Step 5 — Never Skip This

Home Inspection Checklist
for FSBO Buyers

FSBO sellers don't always disclose everything. A professional inspection is your single best tool to uncover problems — and negotiate a better price.

Home Inspection

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Pro tip: Always attend the inspection in person. Walk through with the inspector, ask questions, and look at everything they flag. The written report alone doesn't capture the tone — "minor" in writing can be serious in person.

Finding a Qualified Inspector

Look for an inspector certified by ASHI (American Society of Home Inspectors) or InterNACHI. Expect to pay $300–$600 depending on home size and location. For FSBO properties, consider also ordering specialty inspections: radon ($150), sewer scope ($150–$300), pest/WDO ($75–$150), and oil tank sweep if applicable.

Home Inspection

HomeAdvisor

Find licensed home inspectors near you

HomeAdvisor instantly matches you with licensed, background-checked home inspectors in your area. Read real reviews, compare quotes, and book online.

Find an Inspector →

Red Flags That Can Kill a Deal

⚠
Active water intrusion

Mold, structural damage, and foundation issues can cost $5,000–$50,000+

⚠
Knob-and-tube or aluminum wiring

Insurance won't cover it; rewiring costs $8,000–$20,000

⚠
Failing roof

Replacement costs $8,000–$25,000 depending on size and material

⚠
Old or failing HVAC

Replacement runs $5,000–$15,000 for furnace + A/C

⚠
Foundation cracks or bowing

Structural repair can run $10,000–$40,000 or more

⚠
Elevated radon

Mitigation costs $800–$1,500 but is necessary — prolonged exposure causes lung cancer

⚠
Evidence of pest damage

Termite damage repair can exceed $10,000; get a separate WDO inspection

⚠
Polybutylene (PB) pipes

Highly failure-prone; repiping costs $4,000–$15,000

Full Inspection Checklist

Roof & Exterior

  • □Roof age, condition, and material (shingles, metal, tile)
  • □Gutters and downspouts — clogs, damage, proper drainage
  • □Siding, trim, and fascia — rot, cracks, or missing sections
  • □Foundation — cracks, settling, moisture staining
  • □Grading — does soil slope away from the house?
  • □Driveway, walkways, and retaining walls
  • □Decks, patios, and porches — rot, structural integrity
  • □Windows and doors — fit, seals, locks, and condition

Structural

  • □Foundation walls — cracks, bowing, or water intrusion
  • □Attic — insulation, ventilation, rafters, and signs of leaks
  • □Crawl space — moisture, vapor barrier, wood rot, pest damage
  • □Load-bearing walls — no unauthorized modifications
  • □Floors — squeaks, bounce, and levelness

Electrical

  • □Panel — age, brand (some brands like Federal Pacific/Zinsco are problematic), capacity
  • □GFCI outlets near water sources (kitchen, baths, garage, exterior)
  • □Outlets — proper grounding, no double-tapped breakers
  • □Visible wiring — no knob-and-tube in active use, no cloth wiring
  • □Smoke and CO detectors — present and functional

Plumbing

  • □Water pressure and drainage speed
  • □Water heater — age (replace at 10+ years), condition, proper venting
  • □Visible pipes — material (copper, PEX, galvanized, lead — check age)
  • □Under-sink plumbing — leaks, water damage, drain condition
  • □Toilets — flush, seal, rocking
  • □Sump pump — present, functional, battery backup?

HVAC

  • □Furnace and A/C — age, condition, last service date
  • □Ductwork — sealed, insulated, no mold
  • □Filters — condition signals maintenance habits
  • □Thermostat — function and programming
  • □Fireplaces and chimneys — liner condition, damper function, creosote buildup

Interior

  • □Ceilings and walls — water stains, cracks, bubbling paint
  • □Bathrooms — tile grout, caulk, exhaust fans
  • □Kitchen — appliances function, dishwasher, range hood venting
  • □Basement — water stains, cracks, musty smell, sump pit
  • □Garage — door operation, fire-rated door to house, CO detector

Using Inspection Results to Negotiate

Request repairs

For safety issues and major systems — seller hires licensed contractors to fix before closing.

Request a price reduction

For issues you'll fix yourself — get two contractor quotes to justify the credit amount.

Request a closing cost credit

Seller credits you cash at closing instead of making repairs — more flexible for both sides.

Walk away

If the inspection reveals deal-breaking issues and the seller won't negotiate, your inspection contingency lets you exit and keep your earnest money.

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