What to look for when viewing a house: A room-by-room checklist

Key takeaways

• A careful home tour can reveal red flags that listing photos and virtual tours miss, from water stains and foundation cracks to drainage problems and aging systems. 
• Focus on structural, mechanical and moisture-related issues during the walkthrough because those are the most expensive to fix after closing. 
• A home tour is not a substitute for a professional inspection, but it helps you decide whether a property is worth pursuing before you spend money on one. 

A home tour is your best chance to evaluate a property before making an offer. Online photos and virtual tours can only show so much. Walking through a home in person lets you spot issues that a camera angle might hide, from a musty basement smell to a door that won't close.

This article is organized as a room-by-room and area-by-area checklist so you can reference it during any showing. It is not a substitute for a professional home inspection, which should always be part of the buying process.

Related content:

• Buying a home in 10 steps
• What to look for when touring a house

Start your evaluation from the street, before you reach the front door. The exterior tells you a lot about how well the home has been maintained.

• Roof. Look for missing, cracked or curling shingles. Dark streaks can indicate algae or water damage. Sagging gutters or downspouts that do not direct water away from the foundation are warning signs. 
• Siding and paint. Peeling, cracked or warped siding may signal moisture damage or deferred maintenance. 
• Foundation. Walk the perimeter if possible. Look for visible cracks in the exterior walls or the foundation itself. Horizontal cracks are more concerning than hairline vertical ones. 
• Drainage. Does the yard slope away from the house? Standing water or soggy areas near the foundation can lead to basement leaks and structural problems over time. 
• Driveway and walkways. Large cracks, heaving or uneven surfaces may indicate soil movement or poor drainage. 
• Landscaping. Overgrown trees or shrubs, especially those touching the roof or growing against the foundation, create moisture, pest and structural risks.
• Neighborhood. Note noise levels, the condition of neighboring homes and how many for-sale signs are on the street. Multiple listings on one block may indicate local issues worth investigating. 

Related content:

• How to improve your home's curb appeal before selling

Once inside, resist the pull of staging and finishes. Look at the bones of the house first.

• Walls and ceilings. Check for cracks, water stains, bubbling paint and any mold or mildew odor. Strong air fresheners may be masking smells. 
• Floors. Walk slowly through every room. Feel for soft spots, springiness or unevenness. Look for warped boards, cracked tiles or gaps in the flooring. Lift area rugs if possible. 
• Windows. Open and close each one. Check for fog between panes (a sign of seal failure), broken latches and drafts around the frame. 
• Doors. Do they open and close smoothly? Multiple sticking doors throughout the house can indicate foundation movement or settling. 
• Natural light. Note the size and orientation of windows and how much light reaches each room. South-facing rooms typically receive the most daylight. 
• Layout. Does the floor plan work for your daily life? Walk through morning and evening routines mentally. Consider furniture placement, traffic flow between rooms and whether you need a home office or extra bedroom. 
• Electrical. Flip every light switch. Note flickering lights, which may indicate wiring problems. Count the number of outlets per room, especially in older homes where outlets may be limited. 

Kitchens contain much of a home's plumbing and wiring, and they are among the most expensive rooms to renovate.

• Cabinets. Open every door and drawer. Look for water damage, warping, swelling or pest droppings (small dark specks along edges or corners). 
• Countertops. Check for cracks, chips and deep stains. Surface damage in kitchens is typically cosmetic, but it affects your budget if replacement is needed. 
• Appliances. Ask which appliances are included in the sale. Note their approximate age and condition. Older appliances may need replacement within a few years. 
• Plumbing. Run the kitchen faucet. Check water pressure and how quickly the sink drains. Open the cabinet under the sink and look for active leaks, water stains or warped wood. 
• Ventilation. Turn on the range hood or exhaust fan. A kitchen without proper ventilation accumulates grease, moisture and odors that affect air quality and finishes over time. 

Bathrooms are the most moisture-heavy rooms in the home and the most likely to develop hidden water damage.

• Faucets and showerheads. Turn them on. Check water pressure and how quickly the water reaches the desired temperature. 
• Toilets. Flush each one. Check for rocking or movement at the base, which can indicate a broken wax seal or subfloor damage. 
• Grout and caulking. Cracked, missing or discolored grout around tubs, showers and sinks can allow water behind walls and under floors. Regrouting is inexpensive, but the water damage it may have already caused is not. 
• Ventilation. Does the bathroom have a working exhaust fan? Lack of ventilation leads to mold growth, peeling paint and deterioration of fixtures. 
• Under-sink areas. Look for active leaks, water stains or warped cabinet bottoms. 

If the home has a basement or crawlspace, this is often where the most expensive problems reveal themselves.

• Moisture. This is the single most important thing to look for. Water stains on walls or floors, visible mold, a musty smell or efflorescence (white mineral deposits on concrete) all indicate moisture intrusion. 
• Foundation from inside. Horizontal cracks in basement walls are more concerning than vertical ones because they can indicate lateral pressure from soil or water. Large diagonal cracks warrant professional evaluation. 
• HVAC system. Ask about the age and type of the heating and cooling system. Most systems last 15 to 20 years. Listen for unusual sounds when the system is running. 
• Water heater. Check its age (a label on the unit typically shows the manufacture date). Most tank water heaters last eight to 12 years. Look for corrosion or pooling water at the base. 
• Electrical panel. Is it labeled? How many amps does it provide? Older homes with 60-amp service or fuse-box panels may need an upgrade, which can cost several thousand dollars. 
• Insulation. In unfinished basements and attics, insulation should be visible between joists or rafters. Missing insulation means higher energy costs and may indicate other maintenance gaps. 

After the interior walkthrough, circle back to the exterior and check the areas you may have passed on the way in.

• Garage. Does the door open and close properly? Look for cracks in the floor and signs of water intrusion along the walls. 
• Fencing. Note its condition and whether it appears to align with the property line. Ask if a survey has been done. 
• Outdoor structures. Check decks, patios and sheds for rot, loose boards and sagging. Wood decks in contact with the ground deteriorate faster. 
• Grading. The ground should slope away from the foundation on all sides. Poor grading is one of the most common causes of basement water problems. 
• Utilities. Ask where the main water shutoff, gas meter and exterior electrical panel are located. Knowing these locations matters during emergencies and inspections. 
• HOA. If the property is part of a homeowners association, ask about monthly or quarterly fees, rules and restrictions and any upcoming special assessments. 

Pack light, but bring the tools that make your walkthrough more effective:

• Phone (camera, flashlight, notes app) 
• Tape measure 
• Outlet tester (about $10 at a hardware store) 
• Written list of questions for your agent 
• Preapproval letter (if you might make an offer that day) 
• All decision-makers (spouse, partner, co-buyer) 

Your agent can surface information you cannot see. Ask these questions at every showing:

• How long has the home been on the market? 
• Has the price been reduced? 
• Why is the seller moving? 
• How old are the roof, HVAC, water heater and major appliances? 
• Are there any known issues or past repairs? 
• Is a seller's disclosure or pre-listing inspection report available? 
• Are there any HOA fees, special assessments or deed restrictions? 
• What are the estimated property taxes and monthly utility costs? 

When you are ready to start touring, browse homes for sale on Homes.com.