The ultimate checklist for inspecting a house before you buy

24 May 2024

Buying a home is one of the biggest financial and emotional decisions most families ever make. Before you fall in love with a listing photo, it pays to walk through the property with a critical eye. This checklist will help you organize your inspection—whether you're doing a casual first look or preparing for a professional inspection—so you know exactly what to ask, what to test, and when to walk away.

Start with the Big Picture: Structure and Foundation

The bones of a house matter more than the paint color. As you walk the property, look for signs of structural trouble that could turn a dream home into a money pit.

Cracks in exterior walls, especially stair-step cracks in brickwork or wide cracks above doors and windows
Doors and windows that stick, sag, or don't close properly
Uneven or sloping floors, which you can sometimes feel just by walking through
Gaps between walls and the ceiling or floor
Water pooling near the foundation or signs of previous drainage issues outside

Small hairline cracks are often cosmetic, but wide or growing cracks deserve a professional opinion before you make an offer.

Water Is the Enemy: Check Plumbing and Moisture

Water damage is one of the most expensive problems to fix and one of the easiest to hide. Take your time in every room.

What to Look For

Water stains or discoloration on ceilings, walls, and around windows
Musty smells in basements, crawl spaces, or bathrooms
Bubbling or peeling paint and warped flooring
Under sinks: check for leaks, corrosion, and soft or swollen cabinet bases
Turn on faucets and flush toilets to test water pressure and drainage speed

If the home has a basement, ask directly whether it has ever flooded—and don't be shy about requesting documentation of any repairs.

Systems That Keep You Comfortable: Electrical, HVAC, and Roof

These are the big-ticket systems that cost thousands to replace, so it's worth a careful look even before the professional inspection.

Electrical: Open the electrical panel if it's accessible. Look for an updated breaker panel rather than an old fuse box. Test light switches and outlets throughout the home.
HVAC: Ask for the age of the furnace and air conditioner. Units near the end of their lifespan are a negotiation point or a dealbreaker.
Roof: Look for missing, curled, or damaged shingles from the ground. Ask about the roof's age and whether it has any remaining warranty.
Water heater: Check for rust, leaks, and the unit's age. Most water heaters last roughly a decade.

Don't Skip the Outside

A house is more than its interior. The lot and exterior can reveal problems—or costs—the seller may not mention.

Grading: the ground should slope away from the house, not toward it
Gutters and downspouts: intact, attached, and draining away from the foundation
Fences, decks, and driveways: check for rot, cracks, and instability
Trees: large trees close to the house can threaten both the foundation and the sewer line
Windows and siding: look for rot, cracks, or gaps in caulking

Bring in the Pros—and Use Your Checklist Wisely

No matter how thorough your own walk-through is, hire a qualified home inspector for a formal inspection before closing. Your checklist becomes your conversation guide: walk with the inspector, ask questions, and take notes. If the inspection uncovers issues, you can request repairs, negotiate the price, or, in serious cases, walk away—often while still within your contract's contingency window.

A house is never perfect, and that's okay. The goal isn't to find a flawless home; it's to know exactly what you're buying and to make your decision with open eyes. Do the work up front, and the home you choose will be one you can genuinely feel at home in.