# Home inspection checklist for buyers
By Opendoor Editorial Team | 2022-01-16
> When it comes to buying a home, what you see isn’t exactly what you get.
## Key Takeaways
#### Key Takeaways
- A standard home inspection \[averages about **$343** nationally\](https://www.bankrate.com/mortgages/how-much-does-home-inspection-cost/), with most buyers paying roughly **$300 to $500** depending on size, age, location, and any specialty add-ons.
- Most inspections take **2 to 4 hours** on site, then 24 to 48 hours to receive the written report; plan to attend the last 30 to 60 minutes so the inspector can walk you through the findings.
- The standard inspection covers roof, exterior, foundation, attic, electrical, plumbing, HVAC, water heater, windows, doors, and built-in appliances. Sewer scope, septic, radon, mold, pool, and termite checks are billed as separate specialty inspections.
- Loan type matters: [FHA appraisals also check for safety hazards, structural soundness, and adequate utilities](https://help.opendoor.com/buying/financing-closing/fha-eligibility), VA loans require Minimum Property Requirements, and conventional loans are the most flexible.
- After the report, you have three levers: renegotiate price or repairs, request seller credits, or walk away under the inspection contingency window.
Buying a home means trusting that what you see is what you get — but walls hide secrets, and foundations don't always tell the truth at first glance. A home inspection checklist reveals the structural, safety, and system issues that could turn your dream property into an expensive mistake.
This guide walks you through what inspectors examine, how different loan types affect requirements, and what you can negotiate after the report arrives.
## **What do inspectors look for when inspecting a house?**
A home inspection covers the roof, foundation, electrical, plumbing, HVAC, interior, and exterior to identify structural, safety, and operational issues. Inspectors examine key items like roof condition, foundation cracks, water leaks, outlet function, and proper insulation. Safety features like smoke detectors, proper grading, and functional heating and cooling systems are also part of the process.
Most inspections take two to four hours. You'll receive a detailed report highlighting problems that could affect your safety or wallet, giving you the information to move forward with confidence.
Related: [what does a house inspector look for](https://www.opendoor.com/articles/briefs/what-do-home-inspectors-look-for) · [what to look for in a home](https://www.opendoor.com/articles/what-to-look-for-on-a-house-tour).
## **Complete home inspection checklist of major systems**
Here's what inspectors evaluate when they walk through a home. Each area reveals something important about whether the property is structurally sound, safe to live in, and worth your investment.
### **Structure and foundation**
The foundation supports everything above it. Inspectors look for cracks in foundation walls, basement floors, and support beams that could indicate settling or water damage. They check for signs of pest entry points, soil movement, and areas that appear to have been patched without proper documentation.
### **Roof and attic**
Your roof protects the entire home from the weather. Inspectors examine shingles for missing, curled, or cracked pieces and check gutters, flashing, and downspouts for proper water management. In the attic, they look for adequate insulation, proper ventilation, visible water stains, and signs of mold or pest activity.
### **Exterior walls and drainage**
Water is the biggest threat to any home. Inspectors assess siding, paint, and caulking for weather protection and examine how water flows around the property. They verify that the ground slopes away from the house and that gutters direct water at least three feet from the foundation.
### **Electrical panels and wiring**
A safe electrical system powers your daily life without creating fire hazards. Inspectors test the main panel, circuit breakers, and outlet functionality while looking for outdated wiring like knob-and-tube systems. They verify that GFCI protection is installed in bathrooms and kitchens, where water and electricity meet.
### **Plumbing supply and drain lines**
Water pressure, pipe materials, and fixture operation all factor into plumbing health. Inspectors test all faucets and drains, examine the water heater's age and condition, and look for leaks under sinks and around toilets. They also check whether pipes show signs of corrosion or improper repairs.
### **Heating and cooling equipment**
Your HVAC system keeps you comfortable year-round. Inspectors evaluate the furnace and air conditioning for age, efficiency, and maintenance history while checking ductwork for proper insulation and connections. They test thermostats, inspect filters, and look for signs that the system isn't heating or cooling evenly.
### **Interior rooms and floors**
Inside, inspectors examine walls, ceilings, and flooring for damage and safety hazards. They check that doors and windows open smoothly, seal properly, and lock securely. Floors are inspected for unevenness, sagging, or creaking that could indicate structural issues below.
### **Kitchen and major appliances**
Built-in appliances, countertops, cabinets, and ventilation systems all get tested. Inspectors verify that the stove, dishwasher, and refrigerator function properly and check the age of each appliance. They test the garbage disposal and ensure that ventilation systems exhaust properly to the exterior.
### **Bathrooms and ventilation**
Bathrooms present unique challenges because moisture can lead to mold, rot, and structural damage. Inspectors check all fixtures, tile work, and exhaust fans while looking for leaks and proper drainage. They test water pressure and examine caulking and grout for deterioration.
### **Basement and crawlspace**
Below your main living area, inspectors look for foundation concerns, moisture levels, and structural integrity. They examine floor joists, check for water stains or active leaks, and assess whether storage areas show signs of pest activity. Proper vapor barriers and drainage systems are also evaluated.
### **Safety devices and hazards**
Life safety systems protect you from invisible dangers. Inspectors verify that smoke detectors and carbon monoxide alarms are installed and functional. They check stair railings for stability, look for potential lead or asbestos in older homes, and identify any immediate safety concerns.
[Get your offer](#)
## **House inspection requirements by loan type**
Different financing options come with varying inspection standards. Here's what lenders typically require:
### **Conventional loan minimums**
Conventional loans require that the home meets basic habitability and safety standards. The property must be structurally sound with functional plumbing, electrical, heating, and cooling systems. While conventional loans are generally the most flexible, lenders still want assurance that the home won't lose value.
### **FHA safety and habitability rules**
[FHA loans](https://www.opendoor.com/articles/what-is-an-fha-loan-and-how-does-it-work) have stricter requirements. Issues like peeling paint (especially in homes built before 1978), missing handrails, electrical safety hazards, and roof damage must be addressed before closing. The home must meet HUD guidelines for safety, sanitation, and structural integrity.
### **VA MPR standards**
The Department of Veterans Affairs maintains Minimum Property Requirements for veterans. VA inspectors look closely at roofing, heating systems, water supply, and electrical safety. Any deficiencies that affect livability or safety must be corrected.
Related: [appraisal vs home inspection: what's the difference](https://www.opendoor.com/articles/appraisal-vs-home-inspection-whats-the-difference).
## **Home inspection things to check yourself before inspection day**
Walking through the property before the official inspection helps you spot obvious issues. Start by checking for visible leaks and water stains on ceilings, walls, and around fixtures. Test GFCI outlets in kitchens, bathrooms, and outdoor areas by pressing the test button.
Open and close all windows to check for smooth operation, drafts, or broken seals. Run the HVAC system to verify basic operation and check the filter condition. Outside, walk the perimeter to confirm that the ground slopes away from the foundation and that gutters are attached and free of major debris.
## **Red flags that can make a house not pass inspection**
Some issues are deal-breakers. Foundation cracks or settling can indicate major structural concerns that cost homeowners an[ average of $5,166](https://www.nerdwallet.com/article/mortgages/foundation-repair-cost) to repair. Electrical hazards like outdated wiring, exposed connections, or fire risks pose immediate safety threats.
Extensive roof damage requiring replacement, sewer line failures, major plumbing leaks, and non-functional HVAC systems all fall into the category of problems that typically require resolution before closing. With FHA or VA financing, the list of required repairs often expands.
## **How to choose a qualified home inspector**
Your inspector acts as your advocate. Start by verifying state licensing requirements and looking for professional certifications from organizations like ASHI (American Society of Home Inspectors) or InterNACHI (International Association of Certified Home Inspectors).
### **Licensing and certifications**
Professional credentials demonstrate that an inspector has met education and experience standards. Most states require home inspectors to hold active licenses. Ask to see proof of licensing, insurance, and any specialized training.
### **Sample reports and references**
Requesting example inspection reports shows you how thorough and clear the inspector's communication style is. A good report includes photos, detailed descriptions, and clear explanations of any issues discovered. Contact previous clients to ask about their experience and whether the findings were accurate.
### **Pricing and scope comparison**
Inspection costs typically range from $300 to $500, with a national[ average of $343](https://www.bankrate.com/real-estate/how-much-does-home-inspection-cost/). Compare what's included in the base price because some inspectors charge extra for attic access, crawlspace entry, or testing of specific systems.
## How much does a house inspection cost?
A standard single-family home inspection [averages about **$343** nationally, with most buyers paying between **$296 and $424**](https://www.bankrate.com/mortgages/how-much-does-home-inspection-cost/). Price scales primarily with square footage and home age: a condo or home under 1,000 square feet can come in near $200, while a home over 2,000 square feet often runs $400 or more, and complex or higher-cost metros push the upper end higher still.
The buyer almost always pays the inspector directly, usually at the time of service rather than through closing costs. The fee is paid out of pocket and is non-refundable even if the deal falls apart.
What drives the price:
- **Home size.** Square footage is the biggest cost driver. A 3,500-square-foot home with finished basement, detached garage, and crawl space takes longer to inspect than a 1,200-square-foot ranch.
- **Home age.** Older homes often need closer review of electrical, plumbing, and structural elements, which can increase the fee.
- **Location.** Inspectors in high-cost metros charge more. State and city averages can swing the national average by a couple hundred dollars.
- **Specialty inspections.** A radon test typically runs $100 to $250, a sewer scope $150 to $300, a termite/WDO inspection $75 to $150, a pool inspection $200 to $400, and a septic inspection $300 to $600. These are billed separately.
- **Re-inspections.** If the seller agrees to repairs, a follow-up visit usually runs $100 to $200.
Treat the fee as cheap insurance: a few hundred dollars now can flag thousands in deferred repairs before you close. If you're financing with an FHA or VA loan, you'll also have a lender-ordered appraisal on top of your buyer's inspection. The [difference between an appraisal and an inspection](https://www.opendoor.com/articles/appraisal-vs-home-inspection-whats-the-difference) is worth a quick read so you don't confuse the two line items at closing.
## How long does a house inspection take?
Most home inspections take **2 to 4 hours** on site, with the inspector working through the roof, attic, exterior, foundation, electrical, plumbing, HVAC, water heater, windows, doors, and major appliances. Smaller condos can wrap in under two hours; larger homes with detached structures, finished basements, or crawl spaces routinely stretch past four. After the walkthrough, the inspector spends additional time compiling the written report, which is typically delivered within **24 to 48 hours**.
What usually shapes the duration:
- **Size and complexity.** A 1,200-square-foot single-story home with a slab foundation moves faster than a 3,500-square-foot two-story with a basement, attic, and detached garage.
- **Age and condition.** Older homes with knob-and-tube wiring, original galvanized plumbing, or settlement cracks invite a closer look.
- **Access.** Locked utility panels, blocked attic hatches, or a furnace buried behind storage all slow the inspector down.
- **Specialty add-ons.** Adding a sewer scope, radon test, or pool inspection extends the visit by 30 to 60 minutes each.
- **Buyer attendance.** Walking the home with the inspector at the end adds time but is worth it; you'll see issues in person before they show up in the report.
Plan to attend the **last 30 to 60 minutes** so the inspector can walk you through the findings. You'll get more out of a 20-minute in-person conversation about cracked tile and a hairline foundation crack than from reading the same items in a 60-page PDF. Once the report arrives, you typically have a defined inspection contingency window (often 5 to 10 days from offer acceptance) to renegotiate, request credits, or walk away with your earnest money intact — see our guide to [why pending home sales fall through](https://www.opendoor.com/articles/why-do-pending-home-sales-fall-through) for the most common inspection-driven cancellations.
## **What is not covered in a standard house inspection**
Standard inspections focus on readily accessible areas and systems. Some issues require separate evaluations by specialists.
### **Pest and termite damage**
Wood-destroying insects need a specialist's evaluation. Termite inspections are often required by lenders in certain regions and involve a separate report from a licensed pest control professional. This inspection typically costs $75 to $150.
### **Sewer scope and septic systems**
Underground utilities require specialized equipment. A sewer scope inspection uses a camera to examine the condition of sewer lines, checking for cracks, tree root intrusion, or deterioration. Septic systems need pumping and inspection by a certified septic professional.
### **Radon, mold, and environmental tests**
Air quality testing requires laboratory analysis. Radon testing measures invisible radioactive gas levels, mold testing identifies specific types and concentrations of mold spores, and environmental hazards like lead or asbestos need specialized sampling.
[Get your offer](#)
## Risks of skipping a home inspection
Waiving the inspection contingency is one of the most expensive mistakes a buyer can make. In competitive markets, some buyers strip the contingency to stand out against other offers; in cash deals or new construction, others assume the home is fine. Both can backfire.
The practical risks of skipping a professional inspection:
- **Hidden structural problems.** Foundation cracks, settling, and roof framing issues are rarely visible on a buyer tour and routinely cost five figures to repair.
- **Major-system failure.** A 20-year-old HVAC system or a water heater near end-of-life can fail within months and cost thousands to replace.
- **Safety hazards.** [Radon is a known cancer risk](https://www.epa.gov/radon/health-risk-radon), and undisclosed mold, knob-and-tube wiring, lead paint, or improperly vented gas appliances can all show up only when you go looking for them.
- **Loss of negotiating leverage.** Without an inspection report, you have no documented basis to ask for repair credits or a price reduction.
- **Lender and insurance complications.** [Most lenders require homeowners insurance](https://www.consumerfinance.gov/ask-cfpb/what-is-homeowners-insurance-do-i-need-it-en-163/), and insurers may decline to write a policy on homes with active safety or structural issues.
New construction is not a free pass. Builder warranties typically cover defects, but third-party inspections routinely catch missed insulation, incomplete flashing, or HVAC commissioning issues that the builder will fix only if documented before closing. If you're set on waiving the inspection contingency to win a competitive offer, the safer move is to keep the inspection itself for your own information — you just give up your right to renegotiate based on the findings.
## **Next steps after you receive the inspection report**
The inspection report gives you options. Here's what you can do:
### **Renegotiate price or repairs**
Requesting that the seller fix problems or reduce the price compensates you for issues discovered during inspection. Focus your[ negotiations on safety concerns](https://www.opendoor.com/articles/briefs/how-to-negotiate-best-price-on-house) and major system failures rather than cosmetic issues. Most sellers expect some negotiation after an inspection.
### **Request seller credits**
Instead of having the seller complete repairs, you can ask for[ credits at closing](https://www.opendoor.com/articles/what-are-seller-concessions). This approach gives you control over who does the work and how it's completed. Seller credits are often easier to negotiate because the seller doesn't have to coordinate contractors.
### **Walk away before contingency deadline**
Your[ inspection contingency](https://www.opendoor.com/articles/why-do-pending-home-sales-fall-through) protects your earnest money deposit if you discover deal-breaking problems. If the home has issues you're unwilling to accept and the seller won't address them, you can cancel the contract without penalty.
Related: [why pending home sales fall through](https://www.opendoor.com/articles/why-do-pending-home-sales-fall-through).
## **Move forward with confidence and control**
A thorough home inspection gives you the knowledge to make one of the biggest financial decisions of your life with clarity. Whether you're buying your first home or your fifth, knowing a property's true condition helps you avoid costly surprises.
When you're ready to sell your current home and move to your next chapter, Opendoor provides upfront condition reports and transparent pricing.[ Get a free, no-obligation cash offer](https://www.opendoor.com/address-entry) and discover how easy selling can be when you have control over your timeline.
**FAQs about home inspection checklists**
| **City** | **Explore Opendoor guides to neighborhoods in your area** |
| Raleigh | [Historic Oakwood](https://www.opendoor.com/neighborhood-guide/historic-oakwood-raleigh), [Downtown](https://www.opendoor.com/neighborhood-guide/downtown-raleigh), [Boylan Heights](https://www.opendoor.com/neighborhood-guide/boylan-heights-raleigh), [Cameron Village](https://www.opendoor.com/neighborhood-guide/cameron-village-raleigh), [Five Points](https://www.opendoor.com/neighborhood-guide/five-points-raleigh), [North Hills](https://www.opendoor.com/neighborhood-guide/north-hills-raleigh), [Stonehenge](https://www.opendoor.com/neighborhood-guide/stonehenge-raleigh), [Wakefield](https://www.opendoor.com/neighborhood-guide/wakefield-raleigh), [Brier Creek](https://www.opendoor.com/neighborhood-guide/brier-creek-raleigh) |
| Charlotte | [Uptown](https://www.opendoor.com/neighborhood-guide/uptown-charlotte), [Dilworth](https://www.opendoor.com/neighborhood-guide/dilworth-charlotte), [South End](https://www.opendoor.com/neighborhood-guide/south-end-charlotte), [Elizabeth](https://www.opendoor.com/neighborhood-guide/elizabeth-charlotte), [Belmont](https://www.opendoor.com/neighborhood-guide/belmont-charlotte), [Plaza Midwood](https://www.opendoor.com/neighborhood-guide/plaza-midwood-charlotte), [NoDa](https://www.opendoor.com/neighborhood-guide/noda-charlotte), [Camp North End](https://www.opendoor.com/neighborhood-guide/camp-north-end-charlotte), [Eastover](https://www.opendoor.com/neighborhood-guide/eastover-charlotte), [Myers Park](https://www.opendoor.com/neighborhood-guide/myers-park-charlotte), [Providence Plantation](https://www.opendoor.com/neighborhood-guide/providence-plantation-charlotte), [Ballantyne](https://www.opendoor.com/neighborhood-guide/ballantyne-charlotte) |
| Plano | [Whiffletree](https://www.opendoor.com/neighborhood-guide/whiffletree-plano), [Legacy West](https://www.opendoor.com/neighborhood-guide/legacy-west-plano), [Kings Ridge](https://www.opendoor.com/neighborhood-guide/kings-ridge-plano), [Deerfield](https://www.opendoor.com/neighborhood-guide/deerfield-plano), [Shoal Creek](https://www.opendoor.com/neighborhood-guide/shoal-creek-plano), [Ridgeview Ranch](https://www.opendoor.com/neighborhood-guide/ridgeview-ranch-plano), [Willow Bend](https://www.opendoor.com/neighborhood-guide/willow-bend-plano), [West Plano](https://www.opendoor.com/neighborhood-guide/west-plano-plano), [Lakeside on Preston](https://www.opendoor.com/neighborhood-guide/lakeside-on-preston-plano), [Avignon Windhaven](https://www.opendoor.com/neighborhood-guide/avignon-windhaven-plano) |
| Dallas | [Uptown](https://www.opendoor.com/neighborhood-guide/uptown-dallas), [Highland Park](https://www.opendoor.com/neighborhood-guide/highland-park-dallas), [Knox-Henderson](https://www.opendoor.com/neighborhood-guide/knox-henderson-dallas), [Lower Greenville](https://www.opendoor.com/neighborhood-guide/lower-greenville-dallas), [Bishop Arts District](https://www.opendoor.com/neighborhood-guide/bishop-arts-district-dallas), [Lakewood](https://www.opendoor.com/neighborhood-guide/lakewood-dallas), [Oak Lawn](https://www.opendoor.com/neighborhood-guide/oak-lawn-dallas), [Victory Park](https://www.opendoor.com/neighborhood-guide/victory-park-dallas), [Deep Ellum](https://www.opendoor.com/neighborhood-guide/deep-ellum-dallas), [Preston Hollow](https://www.opendoor.com/neighborhood-guide/preston-hollow-dallas) |
| Fort Worth | [Downtown](https://www.opendoor.com/neighborhood-guide/downtown-fort-worth), [West 7th/Cultural District](https://www.opendoor.com/neighborhood-guide/west-7th-cultural-district-fort-worth), [Arlington Heights](https://www.opendoor.com/neighborhood-guide/arlington-heights-fort-worth), [Rivercrest](https://www.opendoor.com/neighborhood-guide/rivercrest-fort-worth), [TCU/University](https://www.opendoor.com/neighborhood-guide/tcu-university-fort-worth), [Fairmount](https://www.opendoor.com/neighborhood-guide/fairmount-fort-worth), [Ridglea Hills](https://www.opendoor.com/neighborhood-guide/ridglea-hills-fort-worth), [Benbrook](https://www.opendoor.com/neighborhood-guide/benbrook-fort-worth), [North Richland Hills](https://www.opendoor.com/neighborhood-guide/north-richland-hills-fort-worth), [Keller](https://www.opendoor.com/neighborhood-guide/keller-fort-worth) |
| Phoenix | [Willo](https://www.opendoor.com/neighborhood-guide/willo-phoenix), [Encanto](https://www.opendoor.com/neighborhood-guide/encanto-phoenix), [Arcadia](https://www.opendoor.com/neighborhood-guide/arcadia-phoenix) |
| Mesa | [Eastmark](https://www.opendoor.com/neighborhood-guide/eastmark-mesa) |
| Scottsdale | [Old Town Scottsdale](https://www.opendoor.com/neighborhood-guide/old-town-scottsdale-scottsdale) |
| Los Angeles | [Silver Lake](https://www.opendoor.com/neighborhood-guide/silver-lake-los-angeles), [Los Feliz](https://www.opendoor.com/neighborhood-guide/los-feliz-los-angeles), [Studio City](https://www.opendoor.com/neighborhood-guide/studio-city-los-angeles) |
| Oakland | [Upper Dimond](https://www.opendoor.com/neighborhood-guide/upper-dimond-oakland), [Laurel](https://www.opendoor.com/neighborhood-guide/laurel-oakland) |
| Seattle | [Capitol Hill](https://www.opendoor.com/neighborhood-guide/capitol-hill-seattle) |
**Read More**
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*Originally published at [https://www.opendoor.com/articles/home-inspection-checklist-for-buyers](https://www.opendoor.com/articles/home-inspection-checklist-for-buyers)*