PEI Home Inspection Checklist

How to use this checklist (quick plan)

1. Do a first walk-through: Look for obvious moisture, odours, and signs of rushed renovations.
2. Bring the right tools: phone flashlight, small marble (floor slope), outlet tester (optional), and a notepad.
3. Take photos of key systems: electrical panel label, heat source, hot water tank, well equipment, septic location (if known).
4. Use conditions wisely: Match your conditions to the property (older + rural usually needs more due diligence).

Important: This checklist helps you spot risks and ask better questions—it doesn’t replace a licensed home inspector.

1) Structure & moisture (the #1 deal-breaker category)

• Basement / crawlspace: dampness, staining, odours, visible mold (surface), efflorescence (white powder), dehumidifier running constantly.
• Foundation: cracks (note size + direction), signs of movement, patched areas, bowed walls, heaving floors.
• Drainage: grading slopes away from house, downspouts extend away, pooling near foundation, missing eavestroughs.
• Windows & doors: condensation between panes, rot at sills, sticky doors (possible shifting), drafts and poor seals.
• Attic: insulation depth, ventilation, signs of roof leaks, bathroom fan venting outside (not into attic).
• Floors: slope, bouncy spots, uneven transitions, signs of previous water damage.

Red flags to take seriously

• Strong musty smell you can’t “air out”
• Fresh paint only on lower basement walls (sometimes used to hide moisture staining)
• Multiple sump pumps, active water channels, or recent foundation patching with no documentation

2) Roof, exterior & site

• Roof age: ask year installed, look for curling shingles, missing shingles, soft spots, moss buildup.
• Flashing: around chimneys, vents, skylights—common leak points.
• Soffits/fascia: staining, rot, sagging, animal entry points.
• Siding: cracks, warping, missing caulking, gaps around penetrations.
• Decks: ledger attachment, rot at posts, handrail stability, stairs/footings.
• Yard/site: low areas holding water, erosion, retaining walls leaning, culverts/drainage ditches.

PEI note

Coastal/wind exposure can shorten the life of exterior finishes. If you’re near salt air, ask about maintenance intervals and materials used.

3) Heating, electrical & plumbing

Heating & ventilation

• Type: oil, electric, heat pump, propane, wood, or mixed systems.
• Age & service history: last service date, invoices, known issues.
• Heat distribution: uneven rooms, cold corners, noisy ductwork.
• Heat pump basics: number of heads, outdoor unit condition, defrost cycle noise, error codes (if displayed).
• Air quality: bathroom fans vented outside, kitchen venting, stale air in bedrooms.

Electrical

• Panel: labeling, corrosion/rust, warm spots, double-tapped breakers, missing knockouts.
• Wiring: visible DIY splices, older wiring types (have inspector confirm), ungrounded outlets in older areas.
• Safety: GFCI in kitchen/bath/outdoor, smoke/CO detectors present.
• Outbuildings: if powered, ask how it’s fed and whether it was inspected.

Plumbing

• Water pressure: test multiple fixtures at once; note pressure drops.
• Leaks: under sinks, around toilets, basement piping, staining near fixtures.
• Hot water: tank age, capacity, signs of leaking at base.
• Drainage: slow drains can indicate venting issues or clogs.

4) Rural PEI: septic & well (big one)

Many PEI homes rely on private well and septic. Your inspection plan should match the property type, soil conditions, system age, and any past upgrades.

Well system checklist

• Type: drilled well vs dug well (ask which and depth if known).
• Equipment: pressure tank, pump, filters/UV—look for install dates and maintenance logs.
• Flow/pressure: note surging, sputtering, or slow recovery.
• Water quality: ask for recent test results and when they were done.

Septic system checklist

• System type: conventional vs engineered/raised bed.
• Pumping history: last pumped, how often, any alarms or backups.
• Location: confirm tank + field location.
• Site clues: lush strips, soggy areas, odours, sinkholes.
• Usage: bedroom count vs actual occupancy (mismatch strains systems).

Tip: Septic and water tests often require separate conditions or specialist appointments.

5) Questions to ask the seller (copy/paste)

• How old are the roof, windows, doors, and siding?
• What heating system is installed and when was it last serviced?
• Any history of water infiltration or insurance claims?
• Any renovations—were permits used where required?
• For wells: what type of well is it, and are there recent water test results?
• For septic: when was it last pumped, and have there been any alarms/backups?

6) Next step

If you want, I’ll help you build the right condition list for your offer—based on the home, location, and risk level.

Reach out to Jodi Bernard, REALTOR® — Century 21 Northumberland Realty.

FAQs: PEI Home Inspections