Updated Home Inspection Checklist

Home inspections can make or break a deal. Even when a buyer loves the home, a long report full of “deferred maintenance” can trigger fear, big repair requests, or a price reduction.

The goal is not perfection. The goal is a clean, confidence-building inspection where the big systems are working, the safety items are compliant, and the obvious issues have already been handled.

Why this checklist matters

When a home inspection is messy, buyers often assume there are hidden problems. They also tend to overestimate repair costs, especially when they see words like “inoperable” or “water intrusion risk” in writing.

Getting ahead of the most common items helps protect your price and keeps the transaction moving.

Life safety and compliance items

Smoke detectors and carbon monoxide detectors should be installed, under 10 years old, and clearly dated. If the date is missing, inspectors often treat the device as invalid and call for replacement.

In many areas, these items are not optional. If an appraiser calls out missing or noncompliant detectors, the appraisal report can be delayed until they are corrected.

Water heaters should be strapped properly and set up safely. A pan underneath and a sediment trap are common items that come up, so it is worth confirming what is standard for your area.

Windows and window treatments

Windows show up on inspection reports constantly. Fogged panes, cracked glass, or windows that do not open and close smoothly can all get flagged.

Before listing, test every window and address anything obviously wrong. You do not want the inspector recommending a “window expert” because that often leads to a long list of costly suggestions.

Window treatments matter too. Broken shutters, misaligned slats, or damaged hardware can be cited as defective. If they are dated or falling apart, removing them is often cleaner than repairing them.

Electrical quick wins

Replace burnt-out bulbs before the inspection. Inspectors routinely label them “inoperable,” and buyers tend to fixate on that word.

Check electrical cover plates and replace any that are missing, broken, or loose. This is a low-cost fix, yet it comes up frequently, especially in attics and utility areas.

Verify GFCI outlets are installed where needed, especially near water sources. If you are unsure, have an electrician confirm proper placement and function.

Heating and cooling

Your HVAC system should be serviced before listing. An inspector will test both heating and cooling performance, and failures here can lead to large credits.

A simple tune up, proper refrigerant levels, and a written bill of health from an HVAC professional can reduce drama. If replacement is needed, you do not have to buy the top-of-the-line unit, but the system needs to work.

Replace air filters so the system looks cared for. Clean, white filters make a better impression and avoid “dirty filter” notes in the report.

Plumbing and water related items

Cracked grout is often treated as more than cosmetic because inspectors may cite it as a water intrusion risk. Regrouting is usually inexpensive and can prevent a buyer from escalating concerns.

Check under sinks for leaks and any signs of moisture. Small leaks become big inspection talking points, and buyers rarely treat them as “minor.”

Inspectors also check water pressure. A basic water pressure gauge is inexpensive, and it helps you confirm whether pressure is too high or too low before a buyer ever sees the report.

Kitchen items that get flagged

Clean the refrigerator coil. It is usually filthy, it strains the motor, and it can show up as a maintenance concern.

If the refrigerator water dispenser or ice maker is not working, start repairs early because parts can take time. Even if repairs are pending, being able to show that you already ordered parts can reduce buyer anxiety.

Cooktop burners must all function, and the knobs should match and be present. Missing knobs or burners that do not ignite are simple fixes that can create surprisingly large negotiation requests.

Ovens should be clean and functional. If digital panels or buttons are worn out or failing, consider repair or replacement with a refurbished unit if budget is a concern.

Garbage disposals should not leak, smell, or make abnormal noises. If it is failing, replacement is often cheaper than letting it become a bargaining chip.

Dishwasher air gaps come up often in some regions. If it is required in your area, address it before inspection or consult a plumber for a compliant solution.

Doors, drawers, and garage safety

Inspectors open everything. Doors, drawers, cabinets, and gates should operate smoothly.

Garage door safety sensors should function properly so the door reverses as expected. This is a common call out and an easy fix.

Pools and exterior systems

Pools rarely receive a “clean” inspection. Safety requirements, gates, latches, equipment wear, leaks, and leveling issues are all common.

If you have a pool, it is worth getting a second opinion from a pool professional before listing.

Disclosing and addressing issues up front is usually easier than having the buyer discover them and feel overwhelmed.

Termite and pest considerations

In some markets, it is customary for the seller to provide a termite report. These reports can include more than termites, such as moisture concerns, fungus, or other organisms.

Even if you are not required to provide a report, looking for visible evidence under sinks and in utility areas is smart because moisture and pests often get mentioned.

Roof and attic items

Expect the home inspector to recommend a roof specialist. Getting your own roof professional out first can help you address small corrections and potentially provide a warranty that reassures buyers.

In attics, damaged trusses or structural concerns can create major buyer fear. If you suspect an issue, addressing it early with a qualified professional is far better than discovering it mid escrow.

Exterior maintenance that shows up on reports

Inspectors check fences, gutters, and vegetation close to the home. Trim limbs away from roofs and walls to reduce concerns about pests and damage.

Clean gutters and correct obvious drainage issues. Small items like soil sitting too high against the home can be flagged as a water intrusion concern.

Small items that come up constantly

Fireplace damper clips often get called out, and they are usually inexpensive and easy to install.

Fire rated doors between the garage and interior should self close. Removing the self closer or adding a dog door can create code issues, depending on your location.

Do not forget the sewer line

This one is easy to overlook, but it matters. A sewer line inspection can uncover roots, blockages, or damage that you do not want discovered after the buyer moves in.

Even if you do not do it as a seller, buyers should strongly consider it depending on the age of the home and local conditions.

Radon and regional environmental concerns

In some areas, radon testing is common. Inspectors may recommend it based on region, and at home radon kits can be purchased if you want to check proactively.

What inspectors may not check

Most inspectors do not test many exterior lifestyle features like landscape lighting, sprinklers, patio heaters, barbecues, fountains, or fire pits. Buyers still care about these items, so make sure they work or remove them if they are broken.

The barbecue igniter is a frequent offender. Replacing the battery or igniter is usually far better than letting it become a buyer request.

Give your inspector access

Inspectors do not move heavy furniture or dig through clutter. If areas are blocked, the report will say the inspection was limited, and that can make buyers nervous.

Clear access to the attic, water heater area, electrical panel, and any key utility zones. A clean, accessible home supports a clean report.