Conducting System-by-System Walk-Throughs

Start from the outside and work inward. Begin by walking the property perimeter: inspect foundation walls for cracks, displacement, or water staining. Check siding for damage, rot, paint failure, or pest entry points. Examine windows for seal failure (fog between panes), frame rot, and caulking condition. Inspect the roof from the ground (binoculars help) and request roof access for flat roofs. Check gutters and downspouts for proper connection, slope, and discharge away from the foundation. Evaluate the parking lot for cracking, potholes, drainage, and striping. Check site grading—water should slope away from the building at 6 inches per 10 feet minimum. Photograph: every building elevation, any visible damage, the roof surface, and the parking lot condition.

Mechanical rooms contain the building's vital systems. Record every piece of equipment: manufacturer, model number, serial number (for age verification), capacity, and fuel type. For HVAC: check air filters (dirty filters indicate poor maintenance), inspect ductwork for damage or disconnection, verify thermostat operation, and listen for unusual sounds during operation. For water heaters: record age (from serial number), capacity, temperature setting, and look for corrosion or water stains at the base. For electrical: photograph every panel (cover off), note the manufacturer (flag Federal Pacific and Zinsco), record total service amperage, and note any double-tapped breakers or missing knockouts. For boilers: check for the inspection certificate (required annually in most jurisdictions), note water treatment equipment, and inspect for leaks.

For each inspected unit, follow a consistent path: start at the front door, proceed to the living area, then kitchen, bathrooms, bedrooms, and closets. Kitchen: check under the sink for leaks, test all appliances, inspect countertops and cabinetry, check ventilation (range hood venting to exterior). Bathrooms: check for moisture around the tub/shower (soft floors indicate subfloor rot), test faucets for pressure and temperature, check for mold on caulking, inspect toilet for stability and leaks, verify exhaust fan operation. Throughout: test all outlets (especially GFCI in wet areas), check for adequate heating/cooling, inspect windows for operation and seal condition, note flooring condition, and look for evidence of pests. Record the overall condition rating for each unit: A (move-in ready), B (minor cosmetic refresh), C (moderate renovation), D (major renovation).