Home Inspection Checklist For Buyers (2026)

Inspectors check 1,600 items in 3 hours. You can verify the 60 that matter most before they ever show up. Here's the buyer-side checklist for 2026.

Total exposure flagged by this checklist:$500–$50,000

How To Use This Checklist

Walk the home with this list before your inspector arrives — or alongside them on inspection day. The goal isn't to replace a licensed inspector; it's to know what questions to ask and which findings deserve a second look. Every item below is something we've seen cost buyers $500 to $50,000 in the first 24 months of ownership.

Exterior & Site (12 items)

Urgent

Grading slopes away from foundation

Negative grading is the #1 cause of basement water intrusion. Regrading: $1,500–$5,000.

Urgent

No standing water within 10 ft of foundation

Indicates drainage failure. French drain install: $3,000–$10,000.

Plan

Gutters intact, downspouts extended 6+ ft

Short downspouts dump water at the foundation. Extension kit: $20–$200.

Plan

No tree branches touching roof or siding

Causes shingle abrasion, gutter clogging, and pest entry. Tree work: $300–$2,000.

Plan

Driveway and walkways without major cracks or heaves

Settlement may signal soil or drainage issues. Replacement: $4,000–$15,000.

Urgent

Deck ledger board lag-bolted (not nailed) to house

Nailed ledgers cause deck collapses. Re-attach with proper hardware: $500–$2,000.

Monitor

Window wells clean and covered

Clogged wells flood basements. Covers: $50–$300 each.

Urgent

Foundation visible — no horizontal cracks

Horizontal cracks suggest structural pressure. Engineer eval: $400–$800.

Plan

Siding without bulges, soft spots, or paint failure

Bulges = trapped moisture. Repair: $1,500–$10,000.

Monitor

Window seals intact — no fogged glass

Failed seals = blown insulating gas. Replacement: $400–$900 per window.

Plan

Chimney straight, cap intact, no crumbling mortar

Repointing: $1,000–$3,000. Full rebuild: $5,000–$15,000.

Urgent

Visible roof — no curling, missing, or moss-covered shingles

Use binoculars from the ground. Roof replacement: $9,000–$25,000.

Roof & Attic (8 items)

Urgent

Asphalt shingle roof under 18 years old

Most asphalt roofs need replacement at 20–25 years. Ask the seller for the install year.

Urgent

No daylight visible through roof deck (in attic)

Daylight = active leak path. Repair: $300–$2,000.

Plan

Insulation rated R-38 or higher in attic

Under-insulated attics waste $300–$700/yr in energy. Top-up: $1,500–$4,000.

Plan

Bath fans vent outside (not into attic)

Improper venting causes mold. Reroute: $200–$500 per fan.

Urgent

No water staining on rafters or sheathing

Stains = past or active leaks. Investigate before closing.

Monitor

Soffit and ridge vents present and clear

Trapped attic heat shortens shingle life by 20–30%. Vent install: $400–$1,500.

Plan

Flashing intact at chimney, vents, valleys

Most roof leaks start at flashing. Re-flash: $300–$1,200.

Plan

No animal evidence (droppings, nests)

Pest remediation + entry-point sealing: $500–$2,500.

Major Systems (15 items)

Urgent

Furnace under 18 years old, serviced annually

Average lifespan 15–20 yrs. Replacement: $4,500–$9,000.

Urgent

AC condenser under 12 years old

Replace at 12–15 yrs. Replacement: $5,500–$10,000.

Urgent

Water heater under 10 years old

Tank heaters fail at 8–12 yrs. Replacement: $1,800–$3,500.

Plan

Electrical panel rated 200 amps

100-amp panels limit modern loads (EV, heat pump). Upgrade: $2,500–$5,000.

Urgent

No Federal Pacific, Zinsco, or Pushmatic panels

Known fire-hazard brands. Replacement is non-negotiable: $2,500–$5,000.

Plan

GFCI outlets in kitchen, bath, garage, exterior

Code requirement since 1990s. Add-on: $20–$50 per outlet.

Urgent

No knob-and-tube or aluminum branch wiring

Insurance issue. Rewire: $8,000–$20,000.

Urgent

Pipes are copper or PEX (not polybutylene)

Polybutylene fails. Re-pipe: $4,000–$10,000.

Monitor

Main water shutoff visible and operable

Critical for emergencies. Replacement: $300–$800.

Urgent

Sewer lateral scoped (or scope it)

Sewer scope is $200–$400. Replacement is $3,000–$15,000.

Plan

Sump pump operational with battery backup

Backup: $400–$900. Without it, one storm can flood the basement.

Monitor

Furnace, AC, and water heater have visible service stickers

Proof of maintenance. Missing stickers = assume deferred service.

Monitor

HVAC return air filter clean and accessible

Dirty filters cut efficiency 15%. New filter: $20–$60.

Plan

Smoke and CO detectors on every level

Code requirement. Detector pack: $50–$200.

Plan

Dryer vents to exterior (not into wall cavity)

Lint in walls = fire risk. Reroute: $200–$600.

Interior & Moisture (10 items)

Urgent

No musty smell anywhere in home

Musty = hidden moisture. Investigate before bidding.

Urgent

No staining on ceilings or top corners of walls

Indicates roof or plumbing leaks. Source diagnosis: $200–$500.

Plan

Doors and windows operate smoothly

Sticking can indicate settlement. Engineer eval if widespread.

Plan

Floors level (use a marble — it shouldn't roll fast)

Significant slope = structural concern.

Plan

No cracks wider than 1/8 inch in walls or ceilings

Hairline cracks normal. Larger cracks may need engineer review.

Plan

Bathroom caulk and grout intact, no soft spots in floor

Soft floors = subfloor rot. Repair: $1,500–$5,000.

Urgent

Basement floor and walls dry, no efflorescence (white powder)

Efflorescence = past water intrusion. Waterproofing: $3,000–$10,000.

Plan

Crawl space dry, vapor barrier in place

Encapsulation: $5,000–$15,000.

Monitor

Kitchen and bath exhaust fans actually move air

Tape test — paper should hold to grille. Fan replacement: $150–$400.

Monitor

Appliances all functional and under 10 years old

Replacement budget for old appliances: $3,000–$8,000.

What Inspectors Don't Cover (And You Should Order Separately)

Most general home inspections explicitly exclude these high-cost items. If your house has any of the conditions below, order the specialty inspection. Cost upfront is $200–$600. Cost of skipping it is often five figures.

Urgent

Sewer scope ($200–$400)

Required for any home over 25 years old or with mature trees nearby.

Urgent

Radon test ($150–$300)

Required by mortgage lenders in many states. Mitigation: $1,200–$2,500.

Urgent

Termite/WDI inspection ($75–$200)

Required by VA/FHA loans. Active treatment: $1,500–$5,000.

Plan

Mold air sample ($300–$600)

Order if any musty smell or visible water staining.

Plan

Chimney level-2 inspection ($300–$500)

Required when buying any home with a fireplace.

Plan

Lead paint test ($300–$600)

Mandatory disclosure for pre-1978 homes; testing is optional but smart with kids.

Urgent

Oil tank scan ($150–$300)

Underground oil tanks are six-figure environmental liabilities if leaking.

Turn The Checklist Into A Financial Plan

Every item flagged above translates to a dollar number — typically $100 to $25,000. The buyers who close confidently are the ones who've already projected their 5-year cost exposure before signing. Upload the inspection report into the Inspection Analyzer to convert findings into a year-by-year forecast, or run the 5-Year Forecast tool to model the systems you're inheriting.

Free Next-Step Plan