Guide · Home Maintenance
Home Inspection Checklist: A 60-Point DIY Guide
Walk your house like a professional inspector. These 60 checkpoints cover every system that drives your home's maintenance, safety, and insurability — the same areas HomeGPA grades.
Why a seasonal self-inspection matters
The average homeowner spends $4,000–$6,000 a year on repairs and maintenance — most of it on problems that started months earlier and went unnoticed. A two-hour walk through this checklist twice a year is the cheapest insurance policy you can write for your house. It also gives you a real maintenance baseline to share with insurers, buyers, and contractors instead of guessing.
What you'll need
- Flashlight, phone camera, and a notebook
- Step ladder tall enough to reach the gutters
- Outlet tester ($10) and a non-contact voltage pen
- Tape measure and a level
- 2–3 hours of uninterrupted time
Roof & gutters (8 points)
- Shingles lying flat — no curling, cupping, or missing tabs
- Flashing intact around chimneys, vents, and skylights
- Gutters clear and pitched toward downspouts
- Downspouts discharging at least 4 ft from the foundation
- No moss, dark streaks, or granule loss in valleys
- Soffit and fascia free of soft spots or peeling paint
- Attic ventilation: ridge or gable vents unobstructed
- Roof age documented (most asphalt roofs: 20–25 yr life)
Exterior & grading (8 points)
- Soil slopes away from foundation (6 inches over 10 ft)
- No cracks wider than a nickel in the foundation
- Siding caulked at all penetrations and trim joints
- Window and door weatherstripping intact
- Deck boards firm, no soft or rotted spots
- Deck ledger flashing visible and intact
- Hose bibs not leaking; frost-free in cold climates
- Trees trimmed at least 6 ft from the roof
HVAC & ductwork (8 points)
- Furnace and AC age recorded; serviced within 12 months
- Air filter clean (replaced every 1–3 months)
- Condensate drain line flowing, no algae clog
- Refrigerant lines insulated and intact
- Outdoor unit level and clear of debris (2 ft clearance)
- Supply registers and returns unblocked in every room
- Visible duct seams sealed with mastic or foil tape
- Thermostat calibrated; smart schedule active
Plumbing (8 points)
- Water heater age, capacity, and TPR valve documented
- Expansion tank installed if required by code
- No corrosion or drip rings at supply line connections
- Shut-off valves at every fixture turn freely
- Toilets do not rock; no staining at the base
- Hot water reaches 120°F within 60 seconds at farthest tap
- Visible drain lines free of slow leaks under sinks
- Main water shutoff location and operation verified
Electrical (8 points)
- Panel labeled; no double-tapped breakers
- No federal Pacific, Zinsco, or aluminum branch wiring
- GFCI outlets in kitchens, baths, garage, exterior
- AFCI breakers protecting bedrooms (newer code)
- Outlets and switches warm to the touch flagged for review
- Visible wiring in attic/basement properly stapled
- Surge protector at the panel for electronics
- Outdoor outlets covered with in-use bubble covers
Interior, attic & basement (8 points)
- No water staining on ceilings or top of interior walls
- Attic insulation at modern level (R-49+ in cold climates)
- No daylight visible through the attic at roof penetrations
- Basement and crawlspace dry; no efflorescence on walls
- Sump pump runs when manually triggered
- Windows open, close, and lock on every floor
- Floors level — no more than 1 inch deflection across 20 ft
- Dryer vent rigid metal duct, lint trap clean
Safety & life systems (6 points)
- Smoke alarms on every level and in every bedroom
- CO alarms within 10 ft of every sleeping area
- Fire extinguisher in kitchen and garage, in date
- Egress windows in every bedroom unobstructed
- Stair railings firm; no missing balusters
- Garage door auto-reverse tested with a 2x4
Weather & resilience readiness (6 points)
- Weather shutters, panels, or impact glass in place
- Garage door rated or braced for high wind
- Loose yard objects staged for quick storage
- Backup power source tested in the last 6 months
- Insurance declarations page reviewed within 12 months
- Emergency kit: 3 days water, food, meds, documents
How to score what you find
For each item, mark it pass, monitor, or fix. Anything that affects safety (electrical, gas, structural, life-safety devices) jumps to the top of the list regardless of cost. Anything tied to water — roof, gutters, grading, plumbing — comes next because water damage compounds faster than any other failure mode. Cosmetic items wait until the budget allows.
When to call a professional
Bring in a licensed pro any time you find: active leaks, a persistent musty smell, scorched outlets, a panel with aluminum branch wiring, structural cracks wider than ¼ inch, or HVAC and water heaters past their service life. A $400 inspection often saves five figures in deferred damage.
Frequently asked questions
How often should I do a home inspection on my own house?
Walk the full 60-point checklist twice a year — once in spring and once in fall — plus a quick exterior check after any major weather event. Catching small issues early is the single biggest factor in keeping repair costs low.
What's the difference between a DIY checklist and a professional home inspection?
A DIY checklist catches the visible 80% — missing caulk, clogged gutters, soft decking, GFCI outlets, water heater age. A licensed inspector adds tools (moisture meters, thermal cameras, gas sniffers) and crawls spaces most homeowners won't. Use the DIY checklist quarterly; hire a pro before buying, selling, or every 3–5 years.
What are the most commonly missed items in a home inspection?
Attic ventilation, dryer vent lint buildup, water heater expansion tank, missing kick-out flashing at roof-to-wall junctions, AFCI/GFCI coverage in bedrooms, and the age of plumbing supply lines under sinks. These are cheap to fix but routinely cause major damage when ignored.
Does a home inspection checklist help with insurance?
Yes. Most insurers ask about roof age, water heater age, electrical panel type, and weather protection. Documenting these with photos and dates from your checklist makes renewals faster and helps you push back if a carrier tries to non-renew based on outdated information.
How long should a self-inspection take?
Plan on 2–3 hours for the full 60 points the first time. After that, a seasonal walk-through runs about 60–90 minutes because you already know your home's baseline.
Turn your checklist into a score
HomeGPA grades the same 60 points across energy, water, air, maintenance, safety, and weather readiness — in about 2 minutes.
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