Tools to bring

• Flashlight (bright)
• Ladder (6–10 ft for single-story, 12–16 ft for roof access if you must)
• Moisture meter (handheld) / small thermal thermometer / infrared thermometer (optional)
• Screwdriver, small inspection mirror
• Measuring tape, level
• Binoculars (roof/upper areas without climbing)
• GFCI tester / outlet tester
• Notepad / phone for photos, voice notes
• Gloves, dust mask, safety glasses
• Camera or smartphone, electric tape/marker for labeling photos

Quick safety checklist (do these first)

• Smell or signs of gas? (rotten-egg smell) — If yes, leave & call authority. Immediate.
• Live electrical hazards (sparks, burning smell) — Do not touch — leave and have an electrician inspect.Immediate.
• Structural instability (large cracks, sagging roof, major foundation displacement) — Immediate structural engineer consult.
• Carbon monoxide detector present & recent test?

1) Exterior — roof, siding, gutters, chimney, grading

Frequency: inspect annually (or after severe storms).
DIY difficulty: Low–Medium.
Urgency: High if leaks, missing shingles, poor drainage.

Checklist:

• Roof covering (shingles/tiles/metal): missing, curling, bald spots, granule loss, sagging areas, flashing integrity. Look from ground & use binoculars.
• Roof penetrations: skylights, vents, plumbing vent stacks, flashing — check for rust, gaps, sealant failure.
• Gutters & downspouts: securely attached, free of debris, downspouts directed away from foundation, visible leaks or rust.
• Fascia/soffits: rot, insect damage, peeling paint, ventilation openings blocked.
• Chimney & masonry: leaning, cracked mortar, missing caps/flashings, signs of water stains inside attic near chimney.
• Siding/paint: cracks, holes, rot, blisters, peeling paint, damaged trim. Check at ground level and behind bushes.
• Windows/doors exterior trim: rot, seals failing, flashing missing.
• Grading & drainage: ground slopes away from foundation 6–8 inches in first 10 feet preferred; pooling water next to foundation = problem.
• Decks/porches: ledger flashing at house, joist rot, loose railings, deck boards spongy or split.
• Vegetation: trees too close / branches touching roof, roots near foundation.
• Driveway/paths: major cracks, trip hazards, drainage onto foundation.

Red flags: large missing roof areas, active leaks, ponding water at foundation, major siding/mortar failure.

2) Attic & roof structure

Frequency: inspect seasonally or after storms.
DIY difficulty: Medium (requires ladder & safe attic entry).
Urgency: High for leaks, structural issues, mold.

Checklist:

• Attic access: insulated cover present? insulated hatch/seal?
• Roof structure: rafters/trusses straight, no visible sagging or recent repairs.
• Sheathing: signs of rot, staining, water entry lines.
• Insulation: type, depth, coverage, compressed insulation around recessed lights or vents. Check for gaps, animal nests.
• Ventilation: ridge vents, soffit vents, gable vents — check for airflow, blocked vents.
• Evidence of pests: droppings, chew marks.
• Mold/mildew or musty smell: look for dark staining.
• Electrical in attic: junction boxes covered? wiring stapled properly? Any DIY or exposed splices?
• Plumbing vent flashings & chimney penetrations from attic side: signs of leaks.

Red flags: wet insulation, active leaks, sagging trusses, mold covering large areas.

3) Foundation, crawlspace & basement

Frequency: inspect annually and after heavy rains.
DIY difficulty: Medium. Use flashlight; watch for hazardous air in closed crawlspaces.
Urgency: High for active water intrusion or major structural cracks.

Checklist:

• Foundation walls: vertical/horizontal/diagonal cracks — map size and direction (hairline vs >1/4″ wide).
• Water intrusion signs: efflorescence (white powder), damp walls, standing water, musty smell.
• Slope of floor/settlement: uneven floors, stair-step cracks in brick veneer.
• Crawlspace condition: vents open? moisture barrier present on dirt? rodent activity? insulation condition.
• Sump pump: present? test by pouring water into pit — does it activate? Is there a battery backup?
• Exterior grade relative to sill plate: wood to soil contact = rot risk.
• Basement HVAC or plumbing appliances location: safe clearances maintained.

Red flags: chronic water in basement, large foundation displacement, active leaks near footing, no vapor barrier in humid climates.

4) Structure & interior surfaces

Frequency: every 1–2 years, or before buying.
DIY difficulty: Low.
Urgency: Medium–High for big cracks/sagging.

Checklist:

• Walls & ceilings: large cracks, bulging, peeling paint, water stains. Note location and pattern.
• Floors: soft spots, squeaks, major slope or evident settlement.
• Doors & windows alignment: stickiness that might indicate movement.
• Loadbearing elements: visible beam deflection, poorly supported beams, unpermitted structural modifications (e.g., removals).
• Interior trim & finishes: rot at bottoms of walls, signs of prolonged damp.

Red flags: major sagging, cracks wider than 1/4–1/2″ or stair-step cracks in walls, multiple out-of-plumb areas.

5) Plumbing system (supply & waste)

Frequency: check yearly.
DIY difficulty: Low–Medium. For main line issues, call pro.
Urgency: High for leaks, sewer backups, gas plumbers for gas lines.

Checklist:

• Water supply: main shutoff location and function. Turn it off and on to test.
• Visible pipes: check under sinks, behind washer, water heater area for leaks, corrosion, old galvanized piping.
• Water pressure: test faucets; low pressure can indicate issues. Check for pressure fluctuations.
• Hot water: water heater age, model, TPR valve present and not leaking, rust around base, signs of flue issues (gas). Note last service tag.
• Water heater capacity vs household needs, and presence of expansion tank (if required).
• Water stains: ceilings under bathrooms/kitchens — signs of slow leaks.
• Drainage: run sinks/showers and flush toilets; look for slow drains or gurgling (partial block).
• Sewer/septic: if septic, ask for pumping records and age; watch for sewer smell or soggy areas in yard. For sewer laterals, note tree-root intrusion potential.
• Exterior hose bibs: frostproof? leaks?
• Appliances: washing machine hoses (rubber hoses age and burst risk) — braided steel preferred. Dishwasher and fridge lines: signs of leaks.
• Backflow devices/GFCI in wet areas: verify presence where appropriate.

Deferred maintenance signs: persistent slow drains, water heater older than 10–15 years, old galvanized pipes, repeated repairs.

Red flags: active leaks, large water stains, sewer backup smells, no working main shutoff.

6) Electrical system

Frequency: inspect every few years, or before buying.
DIY difficulty: Low for visible checks; Medium–High for testing; hire electrician for suspected problems.
Urgency: High for exposed wiring, buzzing, overheating.

Checklist:

• Service entrance: meter and main disconnect location; visible corrosion on service mast; roof-top service concerns (if visible).
• Service size/age: fuse box or breaker panel? (Fuses or old Federal Pacific / Zinsco panels may be problematic.) Note panel labeling accuracy.
• Breakers: any double-tapped breakers? signs of overheating/burn marks? breakers that trip repeatedly?
• Grounding & bonding: presence of grounding conductor to water pipe/ground rods.
• GFCI & AFCI protection: test bathrooms, kitchen, garage/outdoor outlets with GFCI tester; AFCI in bedrooms where required.
• Outlets & switches: warmth, loose outlets, cracked/smoked outlets, cover plates missing. Test functionality.
• Exterior/garage circuits: weatherproof covers, proper conduit.
• DIY electrical additions: visible splices, extension cords used as permanent wiring — red flags.
• Smoke detectors & CO detectors: present, in working order, battery date, hardwired units? Test.
• Lighting: flickering lights when other loads operate? Indication of shared neutrals or loose connections.

Red flags: burning smell, scorched outlets, panel with no labeling, absence of grounding, aluminum branch wiring (older homes may have). If you see any of these, get electrician assessment.

7) Heating, Ventilation & Air Conditioning (HVAC)

Frequency: before buying and annually (service).
DIY difficulty: Low for visual; HVAC tech for service.
Urgency: Medium–High for gas furnaces, refrigerant leaks.

Checklist:

• System types & age: furnace, heat pump, A/C condenser, packaged units — note manufacture date on unit. Older units have higher replacement likelihood.
• Test system: run heating and cooling systems through a full cycle. Note unusual noises, long run times, poor cooling/heating, uneven temperatures.
• Air filters: type & condition — replace if dirty. Note size.
• Ductwork: visible leaks, disconnected ducts, lots of dust at registers, inadequate insulation on ducts in unconditioned space.
• Vents/registers: open and unobstructed; check for blocked returns.
• Thermostat: functional and located correctly (not in direct sun).
• Combustion appliances: for gas systems, look for yellow pilot flame (should be mostly blue), soot, rust on flue, backdrafting signs.
• Condenser pad & refrigerant lines: condensation / oil stains (possible refrigerant leak), insulation on refrigerant line.
• Drain pans & condensate drains: clear and draining; clogged condensate leads to overflow.
• Service records: ask for last service date, replaced parts, warranty transfers.

Red flags: system not starting, gas smell, frequent cycling, rusted heat exchangers (carbon monoxide risk), very old units (>15–20 yrs).

8) Appliances (kitchen/laundry)

Frequency: test during walkthrough.
DIY difficulty: Low.
Urgency: Medium.

Checklist:

• Operation test: run oven, stove burners, microwave, dishwasher (full cycle), garbage disposal, fridge/freezer (post 24 hrs check temp if allowed), washer/dryer (do short test cycle).
• Electrical/gas connections: flexible gas connectors older than 10 years? dryer venting properly to exterior? dryer vent clean (lint hazard).
• Fridge: frosting, condensation, excessive vibration, unusual noise.
• Dishwasher: leaks at door, spray arm function, drain operation.
• Range/oven: even heating, ignition operation for gas, integrity of range hood venting (to exterior preferred).
• Water connections under appliances: leaks, swollen cabinet bottoms.
• Age and model: note ages for replacement planning.

Red flags: persistent leaks, nonfunctional appliances, gas smell at appliances.

9) Windows & doors (including seals & glazing)

Frequency: inspect yearly.
DIY difficulty: Low.
Urgency: Medium for security and energy loss.

Checklist:

• Window operation: open/close smoothly, locks functional, cracked panes, broken seals (fogging between double panes indicates failed IGU).
• Weatherstripping: intact around doors/windows.
• Evidence of water intrusion at sills: stains, rot, soft wood.
• Exterior doors: proper threshold, deadbolts present, frame condition.
• Skylights: leaks or sealant failing.

Red flags: many failed insulated windows, rot around sills, nonfunctional locks.

10) Insulation & energy efficiency

Frequency: inspect before purchase; then periodically.
DIY difficulty: Medium (attic access).
Urgency: Low–Medium.

Checklist:

• Insulation levels in attic and walls: adequate to local climate? (Measure depth and type.)
• Air leakage: obvious gaps at can lights, recessed fixtures, attic hatch, plumbing/vent penetrations.
• Duct & HVAC efficiency: duct leakage, insulated ducts in unconditioned space.
• Thermostat settings & programmable model.
• Evidence of retrofits: blown-in cellulose, foam — check for quality and coverage.

Deferred maintenance note: missing attic insulation, open penetrations causing condensation and higher energy bills.

11) Moisture, mold & pest inspection

Frequency: inspect whenever water intrusion suspected.
DIY difficulty: Low for visible signs; pest control or mold remediator for issues.
Urgency: High for active mold or infestation.

Checklist:

• Visual mold or mildew in bathrooms, basements, behind cabinets, behind appliances.
• Musty odors in basement/crawlspace/closets.
• Evidence of termite or wood-destroying insect activity: mud tubes, hollow-sounding wood, frass.
• Rodent signs: droppings, chewed wires, gnawed insulation.
• Standing water or persistent damp spots around house or under decks.

Red flags: visible mold covering >10 sq ft (professional remediation), active termite damage to structural members.

12) Garage, carport & outbuildings

Frequency: inspect annually.
DIY difficulty: Low.
Urgency: Medium.

Checklist:

• Garage door operation and automatic opener safety reverse working.
• Garage floor cracks with movement near foundation.
• Attached garage fire separation: drywall/door to house present? Self-closing fire door?
• Exterior outhouses/sheds: structural integrity, roof leaks.

Red flags: missing fire separation on attached garage, old/unsafe opener.

13) Landscaping, drainage & exterior systems

Frequency: inspect seasonally.
DIY difficulty: Low.
Urgency: Medium for drainage issues.

Checklist:

• Irrigation system: leaks, backflow prevention, controller operation.
• Retaining walls: leaning, bulging, drainage behind walls.
• Pools / spas: cover, visible cracks, pool equipment function, safety barriers.
• Septic system components: lids intact, recent pump date, drainfield soggy.
• Fencing: leaning, rot at posts.

Red flags: failed retaining walls, septic failure, persistent soggy yard.

14) Deferred maintenance — common items & how to spot them

These are items sellers often postpone. Check for:

• Old roof nearing end of life (missing granules, age >15–25 yrs depending on material).
• Clogged gutters & downspouts causing fascia rot.
• Deferred painting & siding rot.
• Outdated electrical panels (fuses, known-problem panels).
• Old HVAC units / deferred annual maintenance (no filter change history, dirty coils).
• Old water heater (rust, leaking TPR).
• Cracked driveway and damaged paths — trip liability left unaddressed.
• Lots of minor plumbing repairs (multiple patched pipes) — may indicate underlying system aging.
• Unpermitted additions/DIY work (visible substandard finishes, odd framing) — request permits.
• Landscaping allowed to grow into structure (roots, vines).
• Missing or non-working appliances left as-is.

How to prioritize deferred maintenance:

1. Safety & structural (immediate) — structural cracks, electrical fire risks, gas leaks.
2. Water intrusion (high) — roof, gutters, foundation leaks, plumbing.
3. Systems affecting habitability (medium) — HVAC, hot water, major appliances.
4. Energy & cosmetic (lower) — windows, paint, landscaping.

15) Paperwork & documentation to request

• Seller’s disclosure form.
• Past inspection reports (pest, HVAC, roof).
• Service records for major systems (HVAC, water heater, roof).
• Permits for renovations and certificate of occupancy if applicable.
• Warranties transferable (roof, appliances).
• Septic maintenance records.
• Utility bills (last 12 months) for energy cost estimation.

16) Questions to ask the seller / listing agent

• How long has the property been owned? Any known problems or repairs recently done?
• Any history of leaks or flooding? Any insurance claims?
• Age of roof, HVAC, electrical panel, water heater, septic system.
• Any termite or pest treatments? Any active warranties?
• Any remodels done without permits? If yes, why?

17) Final red-flag list (walk-away or heavy negotiation)

• Active gas smell or frequent carbon-monoxide detector alarms.
• Unpermitted work that affects structural, electrical, or plumbing systems.
• Major foundation settlement or movement.
• Chronic, unexplained water intrusion in basement or attic.
• Fire-damaged structure with inadequate repairs.
• Abandoned/blocked septic system with evidence of failure.
• Panel with melted components, open live bus bars, or other severe electrical hazards.
• Significant mold (>10 sq ft) or active infestation.

18) Sample inspection flow for a showing (efficient)

1. Walk exterior → roofline & yard (use binoculars). Take pictures of roof, grading, gutters.
2. Check the attic (if accessible) for insulation, leaks, structure.
3. Walk interior: check ceiling/wall stains, doors/windows, floors. Test windows & doors.
4. Test plumbing: flush toilets, run shower, test hot water, inspect under sinks.
5. Test electrical: use outlet tester, test GFCI, look at panel.
6. Run HVAC heating/cooling cycles. Test appliances.
7. Basement/crawlspace/foundation check.
8. Garage & exterior outbuildings.
9. Final exterior walk, inspect downspouts, driveway, vegetation.

19) Notes for documenting findings (what to record)

• Date & time of inspection.
• Exact location of problem with photos (label photos).
• Severity: cosmetic / functional / safety / structural.
• Quick estimate of fix type: DIY / licensed contractor / specialist.
• Ask seller for access to service records for anything questionable.

20) Typical DIY priority fixes vs hire-a-pro

DIY (Low cost / low risk):

• Replace air filters, test & replace smoke/CO batteries.
• Clean gutters, clear downspouts, improve grading with soil.
• Replace weatherstripping, minor caulking around windows.
• Replace failed faucet washers, toilet flappers, braided hoses.
• Replace simple light switches, receptacle covers (if power off & safe).

Hire a pro (licensed contractor/inspector):

• Roof repairs or replacement.
• Foundation repair or structural work.
• Major electrical work or panel replacements.
• Furnace heat exchanger, gas line work, major gas appliances.
• Sewer line, septic tank work, major plumbing reroutes.
• Mold remediation, termite structural treatment.
• HVAC major repairs (compressor, heat exchanger) or refrigerant recovery.

21) Closing tips & negotiating leverage

• Use documented issues (photos + inspector estimates) to negotiate price, request repairs, or get credit at closing.
• For unknowns like sewer lateral or older systems, consider specialized inspections (sewer camera, termite inspection, chimney sweep).
• Always get three quotes for major repairs before negotiating.
• Consider adding a contingency to the purchase contract for inspection results.

General Home Inspection Checklist (Short Version)

Outside

• Roof & Gutters: Any missing shingles, sagging, leaks, clogged or broken gutters?
• Siding/Exterior: Cracks, peeling paint, rot, damaged trim?
• Chimney: Cracks, leaning, damaged flashing?
• Grading/Drainage: Ground sloped away from house? Standing water near foundation?
• Driveway/Walkways: Major cracks, trip hazards?
• Decks/Porches: Solid, no rot, safe railings?

Structure & Foundation

• Foundation Walls: Large cracks or water stains?
• Basement/Crawlspace: Dry? No musty smell, mold, or pests?
• Floors/Walls: Even floors, no major sagging or wide cracks?

Interior

• Ceilings/Walls: No major cracks, bulging, or water stains?
• Doors/Windows: Open/close easily, locks work, no broken seals (fogging)?
• Stairs/Railings: Safe, stable?

Plumbing

• Water Supply: Good pressure, no leaks under sinks or around toilets?
• Water Heater: Age under 10–15 years, no rust or leaks?
• Drains: No slow drains, gurgling, or sewer smells?

Electrical

• Panel: Breakers labeled, no scorch marks, no old fuse box?
• Outlets/Switches: Test with outlet tester, GFCIs work in kitchen/bath/garage?
• Lights: No flickering or buzzing?
• Smoke/CO Detectors: Present and working?

Heating & Cooling

• System Age: Under 15–20 years old?
• Operation: Runs quietly, heats/cools effectively?
• Air Filter: Clean and replaced regularly?

Appliances

• Kitchen/Laundry: Stove, oven, dishwasher, washer/dryer run?
• Connections: No leaks behind appliances, dryer vented outside?

Attic

• Insulation: Present, adequate depth, not wet or moldy?
• Ventilation: Soffit/ridge vents clear?
• Structure: No sagging or roof leaks?

Garage & Yard

• Garage Door: Opens/closes, safety reverse works?
• Fire Safety: Wall/door sealed between garage and house?
• Yard: Trees/roots away from foundation? Retaining walls stable?

Pro Tip:
Use this short checklist for a quick overview, then move to the long version if the house still looks promising or you’re narrowing in. If you think there may be something going on, but can’t put a finger on it, it may be time to reach out to a professional inspector. At InsideOut Home inspection, we have inspected over 5000 homes in the greater Sacramento area. Our trained eye finds the defects others don’t. 

Visit our Youtube channel for tips, tricks and what to keep an eye out for.