Home Inspection Checklist for Raleigh Buyers

People ask me what I’m actually checking when I’m in their house for three hours. Fair question. Here’s the real list, broken down by area, so you know what to expect before I ever show up.

Before the inspection

• Schedule it early in your due diligence period. A rushed inspection is a worse inspection, and a short window doesn’t leave room for a second look.

• Plan to attend the last 20 to 30 minutes if you can. That’s when I walk you through what I actually found.

• Buying new construction? This list still applies, but a pre-drywall inspection matters too, while the walls are still open.

• Ask what’s included. Drone roof imaging and infrared should already be part of the price, not an upsell.

Roof and exterior

• Roof covering condition and visible wear

• Flashing at roof penetrations, chimneys, and skylights

• Gutters, downspouts, and where the water actually goes

• Siding, brick, or stucco condition

• Grading around the foundation. Does water run away from the house or toward it.

• Decks, porches, steps, and railings

Structure and foundation

• Foundation type and visible condition

• Signs of settlement or movement

• Crawlspace structure, moisture, and ventilation

• Attic framing and roof decking condition

• Evidence of wood rot or past water intrusion

Electrical

• Main panel and breaker condition

• GFCI protection where it’s required

• A sample of switches, outlets, and light fixtures

• Smoke and carbon monoxide alarms

• Signs of overheating or amateur wiring work

Plumbing

• Water supply and drain lines, materials and visible condition

• Water heater age, capacity, and condition

• Fixture operation: sinks, tubs, toilets, showers

• Main water shutoff location

• Signs of a past or active leak

HVAC

• Heating and cooling equipment operating on normal controls

• Ductwork condition and airflow

• Thermostat response

• Age and visible condition of the system

• Signs of poor installation or years of skipped maintenance

Interior

• Walls, ceilings, and floors for damage

• Doors and windows: do they open, close, and lock right

• Cabinets and countertops

• Built-in appliances

• Insulation and ventilation where visible

• Overall signs of moisture or past repairs

After the inspection

• Read the whole report, not just the summary. I’ve written up what the terms in it actually mean.

• Know the difference between a real problem and a normal-wear note. Not everything in the report is a dealbreaker, and some of what people assume about inspections just isn’t true.

• Ask about anything you don’t understand. That’s a two-minute phone call, not a mystery.

• Keep the report. It’s a maintenance guide long after closing.

Get the real list, not the internet’s version

This is the general version. Every house is different, and what matters depends on the specific property, not a generic list. If you’re buying in the Triangle, schedule a home inspection online or call and I’ll walk you through what I actually find.