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Home Inspection Day Checklist
100+ items to verify before closing — walk through with this in hand
Bring this checklist to your home inspection. Inspectors cover most of these items, but they move fast and you can’t expect to remember everything. Use this to confirm what was checked, take notes for negotiation, and identify anything that needs follow-up estimates. Print double-sided to save paper.
Property Address
Inspection Date
Inspector
Listing Price
Exterior — Roof & Drainage
- Shingles in good shape (no curling, missing, or bald spots)Look from the ground with binoculars or check inspector’s photos
- Flashing intact around chimneys, vents, and skylights
- Gutters securely attached, no rust, no overflow stains on siding
- Downspouts extend at least 3–6 feet from foundation
- No moss, algae, or pooling water on roof surface
- Soffits and fascia not rotted or damaged
- Chimney crown crack-free, cap installed, mortar joints solid
- Roof age noted (ask seller for receipts)Asphalt shingle: 20–25 yr typical life
Exterior — Walls, Trim & Foundation
- Siding has no cracks, gaps, or rotted boards
- Caulking around windows and doors intact
- Paint not peeling or chalky
- Foundation walls free of horizontal cracks (vertical hairlines normal)Horizontal cracks = call a structural engineer
- No efflorescence (white powder) on foundation
- Crawlspace vents clear and screened
- Termite/pest evidence absent (mud tubes, frass, hollow wood)
- Sill plate solid (no rot or insect damage)
Site Drainage & Grading
- Ground slopes AWAY from foundation (6 inches drop in 10 feet)
- No standing water against the house after rain
- Driveway and walkways slope away from house
- Sump pump operational (test if accessible)
- Window wells dry, covered, gravel base intact
- No tree roots growing toward foundation or sewer line
Doors, Windows & Garage
- Front and back doors open, close, and lock cleanly
- No fogging between window panes (failed seals)
- Windows open and stay open (sash balances work)
- Storm doors and screens present and in good shape
- Garage door opens, closes, and reverses on obstruction
- Garage door safety sensors aligned and working
- Garage floor crack-free; no oil staining masking issues
Electrical System
- Main service panel ≥ 100 amps (200 amp preferred)
- No double-tapped breakers (two wires under one screw)
- No federal pacific, Zinsco, or Pushmatic panelRecall — these brands are insurance-flagged
- GFCI outlets in kitchen, bathrooms, garage, exterior, basement
- AFCI breakers protect bedroom circuits (newer code)
- Visible wiring is copper (not aluminum) or properly retrofittedAluminum branch wiring = $1,500–$5,000 retrofit
- Outlets test correct (3-prong grounded, polarity correct)
- Every room has at least one working overhead/wall light
- No knob & tube wiring visible in basement or attic
Plumbing System
- Water pressure adequate (40–80 PSI ideal)
- Hot water reaches all fixtures within 60 seconds
- No drips under any sink, tub, or toilet
- Drains clear quickly, no gurgling
- No polybutylene supply lines (gray plastic)Polybutylene = re-pipe required
- No galvanized supply lines (corrode internally)
- Water heater age ≤ 10 years (note model number)
- TPR valve and drain pan present on water heater
- Main shut-off valve operational and labeled
- Sewer scope completed (especially homes 30+ years old)
HVAC — Heating, Cooling, Ventilation
- Furnace age ≤ 15 years (note model and serial)
- AC condenser unit level, fins straight, no rust
- Air filter clean (or recently replaced)
- Vents and returns in every room
- Thermostat works, both heat and cool cycles
- No oil tank in basement (or properly decommissioned)
- Bath fans vent OUTSIDE (not into attic)
- Dryer vent clear, vents outside, lint-free
- Carbon monoxide detector(s) on every level
Kitchen
- All appliances run (dishwasher, oven, range, fridge, microwave)
- Range hood vents outside and runs on all speeds
- Garbage disposal works, no leaks under sink
- GFCI outlets within 6 feet of sink
- Cabinet doors and drawers open, close, and align
- Countertops free of burn marks, deep scratches, or chips
- No water damage in cabinet under sink
- Floor level and uncracked
Bathrooms (repeat for each)
- Toilet flushes properly, refills, no rocking
- Tub/shower drains within 30 seconds when full
- No soft spots in floor near toilet or tub (rot)
- Caulking around tub and shower intact
- Tile grout solid; no missing tiles
- Exhaust fan vents outside and runs
- No water stains on ceiling below the bathroom
Bedrooms & Living Areas
- Each bedroom has at least one operable egress window
- Smoke detector in every bedroom and on every level
- Floors level (place a marble — should not roll)
- No water stains on ceilings or walls
- Doors close fully and latch (out-of-plumb may indicate settling)
- Closet shelving solid; lights work
Basement & Attic
- Basement floor and walls dry; no efflorescence
- No musty odors (suggests hidden moisture)
- Floor drain present and not blocked
- Attic insulation ≥ R-30 (R-49 in cold climates)
- Attic has soffit + ridge ventilation
- No daylight visible through roof decking
- No rodent droppings, nests, or chewed wiring
- Vapor barrier present in crawlspace (poly sheet on dirt)
Safety, Health & Environmental
- Radon test ordered (homes in EPA Zone 1 or 2)About $150 — worth it everywhere
- Lead paint disclosure received (homes built before 1978)
- Asbestos check on pipe wrap, vinyl floors, popcorn ceilings (pre-1980)
- No active mold visible; no recent paint covering ceiling stains
- Stairs have railings on all sides; treads even
- Deck ledger board properly flashed and bolted
Final — Documentation to Request from Seller
- Roof age, manufacturer warranty, and any leak repairs
- Furnace and AC service records (last 3 years)
- Water heater installation receipt
- Permits for any additions, decks, or finished basements
- Last 12 months of utility bills (gas, electric, water)
- HOA documents if applicable (rules, fees, reserves)
- Survey or plot plan
- Any active warranties (appliances, windows, HVAC)
After the Inspection — Next Steps
- Read the full report. Don’t rely on the verbal summary — the written report has photos, severity ratings, and cost ranges.
- Estimate repair costs. Use BuildCalc Pro’s Home Inspection Cost Estimator to total up findings and create a negotiation floor.
- Categorize findings: Must-Fix (safety/code/major), Should-Fix (deferred maintenance), Nice-to-Have (cosmetic).
- Negotiate the must-fixes. Either ask seller to repair before closing, give a price reduction, or request a closing credit.
- Don’t walk away over fixable items. Paint, carpet, and minor cosmetics are leverage, not deal-breakers.
- Walk away if foundation, structural, or major mold/water issues exceed your budget — these compound over time.
Disclaimer: This checklist is a planning tool, not a substitute for a licensed home inspector. Always hire a certified inspector and qualified specialists for items requiring expertise.