Home Inspection Checklist 2026: What to Look For Before Buying

Why a Home Inspection Is Non-Negotiable

A professional home inspection is your last line of defense before committing to a home purchase. For $300-$500, an inspector examines the property for structural issues, safety hazards, and maintenance problems that could cost thousands to fix. Skipping this step is one of the biggest mistakes a home buyer can make.

What Does a Home Inspector Check?

1. Foundation and Structure

• Foundation cracks (horizontal cracks are more serious than vertical)
• Uneven or sloping floors
• Doors and windows that do not open/close properly
• Signs of settling or movement
• Crawl space moisture and ventilation

Red flag cost: Foundation repairs can range from $2,000 for minor cracks to $10,000-$30,000+ for major structural work.

2. Roof

• Age and remaining lifespan (most roofs last 20-30 years)
• Missing, curling, or damaged shingles
• Flashing around chimneys, vents, and skylights
• Signs of leaks in the attic
• Gutter condition and drainage

Red flag cost: A full roof replacement costs $8,000-$25,000 depending on size and materials.

3. Electrical System

• Panel age and capacity (100-200 amps for modern homes)
• Aluminum wiring (common in 1960s-70s homes, potential fire hazard)
• Outdated Federal Pacific or Zinsco panels (known defects)
• Proper grounding of outlets
• GFCI outlets in kitchens, bathrooms, and outdoor areas

Red flag cost: Rewiring a house costs $8,000-$15,000. Panel upgrades cost $1,500-$3,000.

4. Plumbing

• Pipe material (copper and PEX are ideal; lead and polybutylene are concerns)
• Water pressure and flow rate
• Water heater age and condition (lifespan: 8-12 years)
• Signs of leaks under sinks and around toilets
• Sewer line condition (consider a sewer scope for older homes)

Red flag cost: Repiping a house costs $4,000-$15,000. Sewer line replacement costs $3,000-$10,000.

5. HVAC System

• Age of furnace/AC unit (lifespan: 15-20 years for furnace, 10-15 for AC)
• Heating and cooling performance
• Ductwork condition and insulation
• Filter cleanliness and maintenance history

Red flag cost: HVAC replacement costs $5,000-$12,000 for a full system.

6. Water Damage and Mold

• Stains on ceilings or walls (signs of past or current leaks)
• Musty smells in basement or crawl space
• Peeling paint or bubbling drywall
• Proper drainage away from the foundation

7. Environmental Concerns

• Radon testing (recommend in all states — radon is the #2 cause of lung cancer)
• Lead paint (required disclosure for homes built before 1978)
• Asbestos (common in homes built before 1980)
• Termite/pest inspection (often separate from general inspection)

What to Do With Inspection Results

1. Prioritize safety issues: Electrical hazards, structural problems, mold, and radon should be addressed before closing
2. Negotiate repairs or credits: Ask the seller to fix major issues or provide a credit at closing
3. Get specialist quotes: For big-ticket items, get quotes from contractors to negotiate accurately
4. Walk away if needed: If major issues surface and the seller will not negotiate, your inspection contingency lets you back out

Factor potential repair costs into your budget. Use our Home Affordability Calculator to ensure you have room in your budget for both the purchase and any needed improvements.