After the seller accepts an offer, you (the buyer) usually have ten days (or whatever is in the contract) to inspect the property. If something isn’t up to par and you would like fixed, you can ask the seller to take care of it.
We wrote this Massachusetts Home Inspection Checklist to give you an idea of what an inspector should look for in their inspection.
On average, a standard home inspection will cost between $500 and $1,500. For an average home, a home inspection without any add-ons will cost $750.
Part 1: Structure
- Foundation
- Check for cracks, leaning, bowing broken pieces, settling, shifting and moisture.
- Examine floor joists, beams, and posts for rot, damage, or termite activity.
- Soil Grading
- For the first 5- to 10 feet around your house, the ground drops one inch for every foot you move away from it.
- Wood-to-Soil Contact
- Examine the base, skirting, and any wooden structures near the ground to ensure a proper barrier protects the wood’s integrity.
Part 2: Exterior
- Trees
- Trees should be 20 feet from the house
- Trees should be cut back 12” from the house.
- Roof
- Check pipe boots, unrepaired nail pops, curling/split/missing shingles, and flashing in working order.
- Gutters
- Are attached, sloped around half an inch for every 10 feet, and cleaned.
- Downspouts
- Extended to ground and splash blocks in place
- Chimney
- Check for loose or chipped bricks.
- Does it need repointing?
- Is the cap in place?
- Is it pulling away from the structure?
- Siding
- No rotted/missing siding, rotted/missing trim, rotted/missing fascia or soffit, or holes in the siding.
- Caulking
- Caulk around windows, doors, utility penetrations, vents, and where siding meets trim or roofline.
- Flashing
- Check for gaps in flashing, exterior light fixtures, and between bricks or stone.
- Exterior Outlets
- GFCI (Ground Fault Circuit Interrupter) protected, weatherproof, covered
- Working when tested with a GFCI outlet tester.
- Porch/Deck Railing
- Railings are securely fastened
- Height and spacing of railings are at least 36 inches high
- Balusters spaced no more than 4 inches apart.
Part 3: Basement & Crawlspace
- Moisture and Water
- Check for dampness, stains, or standing water.
- Look for signs of mold or mildew.
- Ventilation
- Check that crawlspace vents are open and not obstructed.
- Check airflow to prevent moisture buildup.
- Insulation
- Inspect for adequate insulation on walls, floors, and around pipes.
- Check for signs of deteriorated or missing insulation.
- Plumbing
- Look for leaks, corrosion, or condensation on pipes.
- Pipes are properly insulated to prevent freezing.
- Electrical
- Inspect visible wiring for any signs of damage or improper installation.
- Look for exposed or frayed wires.
- Pest Infestation
- Look for rodent or insect activity signs, such as droppings or chewed materials.
- Inspect for termite tubes or wood damage.
- Flooring
- Check the basement or crawlspace floor for cracks, unevenness, or signs of water damage.
- Vapor Barrier
- In crawlspaces, ground, and exposed dirt is covered with a vapor barrier.
- Access and Egress
- There is safe, easy access to the basement or crawlspace.
- Egress windows are up to code and function properly.
Part 4: Attic
- Ventilation
- Check that vents (soffit, ridge, or gable) are not blocked or obstructed.
- Insulation
- Insulation is evenly distributed.
- Check for signs of deterioration, compression, or inadequate coverage.
- Moisture and Water Leaks
- Look for signs of water intrusion, such as water stains, dampness, or mold.
- Inspect the roof sheathing for signs of rot or mold growth.
- Roof Structure
- Examine rafters, trusses, and roof decking for signs of sagging, warping, or damage.
- Check for any visible nails that have pushed through the roof.
- Pest Infestation
- Look for signs of pests such as rodent droppings, nests, or chewed materials.
- Check for evidence of insect activity, like termite tunnels or carpenter ants.
- Electrical Wiring
- Inspect visible wiring for any signs of damage, improper splicing, or exposed wires.
- Electrical components are properly installed and not overheating.
- Structural Integrity
- Check the floor for sagging or unevenness.
- Inspect any visible framing for signs of structural issues.
- Chimney Condition
- Check for cracks, leaks, or missing mortar if the chimney runs through the attic.
- There is proper clearance around the chimney for fire safety.
- Exhaust Fans and Ducts
- Bathroom or kitchen exhaust fans vent outside and not into the attic.
- Check ducts for any leaks, disconnections, or improper routing.
- Access Hatch
- The attic access hatch is insulated and tightly sealed to prevent air leaks.
- The hatch is easy to open and close and is in good condition.
Part 5: Plumbing
- Water Supply Lines
- Inspect for leaks, corrosion, or damage in visible water supply lines.
- Check the material of the pipes (e.g., copper, PVC, PEX) and assess their condition.
- Drainage and Waste Lines
- Fill and drain all sinks, tubs, and toilets looking for leaks, clogs, or slow drainage.
- Inspect drain pipes for cracks, corrosion, or improper slope.
- Water Heater
- Verify the age, condition, and capacity of the water heater.
- Check for rust, leaks, or improper installation, including proper venting.
- Test the temperature and pressure relief valve.
- Fixtures
- Turn on all faucets and showers to check water pressure and temperature.
- Inspect fixtures for leaks, corrosion, or signs of wear.
- Toilets are securely mounted, flush properly, and do not run continuously.
- Shut-Off Valves
- Locate and test all shut-off valves, including the main water shut-off valve.
- Valves are free from leaks or corrosion.
- Water Pressure
- Test water pressure at multiple fixtures to ensure it is within an acceptable range (typically 40-80 PSI).
- Identify any issues with low or fluctuating water pressure.
- Sump Pump
- If applicable, inspect the sump pumps installation and operation.
- Test the float switch continuity with a multimeter.
- Waste Vent System
- Inspect the vent pipes for obstructions or improper installation.
- All fixtures are vented correctly to prevent sewer gas entry.
- Water Filtration & Treatment
- If present, check the water filtration or softener systems for leaks or clogs.
- Exterior Plumbing
- Inspect outdoor faucets (hose bibs) for leaks or damage.
- Exterior pipes are insulated to prevent freezing in cold weather.
- Basement/Crawl Space Plumbing
- Inspect any exposed plumbing in basements or crawl spaces for leaks, corrosion, or damage.
- Check for signs of moisture or water damage in the area around plumbing pipes.
- Proper Slope of Drains
- Drain pipes slope at a minimum of 2%, or lower ~¼ inch for every foot of length.
- Ventilation and Access
- Plumbing areas like bathrooms and laundry rooms are well-ventilated.
- Plumbing areas are easily accessible for maintenance and repairs.
Part 6: Electrical
- Electrical Service Panel
- Proper labeling of circuits.
- Inspect for rust, corrosion, or water damage.
- Panel has a minimum of 100-amp service and is adequately grounded.
- Breakers are functioning and there are no double-tapped breakers.
- Not FPE, Stab-Lok or Zinsco. They are known for their high failure rates.
- Wiring
- Inspect visible wiring for signs of wear, fraying, or improper connections.
- Check for knob-and-tube or aluminum wiring.
- All wiring is secured properly and not exposed to potential damage.
- GFCI Outlets
- GFCIs in kitchens, bathrooms, garages, & outdoor areas trip and reset properly.
- GFCI protection is present in bathrooms, garages, crawl spaces, basements, laundry rooms, and areas where a water source is present
- AFCI Outlets
- AFCIs are installed in required locations, such as bedrooms.
- Test AFCI outlets for proper operation.
- Receptacles and Switches
- Outlets and switches are functioning properly
- Outlets and switches are free of damage or loose connections.
- Outlets are grounded, especially in older homes.
- Outlet covers and switch plates are secure and intact.
- Smoke and Carbon Monoxide Detectors
- Smoke detectors and carbon monoxide detectors are operational.
- Placement of detectors complies with local building codes.
- Lighting Fixtures
- Bulbs are the correct wattage and no fixtures are overheating.
- Check for any exposed wires or missing fixture covers.
- Outdoor Electrical Systems
- Outdoor outlets have GFCI protection and weatherproof covers.
- Exterior lighting and all outdoor wiring is protected from the elements.
- Grounding
- Home’s electrical system is grounded correctly.
- Grounding rods or other grounding systems are installed and connected correctly.
- Electrical Outlets in Wet Areas
- Outlets near sinks, tubs, and other water sources are GFCI-protected.
- Inspect for water damage or signs of moisture near outlets.
- Electrical Conduits
- Inspect conduits for physical damage, rust, or corrosion.
- All conduits are properly sealed and secure.
- Service Drop
- Check the service drop (where power lines connect to the house) for proper clearance and condition.
- Service mast is secure and not damaged.
- Extension Cords and Temporary Wiring
- Look for the presence of extension cords being used as permanent wiring.
- Ceiling Fans
- Inspect ceiling fans for secure installation and proper operation.
- Fan blades are balanced and not wobbling during use.
Part 7: Mechanical/Gas
- Furnace/Boiler
- Check for unusual noises, and signs of rust or corrosion.
- Inspect the heat exchanger for cracks or damage.
- Flame is blue and steady, indicating proper combustion.
- Furnace has a sticker (data or service tag)
- Water Heater
- Inspect for leaks, corrosion, and signs of damage.
- The temperature setting is appropriate (typically 120°F).
- Test the pressure relief valve by opening it slightly with a bucket underneath to catch dripping water. It’s working if you see or hear water and gas escaping.
- Gas Lines
- Inspect for any visible leaks, corrosion, or damage.
- All gas lines are properly secured and supported.
- Flexible gas connectors are in good condition and not kinked.
- Gas Shut-Off Valves
- Gas shut-off valves are present and accessible near each appliance.
- Test the operation of each valve.
- Ventilation Systems
- Venting system is free from obstructions.
- Check for adequate ventilation in areas with gas appliances.
- Carbon Monoxide Detectors
- Carbon monoxide detectors are installed near sleeping areas and gas appliances.
- Test the detectors to verify they are functioning properly.
- Chimney/Flue
- Inspect the chimney or flue for blockages, damage, or creosote buildup.
- Flue is properly connected and venting correctly.
- Gas-Fired Appliances
- Check the operation of all gas-fired appliances (stoves, ovens, fireplaces
- Inspect for any signs of gas leaks or improper combustion.
- Expansion Tanks (if present)
- Inspect for proper installation
- Check for leaks or signs of wear.
- Fuel Storage
- Verify the tank is securely mounted.
- Inspect for leaks.
Part 8: Doors/Windows
- Doors
- Open and close smoothly.
- Have no gaps.
- Weatherstripping is intact.
- Locks
- Operate smoothly, without resistance or sticking.
- Windows
- Open and close without resistance.
- Window Seal
- Look for condensation, fogging, or clouds between the panes indicating window seal failure.
Part 9: Appliances
- Fridge
- The internal temperature of the fridge is around 37°F (3°C), and that of the freezer is around 0°F (-18°C).
- Open and close the doors to ensure they seal tightly.
- Listen for the sound of the compressor running.
- Check for any water leaks around the base and excessive ice buildup in the freezer.
- Open the fridge to see if the interior light works
- Check coils and motor for dust, dirt, or any visible signs of wear or damage.
Massachusetts-Specific Home Requirements
- Title 5 Inspection: Massachusetts requires a Title 5 inspection for properties with private septic systems. This inspection ensures the septic system meets state environmental standards and must be done before selling a property, expanding its footprint, or building additional bedrooms.
- Lead Paint Law: Massachusetts requires homes built before 1978 to be inspected for lead paint. If lead is found, it must be disclosed, and landlords must remove or cover lead paint hazards if a child under six resides in the property.
- Smoke & Carbon Monoxide Detector: Before a property can be sold, it must pass an inspection to ensure compliance with Massachusetts’ smoke and carbon monoxide detector regulations. Certificates from local fire departments are required at closing.
