Inspection Checklist for the Bathroom

According to the Home Inspection Standards of Practice (www.nachi.org/sop), a home inspector is required to inspect toilets, sinks, tubs, showers, the plumbing, electrical, windows, doors, ventilation, floors, walls, and ceilings. While the standards do not have a section titled "Bathrooms," virtually every component found in a bathroom is covered elsewhere in the standards.

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Here's an inspection checklist for inspecting the bathroom during a home inspection. A bathroom is an area that has a sink (wash basin, lavatory) and one or more of the following: a toilet (water closet), a bidet, a urinal, a tub, a shower, or similar plumbing fixture. So, a bathroom is an area with a sink and one or more of those other things.

Electrical

Always start with electrical safety.

There should be at least one receptacle in each bathroom. Receptacles built into bathroom light fixtures don't count toward the required bathroom receptacle.
There should be a dedicated 20-amp branch circuit for the bathroom receptacles. This could be checked at the electrical panelboard. The circuit should serve only bathroom receptacles OR a single bathroom and all of its receptacles.
Check for ground-fault circuit-interrupter (GFCI) protection. All bathroom receptacles should have GFCI protection. GFCIs prevent electrocution in wet areas and have been required in bathrooms for decades. Arc-fault circuit-interrupter (AFCI) protection is generally not required in bathrooms.
If a GFCI receptacle is installed in the bathroom, push the test button, then reset it. If it doesn't reset, that's a defect.
If a GFCI is not installed in the bathroom, it might be located somewhere else, like at another bathroom or at the electrical panel.
Check the bathroom receptacle location.
- Receptacles should not be within reach of a tub or shower. They should be at least 3 feet (914 mm) from the edge. This is called the shower zone.
- Receptacles should be within 3 feet (914 mm) of each sink and within 12 inches (305 mm) of the sink or cabinet top surface. We don’t want people using extension cords in the bathroom. That’s not safe.
- Receptacle should be within 12 inches (asdfasdf mm) of the sink top surface.
- One receptacle can serve two sinks if positioned within 3 feet (914 mm) of each sink.
There should be at least one lighting outlet (light fixture) controlled by wall-mounted device (switch). The switch should be located near the bathroom door. It must also be located outside tub and shower area.
Light fixtures within 3 feet (914 mm) of the tub or shower should be rated for damp or wet locations.
For other lighting or equipment, GFCI protection may be needed according to manufacturer requirements.
Receptacles and exposed NM cable should not be installed inside cabinets.

Water

There should be functional water flowing with two bathroom fixtures running at the same time. If the flow drops significantly, that could indicate problems with the water supply, pressure, or flow.

Check for functional water flow. Turn on all sinks, flush the toilet, and then turn on the shower. Watch the water flowing at the shower head.

Toilet

Use the side of your leg to check the toilet. A loose toilet may leak, the bolts may be loose, and the wax ring might be damaged.
Flush the toilet several times.
Make sure it flushes, drains, and fills back up again.
Listen to see if it’s still filling up the tank.
Check the seat, lid, and hardware.

There should be a minimum of :

21 inches (533 mm) of clearance in front of the toilet;
15 inches (381 mm) from centerline to side walls; and
30 inches (762 mm) center-to-center from adjacent fixtures.

Sink

Run water at the sink. Hot should be on the left and cold on the right.
Measure the water temperature with a thermometer. 2024 IRC defines hot water as greater than 120°F (49°C).
Check the sink drain. It should be draining without gurgling.
The drain stopper should work.
Check under the sink. Be careful when moving any personal items.
Check the cabinet for water stains or warped wood that shows prior leaks.
Check for a P-trap.
Check the water supply lines and shut-off valves.
Run your hand along the pipes and valves to feel for water leaks. Sometimes leaks are easier to feel than see.

Tub and Shower

There should be a minimum 24 inches (610 mm) of clearance in front of tub.
Check the shower head and the control handles. They should be securely installed.
Check the shower walls. There should be at least 6 feet (1829 mm) of nonabsorbent wall material in the shower area.
Push on the shower walls, especially if tile is installed. Look for damaged backer board behind the tiles. Check for soft spots and indications that water has caused damage to the materials behind the tiles.
Grab the soap dish and grab bars. They should hold 250 pounds in any direction.
Check the nonabsorbent floor of the tub and shower. Look for cracks or damage.
Run the shower and tub. Hot should be on the left and cold on the right.
Individual shower and tub/shower valves must be pressure-balanced, thermostatic, or combination type.
Measure the water temperature with a thermometer. 2024 IRC defines hot water as greater than 120°F (49°C).
Check the drain. It should be draining without gurgling.
The drain stopper should work.
Look for leaks around the fixtures.
Check the sealant. Cracked or missing sealant lets water behind the walls.
There could be a plumbing access panel for the pipes in the wall of the shower.

Whirlpool Tub

If there's a whirlpool tub, fill the tub above the jets.
Hot should be on the left and cold on the right.
Measure the water temperature with a thermometer. 2024 IRC defines hot water as greater than 120°F (49°C).
Turn on the pump and look at the jets.
Listen for unusual noises.
Drain the tub.
Check the floor of the tub and shower. Look for cracks or damage.
There should be access to the jacuzzi pump.
The pump should have GFCI protection.

Floor

Walk around and feel for soft spots in the floor.
Look for cracked or damaged tiles and missing grout. Use your knuckles to find hollow sounds that may indicate loose tiles.
Look for discoloration at vinyl flooring around the toilet caused by water leakage.
Use your foot to step and press down in certain areas that are susceptible to water damage. If the floor feels soft, that could indicate there’s water damage to the subfloor. Focus on the corners where the tub meets the floor and wall.

Walls and Ceiling

Look at the walls and ceiling for water stains, peeling paint, cracks, or mold growth. These may be indications of moisture problems.
The minimum ceiling height for bathrooms and toilet rooms is 6 feet, 8 inches (2032 mm). There are exceptions for a sloping ceiling over the toilet.

Bath Fan

If there’s no bath fan (mechanical exhaust/ventilation system), there must be a window. And the window should have at least 1.5 square feet of openable space.
If there's a bath fan, turn it on. Listen to it. It should sound like a fan, not a rattle.
Hold a tissue up to the fan. It should pull the tissue toward the vent.
The bathroom exhaust fan must discharge to the outdoors. The air must not be exhausted into an ceiling, attic, soffit, ridge vent, or crawl space.
The exhaust duct termination must have a backdraft damper.

Window

There should be in the bathroom an artificial light with a mechanical exhaust system or a window.
If there's a window, it has to be at least 3 square feet of total window area with at least 1.5 square feet that is openable.
If there's a window, check that it opens and closes, unlocks and locks, with no cracked glass or fogged windowpanes.
Safety glazing (safety glass) is required, if the window is:
- within 60 inches (1524 mm) vertically above the floor of the tub or shower, or
- within 60 inches (1524 mm) horizontally from of the edge of a tub or shower.

HVAC

According to 2024 IRC R202, a bathroom is not a habitable space. It's not used for living, sleeping, dining, or cooking. Therefore, it does not require a heat source, such as a supply register from a furnace (2024 IRC R325.8).

If there’s a fuel-fired appliance (like a water heater, furnace, or an unvented fireplace), these are prohibited in bathrooms. There are some code exceptions. But, in general, we should not have fuel-fired appliances in the bathroom. We don’t want combustion gases building up in this enclosed space.

Electrical Panel

There should not be any panelboards with overcurrent protection devices in the bathroom. That means panels or breakers in the bathroom are defects.

Door

Check the bathroom door by opening and closing it.
It should latch closed for privacy.
It should lock and unlock for security.
A damaged door is a defect.
The door should be "square" with the door frame. Or it may be indicating a settlement problem with the house.

Heated Towel Bar

Check the heated towel bar, if there is one.

Mirror

Make sure the mirror is secured to the wall.
Check for damage to the mirror, including water damage.

The home inspection report may include pictures and written notes about about indications of defects that were observed during the home inspection.

Fixtures that do not have running water, active water leaks, and drainage problems are major defects that require correction by qualified contractors.

See more home inspection checklists.