Walk the full perimeter. Cracks wider than 1/4 inch or step-pattern cracks in brick are structural red flags. Check that downspout extensions discharge water at least 6 feet from the foundation. Staining on the lower exterior walls may indicate chronic water pooling.

Roof replacement costs $10,000–$25,000. Ask the sellers when the roof was last replaced (25-year lifespan for standard asphalt shingles). Look for curling edges, missing granules, or moss/algae growth. If you can access the attic, check for water staining on the sheathing or signs of daylight through the roof.

This is my #1 focus at every showing. Check ceiling corners, basement walls, under bathroom and kitchen sinks for brown staining, white mineral deposits, or black mould spots. Mould remediation can cost $5,000–$20,000 and poses serious health risks. Use your phone flashlight — it reveals stains that are invisible in overhead lighting.

Open the electrical panel (usually in the basement). Panels under 100 amps, aluminum wiring, or fuses (instead of breakers) are costly to upgrade ($3,000–$8,000). Walk every room plugging your phone charger into outlets to test. Any scorch marks on the panel or burning smell is an immediate red flag.

Ask the seller and check the data plate on the appliance for the manufacture date. Furnaces last 15–20 years; hot water heaters 10–15 years. Units nearing end of life may need immediate replacement after purchase ($4,000–$10,000). Check pipes for rust or mineral staining. Is the furnace rented or owned? Rentals transfer the monthly payment obligation to you.

Items 6–10: Quick Checks

⑥ Windows — Fogging between double-pane glass indicates failed seals. Check frames for rot or air gaps.

⑦ Floors — Soft spots or bounce when walking may indicate subfloor rot or foundation settling. Look for large areas of buckled hardwood.

⑧ Air Quality — A musty smell is often the first sign of hidden mould or water damage behind walls.

⑨ Plumbing — Turn on all faucets; check drainage speed. Flush toilets and watch for slow refill or running water.

⑩ Lot Grading — Does the ground slope away from the house? Improper grading directs water toward the foundation — a major moisture risk.

💡 Arthur’s Tip

Q: Should I still get a home inspection if the house looks perfect?

Absolutely yes. Professional inspectors use moisture meters, thermal cameras, and gas detectors to find issues invisible to the naked eye. A “perfect” exterior can hide chronic leaking, failing insulation, or deteriorating plumbing. In 2026’s buyer’s market, you have the leverage to make inspection a condition.

Q: What does a home inspection NOT cover?

Standard home inspections don’t include radon testing, asbestos testing, WETT (wood-burning appliance) certification, or oil tank removal assessment. These are separate add-ons. For older homes (pre-1980), always ask about asbestos insulation and knob-and-tube wiring.