Field notes
Home inspection checklist: what to check in every area of your home
A home inspection is less about finding fault than about knowing what you own. Walk a house in a fixed order, write down what you find, and small problems stop turning into expensive surprises.
What a home inspection actually covers
A home inspection is a visual, non-invasive review of the systems and surfaces a house is made of. It is not a code audit and it does not dismantle anything: the inspector looks at what can be seen from the ground, from inside the rooms, and from the attic, basement or crawl space. That is exactly why a checklist matters. Moving through the same areas in the same order every time means nothing gets skipped, and the notes you take are comparable from one year to the next — useful when you want to know whether that crack in the foundation has moved, or whether the stain on the ceiling is new.
The seven areas worth walking in order
- Roofing. Covering, flashings, gutters, chimney and any sign of a leak inside the attic.
- Exterior. Siding and trim, windows and doors, decks and railings, grading and drainage.
- Structure. Foundation walls, framing, floor level, attic and crawl space condition.
- Electrical. Panel and breakers, outlets and switches, lighting, alarms and GFCI protection.
- Plumbing. Supply lines, drains, fixtures, water heater, pressure and visible leaks.
- Heating & cooling. Furnace or boiler, air conditioning, ductwork, filters and venting.
- Interior. Walls and ceilings, floors and stairs, doors, insulation and moisture staining.
Water is the thread that ties most of these areas together. Roof and gutter problems show up as stains in the attic and on interior ceilings; drainage problems show up as damp foundation walls; a leaking supply line shows up as a soft patch of floor. When something looks wrong, it is worth asking where the water came from before pricing the repair.
How a condition turns into a cost range
Each item is marked Pass, Attention, Defect or N/A. Pass and N/A need no further thought. Attention means it is working but worn, or that it should be watched; Defect means it is failing or unsafe and should be repaired. For anything flagged, a cost estimate is built from two numbers: what the repair typically costs, and how local labour and material prices compare with the national average for your city, province or state. The result is a range, not a quote — it is there to help you decide what to fix first and whether a contractor’s price is in the right neighbourhood.
When to inspect
Twice a year is enough for most homes: once in spring, when thawing ground and spring rain reveal drainage and foundation issues, and once in autumn, before the first freeze. Add a walk-through after any major storm, and always inspect before buying or selling a property. Roofs, grading, gutters, exterior caulking and heating equipment are the items that reward a seasonal look most.
Common repairs and what they usually mean
- Gutters pulling away from the fasciaStand back from the house and sight along the gutter line for sags, gaps or spikes of daylight. Loose hangers usually show up first as a water stain on the fascia board behind the gutter.Exterior · Re-anchor the gutter run with new hangers and extend the downspout away from the wall
- White staining or damp patches on foundation wallsEfflorescence is a chalky white mineral deposit left where water has moved through concrete. Look for it, and for a tide line after heavy rain, on basement and crawl space walls.Structure · Improve interior drainage and dehumidification, or waterproof the exterior wall where damp is persistent
- Outlets or switches that are warm or discolouredA faceplate that feels warm, has browned plastic, or crackles when a plug moves is a sign of a loose connection behind the wall rather than a problem with the appliance.Electrical · Replace the outlet or switch and have the circuit connection checked by a licensed electrician
- Water heater age and rusty hot waterFind the manufacture date on the tank label and check it against the warranty period. Run hot water into a white bowl and look for rust-coloured water or a metallic taste.Plumbing · Service the tank and its anode rod, or replace the water heater once it is past its service life
- Clogged filters and blocked return ventsCheck the filter every month during heating and cooling season. A grey, matted filter — or a return vent covered by furniture or a rug — starves the system of airflow.Heating & cooling · Replace the filter and clear the return vents, then have the system serviced if airflow is still poor
- Shingles that are lifting, curling or missingWind-driven rain and freeze-thaw cycles lift shingle edges. From the ground or a second-floor window, look for tabs that are cracked or missing, and for granules collecting at the bottom of a downspout.Roofing · Replace the damaged section of shingles and reseal the surrounding course
Put the checklist to work
HomeCheck turns this guide into a working inspection: seven areas, a standard or detailed checklist for each, notes and photos per item, and location-priced repair estimates you can print or save as a PDF.
