A rental property inspection checklist covers the structure and every major system, from the foundation to the appliances, and asks how many years each one has left. That second question separates a rental inspection from a homeowner's, because you're buying a stream of rent, and a roof that fails in year two comes straight out of it.
The checklist below is grouped by system, followed by how to sort what the report finds.
Who orders the inspection, and why it matters
The inspector's client is whoever hires them. A report the seller supplies may be accurate, but you didn't pick the inspector, set the scope, or get to ask questions.
Order your own, go if you can, and ask the inspector to note the age of every major system. A standard inspection is visual and limited to what's readily accessible. It won't open walls, and it excludes underground items and septic systems, so a buried sewer line needs a specialist with a camera.
The checklist, by system
Foundation and structure
| Look for | Ask |
|---|---|
| Cracks in the foundation, especially wide, stair-step, or horizontal ones | Is this settling or active movement? Does it need a structural engineer? |
| Doors and windows that stick, sloping floors | Is there evidence of past repairs? |
| Water stains or efflorescence in a basement or crawl space | Where is the water coming from? |
Roof
| Look for | Ask |
|---|---|
| Missing, curling, or cracked shingles, sagging lines | How old is the roof covering, and how many layers are there? |
| Damaged flashing at chimneys and vents | Are there signs of active leaks in the attic? |
| Gutters and downspouts that are loose or dump water at the foundation | Was the roof viewed up close, or from the ground? |
HVAC
| Look for | Ask |
|---|---|
| Age on the furnace and condenser data plates | How old is each unit? |
| Rust, unusual noise, short cycling, poor airflow | Did both heating and cooling run during the inspection? |
| Dirty filters or no service records | When was it last serviced? |
Plumbing
| Look for | Ask |
|---|---|
| Supply and drain pipe materials | Are any of the pipe materials prone to failure? |
| Low water pressure, slow drains, leaks under sinks | Is a sewer scope worth ordering on this property? |
| Water stains on ceilings below bathrooms | Where is the main shut-off? |
Water heater
| Look for | Ask |
|---|---|
| Manufacture date on the label | How old is it? |
| Rust at the base, leaks, a missing discharge pipe on the relief valve | Is it sized for the number of bedrooms? |
Electrical panel
| Look for | Ask |
|---|---|
| Panel age, brand, and capacity | Does this panel type have a known history of problems? |
| Double-tapped breakers, scorch marks, rust, missing breaker labels | Is the service large enough for the property? |
| Ungrounded outlets, no GFCI protection near water | Are smoke and carbon monoxide detectors present where required? |
Exterior and drainage
| Look for | Ask |
|---|---|
| Ground that slopes toward the foundation | Where does water go in a heavy rain? |
| Rotted siding or trim, gaps around windows | Are there signs of pests or wood damage? |
| Trees overhanging the roof, cracked driveways and walks | Is any of this a safety issue for a tenant? |
Interior
| Look for | Ask |
|---|---|
| Water damage, mold, soft spots in floors | Is any damage active or old? |
| Worn flooring, damaged doors, broken windows | What will need replacing at the next tenant turnover? |
| Railings, stairs, and egress windows in bedrooms | Are there safety items a tenant could get hurt on? |
Appliances
| Look for | Ask |
|---|---|
| Range, refrigerator, dishwasher, washer, and dryer all operate | How old is each one? |
| Dryer vent routed outside and clear | Are any near replacement? |
What a rental investor checks that a homeowner might not
Remaining useful life, in years. InterNACHI's standards say inspectors aren't required to predict service life, and a system near the end of its life isn't a defect by itself. A homeowner can live with an old water heater. You need to know when the bill lands, so get the age of each major system and compare it with its expected life. InterNACHI's estimates are in what repairs really cost.
Durability. Tenant turnover wears finishes faster. Note anything that will need replacing at the first turnover.
Tenant safety. Smoke detectors, railings, egress windows, and working heat matter more when someone else lives there. Local rules set what's required.
Lead paint. For most housing built before 1978, federal rules require landlords to disclose known lead-based paint, hand over any records they have, give tenants an EPA pamphlet, and put a lead warning statement in the lease. Buyers get 10 days to test, which can be shortened, lengthened, or waived in writing.
To see how findings feed the numbers, read how to evaluate a rental property.
Build my plan to see how a property's numbers fit a 10-year portfolio.
How to sort what the report finds
Most reports rank items by severity. Put every finding in one of three buckets.
- Walk away. Foundation movement, major water intrusion, or several big systems near the end of their life at once.
- Negotiate. Repairs the seller should make before closing, or a credit or lower price in their place.
- Budget. Systems that work today but will need replacing while you own the property. Give each a year and a cost estimate and add them to your pro forma.
Get contractor quotes on anything large before your inspection contingency runs out. The inspector tells you what's wrong, and a contractor tells you what it costs.
How the Lineage Standard maps to the checklist
Here is the Lineage Standard for the properties on our site.
- Class A or B area.
- No foundation issues.
- At least 50% of useful life left on the roof, HVAC, plumbing, water heater, and electrical panel.
- Lineage orders the inspection, not the seller.
- A tenant vetted by a licensed property manager, with a signed 12-month lease, before you close.
The foundation line covers the first section of the checklist. The 50% rule covers the five systems where remaining life drives your capex. Lineage orders the inspection, so the seller doesn't choose the inspector. Lineage is paid when a sale closes, so read the full report yourself, and hire your own inspector if you want a second opinion. Read the exterior, interior, and appliance items line by line either way. See how it works for where the inspection sits in the process, or the first rental property guide for the full path.
This checklist is general information, not a substitute for a licensed inspector, a structural engineer, or local code requirements.
To see what several rentals could add up to over 10 years, build my plan, or talk to a consultant about the inspection on a property you're considering.
Frequently asked questions
The buyer, or someone working for the buyer, since the inspector works for whoever hires them.
Not necessarily, since common standards don't require it. Ask for each major system's age and condition and estimate the remaining years from there.
Foundation problems, active water intrusion, or several major systems near the end of their life at once. Most other findings become a negotiation or a budget line.