What to Look for in a Home Inspection (2025 Room‑by‑Room Checklist)
Your inspector does the technical work—but you still need to know what to pay attention to so you can ask smart questions and avoid buying a money pit. Use this practical checklist on inspection day to translate the report into real‑world costs and negotiation power.
This checklist is designed for first‑time buyers. We focus on the big‑ticket systems that can blow your budget: structure, roof, plumbing, electrical, HVAC and safety issues. Pair it with our full Home Inspection 2025 Complete Guide if you want the deep dive.
1. Before You Even Walk In: Outside & Structure
Most of the most expensive problems start outside: foundation movement, grading issues, roof leaks and water intrusion. As you arrive at the property with your inspector, pay attention to:
Foundation & Grading
- Cracks wider than a credit card in foundation or exterior walls
- Floors that feel noticeably sloped inside
- Soil sloping toward the house instead of away
- Standing water near the foundation after rain
Roof & Exterior
- Curled, missing or damaged shingles
- Rust, moss or sagging areas on the roof
- Gutters overflowing or disconnected
- Cracked or missing siding, peeling paint, soft wood
2. Kitchen & Bathrooms: Water + Electricity = Risk
Kitchens and bathrooms hide many of the most expensive problems: slow leaks, bad DIY plumbing and outdated electrical. Walk these rooms with your inspector and look for:
Quick checks you can do yourself
- Turn on every faucet and watch water pressure + drainage speed
- Flush toilets and check for gurgling or slow refill
- Open cabinets under sinks and look for stains, mold or swelling
- Test GFCI outlets (the ones with reset/test buttons)
Red flags your inspector may call out
- Flexible "accordion" drain pipes and obvious DIY plumbing
- Signs of repeated leaks around tubs or showers
- Old two‑prong outlets near sinks without GFCI protection
- Evidence of amateur electrical work (open junction boxes, loose wires)
3. Attic, Basement & Crawlspace: Where Problems Hide
These are the least glamorous parts of the home—and that's exactly where inspectors often find the worst surprises.
In the Attic
- Dark stains on roof sheathing (possible past leaks)
- Insulation that is patchy, thin or compressed
- Visible daylight where it shouldn't be
- Signs of pests or rodents (droppings, nests, chewed material)
In the Basement/Crawlspace
- Standing water, damp walls or a strong musty smell
- Wood framing in contact with soil
- Cracked or bowing foundation walls
- Uninsulated or poorly insulated pipes
4. Major Systems: Electrical, Plumbing & HVAC
Ask your inspector specifically about the age, condition and expected remaining life of each major system—they are expensive to replace.
Electrical
- Modern breaker panel (not old fuses)
- No obvious aluminum branch wiring in older homes
- GFCI outlets in kitchens, baths, laundry and exterior
Plumbing
- Type of supply pipes (copper, PEX, galvanized, polybutylene)
- Water heater age (10–12+ years often near end of life)
- Visible corrosion or active leaks
HVAC
- Age of furnace and AC unit
- Even heating/cooling throughout home
- No strong burning or chemical smells when running
5. Red Flags That Deserve Extra Attention
Every home has a "list"—you're looking for the issues that are expensive, dangerous or likely to spread.
High‑Impact Red Flags
- Active roof leaks or major past water damage
- Foundation movement with big cracks or doors that won't close
- Old electrical panels flagged as unsafe by insurers
- Extensive mold, especially in living areas
Negotiation‑Ready Issues
- Older but functional HVAC or water heater
- Windows that are drafty or don't open smoothly
- Moderate roof wear with a few years of life left
- Code updates (GFCI, handrails, smoke/CO detectors)
6. How to Use the Report to Negotiate
The inspection report isn't a "pass/fail" grade—it's a negotiation tool. Work with your agent to bucket issues into:
- Safety/structural issues (non‑negotiable to address)
- Major systems near end of life
- Minor maintenance and cosmetic issues
Then decide whether to ask for repairs, price reduction, closing cost credit or a combination. To maximize your leverage, it helps to work with a lender who understands repair and inspection contingencies.
When you request quotes and estimates, you can compare lenders who are comfortable closing with negotiated repairs, not just "perfect" homes.
7. Day‑Of Inspection Tips for First‑Time Buyers
- Plan to be there for at least part of the inspection (especially the summary).
- Let the inspector work, but ask them to explain big findings in person.
- Take your own notes & pictures to review later with family or your agent.
- Ask: "Is this urgent, medium‑term, or purely cosmetic?" for major items.
- Follow up with written questions after you read the full report.
Remember:
Almost every home has issues. The goal is not a "perfect" house—it's a home where the problems areknown, manageable and fairly priced.
8. Next Steps After the Inspection
After you receive the report, you usually have a limited number of days to respond. Typically you will:
- Review the summary and major findings with your inspector.
- Discuss strategy with your real estate agent.
- Get estimates for any big‑ticket items if needed.
- Submit a repair request or credit request to the seller.
- Decide whether to move forward, renegotiate or walk away.
Protect Your Purchase from Day One
The strongest buyers combine a thorough inspection with a solid pre‑approval and clear contingency deadlines. That's how you avoid surprise costs and keep your deal together.
Get Pre‑Approved & Plan Your Inspection Timeline →