A yearly maintenance inspection for an existing homeowner: exterior, roof and gutters, grading, heating and cooling service, water heater, plumbing leaks, GFCI and AFCI tests, smoke and CO alarms, attic, basement or crawlspace, and appliances — ending in this year's to-do list with when, priority and who.
Home and Homeowner
Whose home, and when it was last looked at.
Report title
Homeowner
Address
Year built
Date of last year's visit
Season of this visit — Spring, Summer, Autumn, Winter
Weather during the visit — Clear and dry, Overcast, Light rain, Heavy rain, Snow or ice on the ground, Rain in the last two days, Very hot, Below freezing
Outdoor temperature
Utilities on at the time — Electricity, Water, Gas, Propane or oil, Some were off
Inspection company
Inspector
Licence or certification number
Date of inspection
Start time
Since Last Year
What last year's list asked for, and what the owner has noticed since.
Last year's to-do list — All done, Partly done, Not started, First visit — no list
Items still open from last year
What the owner has noticed this year
Work done on the house since the last visit
Exterior
Walls, sealant, paint, doors, decks and steps — the slow-wearing outside.
Siding and trim
Is caulk cracked or missing around windows, doors or siding joints?
Paint and stain
Exterior doors and weatherstripping
Deck, porch and steps
Are railings and handrails firm when you lean on them?
Are branches over the roof or touching the walls?
Outdoor taps — Run without leaking, Drip or leak, Hose left attached before freezing weather
What you saw outside
Exterior photographs
Roof and Gutters
The covering, the gutters and what drains from them.
How you looked at the roof — Walked the roof, From a ladder at the eaves, From the ground with binoculars, Drone images, Through an upstairs window, Could not be seen
Roof covering
Flashing, vents and skylights
Gutters — Clear and running, Partly blocked, Full or overflowing, Loose or pulling away
Moss, debris or granule loss building up on the roof?
Chimney cap, crown and masonry
Any sign of a roof leak inside?
What you saw on the roof
Roof and gutter photographs
Grading and Drainage
Where the rain goes once it leaves the roof.
Ground at the foundation — Falls away all round, Flat in places, Falls toward the house in places
Are downspout extensions in place, carrying water a few feet out?
Is soil or mulch piled against the siding?
Are window wells clear and draining?
Sump pump — None, Ran when the float was lifted, Did not run, Float out of reach
What you saw at the grading
Drainage photographs
Heating and Cooling
Filter, service record, and a run of each system.
Heating — Forced-air furnace, Heat pump, Boiler — radiators or baseboard, Electric baseboard, Radiant floor, Ductless mini-split, Wall or space heater, Other
Cooling — Central split system, Heat pump, Ductless mini-split, Evaporative cooler, Window or wall units only, None
Air filter — Clean, Due for changing, Very dirty, Missing
Filter size, for the owner's shopping list
Last professional service, from the tag or the owner
Heating, from the thermostat — Responded and ran, Did not respond, Not run — too cold, too hot or shut down
Cooling, from the thermostat — Responded and ran, Did not respond, Not run — too cold, too hot or shut down, No cooling system
Is the outdoor unit clear of plants and debris by about two feet?
Is the condensate line draining freely?
What you saw at the heating and cooling
Heating and cooling photographs
Water Heater
Age, relief valve, leaks and venting.
Type — Tank — gas, Tank — electric, Tankless, Heat pump tank, Other
Year made, from the label
Temperature and pressure relief valve — Valve fitted, discharge pipe runs down to near the floor or outside, Discharge pipe missing, capped, threaded at the end or running uphill, No relief valve fitted, Could not see it
Any water, rust or scale at the base or fittings?
If gas: is the vent connector sound and sloping up to the flue?
Last flushed, as far as the owner knows
What you saw at the water heater
Water heater photographs
Plumbing Leaks
The small, slow leaks that do the most damage.
Is the cabinet floor dry under every sink?
Does every toilet sit firm and stop running after a flush?
Washing machine hoses — Braided steel, Rubber, No washer
Is the caulk around tubs and showers intact?
Does the household know where the main water shutoff is?
Static water pressure
What you saw at the plumbing
Plumbing photographs
Electrical: GFCI and AFCI Test
Press every test button you can reach, and look for warm, loose or overloaded outlets.
Ground-fault (GFCI) outlets near water and outdoors — Every one tested tripped and reset, One or more would not trip or reset, Missing where you would expect them, Not tested
Arc-fault (AFCI) protection — Present, tested and reset, Present, one or more failed the test, None seen, Not tested
Any outlet loose, scorched, warm or buzzing?
Extension cords used as permanent wiring or run under rugs?
Panel, from the outside of its cover
What you saw at the electrical
Electrical photographs
Smoke and CO Alarms
Sound each one, read its date, and check the extinguisher.
Smoke alarms — Present and sounded when tested, Present, one or more stayed silent, Missing from a bedroom, hall or level, Present, not tested
Carbon monoxide alarms — Present outside sleeping areas, Missing — the home burns fuel or has an attached garage, Not needed — all-electric with no attached garage, Not checked
Is any smoke alarm more than ten years past the date on its back?
Oldest date found on an alarm
Fire extinguisher in or near the kitchen — Present, gauge in the green, Present, low or expired, None
Dryer vent — Clear, flap opens outdoors, Lint build-up, Plastic or foil duct, Not visible
Notes on alarms and fire safety
Attic
Insulation, ventilation, moisture and visitors.
How you looked — Went in, From the hatch, No access
Typical insulation depth
Any stains, frost or damp on the roof deck?
Any droppings, nests or chewed insulation?
Are bath fan ducts connected and ending outdoors?
Soffit and roof ventilation
What you saw in the attic
Attic photographs
Basement or Crawlspace
Below the main floor: water, cracks that have changed, and pests.
What is below the main floor — Basement, Crawlspace, Slab — no space below
Any water, damp patches or white mineral crust?
Any foundation crack that is new or wider than last year?
Any sign of rodents, insects or wood damage?
Dehumidifier — Running and draining, Present, full or off, None
Ground cover in the crawlspace — Intact, Torn or pulled back, None
Is any floor insulation hanging down or wet?
What you saw below the floor
Basement or crawlspace photographs
Appliances and Garage
Quick checks that prevent injuries and floods.
Does the range tip forward when the open oven door is pressed?
Any leak under or around the dishwasher?
Are the fridge coils and drip pan clean, and any ice-maker line dry?
Is the range hood filter clean?
Garage door opener reverses on an obstruction — Reverses, Does not reverse, No opener
Notes on appliances and the garage
Appliance photographs
This Year's To-Do List
Everything the homeowner should do, with when, how urgent, and who.
To-do list
Task
Where
When — Now, Before winter, In spring, Within the year, Watch it
Anything you could not see, reach or run today, and why — so nobody reads silence as a clean bill.
Name each area or item you could not get to and the reason. A report that leaves something out without saying so is read as if it was fine.
Areas or items not inspected
Area or item
Why — No safe access, Blocked by stored belongings, Utility off, Locked or no key, Weather or roof conditions, Covered by finishes, Outside the agreed scope, Occupant asked us not to, Other
What the client should do about it
Outside this inspection unless separately agreed — Mold sampling, Radon testing, Wood-destroying insect inspection, Asbestos or lead testing, Sewer line camera, Septic system, Private well or water quality, Pool or spa, Irrigation, Low-voltage, security and data wiring, Code compliance
Other limits on today's visit
Summary and Sign-Off
The few things the reader most needs to know, and who stands behind the report.
In a few sentences: the most important things from today
Specialists you recommend calling in — Structural engineer, Licensed electrician, Licensed plumber, HVAC contractor, Roofer, Chimney sweep, Foundation or pier contractor, Pest control operator, Drainage or grading contractor, None
Any other photographs
Inspector — signature
Homeowner — name
Homeowner — signature
Home Inspection
Annual Home Maintenance Inspection
A yearly maintenance inspection for an existing homeowner: exterior, roof and gutters, grading, heating and cooling service, water heater, plumbing leaks, GFCI and AFCI tests, smoke and CO alarms, attic, basement or crawlspace, and appliances — ending in this year's to-do list with when, priority and who.
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An annual home maintenance inspection is a yearly check-up for a house that already has an owner: not a purchase inspection, but a visit that catches the slow problems — a clogged gutter, a dead smoke alarm, a weeping supply hose, a filter nobody has changed — while they are still cheap. This checklist follows the house from the roof down and ends in the homeowner's to-do list for the year. Fill it in here and download a finished PDF without creating an account.
Who books a yearly inspection
Owners who have been in a house a few years and want someone to look at what they do not, owners of older homes, landlords of single-family rentals, and people who bought with a long list from their purchase inspection and want to know what has been done and what still matters.
It also suits inspectors as repeat work: the same client each year, a report that builds on last year's, and a to-do list that gives the homeowner a reason to call again.
What changes from year to year
A maintenance visit spends its time on the things that drift:
Gutters fill, downspout extensions get moved by the mower, and soil settles against the foundation.
Caulk around windows, doors, tubs and siding joints shrinks and cracks.
Furnace filters load up, condensate lines clog, outdoor units get overgrown.
Smoke alarms pass their ten-year life, and batteries die.
Rubber washer hoses and supply lines under sinks age and burst.
Water heaters collect sediment and their relief valves stick.
The to-do list is the report
Every section feeds one list at the end: what to do, when (now, before winter, in spring, this year, or just watch it), how urgent, and whether the owner can do it themselves or should call a trade. Bring last year's list to this year's visit and start with it.
Limits of a maintenance visit
It is a visual check of what can be reached, like any home inspection. It does not test for mold, radon, asbestos or lead, does not service the equipment it looks at, and does not replace a licensed trade's annual service of the furnace, boiler or chimney.
Common questions
How is an annual maintenance inspection different from a home inspection?
A purchase inspection is a one-off report for someone deciding whether to buy. A maintenance inspection is a check-up for someone who already owns the house, focused on the things that wear and drift from year to year, and it ends in a to-do list rather than a list of defects to negotiate.
What time of year is best?
Early autumn suits most climates: the heating can be checked before it is needed, gutters can be cleared before the leaves and freeze, and outdoor work is still possible. Some owners book twice a year, spring and autumn.
Does it include servicing the furnace?
No. The inspector runs the system and looks at what is visible, and checks when it was last serviced. The annual cleaning and safety check of a fuel-burning furnace, boiler or chimney is a job for a licensed technician or sweep.
How old can smoke alarms be?
Most manufacturers say to replace them ten years after the date printed on the back. Carbon monoxide alarms often last five to ten years. The form asks for the oldest date found.
Can a homeowner use this checklist themselves?
Yes — most of it is looking, pressing test buttons and running water. Leave anything that needs a ladder on the roof, opening the electrical panel, or entering a tight crawlspace to a professional.