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.

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)

Grading slopes away from foundation: Negative grading is the #1 cause of basement water intrusion. Regrading: $1,500–$5,000.
No standing water within 10 ft of foundation: Indicates drainage failure. French drain install: $3,000–$10,000.
Gutters intact, downspouts extended 6+ ft: Short downspouts dump water at the foundation. Extension kit: $20–$200.
No tree branches touching roof or siding: Causes shingle abrasion, gutter clogging, and pest entry. Tree work: $300–$2,000.
Driveway and walkways without major cracks or heaves: Settlement may signal soil or drainage issues. Replacement: $4,000–$15,000.
Deck ledger board lag-bolted (not nailed) to house: Nailed ledgers cause deck collapses. Re-attach with proper hardware: $500–$2,000.

Roof & Attic (8 items)

Asphalt shingle roof under 18 years old: Most asphalt roofs need replacement at 20–25 years. Ask the seller for the install year.
No daylight visible through roof deck (in attic): Daylight = active leak path. Repair: $300–$2,000.
Insulation rated R-38 or higher in attic: Under-insulated attics waste $300–$700/yr in energy. Top-up: $1,500–$4,000.
Bath fans vent outside (not into attic): Improper venting causes mold. Reroute: $200–$500 per fan.
No water staining on rafters or sheathing: Stains = past or active leaks. Investigate before closing.
Soffit and ridge vents present and clear: Trapped attic heat shortens shingle life by 20–30%. Vent install: $400–$1,500.

Major Systems (15 items)

Furnace under 18 years old, serviced annually: Average lifespan 15–20 yrs. Replacement: $4,500–$9,000.
AC condenser under 12 years old: Replace at 12–15 yrs. Replacement: $5,500–$10,000.
Water heater under 10 years old: Tank heaters fail at 8–12 yrs. Replacement: $1,800–$3,500.
Electrical panel rated 200 amps: 100-amp panels limit modern loads (EV, heat pump). Upgrade: $2,500–$5,000.
No Federal Pacific, Zinsco, or Pushmatic panels: Known fire-hazard brands. Replacement is non-negotiable: $2,500–$5,000.
GFCI outlets in kitchen, bath, garage, exterior: Code requirement since 1990s. Add-on: $20–$50 per outlet.

Interior & Moisture (10 items)

No musty smell anywhere in home: Musty = hidden moisture. Investigate before bidding.
No staining on ceilings or top corners of walls: Indicates roof or plumbing leaks. Source diagnosis: $200–$500.
Doors and windows operate smoothly: Sticking can indicate settlement. Engineer eval if widespread.
Floors level (use a marble — it shouldn't roll fast): Significant slope = structural concern.
No cracks wider than 1/8 inch in walls or ceilings: Hairline cracks normal. Larger cracks may need engineer review.
Bathroom caulk and grout intact, no soft spots in floor: Soft floors = subfloor rot. Repair: $1,500–$5,000.

Cost range

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