Elite Home Inspection Checklist for Ultra-Luxury Buyers

Elite Home Inspection Checklist for Ultra-Luxury Buyers

  • The Owens Collective
  • 09/25/23

Purchasing an ultra-luxurious residence represents a significant financial venture with the potential for long-term value growth. Since high-end homes come with higher price tags than standard ones, it is prudent to ensure the property is in excellent condition before buying it. A thorough home inspection by a certified inspector can help identify any hidden issues or defects that could result in substantial repair or renovation costs. A home inspection can reveal the quality of these customizations, the relevant housing codes, and the necessary permits that apply.

But what exactly do you look for during an elite home inspection exercise? The real estate experts at the Owens Collective provide a comprehensive home inspection checklist for ultra-luxury home buyers in Arizona.

What is a home inspection?

A home inspection is a visual check of a house's structure and systems to ensure they are in good condition. A certified home inspector will carefully inspect all aspects of a home, from the roof to the foundation, to determine whether any significant defects exist and the repairs that may be required. If an inspection unearths any issues, you can maximize them to negotiate a lower home price or arrange repairs before closing. However, where the problems are significant, it may be advisable to cancel the purchase.

An ultra-luxury home inspection checklist: What to look for

Understanding what the home inspector is looking for can help you determine the extent of the damage and ensure a thorough evaluation is undertaken. Here is a comprehensive checklist for an upscale home inspection:

Grounds and exterior structures

Check whether the foundation is in good condition with no significant cracks. No signs of leaks from the septic tank or standing water in the drainage should exist. In addition, the right home should have accessible crawl spaces to easily get to the plumbing works. Other things to look for when inspecting exterior structures include:

  • Exterior walls should appear straight with no sagging.
  • Bricks should be undamaged with no cracks on the joint.
  • Chimneys should be straight and in good condition.
  • Gutters should drain properly with no evidence of decay.
  • Shingles on the roof should not be damaged or missing.
  • Paint should not be flaking or have stains.
  • The siding should be in excellent condition without damage or cracks.
  • Windows should not have cracks or damages.
  • If there are detached structures such as a garage, shed, fence, and deck, they should be in excellent working condition with no sign of damage, rotted wood, or termites.

Basement area

Basements can reveal a lot about a property's structural integrity, maintenance, and potential issues. Here are some key things to look for when inspecting a home basement:
  • Check for evidence that indicates the presence of moisture, such as damp spots, water stains, or mold/mildew growth on walls, floors, and ceilings.
  • Look for a white, powdery substance on the walls, indicating moisture penetration through the concrete.
  • Inspect any appliances, such as the sump pump, to ensure they operate correctly.
  • Ensure there is no evidence of water damage above the floor, including any active water leaks or puddles.

The Attic

Inspect the entire attic area and ensure no evidence of staining from the roof. Similarly, all relevant structures in the attic should be in excellent condition with no signs of damage or decay. Additionally, ensure there is adequate ventilation via end louvers and soffit vents. Some of the other actions to take in the attic include:
  • Checking whether the insulation is sufficient and installed properly.
  • Ensuring the electrical splices are contained.


During a home bathroom inspection exercise, the inspector should ensure the visible plumbing under the sink works optimally with no evidence of water damage. Inspect the hot and cold water pressure at all bathroom fixtures. Other things to check in the bathroom include:
  • Ensuring the toilet flushes and fills properly.
  • Determining whether the tub, shower, and sinks are draining smoothly.
  • Ensuring the toilet is stable with no stains at the base or rocking when sitting.


Kitchens are some of the most expensive areas to renovate in a home. Inspecting the kitchen before buying a luxury home can help you understand whether it needs immediate renovations or upgrades. Here are some of the areas to focus on:
  • Check the visible plumbing under the sink to ensure it is working properly.
  • Check the working exhaust fan vents to the outside.
  • Ensure the garbage disposal is in excellent condition.
  • Determine whether the water pressure is adequate.
  • Check the sink and ensure it drains properly.
  • Determine if all built-in appliances are operational.

Interior rooms

When inspecting interior rooms, ensure floors, walls, and ceilings are straight and level with no signs of damage, cracking, or staining. The doors should open easily and latch appropriately upon closing. Next, ensure the lights and switches are working optimally and that there are adequate electrical outlets in each room. You should also ensure there are functioning heating and air conditioning vents, a clean and lined fireplace flue, and solid stairway treads and risers.

Electrical installations

An upscale home has thousands of electrical wires running through the walls, ceilings, and floors. These wires ensure the optimal functioning of lights, outlets, and even appliances. A home electrical inspection can help you know whether the system is working and what needs maintenance before purchasing the home. Here are some of the most crucial tasks that a licensed home electrician will conduct in an electrical inspection:
  • Checking the wattage of fixtures to ensure they are up to code and working properly.
  • Determining whether the home's electrical systems are built to code.
  • Checking for common electrical defects such as defective electrical wiring, improperly installed wiring, or too many extension cords crowding one location.
  • Ensuring that a grounding system exists and is functioning correctly.
  • Looking for evidence of rodent, water, rust, or aging damage that could lead to power outages, fires, or even electrocution.
  • Checking that all smoke and carbon monoxide detectors are working properly.
  • Checking any outdoor electrical boxes and cables for defects such as damaged, unprotected, or frayed wiring.

Plumbing system

Getting a plumbing inspection gives you the peace of mind that no major plumbing issues could affect the valuation of the home you intend to buy. The home inspector should check for visible pipes and ensure no damage or signs of leaks. They should also ensure water heaters show no sign of rust. Other elements to check include:
  • Looking for signs of plumbing leaks, such as water stains or corroded pipes.
  • Ensuring there are no foul odors, which could indicate sewage problems.
  • Checking whether the water pressure falls within the accepted range.
  • Making sure hot water temperatures are below 125 degrees Fahrenheit.

Heating and cooling system

A thorough HVAC inspection will determine whether the HVAC system works optimally or if faults could lead to inefficient cooling or heating and higher energy bills. Here are some of the things to include when inspecting a luxury home's HVAC system:
  • Checking for gas odors that could indicate leaks.
  • Ensuring the air conditioning and heating system is operating well.
  • Inspecting the air filters and ensuring no accumulation of dust and other particles.
  • Checking the cooling unit for evidence of visible rust.
  • Making sure the flues have no open seams.

Home inspection checklist for luxury home buyers — Let the Owens Collective help you find your dream home

A home inspection is a critical step in home buying, irrespective of the property's price range. The investment is even more significant for ultra-luxury homes, making it essential to assess the property's condition thoroughly. Generally, a home inspection is a complex and tedious process that should be left to experts. At the Owens Collective, our licensed home inspectors can help you identify potential problems before closing on the home. We are Arizona's leading realtors, helping our clients buy and sell ultra-luxury homes that suit their preferences and budgets. Contact us today to schedule a free consultation.

*Header photo courtesy of The Owens Collective

Work With Us

Whether selling, buying, or investing, The Owens Collective is here to guide you through the process.

Follow Us on Instagram