Checklist for home inspection
A home inspection is the buyer’s final chance to discover issues with the house before purchasing it. It’s also an opportunity for the seller to address those issues and negotiate pricing with the buyer.
As a home seller or buyer, here’s what to expect on home inspection day. Learn what the inspector will look for and how to handle any issues that arise during the inspection.
What to anticipate during a home inspection
The home inspection is your last chance as a home buyer to discover flaws in the house – and potentially get the seller to pay for them – before closing the deal. If you are working with a general contractor, be sure to fill them in on the results of the inspection so they can be prepared before you acquire the home, or advise you of best next steps.
As a seller, you want to know what the inspector will look for so that you can be ready for their visit and ensure that everything goes as smoothly as possible.
Here are some things to look out for during a home inspection:
A home inspector will examine a home’s foundation, structural components, roof, HVAC, plumbing, and electrical systems, and then provide a written home inspection report detailing the findings.
A home inspection usually takes two to four hours, but it can take longer depending on the size of the house. The home inspector may take a few days to send the written report after the physical inspection.
Buyers should attend the inspection so they can thoroughly inspect their new home and ask questions throughout the process. This can provide you with significantly more information than the report alone.
Don’t worry about the number of defects on your report; many will be so minor that you won’t bother fixing them.
Instead, consider the severity of the home’s problems. Some issues can be game–changers.
If serious issues are discovered, consult with your home inspector and real estate agent to determine the best course of action.
What should a home inspector look for?
According to the American Society of Home Inspectors (ASHI), the inspector will look at the following items:
- The heating system
- System of central air conditioning (temperature permitting)
- Plumbing and electrical systems on the inside
- Roof
- Attic insulation, including visible insulation
- Walls
- Ceilings
- Floors
- Doors and windows
- Foundation
- Basement
- Components of structure
Obviously, the inspector will not tear your house apart to inspect piping and wiring. However, the more information an inspector has access to, the more complete the final report will be.
As a home seller, what should you expect from a house inspection?
It’s in your best interest as a home seller to make everything on that home inspection checklist accessible quickly and easily. Here are some ideas for how you can help:
Leave keys (for example, for your electrical panel) and label them in a location where the inspector can find them.
Even in the summer, make sure all pilot lights for fireplaces and furnaces are turned on so the inspector can inspect the heating and other appliances.
Clean up your basement. There should be an unobstructed path down the steps to your furnace/HVAC unit/water heater and anything else that needs to be inspected.
Maintain the same level of cleanliness in your attic as you do in your basement.
Clear key areas of your yard so that the inspector can easily access your crawl space, drainage access points, or septic tank.
If the house is empty and the utilities have been disconnected, have them reconnected.
Being helpful will not necessarily result in a better report, but even professionals value thoughtfulness.
Nobody’s home is perfect.
When it comes to selling a home, a home inspection checklist can be extremely useful. Minor issues can be resolved in advance if you know what an inspector will be looking for.
Nobody expects perfection, of course. A blemish–free home inspection report is extremely rare. And it’s possible that you’ve already negotiated some known issues, which have been reflected in the price.
However, cherry–picking small problems that are quick, easy, and inexpensive to fix can significantly reduce the number of defects found in a report. And the shorter that list, the more likely it is that your sale will go through without a hitch.
How to Obtain a More Accurate Report
Inspectors, like everyone else, are people. And, like everyone else, they associate a clean, sweet–smelling house with property owners who take care of their home. It will not harm you if the inspection begins from that point of view.
You’ve probably recently prepared your home for showings, and it’s already in near–perfect condition. However, keep an eye out for new flaws. If a shingle has fallen off the roof or a pane of glass has cracked, have it repaired as soon as possible.
Similarly, if your furnace or HVAC is acting up or is in need of service, have it professionally serviced.
This is not the time to embark on costly projects. But you might as well take advantage of any quick wins that come your way. After all, your buyer is likely to try to use any flaws in the inspection report to negotiate a lower price. Who can say? You might even save some money.
Who is responsible for the cost of a home inspection?
The home inspection is usually paid for by the buyer. However, when making an offer, some people insist that the seller pay. So that’s a negotiating point.
Before making an offer on a home, the seller may conduct their own home inspection. This can reassure potential buyers. It can also provide the owner with an opportunity to address issues prior to marketing the property.
However, not every buyer is willing to accept a report that has been paid for by the seller. In fact, experts advise buyers to hire their own inspector, someone who has no ties to either the seller or the seller’s Realtor.
How much does a home inspection cost?
HomeAdvisor publishes national average costs for home inspections on a regular basis.
It estimates that in 2020, the average home inspection will cost between $375 and $575. However, depending on where you live and the size of your home, these fees can vary.
The cheapest inspector isn’t always the best, as is the case with most things in life – especially if your state does not license home inspectors. Make certain that yours is adequately qualified and experienced to do a good job.
Choosing an ASHI member may give you some peace of mind about your inspector’s competence and ethical standards.
Will there be any additional costs?
Careful buyers – or those who have been alerted to potential problems by the inspector – may want to commission additional home inspection reports from specialists regarding the presence of:
- Radon
- Infestations of termites
- Asbestos
- Paint or lead piping
- Mold
- Water harm
- Other concerns about safety
In terms of safety, lead and asbestos were commonly used in the construction of older homes but are now prohibited in newly built homes.
Some buyers also want a camera inspection of the plumbing system, including sewer lines.
How long does it take to perform a home inspection?
The length of an inspection varies greatly, owing primarily to four factors:
- Size for a house
- The number of flaws
- Inspector’s thoroughness
- The owner’s assistance in preparing for the inspection
However, unless there are exceptional circumstances, expect a wait time of two to four hours.
Should prospective buyers attend an inspection?
What’s the harm? Inquire with your inspector if it is okay for you to accompany them.
You’ll have the opportunity to further explore your new home and ask your inspector questions as you go.
Observing the home inspection process can be far more informative than simply reading the report. It can also help you determine how serious or minor each issue is.
My report contains dozens of flaws! What am I supposed to do?
The majority of reports list dozens of flaws. Some defect lists are three figures long. This is due to the fact that there is no such thing as a perfect home, especially if the property is a few decades old.
Don’t be concerned about the length of the inspector’s list of problems; instead, focus on the severity of the issues.
Many problems, such as loose doorknobs or cracks in the paved driveway, will be so minor that you won’t bother fixing them right away, even if you’re aware of their presence.
However, some issues, such as problems with the physical structure of the home or safety issues such as lead pipes or improper installation of a furnace or water heater, can be deal–breakers.
If you discover these types of issues, consult with your home inspector and real estate agent to determine the best course of action.
Following a home inspection, what should you do?
If the home inspection report revealed only minor and predictable issues, the home buying process should proceed as planned.
You may choose to provide a list of minor issues to the seller or the seller’s Realtor. Having the owner repair a leaky faucet, replace a missing doorstop, or reattach a downspout will cut your to–do list after you move in.
After these repairs have been completed, you may want to conduct your own walk–through inspection to ensure that all of the items on your list have been addressed.
Taking on serious issues
If your home inspector discovers any safety or structural flaws, you’ll have to make a more important decision: Should you still buy the house?
If you want to proceed, you’ll need:
- Additional inspections – Home inspectors are not always experts in a single aspect of home construction. A specialist, such as a structural engineer, should assess the home’s condition to determine how much work and money will be required to fix the problems.
- Negotiating – As a condition of purchasing the home, you will need to request repairs. If you agree to buy the house in its current condition, the seller may agree to lower the price. Alternatively, the seller may agree to fix the issues prior to closing.
- Following up – If the home required major repairs, such as foundation lifting or water diversion, have the expert who diagnosed the problem return to inspect the quality of the repairs.
- Making use of the home inspection as a guide
Before you buy a house, you should get a home inspection. However, they can also assist you in making decisions after you have closed on your home. Your home inspection report could be used to help you schedule and plan future repairs.
For example, if the report mentions that the HVAC system is 15 years old and has an inefficient blower, you’ll know it’s time to start planning for a replacement in the coming years.
If you want to purchase a home warranty to protect your home’s systems, your home inspection may help you decide what level of protection to purchase. Some warranties allow you to select which systems in your home you want to protect. Your inspection should reveal the most vulnerable systems in your home.
The difference between a home inspection and a home appraisal
Mortgage lenders will require a home appraisal to determine the value of the home you are purchasing. An appraisal, like checking your credit score or debt–to–income ratio, is part of the borrowing process.
However, this appraisal will not reveal any specifics about the home’s condition. A home appraisal will be more concerned with the location, size, and overall condition of the home.
The appraiser, unlike a home inspector, will not crawl around in the basement or climb onto the roof looking for problems.
Are you in the process of purchasing a home and require assistance?
You’re probably interested in buying a house because you’re reading this article.
What Exactly Is A Home Inspection?
A home inspection is a noninvasive, visual examination of a home’s physical structure and systems. If an inspection reveals flaws, you can negotiate with the seller to reduce the price of the home or arrange for repairs before closing. If there is a major problem with the house and you are unable to negotiate a lower purchase price or otherwise reach an agreement with the seller, you may decide to cancel the sale.
A home inspection is not the same as a home appraisal. An appraisal is an estimate of the value of your property. Mortgage lenders use appraisals to ensure that the home is worth the loan amount. An appraiser does not go over the fine details of the home, but rather considers local property values and the overall condition of the home.
A home inspection is usually performed immediately after the seller accepts the buyer’s offer. The house enters escrow after both parties sign the purchase agreement. This occurs prior to the appraisal. It’s important to note that the home buyer is usually responsible for paying for the inspection because it protects them from purchasing a home with major flaws.
What Buyers Should Know About the Home Inspection Process
The home inspection process entails more than just what happens on inspection day. As the buyer, you can take certain steps before and after the inspection to ensure you have all of the information you need about the home you’re purchasing.
The Home Inspection Requirement
A home inspection contingency is a clause added to a real estate contract that states that the purchase is subject to the results of the home inspection. Based on the inspection results, home buyers can cancel the sale or negotiate repairs.
If you decide to include a home inspection contingency, you will be given a time frame in which to schedule and conduct the inspection, as well as any potential follow-up evaluations. For example, if there is a plumbing problem and the inspector recommends consulting a plumber for a more in-depth look, the buyer is responsible for locating a plumber and obtaining the information needed to either move forward or withdraw from the sale before the period expires. Buyers typically have 1 – 2 weeks to complete this process.
If there are any deal-breaking issues on the inspection report, the home inspection contingency allows buyers to cancel the sale at no additional cost, making it one of the best ways to protect yourself against unexpected costs after move-in.
The Residence Examiner
Selecting an inspector may appear to be a difficult task, but most real estate agents have relationships with inspectors and can recommend one they trust. You should ensure that the individual is bonded and insured, and that the company only performs inspections rather than repairs and renovations. This will help to ensure that they do not try to coerce you into making expensive repairs for their own gain.
When you call to schedule an appointment, ask what the inspection entails and how long it will take, and make sure you understand everything that will be inspected. This is also the time to discuss any additional inspections you may require and ask if they can perform them all. You should also come to an agreement on a price.
Day of Home Inspection
Although your home inspector is the expert, there are things you can do as the buyer to ensure the process goes smoothly. We recommend that home buyers attend their home inspection as much as possible so that they can see the damage firsthand and ask questions. Having these conversations with the inspector in real time provides you with more detailed information about your home than you will find on the inspection report.
As you walk through the house, try not to get too caught up in the number of flaws, as many of them are minor. Instead, investigate the severity of the issues to see if there are any deal breakers that would prevent you from proceeding with the sale.
The Report on the Home Inspection
Following the home inspection, you will receive a report that covers the major features of the property as well as any problematic issues that may require attention.
A good inspector will take the time to go over the report and their findings with you. This could include any damage or wear they discovered in the house, no matter how minor. It is their responsibility to note every flaw, so your report will most likely have a long list of issues. This is not to say that everything should be regarded with suspicion – they will be able to assist you in determining what may be hazardous or a red flag.
Requesting Repairs or a Discount
If your home inspection report reveals significant damage, you may be able to ask the seller to pay for the repairs or negotiate a price reduction.
Although you cannot expect the seller to repair every flaw in the home, you can use the information in the inspection report to demonstrate the additional costs you would incur as a result of the necessary repairs. As a general rule, only negotiate the cost of major repairs. If it is described as normal wear and tear, the buyer will most likely be held liable!
If you’re willing to pay for the repairs yourself, you can also negotiate a lower sale price based on the cost of the repairs.
What to Look for in a Home Inspection Checklist
After conducting research and vetting options, you should be able to rely on a professional home inspector who knows what to look for in each area of the home. Understanding what the inspector is looking for, on the other hand, can help you ask questions to better understand the extent of the damage. This checklist provides a thorough overview of what to look for during a home inspection.
Grounds and Outer Structure
The foundation appears to be in good condition, with no major cracks.
There is no evidence of septic tank leaks.
There should be no standing water in the drains leading away from the house.
The exterior walls appear to be straight, with no sagging.
The frames of the windows and doors appear square.
The siding appears to be in good shape, with no cracks or damage.
The bricks appear to be undamaged, with no cracks in the joints.
There is no flaking or staining of the paint.
There are no missing or damaged roof shingles.
Gutters are free of decay and drain properly.
The chimneys appear to be straight and undamaged.
The detached garage, shed, fence, and deck appear to be in good condition, with no rotted wood or termite evidence.
Basement
There is no evidence of moisture.
There is no evidence of water damage to the above-ground floor.
The sump pump is working properly.
Attic
There is no evidence of roof staining.
There is no evidence of damage or decay in the structure.
Ample ventilation is provided by soffit vents and end louvers.
Insulation is adequate and properly installed.
Electrical splices are kept separate.
Bathrooms
Visible plumbing beneath the sink is in good condition, with no signs of water damage.
Water pressure is adequate for both hot and cold water at all fixtures.
The tub, shower, and sinks all drain smoothly.
The toilet flushes and fills correctly.
The toilet is stable, with no rocking or stains at the bottom.
There is no evidence of leaking around the tub’s or shower’s base.
Kitchen
Visible plumbing beneath the sink is in good condition, with no signs of water damage.
The exhaust fan is operational and vents to the outside.
Garbage collection is now in operation.
The water flow to the sink is adequate, and it drains properly.
Built-in appliances function properly.
Interior Spaces
Floors, walls, and ceilings appear straight and level, with no stains, cracking, or damage visible.
When closed, doors open easily and latch properly.
The lights and switches work properly.
Each room has an adequate number of electrical outlets.
All rooms have heating and cooling vents.
There is no cracking or staining in the fireplace.
The chimney flue has been cleaned and lined.
Smoke and carbon monoxide detectors are operational and properly installed.
Electrical Systems are solid stair treads and risers.
The wiring is in good shape.
When the cables are properly connected, the capacity of the service panel is normal.
Cables are secured and safeguarded.
There are no exposed electrical splices.
Systems for Heating and Cooling
There is no gas odor.
The air conditioning and heating systems work properly, and the air filters are clean.
Flues have no open seams and are slow to connect to the chimney.
There is no visible rust on the cooling unit.
Plumbing
There is no damage or evidence of leaks in visible pipes.
There are no signs of rust on the water heater.
Water pressure is within the acceptable range.
The temperature of the hot water does not exceed 125 degrees Fahrenheit.
Making Use of Your Home Inspection Checklist
The last thing you want when buying a home is surprises. Unexpected repairs lead to unexpected costs, which can quickly dampen the excitement of your new home. You can reduce the risks of future repairs and get the information you need to make the best decision for your future by hiring a qualified home inspector. We recommend printing this checklist and keeping it handy throughout the home inspection to be prepared.
For a professional home inspector’s opinion, please contact us directly.
To view our sample home inspection report, click here.
