DIY Home Inspection Checklist

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Before you buy a home, you need to have a home inspection. Although you likely want to have a professional do a home inspection, you can use our DIY home inspection checklist to get started on your own. Doing your own initial inspection can help you determine if there are any major issues with a property right away. This can prevent you from spending a lot of time, money, and effort on a potential investment property that might not be worthwhile.

The home inspection can bring issues to your attention that aren’t readily visible or obvious, such as plumbing leaks or electrical system problems. When you know where to look and what to look for, you can spot problem areas on your own. This can help you avoid making a purchase that will cost you in the future. Let’s go over what a home inspection is and what you can expect from one so there are no surprises.

What Is a Home Inspection? 

A home inspection is when a certified home inspector takes a close look at a home or piece of property. They look for anything that could be a deal breaker for a potential buyer. They’ll inspect the electrical and plumbing systems, the HVAC system, and the home’s exterior. In a home inspection report, you’ll discover whether there are any fire hazards on the property. The home inspector should also be able to alert you if there are any signs of pests, water damage, or foundation problems.

How Much Does a Professional Home Inspection Cost? 

Depending on where you live, a professional home inspection costs buyers, on average, $200 to $400. That can increase dramatically depending on the age and size of the home. That’s the kind of money you spend when you really want – and intend to buy – a home. However, before you call in the pros, you can use a DIY home inspection checklist to look for problem areas. It’s important to do your due diligence before calling in the pros, especially if you want to save money.

How To Find a Professional Home Inspector 

A home inspection from a licensed professional can wait until your contract has been accepted and you’re ready to commit to buying the home. Before you hire a professional home inspector, a DIY home inspection checklist can give you initial results – as long as you know what to look for. After doing your own inspection, follow up with an experienced pro. That way, you’ve covered all your bases.

You can use these tips to choose the best home inspector for your needs:

• Check their credentials to make sure they’re licensed and have all the proper credentials to perform the inspection.
• Ask them about what you’re getting for your fee, as each home inspector will have slightly different ideas on what problems to look for in a home.
• Read reviews from other clients to find out how well they can work with buyers and what people like or don’t like about the inspector.
• Look at home inspection reports the inspector has done for others to get an idea of how in-depth the inspection may be.

What Is Included in a Home Inspection?

Although requirements for home inspections vary by state, they still have some common guidelines. These guidelines help inspectors know what to look at when they’re inspecting homes. Your home inspection will include:

• Roof: The inspector will look for loose shingles, signs of decay, and damage or problems around vents and chimneys.
• Structure: The inspector will look closely at the home’s structure, including walls, foundation, and floors.
• Electrical system: The inspector will check that all the lights and outlets are working properly and that all wiring is up to code.
• Plumbing: The inspector will make sure that there are no signs of leaking pipes and that all plumbing fixtures, such as bathtubs, faucets, and toilets, are working properly.
• Appliances: The inspector will check any appliances that convey with the home to ensure they work well.
• Basement and attic: The inspector will check the basement for any signs of leaks, foundation issues, or other problems, and in the attic, they’ll look for proper insulation and signs of water damage.
• Garage: The inspector will check the garage for signs of foundation issues, roof damage, and that everything is up to code, and they’ll also make sure the garage door opens and the automatic door opener works. 
• HVAC system: The inspector will look at the heating and cooling system, checking that it both heats and cools properly and that the ventilation is doing its job.

Why and When To Do a Home Inspection Yourself

When buying a home, consider a DIY home inspection before making an offer. This gives you peace of mind that everything is in good shape before making such a big investment.

During a DIY home inspection, you’ll take a good look at the interior and exterior of the property to make sure everything is in working order. A thorough inspection will cover everything from the windows, plumbing, outlets, and water heater to the walls, roofing, and more. Everything on the property should be looked at.

Because of all the work involved, getting a home inspection is an important part of the homebuying process. Having a DIY home inspection checklist is a great idea as an initial step. Doing your own initial inspection gives you a hands-on appreciation for your potential new home and allows you to learn about everything it has to offer. 

Sometimes the beauty (or ugliness) of a home can make you overlook items you aren’t excited about repairing. It also helps you save money if you aren’t completely sold on a house or if you aren’t close to the end of the overall process.

Luckily, doing home inspections doesn’t require tons of training or special paperwork. All you really need is a notebook, pen, marble, and this DIY home inspection checklist. If you’re feeling ambitious, take a tape measure, too. Although not every aspect of this list will apply to all homes, this is a rather inclusive list that will be a good starting point in your due diligence:

General items to inspect

Make sure to look at these general items carefully during your home inspection:

• Windows: Check that they open and close easily and for any broken panes. Check throughout the entire house, as windows could be of different ages and made from different materials. For example, are they vinyl, wood, or aluminum? Make sure you know the answer to this question for each window.
• Doors: Check that they open and close completely. Do they stick? Lock? Scrape the floor at any point?
• Floors: Check for any creaking and unevenness. Place a marble on the floor and see if it rolls to check for a slant. This test should be done in multiple areas of the home to make sure everything is level.
• Walls: Check for any holes or cracks in the walls. It’s also important to check the insulation. Touching different areas of the walls can be a good way to check for cold spots. Cold spots are an indication that the home isn’t properly insulated.
• Trim: Is there any damage or missing pieces? Animals, for example, can be brutal to wood trim, and matching old trim is almost impossible. If there is damage, it may make sense to replace the trim completely.
• Lights: Turn on every light switch to make sure they work. Check with the power company about this step if need be.
• Stairs: Walk up and down the stairs and touch every spindle on the railing. Do they seem sturdy or wobbly? Do the stairs creak and are any parts missing? Be aware that uneven stairs can be dangerous.
• Outlets: Get an inexpensive voltage tester at your local home improvement store and test every single outlet both inside and outside. Get a ground fault circuit interrupter, or GFCI, to prevent electrocution when testing voltage.
• Furnace: Look for any stickers on the furnace that indicate the installation date. If there is none, make sure to get this information as soon as possible and store it in a safe place.
• Water heater: Check around the base of the water heater for damage or other signs of wear. The heater should also have stickers that indicate the installation date.

What to look for in the kitchen

In the kitchen, make sure you check:

• Cabinets and drawers: Open and close every cabinet and drawer to make sure they move smoothly and that they don’t prevent access to anything.
• Oven: Open the oven door slowly to make sure the springs work and the light, if it has one, turns on. Turn the oven on to make sure it still works and is in good condition.
• Stove: Turn on each burner to make sure the stove works. If gas, turn on and off one burner before turning the next one on to make sure they all turn on by themselves, rather than catching the flame from an adjacent burner. If they all work individually, turn them all on to make sure they all work at the same time. If electric, just turn them all on.
• Fridge: Open the refrigerator and freezer doors to ensure they open easily. However, do not do this if the home is vacant and appears to have been vacant for some time. Who knows what could be in there after all that time – and it could be dangerous. If it’s been an extended period of time, it’s safer to replace the fridge.
• Dishwasher: Open and inspect the dishwasher slowly to check the springs on the door. If it’s electronic, make sure the unit still turns on and functions as it’s meant to.
• Faucet: Run the water to check the pressure and make sure the knobs completely turn off.
• Garbage disposal: Make sure it runs, turning the water on beforehand.
• Cabinet interiors: Take a look inside of each one to make sure they are spacious enough. And make sure there are enough drawers to fit your needs.
• Microwave: Make sure it works. Turn it on and press some buttons.
• Hood: Turn on the range hood fan and light to make sure they work. Peek underneath to check for filth—a commonly overlooked area for cleaning.
• Countertops: Check here for chips and cracks regardless of what it’s made out of.
• Tile: Check the floor for cracked or broken tiles.

Bathroom inspection must-dos

As you make your way to the bathroom, look for issues with:

• Plumbing and drainage: Flush the toilet and let the water run in the sink and tub. Inspect that the water in the sink and tub drain properly. Turn on the shower and make sure the water runs evenly with good pressure. This is also a great opportunity to check for pipe leaks and functioning knobs.
• Flooring: Look around for any broken tiles because one broken tile can cause others to break, chip, or become loose.
• Toilet: Does it rock or is it solidly on the floor? Make sure it flushes properly and doesn’t run after the fact.
• Tub: Check for cracks, chips, and any spaces between the tub and the walls or the floor.
• Vanity: Check the overall condition and each storage space. If there’s a mirror, make sure it isn’t cracked, chipped, or broken.
• Ventilation: Does the fan work? Is there a window and does it open and close easily?

Quick bedroom checks

While the bedrooms are typically pretty basic, you can check:

• Closets: If the closets have doors, make sure they open and close easily.
• Flooring: Does the carpet have stains, wear spots, or other kinds of damage? With wood and tile, does it have any scratches, cracks, or broken places?

Living, dining, and family room scan

Scan the living areas, looking carefully at the:

• Doors: Any doors? Do they open and close easily?
• Flooring: What is the state of the flooring?
• Walls: Are there any holes or other damage in the walls?
• Ceilings: Do they have any cracks or holes? These would also be a big issue if there’s an attic that you plan to use.

Attic inspection

If the home has an attic, look for:

• Access: It’s important to know how to get into the attic. Some have drop-down ladders or stairs with doors. However you get into it, make sure it’s safe and that each door opens easily.
• Insulation: A lot of attics give easy access to the state of the home’s insulation. It may be the only place in a home where the insulation is exposed, which makes it the easiest place to inspect it and check that there is enough for your needs.
• Ventilation: The attic may also be one of the only areas to see a home’s ventilation. Make sure it’s properly ventilated and that there are no areas for moisture to get trapped, which allows dreaded mold to grow.
• Framing: The framing can also be exposed in an attic. Check to see if it’s cracked or chipped or has any loose spots.

Basement deep dive

In homes that have basements, look for these problems:

• Odor: Basements are typically underground so make sure there’s no strange odor. An overpowering or strange odor can be mold or mildew.
• Walls: Do the walls have any cracks? Small, hairline cracks are not so concerning, but large cracks – especially horizontal cracks – can be an indicator of bigger foundation problems. Water stains may also indicate former flooding or leaky foundations.

Examine the exterior

Take a good look at the exterior of the home and pay close attention to:

• Sprinklers: Turn on the sprinkler system to test the water pressure and that the system works the way it’s meant to.
• Walkways: Uneven walkways can be dangerous. Make sure there are no serious cracks, holes, or other damage.
• Lights: Flip them on and test them to make sure they stay on consistently. If they are motion-sensor lights, test them out by walking by them.
• Fence: Walk the fence to check for loose boards and their overall sturdiness.
• Siding: Check for any decay and wood rot that may become a bigger problem as time goes on. Look at the mortar between the bricks, if applicable. Is it cracking? How badly?
• Roof: Go to the south side of the house and look at the shingles. (It gets the most sun.) Curling or buckling can be an indication that the roof needs work.
• Gutters: The gutters are considered part of the roof. It’s important to make sure they don’t have any rust or cracks and holes that would make them leak. The downspouts should also be a certain distance away from the house’s foundation, and the gutters should be a certain size to prevent runoff.
• Garage door: Make sure the garage door(s) open and close easily. If there’s a remote, make sure it works properly.
• Driveway: Check for significant cracks or holes and note the material the driveway is made of to be able to estimate repair or replacement costs. Is it asphalt? Is it concrete? Is it brick?
• Lawn: Look at the grass and check for dead patches.
• Yard: Note the state of the yard, and make sure there aren’t any dead trees. How’s the size? What amount of shade/sun does it get (for those considering gardens or needing to plant grass). Is there any standing water?
• Air conditioning: Is there an AC unit? If not, does it have a line set to a furnace where an AC unit should be? Or is there simply no line to the furnace? Does the house have some or several window AC units? This is a good indication (but not a confirmation) there isn’t a setup for the outside unit. If it doesn’t have those lines or a power supply, make sure you account for that in your figures. There is typically an additional cost for the line set. Also, ensure you have the right refrigerant for the AC you have.
• Chimney: Check to make sure the chimney is clean and that firewood can be burned safely.

Pro Tip: Take Photos

In your DIY home inspection, taking pictures is key to the overall process. These pictures document what you saw in your inspection. They can back you up if you see anything that looks suspect before making an offer. Photos can also prove the state of the property: This way, the owner can’t claim that you caused any damage. You’d have the photos as proof that the damage was already there.

However, it’s not enough to take pictures here and there. When you’re doing a home inspection, you have to take pictures of everything. Even if something doesn’t look perfectly fine, it’s important to document it so that you have protection against any future damage. When it comes to things like checking faucets and other sources of running water, take videos rather than still photos.

What Are the Most Common Problems Found in Home Inspections?

While every home is different, these are some common problems that come up in many home inspections:

Roof

Most roofs last between 15 and 20 years, and they’re expensive to replace. So it shouldn’t surprise you if the roof is showing signs of wear, such as curling or brittle shingles. Older homes are especially prone to having the roof brought up in the home inspection report.

Structure

A home’s structure is one of the most important things to look at, so make sure it’s on your home inspection checklist. Foundation issues can be extremely costly to fix, and in some cases, can’t be fixed at all. You’ll want to make sure that the walls are straight and free of cracks or holes. It’s important to check the attic crawlspace, as this is where you can see the home’s structure best. 

Plumbing

Leaking faucets and running toilets are common plumbing issues that come up in a home inspection. While these aren’t major problems, they can indicate whether a home has been taken care of properly. You’ll also want to make sure that all sinks and tubs drain properly, as clogged drains can indicate more serious plumbing issues.

HVAC

It’s common for the HVAC system to be brought up in a home inspection report. These systems don’t always work as they should, and it’s good to find out early, as this could be a deal breaker. An HVAC system may not heat or cool a home properly, or there may be an issue with the ventilation or ducting.

Electrical

Electrical issues come up often in a home inspection, and these problems need to be taken seriously, as they can be a fire hazard. Older homes may have wiring that is outdated and not up to modern standards. Sometimes an inspector may encounter reverse polarity, loose or missing junction boxes, and damaged outlets.

Pests

Inspectors often find signs of pests, and most commonly it’s termites. These insects can wreak havoc on a home, causing damage that goes to the home’s structure. Of course, they also find signs of mice, roaches, and other pests that you need to be aware of before you purchase a home. Pests can be difficult and expensive to get rid of, and they may have already caused irreparable damage to the home.

Mold

Mold can be a big issue for homes, especially those in humid climates. It can cause people to get very sick, but it can also damage a home. If not taken care of sooner than later, mold spreads to other parts of a home. This makes it difficult to get rid of, which is not a problem you want to have with a new home.

Before you make an offer on a home, use this DIY home inspection checklist to make sure the home is in good condition. After you make an offer on a home, you can have an additional inspection done by a certified inspector. 

Make sure that you put a home inspection contingency in your agreement with the seller. This contingency will allow you to walk away from the deal or renegotiate with the seller if anything comes up in the inspection that’s a red flag.  Doing an initial home inspection yourself can save you a lot of time and effort. As you start to recognize what you’re looking for, the process will become second nature.

Note By BiggerPockets: These are opinions written by the author and do not necessarily represent the opinions of BiggerPockets.