What to Look for in a Property Inspection

An inspection is where the story a listing tells and the actual physical condition of a property either line up or diverge, sometimes significantly. The goal isn't to find a perfect house, older properties in particular will always have something, it's to know what you're actually buying and what it's likely to cost you in the next few years. Here's a practical checklist of the areas worth focusing on.

01Roof

Ask for the roof's age and, if available, any documentation of when it was last replaced or repaired. Look for missing, curling, or granule-shedding shingles, sagging areas, and signs of prior patch repairs, which can indicate ongoing leak issues rather than a one-time fix. A roof nearing the end of its typical lifespan for its material is a major near-term expense to factor into your offer, not a detail to gloss over because the interior looks fine.

02Foundation

Foundation issues are among the most expensive to remedy, and also among the easiest to miss without knowing what to look for. Walk the exterior perimeter and look for significant cracks (especially horizontal cracks, or diagonal cracks that are wider at one end), noticeable settling, or areas where the foundation appears to be pulling away from the structure. Inside, check for doors and windows that stick or don't close properly, uneven or sloping floors, and cracks in interior walls near corners, which can sometimes point to foundation movement. Minor hairline cracks are common and often not serious, but this is exactly the kind of issue where a professional's judgment matters more than a general checklist, so flag anything questionable for closer evaluation.

03HVAC

Ask for the age of the heating and cooling system and any service records. HVAC systems have a typical useful life that varies by type and climate, and a system nearing the end of that range represents a real near-term replacement cost even if it's currently running. During a walkthrough, check whether the system turns on and produces appropriate heating or cooling, listen for unusual noises, and check for visible rust, leaks, or obviously outdated equipment.

04Electrical panel

The type, age, and capacity of the electrical panel matters more than it might seem. Older panel types and certain older brands have known reliability or safety concerns that can affect both insurability and the cost to bring the property up to current standards. Look at the panel's amperage rating relative to what a modern household or tenant actually needs, check for a panel that looks outdated, has visible rust or damage, or lacks proper labeling, and ask whether the panel and wiring have been updated or remain original to the property's construction date. Electrical issues are a category where hiring a licensed electrician for a closer look, beyond what a general inspector covers, is often worth the cost on an older property.

05Plumbing material

What the supply and drain lines are actually made of matters for both longevity and, in some cases, water quality and insurability. Older properties can still have original supply piping made of materials that are worth flagging generically for further evaluation, since certain older pipe types are known to corrode, degrade, or in some cases pose water quality concerns as they age. Ask what material the supply lines are made of and whether any has been updated, and during the walkthrough check water pressure at multiple fixtures and look under sinks for visible corrosion, prior leaks, or amateur repairs.

06Water intrusion signs

Water damage is one of the most consequential things to catch early, because it often indicates an ongoing issue rather than a one-time event, and it can be connected to mold, structural damage, or foundation problems. Look for water stains on ceilings and walls, discoloration or bubbling in paint or drywall, a musty smell in basements or crawlspaces, and efflorescence (a white, chalky mineral deposit) on basement walls, which can indicate chronic moisture. Check the grading around the property's exterior, since a foundation surrounded by soil that slopes toward the house rather than away from it is a common and fixable cause of recurring water problems.

07Pest evidence

Look for signs of wood-destroying insects, including termites, such as mud tubes along foundation walls, hollow-sounding or damaged wood, and discarded wings near windows or doors. Also check for evidence of rodents (droppings, gnaw marks, entry points) and general pest activity in crawlspaces, attics, and around the foundation. A pest inspection is often a separate, specialized inspection from a general home inspection, and it's worth getting one specifically, especially in regions and climates where termites and other wood-destroying pests are more prevalent.

08Putting it into your offer and your decision

An inspection isn't a pass/fail test, it's information. Significant findings, an aging roof, foundation concerns, an outdated electrical panel, aging plumbing material, active water intrusion, or pest damage, should feed into either your negotiation, a request for repairs, an adjustment to your offer, or in some cases a decision to walk away, depending on severity and your own risk tolerance. Get contractor estimates for anything significant before finalizing numbers, rather than guessing at repair costs. This checklist is a starting framework, not a replacement for a licensed inspector, and fits into the broader process covered in our property due diligence guide.