What Home Inspectors Look For: Full Checklist & Key Issues

Getting a home inspection feels a lot like waiting for test results. You’re hoping everything checks out, but you’re bracing for a surprise. Whether you’re buying or selling, the inspection is a big deal, it can make or break the whole deal. That’s why it helps to know exactly what home inspectors are looking for and how those findings can impact your next move.

Inspectors are trained to uncover hidden problems, from leaky pipes to sinking foundations. But not everything that shows up on a report is a dealbreaker. In this guide, I’ll walk you through what home inspectors typically look for, what can raise red flags, and how to stay one step ahead.

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Why Home Inspections Matter (For Buyers and Sellers)

Home inspections do more than check off a list, they protect everyone involved. For buyers, it’s a safety net. It helps you avoid buying a home with major problems, like a faulty roof or bad wiring. For sellers, it’s a reality check. It can uncover things you didn’t know about your own home, and give you time to fix them before they scare off buyers.

A clean inspection can speed up closing, support your asking price, and boost buyer confidence. On the flip side, a long list of issues can spark renegotiation or even kill the deal. But here’s the thing: most problems are fixable. And many buyers are open to credits or repairs if you’re upfront.

The key? Don’t wait until the buyer hires an inspector. Getting ahead of the inspection gives you control, and often, a better outcome.

Exterior & Structural Red Flags That Can Stall a Sale

The outside of a home is the first thing an inspector, and a buyer, will notice. Cracks in the foundation, sagging rooflines, or standing water around the yard can all set off alarm bells. These signs don’t just look bad; they can point to deeper problems like poor drainage or structural instability.

Inspectors check the foundation for shifts, settling, or uneven floors. They also look at retaining walls, porches, and driveways to see if anything’s leaning or breaking apart. Even small cracks can raise questions about long-term stability.

Drainage is another big one. If water pools near the home or gutters aren’t directing water away properly, that’s a recipe for water damage down the line. And remember, buyers want peace of mind, not surprise repairs right after move-in.

Roof Condition & Ventilation: What Inspectors Catch First

If the roof looks rough, the rest of the inspection starts on shaky ground. Inspectors know that a failing roof can mean leaks, water damage, and costly repairs. They check for missing or curling shingles, sagging spots, and flashing that’s loose or rusted.

But it’s not just what’s outside. Inspectors also head into the attic to look for signs of water intrusion, mold, or poor ventilation. Without proper airflow, heat and moisture build up, damaging insulation, warping wood, and creating the perfect environment for mold.

They’ll also note the roof’s age. Even if it looks fine, an older roof can still raise flags for insurance or resale. If you’re planning to sell, replacing worn shingles or clearing out the attic could save you from a tougher negotiation later.

What Inspectors Look for Inside the Home

Once inside, inspectors pay close attention to how the home feels and functions. Sticky doors, cracked tiles, or uneven floors can point to deeper issues like foundation movement or moisture problems. It’s not just about looks, it’s about signs of bigger trouble.

Windows and doors matter more than you think. If they don’t open or close easily, or if they don’t seal tightly, inspectors may suspect shifting walls or poor insulation. Drafts and foggy windowpanes can also signal broken seals or energy loss.

Safety checks are huge. Inspectors make sure smoke alarms and carbon monoxide detectors are installed and working. They look for stair railings, trip hazards, loose floorboards, and any signs that the home might be unsafe for kids or older adults.

Outlets and switches get tested too. Are they grounded? Are GFCIs installed where they should be, in kitchens, bathrooms, garages, and near sinks? Faulty outlets, exposed wiring, or flickering lights might point to outdated or overloaded circuits.

Appliance condition also matters, especially if you’re including them in the sale. Built-ins like dishwashers, ovens, or garbage disposals need to be working properly. Rust, leaks, or loose panels will all get flagged in the report.

Cosmetic issues, like chipped paint, loose trim, or stains on the ceiling, won’t always stop a sale, but they shape how buyers feel about the home. A long list of little flaws can suggest poor maintenance, even if nothing’s truly serious.

Mechanical Systems: The Expensive Stuff That Must Work

This is where inspectors really earn their keep. Electrical, plumbing, and HVAC systems are big-ticket items, and if something’s wrong here, buyers get nervous fast. Inspectors are trained to spot both obvious problems and subtle warning signs.

They’ll start with the electrical system. The panel should be labeled and up to code, with no double taps, scorch marks, or outdated breakers. Every outlet and switch gets tested. Missing GFCIs or exposed wires? That’s a red flag.

Next up is plumbing. Inspectors check for leaks under sinks, around toilets, and near water heaters. They look at water pressure, drainage speed, and whether pipes are corroded or patched. Even a slow drip can turn into a deal breaker.

HVAC systems get a close look too. Inspectors test the furnace, A/C, and ventilation. They’ll note any strange noises, odors, or airflow issues. A dirty filter might just be maintenance, but an aging system with poor output could signal expensive repairs ahead.

And here’s the deal: if any of these systems need work, it’s rarely cheap. That’s why buyers pay attention to this part of the report, and why sellers should fix or disclose early to avoid surprises later.

Hidden Health Risks Inspectors Are Trained to Spot

Some of the biggest dangers in a home aren’t visible at first glance. That’s why inspectors are trained to look for warning signs of health risks, things like mold, pests, and water damage that can lead to serious problems if ignored.

Pest infestation is a big one. Inspectors look for signs of termites, like mud tubes or hollow-sounding wood. They’ll also check for rodent droppings, nests, or chew marks, especially in attics, basements, and around plumbing.

Water damage often hides in plain sight. Soft drywall, warped baseboards, or staining on ceilings may point to past or active leaks. Inspectors use moisture meters and check behind sinks, around toilets, and in basements for signs of hidden water trouble.

Where there’s moisture, there could be mold. Even small areas of dampness, like a musty-smelling closet or mildew on window sills, can raise concern. Mold can spread fast and affect air quality, especially if someone in the home has allergies.

Buyers are cautious about anything that sounds like a health hazard. If your home has lingering smells, signs of pests, or past water issues, it’s better to deal with it before the inspector does. Trust me, trying to explain it later is a lot harder.

What Happens If the Inspection Uncovers Problems?

First off, don’t panic. Most inspection reports turn up something. The real question is how serious those issues are and what comes next. Some problems are minor fixes. Others might lead to a second round of negotiations or repair requests.

Buyers may ask you to handle repairs before closing, reduce the price, or offer a credit at closing. It depends on the size of the issue and how the market’s behaving. In hot markets, buyers might accept more risk. In slow ones? Not so much.

As a seller, you’ve got options. You can fix the issue, negotiate a credit, or sell the home as-is. But the more transparent you are, the more trust you build. Surprises late in the process cost more, sometimes in time, sometimes in dollars.

Also, don’t assume “failing” an inspection kills the deal. It’s not a pass/fail test. It’s a tool for buyers to understand what they’re walking into. If you’re proactive, most deals can be salvaged, even with a bumpy report.

Reilly’s Two Cents: When That Report Comes Back Ugly

I’ve sold homes where the inspection didn’t go as planned, foundation cracks, mold in the attic, old electrical panels. It’s never a good feeling seeing that report for the first time. But I’ve learned it’s not the end of the road. It’s just a curve in it.

Here’s what I’ve found helpful:
Get a pre-listing inspection. That little step can save a lot of time and headaches. You’ll know what’s coming, and you won’t be caught off guard when buyers start asking questions.

Fix the fast stuff. Replace filters. Tighten loose railing. Test your smoke detectors. These are easy wins that make the report look cleaner and show buyers that you’ve taken care of the home.

Don’t try to hide anything. If there’s a leak or a pest issue, disclose it. Hiding things always backfires, and in most cases, buyers appreciate honesty more than a flawless house.

Negotiate smart. Not every issue has to be fixed. Sometimes it makes more sense to offer a credit so buyers can handle it their way. That can actually move the deal along faster.

And if the list feels too long? That’s when selling to a cash buyer might make sense. You avoid repairs, skip renegotiation, and just move forward. Sometimes, less stress is worth more than squeezing every last dollar out of a sale.

The Bottom Line on Home Inspections

Most homes aren’t perfect, and that’s okay. The goal isn’t to pass an inspection with flying colors. It’s to know what matters, fix what’s reasonable, and prepare for the rest. Focus on the issues that could delay closing or scare off a buyer. The small stuff? It’s usually negotiable.

If you’re a seller, getting ahead of the report gives you more control. If you’re a buyer, knowing what to look for helps you make smarter, more confident decisions. Either way, the inspection doesn’t have to be the dealbreaker.

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