Buying or selling a home involves many steps. A thorough home inspection can reveal hidden issues, protect your investment, and give you confidence before closing.

This home inspection guide covers:

• How to prepare your home and gather key documents before the inspector arrives
• What to expect during the inspection day process, including a home inspection checklist for exterior and interior areas
• How to review the home inspection report checklist, negotiate repairs, and plan ongoing maintenance
• A detailed exterior and interior checklist covering foundations, roofing, HVAC, plumbing, electrical, and more
• Common home inspection red flags and safety concerns that could affect value and livability

Whether you are a first-time buyer or a seasoned homeowner, this resource offers clear steps to streamline the home inspection process and support informed decisions. By the end, you will have an actionable plan for inspection day and beyond.

What to Expect During a Home Inspection

Let’s start by reviewing what to expect during a home inspection, from initial preparation to final report. Understanding each step helps you meet home inspection requirements and avoid surprises.

1. Pre-Inspection Preparation

Before the inspector arrives, gather key documents such as past maintenance records, warranties, permits, and previous home inspection reports. Label electrical panels and provide keys for appliances. Clear access to the attic, basement, crawl space, and exterior areas. Address minor repairs such as loose shingles, dripping faucets, or cracked window panes to shorten the home inspection process and reduce buyer concerns.

2. Inspection Day Process

A certified inspector typically spends 2-4 hours examining both inside and out. Key areas include:

• Foundation and structural supports
• Roof, gutters, and drainage
• HVAC, plumbing, and electrical systems
• Windows, doors, insulation, and ventilation

Buyers can accompany the inspector, ask home inspection questions in real time, and observe testing methods like moisture meters or thermal imaging cameras.

3. Report Delivery & Review

Inspectors often deliver a digital home inspection report checklist within two business days. The report highlights defects by priority and recommends actions. Review findings with your agent to negotiate repairs or credits. If issues like mold or radon appear, order specialist tests before closing. Use the report as a home inspection report checklist for follow up.

📋 Exterior Inspection Checklist

A thorough exterior inspection assesses structural components and safety. Regular exterior assessments help maintain home value and avoid unexpected repair costs. Cover these critical areas to identify issues before they become major repairs.

1. Roof & Gutters

1.1 Shingles & Flashing

Inspect roof shingles for missing, cracked, or curling pieces. Look for wear patterns and granule loss that can shorten roof life. Check flashing around chimneys, vents, and skylights. Ensure no gaps or excess sealant that might hide leaks. Missing flashing and worn shingles are common home inspection red flags.

1.2 Gutters & Downspouts

Verify gutters are securely attached and free of debris. Confirm proper slope toward downspouts to direct water flow. Downspouts should discharge at least five feet from the foundation to prevent soil saturation and moisture problems.

2. Foundation & Drainage

Examine foundation walls for significant cracks, settlement, or flaking concrete. Note hairline cracks but flag larger fissures. Assess grading: soil must slope away from the home to avoid standing water. Inspect drainage solutions, such as French drains, for blockages and proper flow.

3. Siding & Exterior Walls

Evaluate cladding materials like wood, vinyl, or fiber cement for decay, rot, peeling paint, or warping. Inspect brickwork and stucco for missing mortar, cracks, or large fissures. Prompt repairs prevent moisture intrusion and structural damage.

4. Windows, Doors & Landscaping

Test windows and doors to ensure smooth operation and secure latching. Check seals and weatherstripping for drafts or condensation inside panes. Confirm that the locks function correctly. Review landscaping: avoid planting beds or hardscapes that channel water toward openings.

📋 Interior Inspection Checklist

A detailed interior inspection evaluates key systems and structural elements to ensure home safety and function. This stage of the home inspection checklist covers plumbing, electrical, HVAC, and interior finishes. Each area receives a noninvasive review of visible features and basic operation tests.

1. Plumbing Systems

Inspectors check for leaks, water pressure, and drainage issues. Common steps include:

• Examining visible pipes, valves, and fittings for rust or corrosion
• Running faucets, showers, and tubs to assess flow and hot water function
• Flushing toilets to confirm stability and proper seal integrity
• Reviewing the water heater for age, ventilation, and signs of leaks

2. Electrical Systems

A safe electrical system is critical for fire prevention. The inspector will:

• Test outlets and switches to verify polarity and grounding
• Inspect the main service panel for breaker labels and wiring condition
• Check GFCI outlets in kitchens, bathrooms, and outdoor spaces for the trip function
• Note any aluminum or damaged wiring that may require further evaluation
• Perform electrical surge testing to identify vulnerabilities in surge protection systems

3. HVAC & Mechanical

3.1 Heating and Cooling Equipment

• Operate the furnace and air conditioning system to confirm startup and shutdown
• Listen for unusual noises or vibrations that may signal wear
• Check thermostat accuracy against room temperature

3.2 Ductwork and Ventilation

• Inspect accessible ducts for leaks, mold, or insulation gaps
• Verify airflow at vents and returns to ensure even distribution

3.3 Appliance Operation

• Run built-in appliances such as ovens, dishwashers, and disposals
• Look for signs of leaks or improper connections under sinks

4. Interior Structure & Finishes

Inspect walls, ceilings, and floors for cracks, stains, or uneven surfaces that could indicate moisture or settlement. Test windows and doors to ensure they open, close, and seal correctly. Review attic and crawl space access panels for insulation level and ventilation. Assess flooring, trim, and paint for damage or wear and note any cosmetic concerns that may hide deeper issues.

Common Issues & Red Flags

Highlighting frequent problems and warning signs helps buyers anticipate repair costs and safety concerns. Inspectors watch for moisture issues, fire hazards, structural movement, and health risks.

1. Water Penetration & Moisture Issues

1.1 Roof Leaks & Poor Grading

• Stained ceilings or missing shingles signal roof leaks and drainage failures
• Soil mounded against the foundation can trap water, cause wood rot, and promote mold

2. Mold Growth

• Mold often appears in showers, sinks, and windowsills
• Growth on walls or ceilings outside wet areas indicates deeper moisture intrusion and possible air quality problems

3. Electrical Hazards

• Outdated knob-and-tube or aluminum wiring cannot handle modern loads and poses a fire risk
• Faulty breaker panels, unsafe outlet installations, and worn insulation require an immediate upgrade to meet safety codes

4. Structural Defects

• Cracks wider than 1/4 inch in the foundation may point to settlement or movement
• Sagging floor joists, bowing walls, and rotten deck posts undermine stability and need a structural engineer’s evaluation

5. Safety & Health Concerns

• Absence or malfunction of smoke and carbon monoxide detectors is a critical red flag
• Corroded galvanized pipes can release lead into drinking water
• When moisture or ventilation problems exist, optional radon and mold testing helps identify hidden health risks

How to Prepare for Buyers & Sellers

Preparation on both sides ensures a faster inspection and clearer results. Use these home inspection tips for buyers and home inspection for sellers guidelines.

1. Seller Preparation

• Provide clear access to the roof, attic, basement, and utility rooms
• Declutter and stage key areas to speed up walkthroughs
• Complete minor fixes like replacing broken bulbs or repairing leaky faucets
• Gather maintenance records and the seller disclosure statement for the inspector review
• Turn on utilities and ensure power to appliances before inspection

2. Buyer Preparation

• Hire a licensed inspector, ideally ASHI certified, through an agent’s network
• Schedule the 2-4 hour inspection aligned with escrow and appraisal timelines
• Prepare funds, typically $300-$400, to cover inspection fees
• Review the seller disclosure to identify known issues in advance
• Include a home inspection contingency to protect your agreement

These steps help both parties meet home inspection requirements and ensure a smooth, efficient inspection experience.

Leveraging Inspection Reports: Negotiations & Next Steps

Once you have the home inspection report, you can turn findings into leverage for a smoother transaction and a solid maintenance plan.

1. Negotiation Strategies

Start by categorizing defects as safety issues, major repairs, or cosmetic concerns. Focus on safety and structural items to keep negotiations reasonable:

• Safety and code violations: request mandatory fixes or credits
• Major systems (roof, HVAC, plumbing): ask for repairs or price concessions
• Cosmetic items: negotiate credits rather than seller repairs

Before finalizing figures, consider using a mortgage calculator to see how credits or repair costs affect your monthly payments. Frame requests in writing and reference your inspection contingency clause. Work with your agent to set realistic deadlines and avoid last-minute haggling.

2. Maintenance Planning

After closing, use the report to build a preventive maintenance roadmap:

1. Prioritize critical systems by age and condition
2. Schedule a licensed contractor for deferred repairs
3. Set reminders for routine tasks such as filter changes, gutter cleaning, and foundation inspections

A clear plan helps protect your investment and prevents surprises down the road.

Conclusion

A thorough home inspection is one of the best ways to protect your investment and ensure peace of mind. By following this home inspection checklist and guide, you can prepare for inspection day, understand what the inspector will check, and use the report to negotiate repairs or plan ongoing maintenance.