Walking through homes can feel overwhelming—there's so much to see, and you have limited time. Professional home inspectors spend hours evaluating properties, but you can catch many issues during showings if you know what to look for. More importantly, you can assess whether a home meets your needs before investing in a full inspection.
Exterior and Structure
Roof condition affects both immediate costs and insurability. Look for missing, curling, or damaged shingles. Multiple layers of roofing (visible at edges) suggest previous repairs rather than replacements. Ask when the roof was last replaced—most asphalt shingle roofs last 20-30 years. A roof with five years left means a $10,000-$20,000 expense coming soon.
Foundation issues can be expensive or impossible to fix. Look for cracks in the foundation walls (horizontal cracks are more concerning than vertical), uneven floors, doors that don't close properly, and gaps where walls meet ceilings. Some settling is normal; significant movement indicates problems.
Grading and drainage determine whether water flows away from the house or toward it. The ground should slope away from the foundation on all sides. Downspouts should direct water at least four feet from the house. Signs of water problems include staining on exterior walls, erosion channels, and basement moisture.
Siding and trim protect the structure from weather. Look for rot (especially around windows and doors), peeling paint, gaps between materials, and damaged sections. Different siding materials have different lifespans and maintenance requirements—wood needs regular painting, vinyl is lower maintenance, brick is durable but mortar joints can fail.
Lot characteristics can't be changed later. Note sun exposure for gardening, tree locations (too close to the house can cause foundation issues), fence condition, and any drainage challenges. Consider where snow would be pushed in winter or whether the yard floods in heavy rain.
Interior Evaluation
Layout and flow determine how the home lives day-to-day. Walk through imagining your daily routine: where would you eat breakfast, work from home, relax in the evening? Is there space for your furniture? Do bedrooms offer privacy from common areas? Walls can be moved, but major layout changes are expensive.
Natural light significantly affects how spaces feel. Note window size and orientation. North-facing rooms get consistent but indirect light; south-facing rooms get bright sun that can fade furniture. Dark rooms can't be fixed without adding windows—a major undertaking.
Storage space is consistently underestimated by buyers. Open every closet and note the size. Is there a coat closet near the entry? Linen storage in the hallway? Where would cleaning supplies go? Staged homes often look more spacious because most belongings are in storage.
Windows and doors reveal maintenance history. Test them—they should open smoothly and lock securely. Foggy double-pane windows indicate failed seals and need replacement. Difficulty opening or closing can indicate foundation settling.
Floors show wear patterns and underlying issues. Squeaky floors might just need minor repairs, but soft spots can indicate subfloor damage or water problems. Pull back rugs if possible—sellers sometimes hide damaged flooring beneath them.
Kitchen and bathrooms are the most expensive rooms to update. Assess condition honestly: are appliances dated but functional, or do they need immediate replacement? Is the layout workable or would you need to reconfigure? Update costs range from $5,000 for cosmetic refreshes to $50,000+ for full renovations.
Major Systems
HVAC (heating, ventilation, air conditioning) systems typically last 15-25 years. Ask for the age and maintenance history. Listen when the system runs—unusual noises indicate problems. Check that all vents blow air and that the thermostat is responsive. Replacement costs $5,000-$15,000 depending on size and type.
Electrical systems should meet current safety standards. Check the panel—is there sufficient amperage for modern needs (100-200 amps for most homes)? Are there many circuits or just a few? Two-prong outlets indicate older wiring that might need updating. Look for obvious issues like exposed wires or amateur-looking work.
Plumbing problems cause significant damage when they fail. Run faucets to check water pressure. Look under sinks for signs of leaks. Note the water heater age (typically last 8-12 years). Ask about the sewer line condition, especially in older homes—replacement can cost $10,000-$25,000.
Water heater age is usually on a sticker on the unit. Standard tank water heaters last 8-12 years; tankless systems last longer. A water heater near end of life means a $1,000-$3,000 expense soon.
Red Flags to Watch For
Water stains on ceilings or walls indicate past or current leaks. Even if dry now, water damage can cause mold, structural issues, and recurring problems. Ask what caused the stain and what was done to fix it.
Musty smells suggest mold or moisture problems, possibly in hidden areas. Trust your nose—odors shouldn't be masked with air fresheners or candles. Basement and crawl space smells are particularly concerning.
Fresh paint in isolated areas might cover damage rather than improve aesthetics. Why would someone paint only one wall or ceiling section? Ask what's underneath.
DIY work that looks amateur—uneven tiles, misaligned outlets, patches that don't match—suggests other work might also be substandard. Professional-looking work throughout indicates a well-maintained home.
Seller reluctance to answer questions or provide documentation raises concerns. Most sellers are happy to share maintenance records and improvement history. Defensiveness might mean there's something to hide.
Remember: your showing observations inform whether to proceed, not whether to buy. A professional home inspection is essential before committing. But knowing what to look for helps you avoid wasting time and money on properties with fundamental problems.