Structural and Exterior Assessment

Foundation and Basement

Walk the perimeter outside the home and look at the foundation for visible cracks — hairline cracks in poured concrete are common and usually not structural. Horizontal cracks in block foundations are more serious. In the basement, look for: water stains on walls or floor (evidence of past moisture intrusion), white powdery deposits on walls (efflorescence — mineral deposits from water moving through concrete), and any active wet areas. Smell the basement — musty odor is a reliable indicator of moisture issues even when walls look dry.

Roof

Look at the roof from the outside — missing shingles, curling edges, obvious patching, and granule loss visible from ground level or a window are signs of age or damage. Ask the listing agent when the roof was last replaced. An older roof (15–20+ years on asphalt shingles) may need replacement within the near-term ownership horizon — factor this into your purchase price analysis, not just your inspection checklist.

Grading and Drainage

Does the yard slope toward the house or away from it? Negative grading (sloping toward the foundation) is a common cause of basement moisture issues. Look at where water would flow during a heavy rain. Downspouts that terminate within 3 feet of the foundation rather than routing water away are a minor but real issue worth noting.

Mechanical Systems

HVAC Age

Find the furnace and note the manufacture date (usually on a label inside the unit). Average lifespan of a gas furnace is 15–20 years. Central air conditioner: 10–15 years. A unit at or past its typical lifespan is not a dealbreaker but should be reflected in your offer analysis. Ask: when was it last serviced? Is there a service history?

Water Heater

Find the water heater and note its age. Standard tank water heaters last 8–12 years. The age is usually stamped or coded on the label. A water heater at or near the end of its useful life is a near-term replacement cost to factor in.

Electrical Panel

Find the electrical panel. Look for: fuse panels (older, may need upgrading for modern loads), double-tapped breakers (two wires sharing one breaker — a common installation deficiency), Federal Pacific Stab-Lok panels (a specific brand known for safety issues — name will be labeled on the panel), and aluminum wiring (present in some 1960s–1970s construction — not necessarily dangerous but requires specific handling). Any of these triggers further evaluation in the home inspection.

Rural Property Specifics

Well and Pressure Tank

Find the pressure tank (usually in the basement or utility room). Is the pump cycling frequently? Does the water pressure feel weak or fluctuate? Ask the seller about the well's age and last flow test. These are all inputs for the well flow test and water quality test that belong in your inspection period for any rural property.

Broadband Verification

For remote workers, verify actual broadband availability at the specific address before writing an offer — not county-level or township-level availability maps. Ask the listing agent. Call the local providers. Rural properties that appear to have broadband based on coverage maps sometimes do not have it at the specific address. Do not assume based on proximity to a town or to a neighbor who has service.

Questions to Ask at Every Showing

• How old is the roof and when was it last replaced?
• How old is the furnace/AC? When was it last serviced?
• Has there ever been water in the basement? When and what was done?
• Is the home on municipal water and sewer or private well and septic?
• How old is the septic system and when was it last pumped?
• What is the broadband provider and what speed is available at this address?
• What is included and what is excluded in the sale?
• Why is the seller moving?

Frequently Asked Questions