Utah Home Inspection Checklist

What This Checklist Is For

A home inspection checklist serves two purposes. Before the inspection, it helps you know what questions to ask and what to pay attention to. During the walkthrough, it gives you a reference so you're not trying to remember everything the inspector just told you.

It does not replace a professional inspection. A trained inspector evaluates hundreds of items across every major system of the home, many of them not visible without thermal imaging, a moisture meter, or a foundation level survey. This checklist is a buyer's companion, not a substitute.

Pre-Inspection

Before the Inspector Arrives

• Confirm gas, electric, water utilities are on
• Access confirmed to attic, crawlspace, and electrical panel
• Garage door opener available or code provided
• Seller's disclosure reviewed note anything flagged for extra attention
• You've blocked 3 - 4 hours; plan to attend at least the final walkthrough
• Year the home was built confirmed (affects what systems to scrutinize)

System 1

Exterior & Lot

Utah's clay soils expand when wet and contract when dry concrete cracking, grading problems, and foundation movement are common. The exterior tells you a lot before you step inside.

• Roof visible from ground missing, curling, or mismatched shingles
• Gutters and downspouts intact, directing water away from foundation
• Grading slopes away from foundation on all sidesCritical in Utah clay flat or reverse grade causes moisture intrusion at foundation
• Driveway and walkways heaving, cracking, or significant settlement
• Siding or cladding rot, damage, or missing sections
• Window and door frames gaps, failed seals, rot at sills
• Decks and patios ledger board attachment, post bases, railings
• Window wells free of debris and intact
• No evidence of past water intrusion at base of exterior walls

System 2

Foundation & Structure

Foundation level survey included with every Checkpoint inspection measures differential settlement in Utah's reactive clay soils. A $150 standalone service elsewhere.

• Foundation walls (exterior) cracks present?Horizontal cracks are more serious than vertical hairline cracks
• Basement or crawlspace walls efflorescence (white mineral deposits), staining, or seepage
• Crawlspace: vapor barrier present and covering the full floor
• Crawlspace: no wood framing in direct contact with soil
• Crawlspace: no signs of standing water or elevated humidity
• Floor levelness noticeable slopes or soft spots
• Interior doors and windows sticking or out-of-square framesSticking doors and diagonal drywall cracks can track with foundation movement
• Drywall cracks especially diagonal cracks at door and window corners

System 3

Roof

Heavy snow loads in winter and intense UV the rest of the year degrade Utah County roofs faster than milder climates.

• Shingle type and approximate ageAsphalt shingles typically last 20 - 30 years
• Missing, cracked, curling, or granule-worn shingles
• Flashing at chimneys, skylights, vents, and wall intersectionsLifted or corroded flashing is a common Utah moisture entry point
• Ridge and hip condition
• Gutters secure, not pulling away from fascia
• Downspout extensions discharge 4 - 6 ft from foundation
• Chimney cap present, mortar in good condition
• Skylights seals intact, no interior staining below
• Roof penetrations pipe boots and collars sealed

System 4

Attic

Bathroom and kitchen exhaust fans venting into the attic, not outside. This is a very common defect in Utah County homes.

• Insulation depth adequate R-38 to R-60 recommended for Utah
• Insulation not blocking soffit vents
• Ridge and soffit ventilation present and functioning
• No moisture staining, mold, or soft spots on roof sheathing or rafters
• Exhaust fans terminate outside, not into attic space
• No evidence of past pest activity (rodents are common in Utah attics)

System 5

Electrical

Utah County homes built 1965 - 1975 may have aluminum branch wiring. Ask your inspector specifically if the home is from that era.

• Main panel: breakers labeled, no double-tapping, 200-amp service preferred100-amp panels are being phased out as insufficient for modern loads
• No visible DIY wiring, open junction boxes, exposed wire nuts
• GFCI at all wet-area outlets: kitchen, bathrooms, garage, exterior
• AFCI protection on bedroom circuits (required in homes built after 2002)
• Outlets tested throughout, no dead outlets or reversed polarity
• Smoke detectors on each floor, in bedroom hallways, and inside each bedroom
• CO detector present, required in Utah for homes with attached garages

System 6

Plumbing

Utah has some of the hardest water in the country. Scale buildup shortens water heater and pipe lifespan significantly.

• Water pressure adequate. Normal range 40 - 80 PSI
• Water heater: age (check label), typical lifespan 10 - 12 years; T&P relief valve presentSeismic straps required in Utah for both gas and electric water heaters
• Supply lines under sinks, no cracking, corrosion, or age wear
• Drain lines no slow drains at any fixtures
• Signs of past leaks, staining under sinks, soft cabinet flooring
• Main water shut-off: location known, valve fully operable
• Pre-1980 home: ask inspector about galvanized steel supply lines

System 7

HVAC

Evaporative (swamp) coolers are common in older Utah homes but lose effectiveness on August monsoon days. Factor retrofit cost (~$5,000 - $10,000+) into your position if the home lacks central AC.

• Furnace age and condition, typical lifespan 15 - 20 years; filter conditionDirty filter signals maintenance history
• Burner flame: blue = normal; yellow or orange = incomplete combustion issue
• Cooling type: central AC or evaporative cooler? Age of unit noted
• Outdoor AC condenser condition, refrigerant lines insulated
• Thermostat operation confirmed
• Ductwork: visible sections sealed, no obvious disconnections
• Attic or crawlspace ductwork insulated in unconditioned spaces

System 8

Interior

• Ceilings staining or soft spots indicate moisture from above
• Walls diagonal cracks at door and window corners (watch these)
• Floors soft spots or springiness that feels structural
• Windows open, latch, and lock correctly; fogged glass = failed seal
• Stairways handrails secure, balusters correctly spaced, treads solid
• Fireplace (if present) damper operable, firebox and surround condition

System 9

Garage

• Auto-reverse tested, door should reverse on 2×4 flat on floor
• Fire wall between garage and living space: drywall intact, no penetrations
• Floor significant cracking or heaving may indicate soil movement
• GFCI outlet present in garage

Walkthrough

Questions to Ask During Your Walkthrough

• "What are the 2 - 3 things you'd want to know if this were your house?"
• "Does the foundation movement fall within a normal range for this area?"
• "Is this defect consistent with the age of the home, or unusual?"
• "What maintenance items should I prioritize in year one?"
• "Is this something to negotiate before closing, or safe to handle later?"

Download the Free Checklist PDF

Print this checklist and bring it to your inspection. The PDF is formatted as a single clipboard-ready checklist organized by systems, plus Utah-specific callouts.

No email required. No sign-up. Just a useful checklist.

Ready to Book Your Utah County Home Inspection?

Every Checkpoint inspection includes a full-home infrared thermal scan and a foundation level survey. The two items buyers most often discover they needed after the fact. InterNACHI® Certified. Same-day reports. Instant quote by email.

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