What Is on a Home Inspection Checklist: Section-by-Section
What is on a home inspection checklist is determined by the standards of practice published by ASHI and InterNACHI, with state-specific additions where state law mandates them. The checklist is organized into sections that correspond to the home’s major systems and structures, and each section lists the components an inspector evaluates and the typical defects to watch for. Understanding the section-by-section structure helps a buyer know what to expect from the inspection, helps a seller prepare appropriately, and helps a homeowner doing self-assessment cover the same scope a hired inspector would. This guide walks through each major section with the items that belong in it and what the inspector typically reports.
Foundation and structure
The foundation section covers the visible portions of the home’s load-bearing structure. The inspector examines the exterior of the foundation walls for cracks, settling, water intrusion staining, and surface erosion. From the interior, they check basement or crawl-space foundation walls for the same items plus efflorescence, bowing, and any signs of soil pressure damage. Foundation type matters: poured concrete, concrete block, brick, stone, and slab-on-grade each show different failure modes.
Structural components include floor framing, wall framing visible in unfinished basements, beams, columns, and load-bearing connections. The inspector looks for sagging, water damage, insect damage, and inadequate support. Structural concerns warrant follow-up with a structural engineer rather than just an inspector. The hiring a home inspector pillar guide covers when to add specialty engineering review.
Exterior cladding and trim
The exterior section covers everything visible from outside the home above the foundation. Cladding materials include siding, brick veneer, stone veneer, stucco, fiber cement, and various wood products. Each material has typical failure modes: cracked stucco indicates substrate movement, gapping siding indicates moisture or wind damage, mortar joint deterioration in brick indicates water infiltration.
Trim items include eaves, soffits, fascia, exterior windows and doors from outside, exterior caulk and paint, and any decorative elements. The inspector documents condition and any visible defects. Exterior grading is included: soil should slope away from the foundation at a quarter-inch per foot for at least the first six feet. The energy department’s exterior maintenance guidance covers what to inspect from outside.
Roof and roof structure
The roof section is one of the most important and one of the most variable in terms of inspection method. Some inspectors walk the roof; some use ladders to inspect from the edge; some use drones for steep or fragile roofs. The standard of practice allows for visual inspection from accessible vantage points, which means a walking inspection is preferred when safe but not required.
The inspector documents the roofing material, the apparent age and remaining life, any visible damage, flashing condition at penetrations and intersections, gutter and downspout condition, and ventilation. Materials covered include asphalt shingles, metal panels, tile, slate, wood shake, flat membrane roofs, and any others present. Roof age is a key item because roof replacement is one of the larger maintenance costs a home faces.
Attic, ventilation, and insulation
The attic section overlaps with the roof structure section but adds insulation and ventilation considerations. The inspector enters the attic if accessible and examines roof rafters, sheathing, ridge boards, and visible structural connections. They document insulation type and approximate depth, any signs of moisture or pest activity, and ventilation adequacy.
Ventilation includes ridge vents, soffit vents, gable vents, and any powered ventilation. Adequate ventilation prevents moisture accumulation and extends roof life. The energy department recommends one square foot of ventilation per 150 square feet of attic space, split between intake at the soffits and exhaust at the ridge. The what is inspected guide covers attic specifics in more detail.
Plumbing
The plumbing section covers visible water supply lines, drain lines, vent lines, fixtures, and water heating. The inspector identifies the supply line material entering the home: copper, PEX, CPVC, galvanized steel, polybutylene, or others. Each material has specific concerns. Galvanized steel corrodes from inside; polybutylene has a history of unexpected failures; lead service lines outside the home are a public-health concern.
Drain lines visible in basements or crawl spaces are identified by material: cast iron, ABS, PVC, copper waste, or older lead. The inspector tests representative fixtures by running water and observing drain function. They do not perform pressure testing of supply lines or camera inspection of drain lines; sewer scope is a specialty add-on. Water heater age, capacity, venting, and condition are documented.
Electrical service and distribution
The electrical section covers service entry, main panel, sub-panels, branch circuits, outlets, switches, and visible wiring. The inspector documents service amperage, which is typically 100, 150, 200, or 400 amps in residential. They examine the main panel for proper wiring, double-tapped breakers, oversized breakers, signs of overheating, and adequate clearance.
Outlets and switches get representative sampling. The inspector tests GFCI protection in bathrooms, kitchens, garages, and exterior locations as required by the building code. They check polarity, ground continuity, and visible defects. They do not remove cover plates from every outlet or test every fixture; the sampling is representative. The ICC’s electrical inspection standards cover what the inspector compares against.
HVAC heating and cooling
The HVAC section covers heating equipment, cooling equipment, and the distribution system. The inspector documents the type of system: forced-air furnace, hydronic boiler, heat pump, mini-split, electric baseboard, or others. They operate the system through a normal cycle, measure output temperature where appropriate, and check air or water flow at representative supply points.
The cooling system gets similar treatment. The inspector operates the system in cooling mode when outdoor temperatures permit and checks output temperature differential. Below about 65 degrees Fahrenheit outdoor temperature, cooling cannot be tested without risk to the compressor. Inspectors document age, condition, and any deferred maintenance.
Ductwork visible in unfinished spaces is examined for condition, insulation, and leakage at joints. Sealed ductwork outside conditioned space is critical for efficiency. The energy department’s HVAC guidance covers the efficiency standards inspectors reference.
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Interior finishes and components
The interior section covers floors, walls, ceilings, doors, windows, stairs, and trim from inside the home. The inspector documents flooring materials, any visible damage, settlement cracks in walls or ceilings, window operation, and door operation. They check stair construction for adequate handrails, riser-and-tread consistency, and load capacity.
Built-in appliances are covered in this section. The inspector operates the dishwasher, range or cooktop, oven, microwave, garbage disposal, range hood, and built-in refrigerator if any. They document make and model where visible and any operational defects. The Federal Trade Commission’s consumer guidance on real estate covers what buyers should expect regarding appliance condition documentation.
Fireplaces, chimneys, and fuel-burning appliances
Fireplaces and chimneys are typically inspected as part of the interior or exterior section depending on inspector convention. The inspector examines the visible portions of the chimney from outside and from inside the fireplace, looking for cracks, flue condition where visible, and fire-stopping at floor and ceiling penetrations. Chimney sweeps and chimney inspectors handle deeper evaluation.
Other fuel-burning appliances like wood stoves, pellet stoves, and gas fireplaces are documented for type, condition, and proper venting. The inspector does not certify code compliance for installation; that is the installer’s role. They flag visible installation concerns for buyer follow-up.
What is not on the standard checklist
The standard inspection does not cover septic systems beyond visible components, well water quality, pest infestation beyond visible evidence, radon, asbestos, lead, mold, sewer lateral interior, pool function in depth, or environmental hazards. Each is a specialty inspection with its own credentialing and methodology.
The inspector also does not certify code compliance, predict future system failure dates, or guarantee defect detection. The report documents observed conditions as of the inspection date. The purpose of a home inspection guide covers what the report does and does not legally accomplish.
Smoke detection, carbon monoxide, and life safety
Life-safety items get explicit attention in the inspection report. The inspector verifies smoke detector presence in each bedroom, outside each sleeping area, and on each floor of the home as the building code typically requires. They test each detector by pressing the test button. Carbon monoxide detectors are required in homes with attached garages or fuel-burning appliances; the inspector checks for presence and tests function similarly.
Other life-safety items include handrails on stairs, guardrails on raised surfaces, GFCI protection on outlets near water, and AFCI protection on bedroom circuits in newer construction. Missing or non-functional life-safety items generate strong inspector recommendations because they are inexpensive to address and have outsized impact on occupant safety.
Garage and detached structure section
Garages get their own attention because they combine elements of exterior, interior, and mechanical systems. The inspector checks the garage door operation, the auto-reverse safety feature on opener, fire-rated wall between garage and living space, floor condition, and any plumbing or electrical present. Detached garages get similar coverage as standalone structures.
Other detached structures on the property typically receive the same level of attention as the main structure depending on inspector convention. Sheds, workshops, and pool houses may be inspected in scope or noted as outside scope; this should be clarified at booking. Outbuildings with utilities (water, electric, gas) deserve specific attention because the connections often pass through other structures or run underground in ways that complicate inspection.
Site and grading observations
The site section covers grading, drainage, walkways, driveways, retaining walls, and visible landscaping that affects the property. Grading should slope away from the foundation; flat or reverse grading directs water toward the foundation. Walkways and driveways get checked for trip hazards, settlement cracks, and tree-root damage. Retaining walls get checked for bowing, lean, drainage behind, and signs of soil pressure failure.
Trees and landscaping are noted where they affect the structure. Trees within ten feet of the foundation can cause root damage to plumbing and foundation walls. Trees overhanging the roof can damage shingles and clog gutters. The inspector typically does not assess tree health beyond visible safety concerns; an arborist handles that.
How the checklist becomes the report
The inspector typically uses a software tool that follows the checklist structure during the on-site visit. They check each item, take photos, and add narrative notes. The software produces a formatted report with the same section structure as the checklist, plus an executive summary that highlights material findings and any recommended follow-up specialty inspections.
The report typically includes a defect summary with severity ratings, photos of every flagged item, narrative descriptions, and a list of recommended actions. The buyer reviews the report with their agent and identifies items to negotiate. Items not flagged in the report typically passed inspection or were inaccessible.
References
- ASHI Standards of Practice — American Society of Home Inspectors
- InterNACHI Standards of Practice — InterNACHI
- International Residential Code — International Code Council
- Home Energy and Maintenance Guidance — U.S. Department of Energy