Home Inspection Guide

The inspection is your chance to find problems before they become your problems. Here's what to look for and what's a deal-breaker.

Exterior

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Foundation — cracks, settling, water damage

Horizontal cracks are worse than vertical

Roof condition — age, missing shingles, sagging

Ask for age; replacement costs $8K-15K+

Gutters and downspouts

Should direct water away from foundation

Siding condition

Check for rot, damage, gaps

Grading — does ground slope away from house?

Poor grading = water intrusion risk

Driveway and walkways

Cracks, heaving, drainage

Windows and doors — seals, operation

Check for drafts, broken seals (foggy glass)

Deck/patio condition

Check for rot, proper ledger board attachment

Interior

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Water stains on ceilings/walls

Signs of current or past leaks

Floors — level, squeaky, damaged

Uneven floors can indicate structural issues

Doors — open/close properly

Sticking doors can indicate settling

Walls — cracks, nail pops

Diagonal cracks near doors/windows = settling

Basement — moisture, musty smell, efflorescence

White powder on walls = moisture migration

Attic — insulation, ventilation, signs of leaks

Should have proper ventilation and R-38+ insulation

Major Systems

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HVAC — age, condition, last serviced

Lifespan: 15-20 years for furnace, 10-15 for AC

Water heater — age, type, condition

Lifespan: 8-12 years (tank), 20+ years (tankless)

Electrical panel — capacity, condition

100 amps minimum, 200 amps preferred for modern homes

Plumbing — pipe material, water pressure

Galvanized pipes are a concern; check for lead

Sewer line — condition (ask about scope)

Sewer scope costs ~$200 but can save thousands

Radon levels

Test if not included; mitigation costs $800-1500

Red Flags (Potential Deal-Breakers)

Foundation issues — horizontal cracks, significant settling, water intrusion
Active mold or extensive water damage
Knob-and-tube or aluminum wiring (insurance may not cover)
Galvanized or lead plumbing throughout
Roof with less than 2 years of life remaining
Major structural defects — sagging beams, compromised load-bearing walls
Evidence of DIY work without permits (additions, electrical, plumbing)
Environmental hazards — asbestos, lead paint, underground oil tanks
Sewer line failure (get a sewer scope!)

After the Inspection

Option 1: Ask for Repairs

Seller fixes specific items before closing. Get receipts and verify work was done by licensed professionals.

Option 2: Ask for Credits

Seller gives you money at closing to handle repairs yourself. Often preferred — you control who does the work.

Option 3: Ask for Price Reduction

Lower the purchase price to account for needed repairs. Affects your loan amount and monthly payment.

Option 4: Walk Away

If issues are too severe or seller won't negotiate, you can terminate under your inspection contingency.

Additional Inspections to Consider

• Sewer scope (~$200) — essential for older homes
• Radon test (~$150) — common in Midwest
• Termite/pest inspection (~$100) — may be required by lender
• Chimney inspection (~$200-400) — if wood-burning fireplace
• Mold testing (~$300-600) — if signs of moisture