Home Inspection Checklist 2026
The 127-item checklist 8,200+ buyers used in 2026 to verify roof, structure, HVAC, plumbing, electrical, interior, and insurability — with cost ranges, risk levels, and negotiation cues for every item.
TL;DR — what matters most
Most 2026 inspection reports list 80+ items. Only 3–8 actually drive repair cost or negotiation. The four that matter most: roof age, electrical panel brand (Federal Pacific / Zinsco are uninsurable), plumbing material (polybutylene = $8K–$15K repipe), and foundation movement. Everything else is documentation.
Roof, gutters & exterior (24 items)
Roof age, material, and visible condition (curling, missing shingles, sagging ridge)
A roof past 80% of its rated life is a documented negotiation lever — ~$8K–$22K replace.
Flashing around chimneys, valleys, vents, skylights
Failed flashing is the #1 source of attic leaks.
Gutters, downspouts, and grading 6 ft away from foundation
Siding material, condition, sealant, rot, pest entry
Windows: seal integrity, frame rot, fogging between panes
Fogged unit = failed seal = $500–$1,200 per window.
Exterior doors: weatherstripping, threshold, deadbolt, door sweep
Driveway, walkways, retaining walls — cracking, settlement, drainage
Deck/porch/balcony: ledger board, joists, railings, fasteners
Ledger failures are a life-safety risk — get photos.
Chimney: cap, crown, mortar, liner, flashing
Attic ventilation: ridge vent, soffits, gable vents clear
Foundation & structure (18 items)
Foundation cracks (vertical, horizontal, diagonal), displacement, efflorescence
Anything beyond hairline = $400–$800 structural engineer follow-up before closing.
Crawlspace: vapor barrier, standing water, support posts, insulation
Attic framing: rafters, sheathing stains, daylight visible at penetrations
Basement walls: bowing, shearing, prior repair (epoxy, carbon fiber, piers)
Visible framing in unfinished spaces — notches, cuts, sagging, beam transfers
Sump pump present, working, with battery backup
Floor levelness (use a ball or marble) — settlement signs
HVAC, plumbing & electrical (32 items)
Furnace: type, age (model+serial decode), last service date, heat exchanger condition
Furnace 15–25 yr life — past 75% is a negotiation point.
AC condenser / heat pump: age, refrigerant type (R-22 vs R-410A), capacity
R-22 units are obsolete — replacement only.
Ductwork: insulation, leakage, supply/return balance, asbestos wrap risk pre-1980
Water heater: type, age, capacity, drip pan + pan drain, T&P valve
Tank 8–12 yr / Tankless 18–22 yr. Leaks above living space = 5-figure claim.
Electrical panel brand: Federal Pacific, Zinsco, Pushmatic, Challenger = recall risk
Recalled panels = $2,500–$5,000 replace AND can render the home uninsurable.
Panel amperage adequate for home size (100A is the floor; 200A typical for 2,000+ sq ft)
Double-tapped breakers, missing knockouts, exposed wiring
GFCI in kitchen, bath, garage, exterior, unfinished basement
AFCI on required circuits (bedrooms, family rooms post-2002)
Supply plumbing material: copper, PEX, CPVC, galvanized, polybutylene, lead
Polybutylene = $8K–$15K repipe AND uninsurable. Lead = health hazard.
Drain/waste/vent: cast iron, ABS, PVC, clay sewer line, Orangeburg
Pre-1970 homes: sewer scope ($150–$300) is non-negotiable.
Main shut-offs identified and accessible (water, gas, electrical)
Interior & life-safety (21 items)
Smoke + CO detectors on every level, hardwired or 10-yr sealed, not expired
Required by most insurers — cheap to fix, big liability gap if missing.
Egress window in every bedroom (code-required)
Stairs, handrails, guardrails — proper height, no missing balusters
Appliances tested individually: range, oven, dishwasher, disposal, microwave, W/D hookups
Fireplace: damper, flue, chimney sweep certification, gas line shut-off
Garage: firewall integrity, self-closing door from house, opener safety reverse
Signs of recent paint, drywall patch, or flooring repair concentrated in one area
Patterns = hidden water, smoke, or pest damage.
Environmental & insurability (16 items)
Radon test scheduled (basements/lower floors)
EPA action level 4.0 pCi/L. Mitigation $1,200–$2,500.
Mold visible or suspected (musty smell, staining, prior leaks)
Asbestos risk: pre-1980 home, popcorn ceiling, pipe wrap, vinyl tile
Lead paint risk: pre-1978 home, peeling paint
Oil tank: above-ground, underground, or abandoned-in-place + documentation
Insurability quote: roof age, panel brand, dog breed, flood zone, distance to hydrant
Get the quote DURING the contingency window — not after.
Termite/WDO inspection (required by lender in many states)
Negotiation & next steps (16 items)
Top 3 financial-risk findings identified with cost ranges (most reports list 80+; only 3–8 drive negotiation)
Specialist follow-ups scheduled inside the contingency window (structural, sewer, HVAC, electrical)
Written specialist estimates carry ~10× the leverage of inspector summaries.
Re-inspection scheduled after seller repairs ($150–$300)
Negotiation strategy chosen: credit, price reduction, repair, or walk-away
Inspection report uploaded to HomeScore Analyzer for ranked findings + 2026 cost ranges
Free — returns a prioritized action list and negotiation brief.
Frequently asked
What's the most important thing on a home inspection checklist?
Roof age, electrical panel brand, plumbing material, and foundation condition. These four drive 80%+ of repair costs over the first 10 years of ownership.
How long should a home inspection take?
2.5–4 hours for a typical 2,000–3,000 sq ft home. Anything under 2 hours is a red flag — the inspector likely skipped the roof, crawlspace, or attic.
What fails a home inspection?
There is no pass/fail. Inspectors document defects; buyers decide what's a dealbreaker. The most common 'failures' that kill deals: foundation movement, active roof leaks, recalled electrical panels, polybutylene plumbing, and underground oil tanks.
Should I be at the home inspection?
Yes — be there for the last 60–90 minutes. The walkthrough is where you learn what's urgent, what to watch, and what the inspector won't put in writing.
How much should a home inspection cost in 2026?
$400–$650 for a standard 2,000 sq ft single-family. Add-ons: radon $150, sewer scope $250, mold $400, termite $100. See our full cost breakdown.