What Does a Home Inspector Look For? The Complete Inspection Checklist

Understanding the Home Inspection Process

A professional home inspection is a comprehensive visual examination of a property's physical structure and major systems. In South Florida, inspectors follow specific standards of practice while also paying attention to regional concerns like hurricane preparedness and moisture issues.

Here's everything a qualified home inspector examines during a thorough inspection.

Exterior Inspection

Roof System

The roof is one of the most critical components, especially in South Florida where hurricanes and intense sun take their toll.

What inspectors check:

• Roofing material condition (shingles, tiles, or metal)
• Signs of wear, damage, or aging
• Flashing around chimneys, vents, and skylights
• Gutters and downspouts
• Evidence of previous repairs
• Estimated remaining life
• Hurricane tie-downs and strapping (for wind mitigation)

Exterior Walls and Siding

• Condition of siding, stucco, or brick
• Cracks or signs of settling
• Paint or finish condition
• Proper clearance from ground to siding
• Window and door frames
• Caulking and weatherproofing

Foundation and Structure

• Visible foundation walls
• Cracks or movement
• Water staining or efflorescence
• Proper grading and drainage
• Settling or heaving

Grounds

• Walkways and driveways
• Retaining walls
• Fencing
• Drainage patterns
• Vegetation against the structure

Interior Inspection

Structural Components

Walls and Ceilings:

• Cracks or separations
• Water stains
• Signs of movement
• Proper finish condition

Floors:

• Levelness and stability
• Squeaks or soft spots
• Finish condition
• Signs of water damage

Windows and Doors:

• Proper operation
• Weather stripping
• Locks and hardware
• Glass condition (impact-rated in South Florida)
• Signs of moisture intrusion

Attic Space

• Insulation type and depth
• Ventilation adequacy
• Roof structure from inside
• Signs of leaks or moisture
• Electrical or HVAC components
• Evidence of pests

Basement or Crawl Space

While less common in South Florida, when present inspectors check:

• Foundation walls
• Moisture or water intrusion
• Structural supports
• Insulation
• Pest activity

Major Systems

Electrical System

Main Panel:

• Panel type and capacity
• Breaker or fuse condition
• Proper labeling
• Signs of overheating
• Grounding and bonding

Wiring:

• Wire type (copper, aluminum)
• Visible connections
• GFCI protection in wet areas
• AFCI protection where required
• Proper outlet and switch operation

Plumbing System

Water Supply:

• Pipe material and condition
• Water pressure
• Visible leaks
• Shut-off valve operation
• Water heater condition and age

Drain, Waste, and Vent:

• Drain operation
• Visible pipe condition
• Signs of leaks or clogs
• Proper venting

Fixtures:

• Faucet operation
• Toilet function
• Shower and tub condition
• Signs of moisture damage

HVAC System

Air Conditioning:

• Unit age and condition
• Proper operation
• Temperature differential
• Ductwork condition
• Filter access and condition
• Thermostat operation

Heating:

• System type and age
• Proper operation
• Safety controls
• Heat exchanger condition (if visible)

Specific Areas

Kitchen

• Appliance operation (if included in scope)
• Exhaust ventilation
• Plumbing connections
• Electrical outlets and GFCI
• Counter and cabinet condition
• Flooring

Bathrooms

• Fixture operation
• Ventilation fans
• Caulking and grout
• Signs of moisture damage
• GFCI protection
• Toilet stability and seal

Garage

• Door operation and safety features
• Fire separation from living space
• Electrical outlets
• Structural condition
• Proper ventilation

South Florida Specific Items

Hurricane Preparedness

• Roof-to-wall connections
• Impact-resistant windows or shutters
• Garage door wind rating
• Overall wind mitigation features

Moisture and Mold

• Signs of water intrusion
• Humidity indicators
• Staining or discoloration
• Musty odors
• AC drain line issues

Pest Concerns

• Evidence of termites
• Wood-destroying organism damage
• Entry points
• Previous treatment evidence

What's NOT Included

Standard home inspections don't typically include:

• Areas not safely accessible
• Concealed components (inside walls)
• Cosmetic issues
• Code compliance (beyond safety)
• Specialized systems (pools, septic, etc.)
• Environmental hazards (mold testing, radon)
• Pest/termite inspections (often separate in Florida)

These items may require additional inspections by specialists.

Understanding Inspection Results

After the inspection, you'll receive a detailed report categorizing findings as:

Safety Hazards: Issues requiring immediate attention

Major Defects: Significant problems affecting value or livability

Minor Defects: Smaller issues for future attention

Maintenance Items: Normal upkeep recommendations

Using Your Inspection Report

Your inspection report serves multiple purposes:

• Negotiation tool with sellers
• Maintenance planning guide
• Home system education
• Documentation of property condition

A thorough inspection gives you the information needed to make confident decisions about your home purchase.