A home inspection is your single best opportunity to understand what you're really buying. But not all inspections are equal. Use this checklist to know what a thorough inspection covers — and to make sure nothing important gets skipped.
Roof and exterior
- Roof covering, flashing, and signs of leaks or aging
- Gutters, downspouts, and drainage away from the foundation
- Siding, trim, and exterior paint condition
- Grading, walkways, driveways, and retaining walls
Structure and foundation
- Foundation for cracks, settlement, or movement
- Framing and load-bearing elements where visible
- Crawl space for moisture, pests, and support issues
- Signs of past or ongoing structural repair
Electrical
- Main panel, breakers, and wiring condition
- GFCI protection in kitchens, baths, and exterior outlets
- Outlets, switches, and visible safety hazards
- Smoke and carbon monoxide detector presence
Plumbing
- Supply lines, water pressure, and visible leaks
- Drains, traps, and waste lines
- Water heater age, condition, and safety
- Fixtures, faucets, and toilets
HVAC and interior
- Heating and cooling equipment operation
- Ductwork and overall system performance
- Walls, ceilings, and floors for damage or stains
- Windows, doors, stairs, and railings
Don't forget moisture and mold
A standard home inspection is visual. In the Bay Area, where moisture is the leading cause of expensive surprises, it's smart to add infrared thermal imaging and — for older or water-history homes — mold testing. That's why we offer a combined Home + Mold Bundle that covers both the visible structure and the hidden threats in a single visit.
Attend if you can
The report matters, but standing in the home while your inspector points out findings is invaluable. You'll understand the difference between a cosmetic note and a deal-breaker — and you'll negotiate from a position of knowledge.
