Pre-sale home inspection checklist. What to Expect and How to Prepare

When you decide to sell your home, one of the most important steps you can take is to ensure it’s in good condition before listing it on the market. A pre-sale home inspection can help identify potential issues that might affect the sale, allowing you to address them beforehand. By doing so, you can present your home in its best light, making it more appealing to potential buyers and possibly speeding up the sale process. This blog will guide you through a comprehensive pre-sale home inspection checklist and answer the question: What do home inspectors look for in different states?

What do home inspectors look for in different states?

Home inspectors generally follow a similar process across the United States, but certain factors—such as local climate, building codes, and environmental hazards—can influence what they focus on during an inspection.

For example, in states like California, home inspectors might pay extra attention to seismic safety features, while in Florida, they might focus on hurricane-resistant roofing and structures. In colder states, inspectors might emphasize the condition of the heating system, insulation, and the ability of the roof to handle snow loads. In areas with older homes, such as New York or Massachusetts, inspectors often look for outdated plumbing systems, including lead pipes, and ensure that the electrical system is up to code.

Understanding these state-specific variations can help you better prepare your home for inspection, addressing issues that might be particularly relevant in your area.

Structural Components

• General Focus: Inspectors check the foundation, framing, walls, ceilings, and roof for signs of structural integrity or issues like cracks, water damage, or improper construction.
• State Variations: In earthquake-prone states like California, inspectors may place greater emphasis on seismic safety features, such as reinforced foundations or bracing.

Roofing

• General Focus: Inspectors assess the condition of shingles, flashing, gutters, and any signs of leaks or damage.
• State Variations: In states with heavy snowfall (e.g., Colorado, Vermont), inspectors might focus on the roof’s ability to withstand snow loads and ice dams. In hurricane-prone areas like Florida, they might check for wind-resistant roofing materials and secure fastenings.

Read more: Curiosities about roof shingles

Exterior

• General Focus: The exterior inspection includes siding, windows, doors, decks, porches, and grading around the house to ensure proper water drainage.
• State Variations: Inspectors in states with harsh climates (e.g., Alaska, Maine) might pay more attention to insulation, energy efficiency, and weatherproofing. In termite-prone states like Texas and Florida, inspectors might focus more on wood damage and pest control measures.

Plumbing

• General Focus: Inspectors check the condition of pipes, fixtures, and water heaters, and look for leaks, proper drainage, and water pressure.
• State Variations: In states with older infrastructure (e.g., New York, Massachusetts), inspectors might be more vigilant about lead pipes or outdated plumbing systems. In states with hard water, inspectors might look for signs of mineral buildup in pipes.

Electrical Systems

• General Focus: This includes inspecting the service panel, wiring, and outlets, and ensuring that all systems meet safety standards.
• State Variations: In states with specific electrical codes, inspectors might focus on compliance with state-specific regulations, such as the requirement for GFCI outlets in certain areas. Older homes in historic areas (e.g., New Orleans, Charleston) might receive extra scrutiny for outdated or non-compliant electrical systems.

HVAC (Heating, Ventilation, and Air Conditioning)

• General Focus: Inspectors assess the heating and cooling systems, including furnaces, air conditioning units, ductwork, and ventilation.
• State Variations: In colder states (e.g., Minnesota, Wisconsin), the inspection may focus more on the heating system’s capacity and efficiency, while in hotter climates (e.g., Arizona, Nevada), the focus might be on the cooling system.

Insulation and ventilation

• General Focus: Inspectors check attic insulation, crawl spaces, and ventilation systems to ensure the home is energy-efficient and free of moisture issues.
• State Variations: In states with extreme temperatures, inspectors may focus more on the R-value (insulation effectiveness) and the potential for mold or moisture buildup due to poor ventilation.

Appliances and interior features

• General Focus: Built-in appliances, cabinets, flooring, walls, and ceilings are checked for functionality and condition.
• State Variations: In states with energy efficiency requirements, inspectors might check for energy-efficient appliances and systems. In regions prone to natural disasters, they might assess the preparedness features of the home.

Environmental hazards

• General Focus: Inspectors look for mold, asbestos, radon, lead paint, and other environmental hazards that could affect health and safety.
• State Variations: In states with specific environmental concerns, such as radon in Pennsylvania or Florida, or flood risks in Louisiana, inspectors will be more vigilant in checking for these specific hazards.

Pest and termite inspections

• General Focus: Some states require separate pest inspections, but home inspectors often look for signs of infestation.
• State Variations: In states like California or the Southeastern U.S., where termites are more prevalent, this aspect of the inspection may be more detailed and mandatory for the sale.

Legal and regulatory compliance

• General Focus: Inspectors ensure that the property complies with local building codes and regulations.
• State Variations: States with strict building codes or regulations, such as California with its seismic requirements or Florida with its hurricane-resistant standards, may require inspectors to focus on these specific areas.

While the core aspects of a home inspection are similar across the U.S., specific areas of focus can vary significantly depending on the state’s climate, local building codes, and environmental concerns. Homebuyers and sellers should be aware of these variations and ensure their property is inspected according to local requirements.

The pre-sale home inspection checklist

Preparing for a pre-sale home inspection involves a thorough review of your property. Here’s a detailed checklist to help you get started:

Exterior inspection

• Roof. Inspect for any damaged or missing shingles, or leaks, and check that the flashing is intact. In areas prone to heavy snowfall or hurricanes, ensure the roof is capable of withstanding extreme weather conditions.
• Gutters. Clean and declutter the gutters to ensure they are free of debris and properly channeling water away from the home.
• Siding and Paint. Check for any cracks, peeling paint, or other signs of wear. Address these issues to prevent water damage and maintain the home’s curb appeal.
• Foundation. Inspect the foundation for cracks or signs of settling, which can indicate structural issues.
• Landscaping. Ensure trees and shrubs are well-maintained and not causing damage to the home’s exterior or foundation.

Interior inspection

• Walls and ceilings. Look for cracks, stains, or signs of water damage that could indicate a leak or structural issue.
• Floors: Ensure the floors are in good condition, checking for uneven surfaces or squeaky spots.
• Windows and doors. Test all windows and doors to make sure they open and close smoothly. Check for drafts and inspect the weather stripping for wear.
• Plumbing: Inspect faucets, toilets, and drains to ensure there are no leaks and that water pressure is adequate. The water heater should be in working order, providing consistent hot water.
• Electrical system. Ensure all light bulbs are functioning, and outlets are operational, and inspect the fuse box or circuit breaker. Look for exposed electrical wires that could pose a safety hazard.
• HVAC system. Test the heating and cooling systems to confirm they are working efficiently. Replace filters and listen for any unusual noises.

Kitchen and bathrooms

• Appliances. Verify that all appliances are in working order. Gather manuals and maintenance records to provide to the potential buyer.
• Cabinets and countertops. Check for any damage, particularly water damage under sinks, and make necessary repairs.
• Ventilation. Ensure that exhaust fans in the kitchen and bathrooms are functioning and that there is adequate ventilation to prevent mold growth.

Attic and basement

• Attic. Inspect insulation, and ventilation, and check for signs of pests or water intrusion.
• Basement. Look for moisture, mold, or signs of water intrusion. If you have a crawl space, ensure it is dry and free of debris.

Safety features

• Smoke detectors and carbon monoxide detectors. Test all detectors to ensure they are functioning and located in the required areas.
• Security systems. Make sure all security systems, including alarms and cameras, are operational.
• Stairways and railings. Confirm that all stairways and railings are secure and meet safety standards.

Conclusion

A well-prepared home inspection report can greatly influence the sale of your home. By addressing potential issues before listing your property, you can avoid surprises during the buyer’s inspection and present your home as a well-maintained and attractive option. Whether you’re dealing with local climate concerns, like ensuring your HVAC system can handle extreme temperatures, or making sure all electrical systems are up to code, a thorough pre-sale inspection is key. Consider hiring a professional inspector to identify issues and make the pre-sale home inspection checklist you may have missed and to give potential buyers confidence that the home is in good condition.

Taking the time to follow this pre-sale home inspection checklist and making necessary repairs can not only help you sell your home more quickly but also potentially increase its market value.

Written by Vanessa Gallanti. March 23, 2025

Enthusiast about planning, project management, construction materials and technology, and construction. A civil engineer from Los Andes University and a content writer for Kukun.