What should you bring and how should you prepare?
Bring a notebook, a camera, a flashlight, sturdy boots, a measuring tape and a copy of any survey. Plan enough time to walk the whole property, not just the buildings. Wear gloves and long pants if brush is thick.
Ask the seller or agent beforehand about known problems, recent repairs and any restricted areas. Take photos of everything you note, and write down dates and locations so you can compare with an inspector's findings.
Start your walk at the road, not the house. Look at the driveway entrance, the culvert, the mailbox location and how the land slopes. Many problems begin with water arriving or leaving at the edge of the property.
What should you look at around the house?
Check the foundation, roof, siding, windows, gutters and drainage around the house. Look for cracks, water stains, sagging lines, rot and signs of pests. Check the attic and crawlspace for moisture and damage if safely accessible.
Notice how water moves around the buildings. Soil that slopes toward the house, soggy spots and downspouts that empty close to walls often point to drainage problems that cost money to fix. Take a close look at the attic ventilation and insulation if you can reach them safely, because poor airflow leads to moisture, mold and higher heating costs that quietly build over many years.
- Roof condition and flashing
- Foundation cracks or settling
- Gutters and downspouts
- Signs of moisture or pests
How do you review the well, tank and wiring?
Look at the wellhead, the pressure tank and any treatment equipment. Ask about age and service records. Look at the electrical panel, wiring and any signs of overheating or amateur repairs. Have a licensed electrician inspect anything that looks unsafe.
Check the heating system and any fuel tanks. Ask when they were last serviced and whether tanks are buried. A licensed professional should assess these items.
Ask the seller to show you the shutoff valves, the breaker panel and the fuel tank gauge. Someone who knows their systems well can usually answer quickly, and slow answers are information too.
What should you check about septic and drainage?
Ask where the tank and drain field are, and look at the ground above them for odors, soggy areas or unusually lush grass. These can be signs of trouble, though only a professional inspection can confirm. Never open tank covers yourself. Ask when the tank was last pumped and whether the lid has been located and kept accessible. A system whose owner cannot find the lid has probably not been maintained.
Check for culverts, ditches and low spots that collect water. Ask how the driveway and nearby roads handle heavy rain and snowmelt.
What about outbuildings, fences and land?
Walk the fence lines and look at gates, posts and wire. Check barns and sheds for roof, floor and structural problems, and for stored materials that may need disposal. Look for old equipment, buried debris and unmarked wells.
Look at trees near buildings and power lines. Dead or leaning trees can be dangerous. Note invasive weeds, erosion and any areas that look like old dumps.
What safety concerns need special care?
Look for old wells, cisterns, unstable structures, stored chemicals, asbestos-era materials and mold. Do not enter unsafe buildings. Tell the seller you will have professionals assess areas of concern.
If you are unsure about anything, step back and ask a licensed inspector. A small fee for expertise is better than a large unexpected repair. Make a follow-up list of professionals you will need, such as an electrician, a roofer or a well specialist, and ask each for a written estimate before you commit to the purchase.
What do you do with your notes afterward?
Sort your list into safety items, big costs and small fixes. Bring the list to your inspector and your agent. Use it to negotiate, plan repairs or decide to walk away.
Keep the notes and photos after the purchase. They create a baseline for the property and make future maintenance planning easier.
Key takeaways
- Walk the entire property, not only the buildings.
- Pay close attention to water movement and drainage.
- Let licensed professionals inspect wells, septic, electrical and fuel systems.
- Sort your notes into safety, major costs and small fixes.
Sources and further reading
Last reviewed: November 12, 2026. Written by the Rural Farm Life Editorial Team. See our editorial policy.