Redfin’s Home Inspection Checklist For Buyers

Key Takeaways:
• A home inspection helps buyers understand the condition of key parts of the home—like the plumbing, electrical, roof, and HVAC—before committing to the purchase.
• Inspectors look for any visible issues that could compromise the home’s safety, livability, or need replacement or repair.
• With the home inspection report in hand, buyers can negotiate any big-ticket fixes with the seller, or walk away from the purchase if the report comes back with deal-breakers.

If you’re buying a home, the last thing you want is expensive surprises. A licensed home inspector can help you understand the home’s condition—so you know what you’re getting into before you close. 

With an average cost of $300-$500, a home inspection is a step most buyers shouldn’t skip. Some buyers waive the right to a home inspection to speed up closing or strengthen their offer in a competitive market, but in most cases it’s best to include an inspection contingency; or at the very least, opt for an inspection for informational purposes only.

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.

Why should you get a home inspection?

If your offer has been accepted, the next step in the buying process is likely the home inspection. A home inspector will look for signs of age, wear, or damage on visible and accessible areas of the home that could affect safety or lead to bigger problems over time. 

The home inspection report can not only give buyers a better understanding of the condition of the house, but can also act as a guide to future home maintenance if the deal goes through. For example, your inspector might note the roof has about 5 years left of remaining life, or that the water heater is good for the next 10 years.

If the inspector finds an issue that could hinder financing, insurance, or livability, the report could also provide grounds to negotiate credits, repairs, or a price reduction—so you’re not stuck paying for expensive surprises later.

Home inspection checklist for buyers

Before the inspection, it helps to know what the home inspector will check during the appointment. You’ll be able to ask informed questions and know what to keep an eye out for in your initial 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 intrusion or unevenness 

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 visibly 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 general, visible 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, wells, 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
• Environmental hazards (like radon, unless tested separately)
• Appliances not permanently installed (like washers and dryers)

Some things on this list, like mold, radon, asbestos, lead, or septic, might be available as an add-on service or through a separate specialty inspector.

How to find a home inspector

Your home inspection is only as good as the inspector checking out your house. One way to find a 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 tips for buyers

To get the most out of your home inspection, make sure to:

1. Walk through the house with the inspector. This gives you a chance to ask questions, clarify any issues, and get a better idea of which repairs might be urgent and which can wait.
   
2. Take photos and notes of anything that might catch your eye for your personal record.
   
3. 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.
   

Ultimately, a home inspection is meant to inform and protect you, the buyer. With this home inspection checklist, you can be more confident going into the inspection knowing that your peace of mind (and investment) are protected.

FAQs about home inspections

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 location, size, condition, and features of the home.

What is the first thing an inspector wants to see?
Usually, clear access is the most important thing for an inspector to do their job. Being able to get to the electrical panel, furnace/water heater, attic and crawlspace, and the main water shutoff will ensure they can give these major systems a thorough check.

What is expected in a home inspection?
A home inspection usually involves a professional, thorough walkthrough of a home to check the condition of the property’s livability and safety functions: like the roof, foundation, plumbing, electrical, HVAC, and any visible parts of the home in poor condition. This is followed by a report that includes the assessment of the systems, remaining life, safety concerns, and anything else that needs attention—either immediately or in the near future.

Is a home inspection the same as an appraisal?
No, they’re different. A home inspection protects the homebuyer and checks the condition of the house before purchase. An appraisal is used for lending purposes, and estimates a property’s value to make sure it supports the amount of the loan.