Exterior: Roof, Walls, Foundation

The exterior is your home's first line of defence against the elements. Inspect it methodically, from the top down.

From the ground, examine the roof with binoculars. Look for lifted, cracked, or missing shingles. Check the flashing around chimneys and vents — if it is lifted or corroded, water is getting in. Look for sagging ridges, which indicate structural issues beneath.

Walk the perimeter. Check siding for cracks, warping, or areas where it has pulled away from the wall. Look at the paint — peeling or blistering indicates moisture is trapped behind the surface. Inspect the foundation for new cracks. Mark any you find with tape and a date, and monitor them over time. Active cracks grow; dormant ones do not.

Check that the soil grades away from the foundation for at least the first metre. Look for standing water after rain — it should drain within hours, not days.

Systems: Plumbing, Electrical, HVAC

Your home's systems are its vital organs. Inspect them with care, and do not hesitate to call a professional for anything beyond a visual check.

Plumbing: Check under every sink for moisture. Look for corrosion on supply lines and shut-off valves. Replace any hose that shows bulging or cracking. Test the water heater's pressure relief valve — place a bucket under the discharge pipe and lift the lever. Water should flow and stop when released. Flush the tank to remove sediment.

Electrical: Test all ground fault circuit interrupter (GFCI) outlets — those in kitchens, bathrooms, and exterior areas. Press the test button; the outlet should lose power. Press reset to restore. Look for discoloured or warm switch plates and outlets — these indicate a problem that needs an electrician. Check your breaker panel — make sure all breakers are labelled and none are tripped.

HVAC: Replace all filters. Clean condenser coils on the outdoor AC unit. Clear debris from around the unit. If your system is more than ten years old, schedule a professional service — efficiency drops with age, and a failing system costs more to run than to maintain.

The inspection does not find every problem. It finds the problems that are visible — and those are the ones you can act on before they become invisible, expensive, and irreversible.

Interior: Walls, Floors, Ceilings

Walk through each room with fresh eyes. You are looking for changes — anything that was not there last year.

• Stains on ceilings — yellowish rings indicate a slow leak above.
• Cracks in walls — small hairline cracks are normal; new or widening cracks need attention.
• Doors and windows that stick or no longer close properly — a sign of foundation movement.
• Warped or buckling floors — especially in bathrooms, kitchens, and near exterior walls.
• Mould or mildew — check bathrooms, basements, and behind furniture on exterior walls.
• Pest signs — droppings, chewed wood or wiring, or insect trails.

Safety: Detectors, Extinguishers, Exits

The safety portion of the inspection is quick but critical. Do not skip it — it is the part that saves lives.

• Test every smoke and carbon monoxide detector — replace batteries or units as needed.
• Check fire extinguisher pressure gauges — the needle should be in the green.
• Confirm all exits are clear — nothing should block doors or escape windows.
• Check that escape ladders are in place and accessible on upper floors.
• Test garage door auto-reverse — place an object in the path and confirm it reverses.
• Check that household chemicals are properly stored and out of reach of children.

Documentation and Next Steps

The inspection is only useful if you act on it. As you walk through, carry a notebook or use your phone to record findings. Categorise them: immediate (safety or active damage), this season (should be done within months), and next year (monitor or plan for).

For each item, note the location, the issue, and the action required. Take photos — they will be invaluable for comparison next year and for insurance purposes if needed.

Schedule the immediate items within a week. The seasonal items should go on your maintenance calendar. The monitoring items should be revisited at your next inspection to see if they have changed.

This process takes two to three hours the first time. By the third year, you will know your home well enough to do it in half that — because you will know what is normal and what has changed. That knowledge, more than any single repair, is what keeps a home standing. The annual inspection is not a chore. It is a conversation with your home about what it needs — and the most important conversation you will have with it all year.