100-Point Property Inspection Checklist

Walk the perimeter, ground to roofline

Confirm each of these ten before you step inside.

• Foundation shows no significant vertical or horizontal cracks
• No visible bowing or leaning in the exterior walls
• At least 6 inches of clearance between siding and the ground
• No water pooling or drainage issues near the foundation
• Exterior paint / stucco / siding intact, without severe peeling or rot
• Retaining walls (if any) are plumb and structurally sound
• Driveways and walkways free of severe trip hazards or deep cracks
• Fencing and gates stable, upright and smooth to operate
• Tree branches pruned away from the roof and exterior walls
• Ground slopes away from the house for proper drainage

The roof and the attic below it

Scan from the ground with binoculars, then get up into the attic.

• Shingles / tiles intact — none missing, cracked or curling
• Flashing around chimneys, vents and valleys secure and rust-free
• Gutters securely attached, unblocked and free of rust or sagging
• Downspouts direct water at least 3–4 feet from the foundation
• Chimneys straight, with intact mortar and no missing bricks
• Soffits and fascia free of wood rot or pest damage
• Attic has sufficient, evenly distributed insulation
• No water stains or mould on the underside of the roof decking
• Attic ventilation (ridge and soffit vents) unobstructed
• No rodents, nests or pest droppings in the attic

Operate every opening, inside and out

Sticking, drafts and failed seals are quietly expensive.

• Every exterior door opens, closes and latches smoothly
• Weatherstripping on exterior doors intact and sealing
• Deadbolts and locks work on all entry points
• Every window opens, slides and locks without excessive force
• Window frames free of rot, water damage or cracking
• No broken panes or failed (fogged) seals in double-pane glass
• Window screens present, untorn and secure
• Caulking around exterior windows and doors solid and unbroken
• Garage doors run smoothly, manually and on the motor
• Garage door auto-reverse safety sensor works when obstructed

Room by room

Scan the walls, ceilings and floors in every room.

• Walls and ceilings straight, with no major settling cracks
• No water stains on ceilings (a sign of plumbing or roof leaks)
• Floors level, without noticeable sag or bounce
• Hardwood floors free of cupping, buckling or water damage
• Carpets free of heavy stains, odours or severe wear
• Tile floors have no loose, cracked or hollow-sounding tiles
• Baseboards and trim securely attached and intact
• Stairs solid, with secure handrails and no loose treads
• Closets have working doors and secure shelving
• Paint or wallpaper in good condition, without significant peeling

Run the water

Test pressure, drainage and every fixture.

• Main water shut-off valve accessible and turns smoothly
• Strong water pressure with multiple fixtures running at once
• Hot water reaches the taps within a reasonable time
• No active leaks or water stains under any sink
• Every faucet turns on and off smoothly, without dripping
• Toilets flush fully, refill quietly and are bolted firmly to the floor
• Bathtubs and showers drain quickly, without pooling
• Caulking and grout in wet areas intact and mould-free
• Water heater free of rust or pooling water at the base
• Visible pipes free of severe corrosion or leaks

Panel to outlets

Start at the main panel and work out to every switch and socket.

• Main panel accessible, with no missing knockouts
• Breakers clearly labelled and appropriately sized
• No scorched or warm wires inside the panel
• Every light switch works without flickering or buzzing
• Wall outlets securely mounted, with no loose faceplates
• GFCI outlets present and testing successfully in kitchens, baths and outdoors
• Three-prong outlets properly grounded
• No exposed or frayed wiring in the attic, basement or garage
• Smoke detectors in every bedroom and on every floor
• Carbon-monoxide detectors near the sleeping areas

Heating, cooling and airflow

Run both systems and feel every vent.

• Furnace / heater powers on and produces warm air
• Air conditioner powers on and produces cold air
• The system runs quietly, without banging or grinding
• Air filters recently changed or clean
• Ductwork (where visible) intact, sealed and supported
• Vents blow air strongly in every room
• Thermostat responds accurately to adjustments
• Bathroom exhaust fans vent outside, not into the attic
• Kitchen exhaust hood vents properly and draws well
• Flues and exhaust pipes for gas appliances slope upward and are secure

Every appliance and surface

Run each appliance a full cycle and open every cabinet.

• Sink drains well and the disposal runs without severe vibration
• Dishwasher completes a full cycle and drains with no leaks
• All stove burners ignite or heat properly
• Oven reaches the set temperature and the door seals tightly
• Built-in microwave works and the turntable rotates
• Refrigerator (if included) holds temperature and doesn’t leak
• Cabinet doors open and close smoothly, hinges secure
• Drawers slide easily without falling off their tracks
• Countertops secure, with no deep chips or cracks
• Backsplash grout intact and sealed around the sink

Wet areas, top to bottom

Test water, drainage, ventilation and every mount.

• Doors clear the toilet and vanity when swinging
• Showerhead gives adequate flow without spraying backward
• Shower pan or tub bottom feels solid, not spongy, underfoot
• Toilet flapper seals — no continuously running water
• Mirrors securely mounted, without edge desilvering
• Vanity cabinets free of water swelling or interior mould
• Sink stoppers hold and release water properly
• Toilet-paper holders and towel racks firmly anchored
• Adequate ventilation to clear steam (window or working exhaust fan)
• Floor transitions at the door seamless and safe

Below and around the house

The places problems tend to hide first.

• Basement smells dry and clean, not musty or damp
• No efflorescence (white powder) on basement masonry
• Sump pump (if present) tests successfully and discharges away from the house
• Crawlspace has an intact vapour barrier on the ground
• Floor joists free of rot or termite damage
• Washing-machine hookups show no leakage
• Dryer vent routes safely outside and is clear of lint
• Deck or patio solid, with no rotting wood or loose railings
• Exterior hose bibs turn on, don’t leak from the stem, and shut off fully
• Any outbuildings or sheds structurally stable with intact roofs

The exterior perimeter

Walk the outside, eyes low to the ground, then track upward.

• Foundation base — look for scaling, crumbling or exposed rebar on slabs and basement walls
• The sight-line test — close one eye and look down each wall; bulging, bowing or dipping means it’s shifting
• Chimney separation — heavy chimneys on separate footings pull away first when the ground moves
• Soil & grading — a gap between soil and concrete, or deep cracks in the earth, signals expansive clay stripping lateral support

The interior skeleton

Foundation problems rarely stay outdoors — they twist the rigid frame inside.

• Doors & windows — jamming, sticking at the top or uneven gaps above frames mean the framing racked into a parallelogram
• Flooring levels — walk slowly; drop a marble to see if it consistently rolls toward one wall
• Wall & ceiling seams — diagonal cracks rising from the top corners of door frames are classic movement
• Trim gaps — baseboards pulling from the floor or crown moulding separating from the ceiling

What the crack is telling you

Match the pattern to its cause and severity.

Efflorescence

A white, powdery, crystalline deposit on concrete walls. The powder itself is harmless — but it proves water is continuously migrating through the wall, dissolving minerals as it goes.

Damp, musty odours

Persistent humidity or standing water in the lower levels breaks down the load-bearing capacity of the soil beneath the slab.

Rusting steel supports

Check the base of steel columns and beams — heavy rust makes steel expand and fracture the concrete base it sits on.