A home inspection is a professional review of a home’s condition, covering the major systems and structure, so you know what you are actually buying before you close. It is one of the most important steps a buyer takes, because it can reveal problems the listing photos never show. Unless you are buying brand new, an inspector will almost always find something. That is normal. The goal is to understand the home’s condition and any repair or maintenance timeline, not to find a flawless house.
What does a home inspection checklist cover?
A thorough inspection works through the home system by system. Use the checklist below to know what your inspector should be looking at, and to spot anything they skip.
Structure, roof, and exterior
- Roof condition, age, and signs of leaks
- Foundation, visible cracks, and grading around the home
- Gutters, siding, and exterior drainage
- Windows, doors, and seals
Plumbing, electrical, and HVAC
- Water pressure, pipes, and signs of leaks or water damage
- Water heater age and condition
- Electrical panel, outlets, and any unsafe wiring
- Heating and cooling systems and their age
Interior and safety
- Walls, ceilings, and floors for damage or moisture
- Attic insulation and ventilation
- Signs of mold, pests, or radon concerns
- Smoke and carbon monoxide detectors
What are your options after the inspection?
Once the report is in, you generally have three paths, depending on what turns up and what your contract allows. Know these before you get the results.
- Renegotiate: ask the seller to make repairs, credit you, or lower the price.
- Accept as-is: take the home and its known issues as your responsibility.
- Walk away: if the contract’s inspection contingency allows it, cancel and recover your earnest money.
How should you handle inspection negotiations?
Stay calm and focus on the issues that matter most, like safety and expensive systems, rather than every small cosmetic note. Get repair estimates so your requests are grounded in real numbers. A deal that falls through is often better than a home that isn’t right for you. Listen to the seller’s position, look for creative solutions like a credit instead of a repair, and lean on your agent for what is reasonable in your market.
How much does a home inspection cost?
Costs vary by home size and location, but a standard inspection is usually a few hundred dollars, paid by the buyer. Specialized checks like radon, sewer scope, or pest can add to that. Confirm what is included when you book.
Is a home inspection required?
It is not legally required, but it is strongly recommended, and many lenders and buyers treat it as a standard step. Waiving it to win a competitive offer adds real risk.
Can you back out after a home inspection?
Usually yes, if your contract includes an inspection contingency and you act within the stated window. That contingency is what lets a buyer renegotiate or cancel based on the findings.
What should buyers look for at a home inspection?
Prioritize the expensive and the unsafe: roof, foundation, plumbing, electrical, and heating and cooling. Attend the inspection if you can, ask questions, and read the full report rather than just the summary.
That is the checklist to walk in with. If you are buying a Utah home and want a brokerage that watches the inspection deadlines with you, take a look at our buy page, and Homie is a licensed Utah real estate brokerage. None of this is legal advice, so bring in a Utah attorney or licensed inspector for anything specific to your home.
— The Homie Team
Sources
- American Society of Home Inspectors (ASHI): what a standard inspection covers: https://www.homeinspector.org/
- InterNACHI: residential inspection standards of practice: https://www.nachi.org/
- Realtor.com: home inspection process and buyer options: https://www.realtor.com/