10 Things to Check Before You Buy a Home in Middle Tennessee (and What an Inspection Will Catch)

Buying a home is exciting — and in Middle Tennessee, it can move fast. Before you fall in love with the paint color or the view, take a few minutes to look at the parts of the house that matter most long-term.

Below are 10 practical checks you can do during a showing. I’ll also note what a professional home inspection typically evaluates so you know where a deeper look can save you money and stress.

1) Roof age and visible wear

From the ground, look for missing shingles, sagging areas, heavy granule loss, or obvious patchwork. Ask the seller (or agent) about the roof’s age and any past leaks.

Inspection focus: roof covering condition, flashing, penetrations, visible leaks/staining in attic areas, and drainage patterns.

2) Gutters, downspouts, and grading

Water management is one of the biggest predictors of future problems. Downspouts should discharge away from the foundation, and the yard should slope away from the home.

Inspection focus: drainage, signs of erosion, foundation moisture indicators, and areas where water may be directed toward the structure.

3) Foundation and crawlspace clues

In many Middle Tennessee homes, crawlspaces are common. Look for musty odors, uneven floors, sticking doors, or cracks that look wider than a hairline.

Inspection focus: visible foundation conditions, crawlspace moisture, ventilation, insulation, and signs of wood-destroying organisms where accessible.

4) Attic ventilation and insulation

If you can access the attic hatch, look for adequate insulation coverage and signs of moisture (dark staining, mold-like growth, or wet wood).

Inspection focus: insulation levels, ventilation, roof structure, and moisture indicators.

5) Plumbing supply and drain performance

Turn on multiple faucets, flush toilets, and check under sinks for leaks or staining. Slow drains can hint at bigger issues.

Inspection focus: visible supply lines, drain function, water heater condition, and signs of active or past leaks.

6) Water heater age and installation

Check the water heater’s approximate age (often on the label) and look for corrosion, leaking, or an unstable installation.

Inspection focus: safety items (TPR valve/discharge), venting (if applicable), seismic/strapping where required, and overall condition.

7) Electrical panel and visible wiring

Open the panel door (don’t remove the dead front). Look for rust, scorch marks, or a messy tangle of wiring. Test a few outlets with a simple plug-in tester if you have one.

Inspection focus: panel condition, grounding/bonding indicators, GFCI/AFCI presence where expected, and visible wiring concerns.

8) HVAC age, operation, and airflow

Ask the age of the system and whether it’s been serviced regularly. During a showing, run the system briefly and check for unusual noises or weak airflow.

Inspection focus: basic operation, visible components, safety concerns, and signs of improper installation or maintenance.

9) Windows, doors, and signs of moisture intrusion

Look for fogging between window panes, soft wood at sills, and staining around frames. Check that doors and windows open/close smoothly.

Inspection focus: visible damage, operation, and moisture-related concerns around openings.

10) The “big picture” maintenance signals

A home that’s been cared for usually shows it: clean filters, consistent caulking, no DIY hazards, and fewer deferred repairs. Deferred maintenance often means hidden costs.

Inspection focus: a systematic review of accessible components to identify defects, safety issues, and maintenance items.

Quick showing checklist (save this)

• Ask the age of the roof, HVAC, and water heater

• Look for water stains on ceilings and around windows

• Check grading and downspout discharge

• Run multiple faucets and flush toilets

• Test a few outlets and light switches

• Notice odors (musty = moisture risk)

• Look for cracks, uneven floors, or sticking doors

When to schedule your inspection

If you’re under contract, schedule your inspection as early as possible in your inspection period. That gives you time to review the report, ask questions, and make informed decisions.

Need a home inspection in Middle Tennessee?

Norman Barfoot Home Inspections, LLC serves Middle Tennessee including Lewis, Wayne, and Lawrence Counties. I’m a Tennessee-licensed home inspector and InterNACHI Certified Professional Inspector (CPI), and I follow industry Standards of Practice and a Code of Ethics.

Call or text 931-306-7259 or email homeinspector.norman@gmail.com to schedule.