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Home Inspection Checklist Form

Start date & time

End date & time

Full name

Property address

Email address

Phone number

1. Exterior and Grounds

The exterior inspection focuses on the "envelope" of the house and how the land around it manages water.


Rate the condition of each item using the following scale: 1 (Poor), 2 (Fair), 3 (Good).

Item

Task

Condition

A
B
C
1

Foundation

Check for visible cracks, shifting, or "spalling" (flaking) in exposed concrete or masonry.
2

Grading

Ensure the ground slopes away from the foundation to prevent water pooling.
3

Wall covering

Inspect siding, brick, or stucco for damage, rot, or loose sections.
4

Windows & doors

Check for peeling paint, rotted frames, and functional weather stripping.
5

Driveways & walkways

Look for significant cracking or "heaving" that creates trip hazards.
6

Decks & porches

Check for wood decay, stable railings, and proper attachment to the main structure.

2. Roof and Attic

The roof is the first line of defense against the elements.


Rate the condition of each item using the following scale: 1 (Poor), 2 (Fair), 3 (Good).

Item

Task

Condition

A
B
C
1

Roof covering

Inspect shingles or tiles for curls, cracks, or missing pieces.
2

Flashing

Check metal strips around chimneys, vents, and skylights for watertight seals.
3

Gutters & downspouts

Ensure they are clear of debris and divert water far from the foundation.
4

Attic structure

Look for signs of sagging rafters or water stains on the underside of the roof deck.
5

Insulation

Verify the type and depth of insulation is sufficient for the climate.
6

Ventilation

Ensure soffit vents and ridge vents are not blocked by insulation.

3. Structural Components

These elements hold the house up and keep it square.


Rate the condition of each item using the following scale: 1 (Poor), 2 (Fair), 3 (Good).

Item

Task

Condition

A
B
C
1

Walls

Check for "plumb" (vertical) alignment and absence of bowing.
2

Ceilings

Look for sagging or large cracks that might indicate structural movement.
3

Floors

Test for excessive "bounce" or slopes that suggest joist issues.
4

Basement / crawlspace

Check for moisture, mold, or evidence of wood-destroying insects.

4. Plumbing System

Plumbing issues can cause catastrophic water damage if left unchecked.


Rate the condition of each item using the following scale: 1 (Poor), 2 (Fair), 3 (Good).

Item

Task

Condition

A
B
C
1

Main water shut-off

Locate and ensure the valve is accessible and functional.
2

Visible pipes

Check for leaks, heavy corrosion, or mismatched materials (e.g., polybutylene).
3

Water heater

Note the age, check for rust at the base, and verify the pressure relief valve (TPR) is present.
4

Fixtures

Run all faucets to check for pressure, drainage, and leaks under the sinks.
5

Toilets

Ensure they are securely bolted to the floor and do not "rock."

5. Electrical System

Electrical safety is the highest priority for preventing house fires.


Rate the condition of each item using the following scale: 1 (Poor), 2 (Fair), 3 (Good).

Item

Task

Good

A
B
C
1

Service panel

Check for proper labeling, singe marks, or outdated fuse systems.
2

Wiring

Look for exposed wires or "knob and tube" wiring in older homes.
3

Outlets

Test a representative number of outlets for grounding and polarity.
4

GFCI protection

Ensure Ground Fault Circuit Interrupter outlets are present in "wet" areas (kitchens, baths, garages).
5

Light fixtures

Verify that switches operate correctly and there is no flickering.

6. Heating, Ventilation, and Air Conditioning (HVAC)

These systems are often the most expensive to replace.


Rate the condition of each item using the following scale: 1 (Poor), 2 (Fair), 3 (Good).

Item

Task

Good

A
B
C
1

Heating equipment

Check the age and general condition of the furnace or boiler.
2

Cooling equipment

Inspect the exterior condenser unit for levelness and clean fins.
3

Air filters

Check if filters are clean and properly sized.
4

Ductwork

/ registers

Look for disconnected ducts or significant dust buildup.
5

Thermostat

Verify that the system responds accurately to the controls.

7. Interior Rooms

This section covers the general "wear and tear" of the living spaces.


Rate the condition of each item using the following scale: 1 (Poor), 2 (Fair), 3 (Good).

Item

Task

Condition

A
B
C
1

Walls & ceilings

Check for moisture stains, "popcorn" ceiling condition, and major cracks.
2

Flooring

Inspect carpet, tile, or wood for damage or trip hazards.
3

Doors

Ensure they open/close smoothly and latches engage correctly.
4

Fireplace

Check the hearth for cracks and ensure the damper operates.
5

Stairways

Check for sturdy handrails and consistent "rise and run" (step height).

8. Kitchen and Bathrooms

These are high-use areas that combine water and electricity.


Rate the condition of each item using the following scale: 1 (Poor), 2 (Fair), 3 (Good).

Item

Task

Condition

A
B
C
1

Appliances

Run a short cycle on the dishwasher and check the oven/range elements.
2

Cabinets

Open drawers and doors to check for smooth operation and secure mounting.
3

Exhaust fans

Verify that fans vent to the exterior, not just into the attic or wall.
4

Shower / tub

Check for cracked tiles, grout issues, and proper caulking.

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Key inspection insights

Below are the detailed insights into how to structure the checklist categories to ensure no critical system is overlooked.

1. Exterior "envelope" analysis

The exterior section is designed to evaluate how well the home resists the elements.

  • Siding and trim: Look for gaps where insects or water could enter. Check the "clearance" between the siding and the soil (ideally 6 inches or 15 cm) to prevent rot.
  • Window seals: Focus on the "glazing" and the caulking around the frames. Failed seals in double-pane windows often appear as fogging or streaks between the glass.
  • Grading and drainage: The ground should drop at least 1 inch for every foot for the first 6 feet away from the foundation. Poor drainage is the leading cause of basement moisture.

2. Structural integrity and load path

This section tracks how the weight of the house is transferred to the ground.

  • Foundation walls: Distinguish between hairline shrinkage cracks (usually cosmetic) and structural cracks (wider than 1/4 inch or displacement where one side of the crack is higher than the other).
  • Sills and joists: In the crawlspace or basement, check the "sill plate" (the wood that sits directly on the foundation) for moisture or wood-destroying organism damage.
  • Load-bearing beams: Ensure that support posts are plumb and resting on solid concrete footings, not just the basement floor slab.

3. Roofing and attic ventilation

The roof is a system, not just a covering.

  • Shingle condition: Look for "granule loss" in the gutters, which indicates the shingles are reaching the end of their functional life.
  • Flashing and boots: Inspect the rubber "boots" around plumbing vent pipes. These often crack and leak long before the actual shingles fail.
  • The attic "sandwich": An attic needs a balance of intake (at the eaves) and exhaust (at the ridge). If the attic is too hot, it bakes the shingles from the inside out; if it is too damp, it causes mold.

4. Electrical distribution

This section focuses on the capacity and safety of the power system.

  • Service entrance: Check the cables coming from the street. They should be high enough to avoid contact and have a "drip loop" to prevent water from running down the wire into the panel.
  • The main panel: Look for "double tapping" (where two wires are connected to one breaker) and ensure the amperage of the main breaker matches the service wire size.
  • Branch wiring: Identify the type of wiring used (Copper, Aluminum, or older cloth-wrapped) and ensure outlets near water sources have functional trip-reset buttons.

5. Plumbing and waste systems

This covers the supply of clean water and the removal of waste.

  • Static pressure: High water pressure (above 80 psi) can damage fixtures and cause pipe bursts.
  • Cross-connections: Ensure that hose bibs have "vacuum breakers" so that dirty water cannot be sucked back into the home's drinking supply.
  • Functional flow: Run multiple fixtures simultaneously (e.g., flush a toilet while the shower is running) to see if the pressure drops significantly.

6. HVAC (climate control)

The goal is to verify that the equipment is sized correctly and operating within normal temperature ranges.

  • The temperature split: For Air Conditioning, measure the air going into the return vs. the air coming out of the vent. A healthy system usually shows a difference of 15°F to 20°F (8°C to 11°C $11).
  • The heat exchanger: In a furnace, this is the metal chamber where combustion happens. Any rust or soot here is a major red flag for safety.
  • Condensate drainage: Ensure the moisture pulled from the air by the AC unit is being piped to a drain or pump, not leaking onto the floor.


Mandatory Questions Recommendation

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Mandatory questions & core rationale:

While a standard home inspection is a comprehensive "health check," certain items are considered mandatory because they directly impact occupant safety, structural integrity, or high-cost liability.

If these items fail, the home may be considered uninhabitable, uninsurable, or a significant financial risk.

1. Electrical panel and GFCI protection

Why it’s mandatory: Fire prevention and life safety.

  • Elaboration: The electrical panel is the "brain" of the home's safety system. An inspection must verify that breakers are sized correctly for the wires they protect. Furthermore, GFCI (ground fault circuit interrupter) outlets in kitchens and bathrooms are mandatory because they prevent electrocution in "wet" areas by cutting power instantly if a ground fault is detected.

2. Structural foundation and load-bearing walls

Why it’s mandatory: The physical survival of the building.

  • Elaboration: Any sign of significant foundation movement (horizontal cracks, step-cracks in brick, or leaning walls) indicates a potential structural failure. Unlike a leaky faucet, foundation issues can cost tens of thousands of dollars to repair and can lead to a total loss of property value if the house is deemed unstable.

3. HVAC heat exchanger integrity

Why it’s mandatory: Prevention of carbon monoxide poisoning.

  • Elaboration: In gas-fired furnaces, the heat exchanger separates the combustion gases (poisonous) from the air being blown into the living spaces. If this component is cracked—which often happens with age—carbon monoxide can leak into the home. Because it is odorless and colorless, this is a lethal "silent killer," making this check a non-negotiable safety step.

4. Roofing integrity and flashing

Why it’s mandatory: Prevention of secondary damage (mold and rot).

  • Elaboration: A roof leak is rarely just a roof problem. Water intrusion quickly leads to saturated insulation, rotted rafters, and toxic mold growth inside wall cavities. Because these issues are often hidden until they are severe, confirming a watertight roof is essential to prevent a chain reaction of interior destruction.

5. Water heater temperature and pressure (TPR) valve

Why it’s mandatory: Explosion prevention.

  • Elaboration: A water heater is essentially a pressurized vessel. If the thermostat fails and the water continues to boil, the tank can explode like a rocket. The TPR valve is the only mechanical safety device that releases that pressure. If it is stuck, missing, or capped off, the unit is a significant safety hazard.

6. Proper grading and drainage

Why it’s mandatory: Protection against long-term water damage.

  • Elaboration: If the ground slopes toward the house rather than away, water will inevitably collect against the foundation. Over time, hydrostatic pressure will force water through concrete pores or cracks, leading to basement flooding, mold, and foundation "heaving." This is a fundamental "preventative" check.

7. Presence of smoke and carbon monoxide detectors

Why it’s mandatory: Immediate life safety and legal compliance.

  • Elaboration: In almost all jurisdictions, a home cannot be sold or occupied without functioning detectors. An inspector must verify their presence and location (usually near sleeping areas and on every level) because they are the primary defense against fire-related fatalities.


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