How to get an annual whole-home maintenance check
An annual home maintenance inspection is a checkup of the roof, structure, plumbing, electrical and HVAC for people who already own their home. It works like a pre-purchase inspection, and one provider puts the price at around $350. Book one every year or two, depending on the home's age, or walk the house yourself with a checklist.
What an annual home maintenance inspection covers
A maintenance inspection, sometimes called a routine or annual inspection, is the same visual process you paid for when you bought the house. The difference is who it's for. You aren't deciding whether to buy. You're deciding what to fix this year and what can wait.
According to the inspection company Inspectify, an inspector typically reviews:
- Roof and exterior.
- Basement, foundation, crawlspace and structure.
- Heating and cooling.
- Plumbing and electrical.
- Attic and insulation.
- Doors, windows, walls, floors and ceilings.
An inspector looks, tests what's safe to test, and writes up what they find. They don't repair anything, and they won't open walls. Specialists still do jobs that a general visit won't replace. Gas heating equipment needs a licensed HVAC technician to look at combustion, venting and the heat exchanger. Chimneys need their own inspection if you use them regularly. Pest inspections are annual in many regions. Whole-home electrical inspections generally aren't a yearly need, but burning smells, scorching or repeated breaker trips call for a licensed electrician right away.
Home maintenance inspection cost
| Service | About what it costs | What it covers |
|---|---|---|
| Whole-home maintenance inspection | Around $350 | General visual review. Varies with home size, location and inspector |
| DIY walk-through | Free | Your own seasonal checks, alarm tests and GFCI tests |
| Sewer camera inspection | $150 to $500 | Video of the main line, sometimes with locating |
| Radon test | About $150 on average | Professional test only, not mitigation |
| Annual HVAC check-up | Varies, get a quote | ENERGY STAR recommends one each year: cooling in spring, heating in fall |
Prices change and differ by region, so treat these as rough numbers and get a quote for your house.
How to choose an inspector for an annual home inspection
Look for an inspector who is licensed where your state requires it and who works on homes like yours. Ask to see a sample report before you book, since the report is what you're buying. A good one uses photos, says how urgent each item is, and separates safety problems from routine upkeep.
The age of your home should shape how often you book. Inspectify suggests every one to two years, depending on age, and after a natural disaster or any suspected problem.
Questions to ask before an annual home maintenance inspection
- Are you licensed or certified in this state, and are you insured?
- What's included, and what do you leave out?
- Will you go in the attic and crawlspace, and will you get on the roof or inspect it from the ground?
- Do you offer a report with photos, and how soon will I get it?
- Do you or your company do repairs? If so, how do you handle that conflict?
- Can you review last year's report and tell me what has changed?
Red flags to watch for in a home maintenance inspection
- An inspector who offers to do the repairs they recommend.
- A report with no photos or locations, or one that only says everything looks fine.
- Pressure to sign up for a service plan on the spot.
- No proof of license or insurance in a state that requires it.
- A price far below other quotes, with a visit that takes a fraction of the time.
How to book and use a home maintenance inspection
- Gather your records
Pull out your purchase inspection, repair receipts and any notes from the last year.
- Do your own first pass
Test smoke and carbon monoxide alarms, press GFCI test buttons and note anything that changed.
- Decide how deep to go
A newer home with clean records may be fine with a DIY year. Book a pro for older homes, or after storms or leaks.
- Book the visit
Pick a time you can attend, and give the inspector your list of concerns.
- Follow them around
Ask what's normal for the age of your house and how long major items may last.
- Sort the report by urgency
Split the items into safety, water, soon and someday, then get quotes for the top ones.
- Update your budget and log
Record the date, findings and the plan so next year's visit starts from a baseline.
What homeowners say about an annual home inspection
Some owners hire their pre-purchase inspector back for a one-time post-move walkthrough. Inspectors don't sell repairs, so they'll tell you honestly how long the roof and plumbing have left. (Hacker News)
Do you need a home inspection every year?
Do I really need a home inspection every year?
Not always a paid one. Inspectify suggests every one to two years, based on the home's age. In off years, a careful walk with a seasonal checklist covers a lot.
How is a maintenance inspection different from a buyer's inspection?
The process is essentially the same, and only the purpose differs. It's for an owner keeping up the house and not for someone preparing to buy or sell.
What can I check myself?
You can test alarms and GFCI and AFCI devices and make visual checks of your roof, attic and shutoffs. Leave gas equipment, panels and anything that smells of burning to licensed pros.
Sources: inspectify.com, jaspector.com, ENERGY STAR, alertplumber.com, Bob Vila
General guidance for U.S. homes, not professional advice. For gas, electrical and structural work, call a licensed pro.