"What exactly does a home inspector look at?" is the #1 question I hear from first-time buyers in Mankato. The standard answer — "all major systems" — is true but useless. Here's the actual checklist for a Closer Look inspection.
1. Roof (and roof drainage)
- Shingle / membrane / metal condition, age estimate, expected remaining life
- Flashing at chimneys, walls, vents, valleys, eaves, rake
- Gutters, downspouts, splash blocks, grading away from foundation
- Chimney crown, cap, mortar joints, flue liner (where visible)
- Skylights, vents, satellite mounts, exterior penetrations
Steep or fragile roofs get a drone scan instead of a ladder — safer, more thorough, photo-documented.
2. Attic
- Insulation type, depth, coverage, vapor barrier
- Ventilation (soffit + ridge or gable, balanced intake/exhaust)
- Framing — rafter sizing, sheathing, signs of leaks or sagging
- Bathroom/dryer/kitchen exhaust termination (a HUGE common failure)
- Knob-and-tube, abandoned wiring, rodent activity
3. Exterior
- Siding (vinyl, fiber-cement, wood, brick, stone) — condition + flashing
- Trim, fascia, soffits, eaves
- Window/door exterior — caulking, sills, lintels
- Deck — ledger attachment, joist hangers, beam connections, guardrails
- Driveway, walks, patios, retaining walls
- Grading, drainage, vegetation against the home
4. Foundation, basement, crawlspace
- Foundation type — poured concrete, block, stone/rubble — and condition
- Cracks: hairline (cosmetic), shrinkage (normal), structural (flag it)
- Moisture intrusion, efflorescence, water-staining
- Sump pump and pit (if present), backup battery, discharge
- Floor framing, posts, beams, joists
- Crawlspace vapor barrier, ventilation, insulation
5. Electrical
- Service entrance, meter, mast, drip loop
- Main panel — amperage, brand (red flag panels: Federal Pacific, Zinsco, certain Pushmatic), bonding, grounding
- Sub-panels, AFCI/GFCI protection (kitchen, bath, exterior, garage, basement)
- Wiring type — copper, aluminum (1965–73 era), knob-and-tube
- Outlet sampling — polarity, ground, tamper-resistance, function
- Light fixtures, ceiling fans, smoke + CO detector placement
6. Plumbing
- Supply lines — copper, PEX, galvanized (red flag), polybutylene (red flag)
- Drain/waste/vent — cast iron, PVC, ABS
- Water heater — age, capacity, T&P valve, expansion tank, venting
- Fixtures — faucets, toilets, showers — flow, drain, leaks under
- Main shutoff location, hose bibs, sump/ejector pumps
7. HVAC
- Furnace — age, capacity, venting, heat exchanger (visible only), filter
- Air conditioner — age, capacity, refrigerant lines, condensate drain
- Ductwork — supply, return, balance, leakage
- Thermostat function, zoning, humidifier (if present)
8. Kitchen
- Built-in appliances — function, age, GFCI
- Range/oven — burners, bake/broil, anti-tip bracket
- Dishwasher — air gap or high loop, latch, cycle
- Microwave/range hood — exhaust termination
- Cabinets, countertops, sink, disposal
9. Bathrooms
- Tub/shower surround, caulking, drain, valve operation
- Toilet — flush, leak at base, bowl movement
- Sink, faucet, shutoffs, P-trap
- Exhaust fan — operation and termination (must vent OUTSIDE — not into attic)
- GFCI protection, lighting
10. Doors, windows, interior
- Window operation, locks, screens, glazing, weatherstripping
- Door operation, locks, weatherstripping
- Wall, floor, ceiling condition
- Stairs, handrails, guardrails
- Garage — overhead door, opener safety reverse, fire separation, attic access
What the "standard" inspection misses
InterNACHI Standards of Practice are the baseline. Every Closer Look inspection goes beyond that. Standard included on every job:
- FLIR thermal imaging scan — finds hidden moisture, missing insulation, electrical hot-spots
- Digital moisture meter on every visible water stain
- Drone roof scan on any roof too steep or fragile to walk
- Photo documentation of every finding — not a written description, an actual photo with location pin
Add-ons (priced separately, bundled at a discount): radon, sewer scope, mold, water testing, well, septic.
— Lisa Meine, InterNACHI Certified Master Inspector
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