What Home Inspectors Look For — A Room-by-Room Guide

March 2, 2026

Here’s what a licensed Indiana home inspector is looking for as they move through a property — room by room, system by system. Understanding the inspection process helps buyers focus on what matters most in the report.

Starting Outside: Exterior and Site

Before entering, inspectors evaluate the property from the outside:

Grading and drainage: Does the ground slope away from the foundation? Indiana’s heavy clay soils don’t absorb water well — improper grading funnels water toward the foundation and basement walls.

Foundation (visible): Cracks in the foundation — horizontal cracks are more concerning than vertical hairline cracks. Signs of settlement, bowing walls, or moisture staining at the base.

Exterior cladding: Siding condition, paint peeling (especially on older homes — may indicate moisture), missing or damaged trim, gaps where water can enter.

Roof from ground level: Missing or damaged shingles, visible sagging, deteriorated flashing at chimneys and penetrations, gutter condition, downspout extensions away from foundation.

Decks and porches: Ledger board attachment to house, post footing depth, railing height and spacing, structural integrity. Deck failures are a leading cause of inspection-related injury.

Windows and doors: Proper fit, weatherstripping condition, glazing condition (fogged windows indicate seal failure), proper exterior caulking.

Basement and Crawlspace

The basement tells the story of the whole house:

Water intrusion evidence: Staining, efflorescence (white mineral deposits on walls), rust stains on floors, musty odors, visible mold growth. Indiana’s clay soils make basement water intrusion the most common finding in older homes.

Foundation walls: Horizontal cracks (serious — indicates soil pressure), diagonal cracks (may indicate settlement), bowing or bulging.

Structural beams and columns: Wood beams for rot, insect damage, or inadequate bearing. Steel columns for rust or movement.

Sump pump: Operation test, condition of the pit, discharge line routing.

Electrical panel: Many older Indiana homes have panels approaching or exceeding their lifespan. Inspectors note the brand, breaker condition, evidence of overheating, and whether the panel meets current standards.

Crawlspace: Vapor barrier condition, standing water, wood rot, insulation condition, plumbing and HVAC routing.

Kitchen

Appliances: Inspectors test operation of built-in appliances — stove burners, oven, dishwasher (run cycle), range hood venting.

Plumbing: Under-sink drain condition, garbage disposal operation, faucet flow and drainage.

GFCI outlets: Required within 6 feet of kitchen sinks since 1978 code updates. Many older Indiana kitchens still lack proper GFCI protection.

Exhaust ventilation: Range hoods should exhaust to outside (not just recirculate). Recirculating hoods are noted as limited.

Bathrooms

Plumbing: Toilet operation (flush, fill, no rocking at base), faucets, shower pressure and drainage.

Exhaust fans: Should exhaust to exterior, not into attic space. Attic-vented exhaust fans cause moisture problems.

GFCI protection: Required within 6 feet of sinks and in any bathroom added after applicable code dates.

Tile and caulking: Grout gaps, failed caulk at tub/shower transitions — water intrusion behind tile is a common and expensive problem.

Water heater (if accessible from bathroom): Age, T&P relief valve, vent pipe condition, clearances.

Living Areas and Bedrooms

Outlets and switches: Sample testing — inspectors check a representative sample, not every outlet.

Smoke detectors: Presence and location noted (required in each bedroom and on each floor). Not operationally tested in a standard inspection.

Carbon monoxide detectors: Required within 15 feet of sleeping areas in Indiana if the home has fuel-burning appliances.

Windows: Operation, locks, broken seals (foggy glass), egress compliance in bedrooms.

Ceilings and walls: Water staining (evidence of past or active roof or plumbing leaks), cracks, evidence of settling.

Attic

Insulation: Type (fiberglass, cellulose, spray foam) and estimated depth. Indiana Energy Code requires R-49 in attics for new construction — older homes often fall short.

Ventilation: Soffit and ridge vents, adequate air movement. Poor attic ventilation causes moisture buildup in winter and heat buildup in summer — reduces shingle life and can cause ice dams.

Roof structure: Visible rafters or trusses for damage, pest evidence, evidence of past repairs.

Bathroom exhaust fans: Frequently incorrectly vented into attic space — should exit through roof or soffit.

Evidence of moisture: Staining on sheathing, active leaks, frost accumulation in winter.

HVAC Systems

Furnace: Age, filter condition, heat exchanger (for cracks — carbon monoxide risk), burner operation, flue condition.

Air conditioner: Age, operation (if above 60°F — below this temperature, testing can damage the compressor), refrigerant line insulation, clearances.

Ductwork: Visible condition, insulation in unconditioned spaces, supply and return distribution.

Water heater: Age (typical lifespan 8–12 years for tank units), T&P valve and discharge pipe, venting, sediment buildup indicators.

What the Report Tells You

After the inspection, findings are categorized. Look for:

• Safety hazards — require immediate attention regardless of negotiation outcome (open wiring, CO detector absence, structural risk)
• Major defects — items with significant repair costs or implications (failing HVAC, active water intrusion, roof replacement needed)
• Maintenance items — not urgent, but need attention over time (caulking, minor grade issues, aging appliances)

Use this framework to separate negotiating items from future maintenance planning.