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Bathroom Inspection Checklist: What Home Inspectors Check

A detailed walkthrough of every system, fixture, and surface a certified home inspector evaluates in a bathroom -- and what you should look for yourself before closing on a home or listing yours for sale.

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Research updated June 2026.

Quick Answer

Home inspectors assess bathroom plumbing, ventilation, waterproofing, structural integrity, fixtures, and electrical safety. The toilet, shower, tub, and sink each get individual scrutiny. Knowing exactly what inspectors check helps buyers identify problems before closing and gives sellers time to fix costly defects first.

A bathroom inspection is one of the most detailed sections of any home inspection report. Bathrooms combine plumbing, electrical, ventilation, structural, and waterproofing systems in one small space, which means defects compound quickly and repair costs can escalate fast. Whether you are buying a home, selling one, or simply doing a pre-season maintenance check, understanding the full scope of what inspectors evaluate puts you in control of the outcome.

This checklist mirrors the standards used by certified home inspectors following the InterNACHI (International Association of Certified Home Inspectors) and ASHI (American Society of Home Inspectors) standards of practice. It also covers the specific toilet and fixture details that are especially relevant to buyers comparing higher-quality options like the best flushing toilets against builder-grade models.

What Does a Home Inspector Check in a Bathroom?

A home inspector checks the toilet, sink, tub, shower, exhaust fan, electrical outlets, waterproofing around the tub and shower surround, flooring for soft spots, the drain and supply lines, caulk and grout integrity, and signs of water damage or mold. They flush the toilet, run the water, and test the fan to confirm each system is operational. The written report notes deficiencies by severity, from minor maintenance items to material defects requiring immediate repair.

How Do Inspectors Evaluate a Toilet During a Home Inspection?

Inspectors flush the toilet at least once to observe tank fill speed, bowl clearance, and drain flow. They check for rocking or movement at the base (a sign of a failed wax ring or damaged flange), leaks at the supply line connection, cracks in the porcelain tank or bowl, and a properly functioning fill valve and flapper. A running toilet or ghost flushing is flagged as a functional defect. Inspectors also confirm the toilet seat is secured and that the shutoff valve operates freely.

Expert Take

A rocking toilet is never cosmetic. Movement at the base compresses the wax seal unevenly, which eventually breaks the seal and allows sewer gas and wastewater to leak under the floor. Replacing a wax ring costs under $30 in parts, but if the subfloor has already rotted from a slow leak, repair bills can reach $500 to $2,000 depending on the extent of the damage. Inspectors flag base movement as a priority item, not a deferred maintenance note.

Toilet Inspection Checklist (Step by Step)

Inspection Point What Inspector Looks For Severity if Deficient
Base stability No rocking, movement, or gaps between base and floor High -- wax ring / flange failure
Tank operation Fill valve shuts off; no phantom flushing; water level correct Moderate -- water waste and overflow risk
Flush performance Single flush clears bowl completely with no residue Moderate -- clog risk
Porcelain condition No cracks, chips, or crazing in tank or bowl Low to High -- cracks can worsen and cause leaks
Supply line and shutoff valve No drips, corrosion, or stiffness on shutoff valve Moderate -- failed valve = no emergency shutoff
Caulk at base Continuous bead, no gaps, no mold Low -- cosmetic and moisture barrier
Seat condition Secure, not cracked, hinges functional Low -- safety and hygiene
Water efficiency label EPA WaterSense certification (1.28 GPF or less) Informational -- older 3.5+ GPF toilets cost more to operate

Older builder-grade toilets running 1.6 GPF or more are legal but represent a meaningful annual water cost compared to EPA WaterSense-certified models at 1.28 GPF or less. Toilets from brands like TOTO (Drake, UltraMax II, Aquia IV), Kohler (Highline, Cimarron), American Standard (Champion 4, Cadet 3), Woodbridge, Swiss Madison, and Gerber commonly pass inspection when properly installed, but even premium models fail on maintenance items if the installation was poor.

What Water Damage Signs Do Inspectors Look for in a Bathroom?

Inspectors probe the flooring around the toilet base, tub, and shower with a moisture meter or by pressing firmly on the floor with their foot to detect soft or spongy subfloor -- a sign of long-term water infiltration. They examine ceiling drywall in bathrooms above living spaces for brown staining, bubbling paint, or efflorescence that indicates active or past leaks. Discolored grout, deteriorating caulk, and soft drywall behind tile surrounds are also documented, because water that bypasses grout lines can silently rot framing for months before becoming visible.

Expert Take

The floor directly adjacent to the toilet base and the corner where the tub meets the wall are the two highest-failure zones in any bathroom. These are the spots where caulk ages fastest, grout cracks first, and water finds a path. A buyer who presses firmly on these floor areas with their foot before an inspector arrives will catch more than half of the serious moisture problems before the report is even written.

Do Home Inspectors Check Bathroom Exhaust Fans?

Yes. Inspectors verify that the exhaust fan operates, that it is vented to the exterior (not into the attic or wall cavity where moisture would accumulate), and that CFM capacity is adequate for the room size. The standard formula is 1 CFM per square foot of bathroom floor area, with a minimum of 50 CFM per the HVI (Home Ventilation Institute) guidelines. Fans venting into the attic are a code violation in most jurisdictions and are flagged as a material defect requiring correction.

Ventilation and Exhaust Fan Checklist

  • Fan operates when switched on (no grinding or excessive vibration)
  • Duct terminates at an exterior wall cap or roof vent -- not into the attic
  • Duct is insulated in unconditioned attic spaces to prevent condensation
  • Fan CFM rating is adequate for room square footage
  • Timer or humidistat operation confirmed if equipped
  • No evidence of backdraft or bird/insect nesting at exterior cap

Inadequate bathroom ventilation is one of the leading causes of mold growth in residential bathrooms. Inspectors document absent, undersized, or improperly vented fans as a health and safety deficiency. For a deeper look at ventilation standards, the bathroom ventilation guide covers CFM requirements by room size and fan model comparisons.

What Electrical Defects Do Inspectors Flag in Bathrooms?

All bathroom receptacles must be GFCI (Ground Fault Circuit Interrupter) protected per the National Electrical Code, and inspectors test every outlet with a plug-in tester to verify protection is active. Missing GFCI protection within 6 feet of a water source is classified as a safety hazard -- not just a code issue -- because standard outlets near sinks or tubs pose a genuine electrocution risk. Inspectors also check that light fixtures rated for damp or wet locations are installed in shower and tub zones.

Expert Take

GFCI retrofits are inexpensive -- a single GFCI outlet costs about $15 at any hardware store -- but sellers who have not addressed them will see the deficiency in every buyer's inspection report. A licensed electrician can GFCI-protect an entire bathroom circuit in under an hour. Fixing it before listing eliminates a negotiation point entirely.

Bathroom Electrical Checklist

  • All outlets within 6 feet of water sources are GFCI protected and tested
  • No outlets inside a shower or tub enclosure (prohibited by NEC)
  • Light fixtures in wet zones rated for damp or wet locations
  • Light switch not located within reach of tub or shower (zone clearance)
  • No exposed wiring, overheated outlets, or scorch marks
  • Fan and light on separate switches or combined unit wired correctly
  • All cover plates present and secure

How Do Inspectors Evaluate Shower and Tub Waterproofing?

Inspectors visually examine grout and caulk lines for cracking, missing sections, or mold, and they press on tile surrounding the shower and tub to detect movement indicating a failed substrate. They check the caulk bead at the seam where tile meets the tub or shower pan because this joint must flex and grout cannot. They also run the shower to confirm drain flow, test showerhead pressure, verify the mixing valve operates correctly, and confirm a functional shower door or curtain rod that prevents water from reaching the floor.

Shower and Tub Waterproofing Checklist

Checklist Item Pass Condition Common Failure
Tile grout integrity Continuous, no cracks or gaps Cracked grout allows water intrusion behind substrate
Caulk at tub-tile seam Flexible, continuous bead, no mold Hardened or missing caulk = active leak path
Tile movement No hollow sound or flex when pressed Failed mortar bed; tiles fall and expose substrate
Shower pan or liner No staining or soft floor outside drain area Cracked liner leaks to floor below
Drain flow Water drains within 2 minutes from full-flow shower Partial clog from hair and soap buildup
Shower door seal No water escapes at door gap or bottom sweep Worn sweep causes floor moisture damage
Mixing valve Hot and cold adjust smoothly; no drips when off Worn cartridge causes temperature fluctuations

Full Bathroom Inspection Checklist

The complete inspection covers six major systems. Use this checklist whether you are a buyer doing a walkthrough, a seller preparing for listing, or a homeowner doing annual maintenance.

System Items Inspected Priority
Plumbing Toilet, sink, tub, shower drains; supply lines; shutoff valves; water pressure; drain speed High
Waterproofing Grout, caulk, tile substrate, shower pan, floor around toilet base High
Ventilation Exhaust fan operation, duct termination, CFM adequacy High
Electrical GFCI outlets, fixture ratings, switch placement, exposed wiring High (safety)
Structural / Subfloor Soft or spongy floor areas, water stains on ceiling below, wall movement High
Fixtures and Finishes Toilet seat, faucet handles, shower door, towel bars, caulk cosmetics, grout color Low to Moderate

Sink and Vanity Inspection Checklist

  • Faucet operates on both hot and cold with consistent pressure
  • No drips from spout when off; aerator clear of debris
  • P-trap under sink is properly configured with no standing water or drip
  • Shutoff valves under sink turn freely
  • Cabinet floor and walls under sink show no water staining or soft spots
  • Drain stopper (if present) opens and closes properly
  • Vanity top caulk or sealant intact where counter meets wall
  • No visible rust on drain flange or supply connections

Floor and Wall Condition Checklist

  • No soft or springy areas anywhere on bathroom floor
  • Tile floors free of cracks, loose tiles, or missing grout
  • Vinyl or sheet flooring free of lifting edges or bubbling (signs of moisture below)
  • Baseboards free of warping, staining, or mold at floor junction
  • Painted walls free of peeling, bubbling, or discoloration near fixtures
  • Drywall is moisture-resistant type (greenboard or cement board) in wet zones
  • No visible mold on grout, caulk, or wall surfaces

Fixtures and Hardware Checklist

  • Toilet seat secured with no side-to-side movement; hinges intact
  • Toilet paper holder anchored to wall stud or properly anchored with drywall anchor
  • Towel bars secure with no pull-out movement
  • Mirror secured; no sharp or exposed edges
  • Medicine cabinet closes completely; no broken shelves
  • Shower curtain rod secure at both ends
  • Door hardware operates: knob, lock, and hinge all functional
  • Shower door or enclosure opens and closes smoothly; seals intact

Toilet Flush Performance and What It Reveals

Beyond the basic operational check, a toilet's flush performance reveals a great deal about its age and condition. Inspectors and savvy buyers should note whether the toilet clears the bowl in a single flush without any swirling residue left behind. MaP (Maximum Performance) testing is the gold standard for measuring this, with scores measured in grams of solid waste removed per flush. Models scoring 800 grams or above are considered high performers.

For comparison, the TOTO Drake earns a MaP score of 1,000 grams -- the maximum -- as does the TOTO Drake II, TOTO UltraMax II, and American Standard Champion 4. The Kohler Highline Classic and Cimarron both score 1,000 grams as well. The American Standard Cadet 3 and Gerber Viper also meet the 1,000-gram threshold. By contrast, many builder-grade toilets installed before 2010 score in the 500 to 700 gram range, which means multiple flushes per use -- a red flag for both water use and clog frequency. For a complete performance comparison, see the MaP score guide.

The TOTO Aquia IV dual-flush model provides 1.0 / 0.8 GPF operation and EPA WaterSense certification while maintaining a 1,000-gram MaP score on the full flush -- a rare combination of efficiency and performance. Inspectors do not score flush performance in their reports, but buyers should note this independently when evaluating an older home with original builder toilets.

Expert Take

When negotiating after a home inspection, toilet condition is one of the easiest categories to price accurately. A single 1.28 GPF EPA WaterSense toilet from a reputable brand -- installed by a licensed plumber -- runs $350 to $700 total for most homes. That is a concrete, quantifiable repair cost that buyers can use in negotiations, unlike vague items like "regrade bathroom floor" or "repair subfloor." Inspectors rate toilet issues as moderate deficiencies; the real issue is what lies beneath a rocking or leaking toilet.

Water Pressure and Flow Rate Testing

Inspectors run the bathroom sink, shower, and toilet simultaneously to assess whether the home's supply pressure supports simultaneous use. Residential water pressure standards sit between 40 PSI and 80 PSI, with 60 PSI considered ideal. Pressure above 80 PSI stresses supply lines and joints and is flagged as a deficiency requiring a pressure reducing valve (PRV). Low pressure below 40 PSI produces weak toilet flushes, inadequate shower flow, and slow tank fill. If the home has a PRV, the inspector confirms it is operational and set within range.

Buyers investing in smart toilets like the TOTO Neorest line or bidet-equipped models from American Standard and Woodbridge should verify supply pressure is within the operating range specified by the manufacturer before installation -- typically 20 to 80 PSI.

Older Homes: What to Watch for Beyond Standard Defects

Homes built before 1980 often have galvanized steel supply lines that have corroded from the inside, reducing flow without visible external symptoms until the pipe fails. Inspectors in older homes look for telltale rust-colored water staining at drain fittings, reduced flow compared to expectations, and the characteristic gray or silver color of galvanized pipe at visible junctions. Cast iron drain lines from the same era may show external rust corrosion or interior scaling that reduces drain diameter over time.

Pre-1975 construction should also be evaluated for lead solder at copper joints (used until lead-based solder was banned in 1986) and for the presence of polybutylene (PB) pipe, which was installed from the mid-1970s through 1995 and is prone to failure at joints and fittings. Neither issue is visible to a buyer without an inspector, and both carry significant remediation costs.

Preparing Your Bathroom Before a Home Inspection

Sellers who address these items before the inspector arrives receive cleaner reports with fewer negotiation points:

  1. Recaulk the tub-to-wall seam and the toilet base perimeter if caulk is cracked, discolored, or pulling away from the surface.
  2. Regrout missing or cracked grout lines in the shower and around the tub.
  3. Replace the toilet flapper if the toilet runs intermittently -- a $10 repair that eliminates a line item in the report.
  4. Test and confirm GFCI outlets work; press the test and reset buttons on each one.
  5. Run the exhaust fan and confirm it moves air to the exterior. A lit incense stick near the fan grille will show airflow direction visually.
  6. Clear the sink and shower drains with a drain snake or enzyme cleaner to confirm full flow.
  7. Tighten any loose toilet seat hardware with a screwdriver.
  8. Confirm the toilet shutoff valve operates (turn clockwise fully, then reopen) -- stuck valves are a flag.
  9. Clean away any visible mold or mildew from grout, caulk, and tile with an appropriate bathroom cleaner before the inspection date.
  10. Replace any burned-out bulbs to give inspectors full visibility in shower and cabinet areas.

For homeowners planning a more comprehensive update before listing, the bathroom remodel cost guide breaks down what each system-level improvement costs and what the likely return on investment is at resale. The bathroom resale value guide provides comparable data on which upgrades buyers pay a premium for.

Expert Take

The most common inspection-day surprises in bathrooms are not the ones that look obvious -- they are the silent ones. A toilet that functions perfectly on inspection day but has been rocking for six months has likely compromised the subfloor. A shower that looks clean but has failing grout behind the tile is a structural repair in progress. Buyers should ask specifically whether the inspector used a moisture meter and where moisture readings were elevated. That information changes the negotiation entirely.

Frequently Asked Questions

Does a home inspector flush the toilet?

Yes. Flushing the toilet is a standard part of every bathroom inspection. The inspector observes tank fill time, checks that the bowl clears completely, and listens for running water after the fill cycle ends -- which would indicate a leaking flapper or faulty fill valve.

What happens if the toilet is rocking during an inspection?

A rocking toilet is noted as a deficiency, typically moderate to high priority. The inspector will call for the toilet to be reset with a new wax ring and, if subfloor moisture is suspected, for further investigation of the floor structure beneath. Sellers should address base movement before listing because it almost always appears in the report.

Will an inspector note an old toilet that wastes water?

Most inspectors note pre-1994 toilets using 3.5 or more GPF as informational items rather than deficiencies, since they are not code violations in existing homes. However, the notation appears in the report and is sometimes used by buyers as a negotiating point, especially when multiple bathrooms have the older models.

What is EPA WaterSense certification and do inspectors check for it?

EPA WaterSense is a voluntary efficiency label for toilets using 1.28 GPF or less while meeting minimum performance standards. Inspectors do not require WaterSense certification, but buyers and sellers should know that WaterSense models from TOTO, Kohler, American Standard, Gerber, and Woodbridge are eligible for utility rebates in many states, which adds real dollar value to an offer.

How do inspectors test GFCI outlets in bathrooms?

Inspectors use a plug-in circuit tester with a GFCI test button that simulates a ground fault and confirms the outlet trips. They press the reset button to confirm the outlet restores power. Outlets that fail to trip or fail to reset are flagged as safety deficiencies requiring replacement by a licensed electrician.

Can a bathroom fail a home inspection?

Home inspections do not produce pass/fail results -- they produce reports listing deficiencies by category and severity. A bathroom with multiple issues (rocking toilet, failed GFCI, inadequate ventilation, soft subfloor) will have a long list of items that buyers use in negotiations. No single item automatically voids a sale, but severe structural or safety defects can lead buyers to request repairs or price concessions.

What does a soft or spongy bathroom floor mean during inspection?

A soft floor indicates moisture damage to the subfloor, almost always caused by a long-term leak from the toilet base, shower pan, tub surround, or supply line. The inspector will mark this as a high-priority deficiency. Repairs require removing the flooring, replacing damaged subfloor panels, fixing the source of the water, and reinstalling the floor -- a multi-trade job that can cost $500 to $3,000 depending on extent.

Do inspectors check inside the toilet tank?

Yes. Inspectors remove the tank lid to observe the fill valve, flapper, float, and overflow tube. They confirm the water level is below the top of the overflow tube (to prevent phantom flushing) and that all components appear functional. Visible rust, cracks in the tank interior, or excessive mineral buildup are documented.

How do inspectors check for bathroom mold?

Inspectors look for visible mold growth on grout lines, caulk, ceiling surfaces, and inside exhaust fan grilles. They cannot test air samples or perform mold remediation assessments under standard inspection scope, but they document any visible growth and recommend further evaluation by a mold specialist if growth is extensive or located near HVAC components.

What grout problems do inspectors flag?

Cracked, missing, or discolored grout in shower and tub surrounds is flagged because gaps in grout allow water to reach the substrate behind tile. Inspectors note whether grout is intact, whether hollow-sounding tiles suggest substrate failure behind them, and whether any tiles are loose or cracked. Missing grout at the floor-to-wall transition in a shower is considered a high-priority waterproofing deficiency.

Is a running toilet always flagged on an inspection report?

Yes. A toilet that continues to run after the tank fills, or that cycles on and off without a flush (ghost flushing), is documented as a functional deficiency. The underlying cause is almost always a worn flapper or a misadjusted fill valve -- inexpensive repairs -- but the running water inflates the home's water bill and can indicate a more serious internal leak if the flapper replacement does not resolve it.

What water pressure issues are flagged in bathrooms?

Inspectors test flow by running multiple fixtures simultaneously. Low pressure (below 40 PSI) is noted, especially if it affects toilet tank fill speed or shower performance. High pressure (above 80 PSI) is flagged as a deficiency requiring a pressure reducing valve because excessive pressure stresses supply line joints, appliance connections, and toilet fill valves over time.

Do inspectors check bathroom ceiling fans for CFM ratings?

Inspectors confirm the fan operates but generally do not test CFM output with calibrated equipment under standard inspection scope. They verify the fan is vented to the exterior, that the duct is not kinked or separated, and that the unit runs without excessive noise or vibration. Buyers who want CFM verification can request the fan model number and look up the published specification, or hire an HVAC technician for a separate evaluation.

Should buyers attend the bathroom inspection in person?

Attending the inspection is one of the highest-value actions a buyer can take. Walking through each bathroom with the inspector gives context that a written report cannot fully convey -- the inspector can point to exactly which floor area felt soft, show which outlet failed the GFCI test, or demonstrate the rocking motion of the toilet. That firsthand knowledge shapes the negotiation far more effectively than reading the PDF afterward.

What is the most common inspection deficiency found in bathrooms?

According to InterNACHI published data, the most commonly reported bathroom deficiencies are: missing or non-functional GFCI protection, inadequate or improperly vented exhaust fans, caulk and grout deterioration in shower and tub surrounds, and evidence of water damage or staining around toilet bases. These four categories account for the majority of bathroom line items in residential inspection reports.

Can I do a bathroom inspection myself before listing?

Yes. A self-inspection using the checklist in this article will identify most visible deficiencies before the professional inspector arrives. The items most difficult to self-assess are subfloor moisture (requires a moisture meter), water pressure (requires a gauge), and GFCI function (requires a circuit tester). All three tools cost under $50 combined and are available at hardware stores.

How long does a bathroom inspection take?

Inspectors typically spend 10 to 20 minutes per bathroom as part of a full home inspection. A home with four bathrooms may account for 45 to 60 minutes of total inspection time. Master bathrooms with multiple fixtures, jetted tubs, or steam showers take longer to evaluate than simple half-baths.

Do inspectors check whether toilets meet ADA height requirements?

Standard home inspectors do not evaluate ADA compliance unless the home is marketed as accessible or the buyer has requested accessibility verification. ADA-compliant comfort-height toilets (17 to 19 inches floor to seat) are increasingly common in new construction and are preferred by most adults over standard 15-inch models. Brands like TOTO, Kohler, and American Standard offer comfort-height versions of their most popular models. For detailed guidance, see the ADA-compliant toilet guide.

What happens if the toilet leaks at the base after a home inspection?

A base leak discovered after closing that was not in the inspection report may be a defect the inspector missed or a new failure that developed after the inspection date. Buyers should document the leak immediately with photos and timestamps, review the inspection report for any mention of moisture or rocking at the toilet base, and contact their inspector to discuss whether the issue should have been reported. In most states, inspectors carry errors and omissions (E&O) insurance that may cover missed defects.

How do MaP flush test scores affect what inspectors find?

MaP scores measure flush performance in grams of bulk waste removed per flush at 1.28 GPF. Toilets with low MaP scores (under 500 grams) are more prone to clogging, which leads to mechanical stress on the trapway and repeated plunging that can crack older porcelain. Inspectors do not test MaP scores, but they do document evidence of repeated clogging (scratched or stained trapway from plunger use, cracked base from over-forceful plunging, or frequent blockages noted by the seller). Upgrading to a 1,000-gram MaP-rated model eliminates this failure mode entirely.

Sources

  • EPA WaterSense, epa.gov/watersense
  • MaP flush testing, map-testing.com
  • Manufacturer published specifications
  • InterNACHI Standards of Practice for Home Inspectors, nachi.org
  • ASHI Standards of Practice, ashi.org
  • National Electrical Code (NEC) Article 210 -- GFCI requirements
  • Home Ventilation Institute (HVI) residential ventilation guidelines, hvi.org

Our Verdict

A thorough bathroom inspection covers six interlocking systems -- plumbing, waterproofing, ventilation, electrical, structural, and fixtures -- and the toilet sits at the center of most serious deficiencies. Buyers who arrive knowing what inspectors check can evaluate homes more precisely, and sellers who address caulk, GFCI protection, and toilet base stability before listing receive cleaner reports with fewer negotiation points. Whether you are choosing between the TOTO Drake II, Kohler Cimarron, American Standard Champion 4, or a builder-grade model, a properly installed and maintained toilet is the single most inspected fixture in any residential bathroom.

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Researched by Home Fixtures Editor

Home Fixtures Editor. Compares toilet specs, MaP flush-test scores, certifications and aggregated owner reviews. We do not physically test units in a lab.

Updated April 2026 · Buying Guides
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