Home Inspection List: System-by-System Buyer Walkthrough
A home inspection list is the system-by-system breakdown of what a qualified residential inspector examines during a typical 3-to-4-hour visit. The list is defined by the ASHI and InterNACHI Standards of Practice and includes roof, exterior, structure, electrical, plumbing, HVAC, insulation and ventilation, and interior components. Knowing the full list helps buyers read inspection reports critically, prepare sellers’ homes properly, and understand what a base inspection does and does not include. This guide walks through every line item, organized by building system, with notes on what each finding really means.
The standard residential home inspection list
The ASHI Standard of Practice and the InterNACHI Residential Standards of Practice define essentially the same scope. The differences are stylistic; the systems covered are identical. Below is the consolidated list, grouped by building system.
Roof inspection items
Covering material (shingle type, age, granule loss, missing or curled shingles). Flashing around penetrations, valleys, drip edge. Ridge vents, ridge caps, hip caps. Skylights and skylight flashing. Plumbing vent stack flashing and rubber boot condition. Chimney flashing, cap, crown, and mortar condition. Gutter system: condition, slope, downspout extensions, splash blocks. Soffit and fascia visible from ground or ladder.
The report should specify how the roof was inspected — walked, viewed from ladder at eave, or viewed from ground — because access method affects how thorough the assessment can be.
Exterior inspection items
Wall cladding type and condition (siding, brick, stucco, fiber cement). Trim, shutters, decorative elements. Caulking around windows and doors. Window and door exteriors: seals, weather stripping, threshold condition. Grading away from foundation (industry standard is 6 inches drop in first 10 feet). Walkways, driveways, patio surfaces. Deck and porch structure: footings, posts, ledger board attachment, joists, decking, railings, stair stringers. Retaining walls. Fences (note only — fences typically not part of base inspection).
Structure inspection items
Foundation type (slab, crawl space, basement, pier and beam). Visible foundation cracks: hairline (cosmetic), 1/8 inch and larger (potentially structural). Crawl space access, vapor barrier presence, floor framing visible from below. Basement walls: bowing, cracking, water staining. Floor framing visible from below. Columns and load-bearing beams. Visible signs of past or active settling.
Electrical inspection items
Service entrance: overhead or underground, condition of weather head and service drop. Meter base. Main electrical panel: amperage rating, breaker brand (Federal Pacific and Zinsco panels are flagged), grounding, bonding, double-tapped breakers. Sub-panels. Branch circuit sampling. GFCI protection on kitchen, bathroom, garage, exterior, and unfinished basement receptacles. AFCI protection on bedroom circuits (2002 NEC and later). Smoke detectors and CO detectors operation. Visible aluminum branch wiring (1965 to 1973 era flagged).
Plumbing inspection items
Main water supply line entry point and shutoff valve. Visible supply piping material (copper, PEX, galvanized — galvanized flagged). DWV piping material and venting. Water heater: type, age (based on serial number), capacity, TPR valve and discharge tube, combustion air for gas units, expansion tank. Plumbing fixtures: kitchen sink, bathroom sinks, tubs, showers, toilets. Drain function via running water. Visible signs of past leaks under sinks. Outdoor hose bibs.
HVAC inspection items
Heating system type (forced air furnace, boiler, heat pump, electric resistance). Furnace age via data plate. Heat exchanger visual inspection where accessible. Cooling system type and age. Refrigerant lines and outdoor unit condition. Distribution: visible ductwork, supply registers, return registers. Thermostat operation. Air filter location and condition. Combustion safety on gas appliances: flue pipe, draft, gas leak smell test. Condensate management on AC and high-efficiency furnaces.
Insulation and ventilation items
Attic insulation type (fiberglass batts, blown cellulose, blown fiberglass, spray foam) and depth measurement. Attic ventilation: soffit vents, ridge vents, gable vents, powered attic fans. Vapor barrier presence. Bathroom exhaust fan termination (must exit to exterior, not into attic — this is a common defect). Kitchen exhaust hood termination. Dryer vent termination and rigid versus flex duct condition. Crawl space insulation under floor or on perimeter walls.
Interior inspection items
Floors: visible wear, level (using a marble or laser level), squeaks, water staining. Walls: cracks, water staining, settling patterns. Ceilings: stains indicating past leaks, sagging. Doors: operation, latching, weatherstripping on exterior doors. Windows: operation, broken seals (fogging between panes), screens. Stairs: rise/run consistency, handrail height and continuity, baluster spacing. Built-in appliances: dishwasher, range/oven, microwave, garbage disposal — typically operated through one full cycle. Attached garage: firewall integrity, garage door operation, garage door opener auto-reverse function.
What is not on the base list
Several common concerns require separate inspections or specialty contractors. Radon testing (separate test kit, 48-hour to 90-day protocol). Mold sampling (separate air or surface samples). Asbestos and lead sampling (pre-1978 housing concern, separate lab analysis). Sewer scope inspection (camera run through the main sewer line). Wood-destroying organism (WDO) inspection for termites. Pool, spa, and lawn irrigation systems. Wells and septic systems. Chimney sweep-level chimney inspection.
The base inspection flags visible concerns in these categories but does not provide diagnostic-grade detail. The hiring a home inspector pillar covers when each specialty add-on makes sense.
What “flagged for further evaluation” means
Inspectors use phrases like “recommend further evaluation by a qualified contractor” when they observe a condition that warrants specialty assessment beyond visual inspection. The phrase is not hedging — it is the inspector signaling that the issue exists and the buyer should call in the right specialist (structural engineer, licensed electrician, HVAC technician, mold assessor) before closing. Treat these notes as priority items in negotiation.
Defects that affect insurability or financing
Certain inspection findings can block conventional financing or homeowners insurance. Active roof leaks, knob-and-tube wiring still in service, Federal Pacific Stab-Lok panels, polybutylene plumbing, fuel-oil underground storage tanks. HUD’s Single Family Housing Policy Handbook lays out which conditions block FHA financing; conventional lenders and homeowners insurance carriers maintain similar lists.
Front Range-specific items to expect on the list
Colorado homes face climate-specific concerns. Stucco moisture from freeze-thaw cycling. Radon zone-1 status across most Front Range counties — the CDPHE recommends every home test below the EPA action level. Snow-load capacity on roof structure. Expansive soils causing slab and foundation movement. Basement moisture from spring snowmelt. The detailed home inspection checklist guide covers section-by-section items in more depth.
How the list translates into the final report
Each line item on the list corresponds to a finding in the final PDF report. Acceptable items typically appear as brief one-line entries. Marginal and Defective items get photos, detailed notes, and recommended actions. The executive summary at the front of the report pulls the most significant items into a 1-to-2-page overview — that summary is what buyers should read first, then dig into the section detail for items that warrant scrutiny.
Reading the list as a seller
Sellers preparing for inspection can use the standard list to pre-flight their own home before the buyer’s inspector arrives. Replace burned-out bulbs (so the inspector can confirm fixture function), test every GFCI receptacle (the inspector will), clear access to attic and crawl space, change the furnace filter, and confirm every smoke detector has a working battery. These small steps reduce the number of “minor” findings that clutter the report and make the substantive concerns easier to negotiate.
How the list adapts to home age
Older homes add items to the list that newer homes do not need. Pre-1978 homes get extra scrutiny for visible lead-based paint and asbestos-containing materials (popcorn ceiling, vermiculite insulation, vinyl tile, old pipe wrap). Pre-1965 homes face knob-and-tube wiring possibility. Pre-1990 homes may have galvanized supply piping or polybutylene plumbing. Inspectors adjust the checklist focus based on the home’s age, with documentation expanding to cover historic-specific concerns.
How the list adapts to climate
Climate also drives list emphasis. Front Range homes face high radon zones, expansive soils, freeze-thaw stucco stress, snow loads, and basement moisture. Coastal homes face salt air corrosion, hurricane wind exposure, and termite pressure. Mountain homes face heavy snow loads and ice damming. Desert homes face roof UV degradation and HVAC overwork. A capable inspector adjusts the checklist focus to the regional concerns; a generic checklist applied without local adaptation misses important items.
Built-in appliances and operation testing
The inspector operates each built-in appliance through one full cycle. Dishwasher runs through a short rinse. Range burners and oven element heat up. Microwave heats a cup of water. Garbage disposal runs. Range hood fan operates. Wall ovens, built-in espresso machines, warming drawers, and other specialty appliances get similar single-cycle operation tests. The inspector documents results but does not perform diagnostic-grade evaluation. For deep appliance issues, the buyer hires an appliance technician.
Smoke and CO detector requirements
Most jurisdictions require working smoke detectors in every bedroom, immediately outside each sleeping area, and on every level of the home. CO detectors are typically required on every level and near sleeping areas. The inspector confirms presence and operation by pressing the Test button on each device. Missing or non-functional detectors are flagged as Defective and typically appear in the executive summary as safety items.
Garage firewall and door requirements
The wall and ceiling between an attached garage and living space must be continuous gypsum (typically 5/8″ Type X) for fire resistance. Penetrations (electrical boxes, ducts, doors) must be sealed. The door from garage to living space must be a 20-minute fire-rated door with self-closing hardware. Garage doors must auto-reverse on contact (test with a 2×4 in the door path) and on photo-eye interruption. These items appear on every modern inspection list and are frequently flagged for repair.
Inspection list items unique to Front Range Colorado
Colorado homes face several items inspectors emphasize that may not appear in milder climates. Radon zone-1 status — every Front Range county is mapped Zone 1 by the EPA, so radon add-on testing is strongly recommended. Expansive soils — many areas along the Front Range sit on bentonite or clay soils that move with moisture content, causing slab and basement wall cracking. Snow load on roof structure — the report should confirm roof framing meets local snow-load requirements. Stucco moisture — Front Range freeze-thaw cycles stress stucco systems particularly hard.
Hidden conditions and report limitations
The standard inspection is visual only. Anything concealed inside walls, floors, ceilings, behind permanent fixtures, under floor coverings, or under insulation is outside the scope. The inspector documents accessible evidence (water staining, settling cracks, etc.) but cannot evaluate the condition of hidden materials. Buyers concerned about specific hidden conditions (knob-and-tube behind drywall, unknown insulation type) need specialty inspections — sometimes including a few drywall test cuts — to look behind the visible surface.
References
- ASHI Standard of Practice — American Society of Home Inspectors
- InterNACHI Residential Standards of Practice — InterNACHI
- Radon in Colorado — CDPHE
- HUD Buying a Home Resources — U.S. Department of Housing and Urban Development