensed contractor (not just the inspector's guess). Request two contractor quotes before finalizing any negotiation.

For context on how inspection costs fit into your overall purchase, see our guide to the complete first-time home buyer checklist. And to understand the full financial picture before you make an offer, read our guide on how much house you can afford.