Home Inspection Checklist: Roof, Foundation, & Safety Tips

Have you ever walked into a home and thought, “This looks perfect,” only to wonder what might be hiding behind the walls or under the roof? That’s where a home inspection saves you. For first-time buyers, it’s one of the most important steps in making a smart purchase.

A home inspection is not a box you tick. It’s your chance to see what you’re really getting into before signing on the dotted line. Let’s break it down so you feel confident about what to expect.

• Not a formality: A home inspection is a professional, visual check of the property’s main systems and structure.

• Protects your wallet: Issues like leaky roofs, outdated wiring, or foundation cracks cost thousands to fix. Finding them early gives you leverage.

• Inspection contingency: Always keep this in your purchase contract. It gives you a window (often 10–17 days in states like California) to review the report, negotiate, or walk away without losing your deposit. Waiving it puts you at serious financial risk.

Takeaway: Treat the inspection as insurance for your decision-making.

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A good inspector looks at all major systems. Here’s what’s usually covered:

• Foundation and structure: Cracks, shifting walls, sagging floors, or signs of water damage.

• Electrical: Outdated panels (Zinsco, Federal Pacific), missing GFCI outlets, aluminum wiring (common in 1965–1973 homes), and unsafe splices.

• Plumbing: Corroded pipes, leaks, weak water pressure, or outdated materials like Polybutylene or galvanized steel.

• HVAC: Heating, cooling, and ventilation. Look for cracked heat exchangers, dirty systems, or units nearing end of life.

• Roof: Missing shingles, leaks, poor drainage. Many buyers also hire a dedicated roof specialist.

• Environmental hazards: Radon, mold, asbestos, and lead paint in older homes. Extra testing may be needed.

• Interior and exterior: Doors, windows, stairs, garage, driveway, grading, decks.

Tip: Learn to spot red flags yourself. Misaligned doors or diagonal wall cracks often point to foundation issues.

Inspection costs vary by location, size, and age of the home.

Repairs are another story. Mold cleanup can reach $6,000. Asbestos removal $15,000. Lead paint remediation $15,000. Factor these into your budget.

• Read carefully: Even long reports with 100+ pages are normal. Most homes have issues.

• Talk with your agent: Prioritize what matters most. Safety hazards first.

• Get repair quotes: Two to three written estimates from licensed pros.

• Negotiate: Ask for seller repairs, closing credits, or price reductions.

• Walk away if needed: If the seller refuses and the costs are too high, lean on your inspection contingency.

Actionable tip: Always separate cosmetic fixes from safety or code problems. Focus on the latter.

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Not all inspectors are equal. Here’s how to choose wisely:

• Credentials: Look for certifications from ASHI or InterNACHI. Some states don’t require licensing.

• Detail-oriented: A thorough report is better than a short one.

• Attend the inspection: Walk through the home with the inspector and ask questions.

• Generalist vs specialist: Inspectors flag issues. Specialists like structural engineers or electricians confirm them.

Your agent should:

• Refer reliable inspectors.

• Help you review and prioritize findings.

• Support you in negotiating repairs or credits.

Red flag: If your agent pressures you to skip inspection or downplay issues, that’s a sign they’re not protecting your interests.

• Do a self-check before making an offer. Look for cracks, uneven floors, or patched drywall.

• Expect issues in older homes. Budget for upgrades in plumbing or wiring.

• Plan financially. Major repairs cost tens of thousands. Be ready to negotiate or walk away.

• Think long-term. A roof replacement might be fine if you’ll live there 10+ years but harder to recover on a 3–5 year plan.

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Home inspections give you clarity. They help you understand the property’s true condition, plan your budget, and protect your investment. For first-time buyers, skipping this step is one of the biggest mistakes you can make.

So, when you think about your dream home, ask yourself: will you look beyond the fresh paint and staged furniture to see what’s underneath?