How to Inspect a House in 20 Minutes
By Dave Park | Advantage Inspection
You’ve just shown a few homes, your client is interested but uncertain, and they turn to you with the million-dollar question: “Is this house a good buy?” While you’re not a licensed inspector, having a system in place to review major components quickly can provide valuable insight and help your clients avoid costly surprises.
This guide gives Realtors a practical, efficient way to assess a home in 20 minutes. It’s not a replacement for a professional inspection—but it’s a smart way to flag concerns before the offer is written.
🧰 What to Bring
- Thermostat Gun – Quickly measures air temperatures to verify HVAC function and water temperatures.
- Flashlight – Essential for low-light areas like crawlspaces and under sinks.
- Long Screwdriver – Useful for probing soft wood and testing deck framing.
- Binoculars – Allow visual access to high areas like the roof, gutters, and chimneys.
🔍 9 Areas to Prioritize During Your 20-Minute Walkthrough
- Start Inside: HVAC System
Turn on both the heat and air conditioning (as seasonally appropriate). Listen for unusual noises and feel for airflow. Lack of response or musty odors could point to deeper HVAC issues. For example, if the air feels warm after five minutes of running the A/C, there may be a refrigerant or compressor issue.
- Trace the Water Path: Roof to Foundation
Use binoculars to look for missing shingles, sagging, or debris in gutters. Follow downspouts—make sure they extend away from the home. Water pooling near the foundation can lead to erosion or moisture intrusion. You’re looking for signs of roof leaks, poor drainage, and clogged systems.
- Exterior Surfaces and Structural Elements
Walk the perimeter and inspect the siding, fascia, and soffits. Look for rot, bubbling paint, missing caulk, or misaligned flashing. A good example is swollen or splitting siding near the bottom edge, which may indicate moisture intrusion.
- Crawlspace Conditions
If accessible, open the crawlspace door and use your flashlight. A strong musty smell often signals excessive moisture or mold. Look for signs of water staining, standing water, or damaged insulation. Bonus points if your flashlight catches movement—it might be the wildlife welcoming committee.
- Windows and Trim
Inspect the caulking around windows. Inside, open several to check operation. If a window is painted shut or heavily drafty, repairs may be needed. Peeling paint on sills or foggy double-pane windows suggest long-term exposure to moisture. Use the long screwdriver here. Push and—fingers crossed—no dents!
- Yard and Septic System (if applicable)
For homes with septic systems, look for signs such as standing water, sunken areas, or odors around the drain field. These can indicate a saturated or failing system. Your nose will do most of the work here—if it smells like trouble, it probably is.
- Cracks in Foundation or Walls
Inspect foundation walls for cracks. Stair-step cracks in masonry often point to settlement. Vertical or horizontal cracks may be structural and need professional review. Also check inside corners of rooms and above doors/windows for separation. When in doubt, call in an engineer—cracks are like tweets, some are harmless, some cause panic.
- Plumbing Material and Risk Indicators
Look under sinks and in mechanical areas to identify the type of plumbing. Polybutylene pipes (gray plastic, common in older homes) are prone to failure. If you spot them, recommend further evaluation immediately. Remember: with polybutylene, it’s not a matter of if—they will leak.
- Finish This UP!
Now that you’ve made your way through, head back inside and grab that thermostat gun. Measure the temperature at the return air grill, then check a few supply vents. You’re looking for a 15- to 25-degree temperature difference. No differential? No bueno. Then run the hot water at the kitchen sink. Point and click—does the water heater bring the heat, or is it more of a lukewarm letdown?
🏁 Final Thoughts: Call for Backup When Needed
This quick assessment can reveal red flags, but it isn’t a substitute for a licensed inspection. If something looks questionable, smells unusual, or feels “off,” encourage your clients to bring in the pros.
When you perform a quick, informed walkthrough using these tools and techniques, you’re not just showing homes—you’re protecting your clients from the unexpected.
Now Drop and Give Them 20! Your buyers will thank you for it.
💻 Click Here to schedule your inspection online
📞 Call Advantage Home Inspection at 919.850.2526
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