Annual Plumbing Inspection Checklist for Homeowners

Small plumbing leaks waste thousands of gallons annually while slowly damaging your home's structure. A dripping faucet seems harmless until you realize it wastes 3,000 gallons per year. Toilet leaks go unnoticed for months, inflating water bills by $100+ monthly.

Annual plumbing inspections catch these problems before water damage requires expensive repairs. This checklist takes 90 minutes once yearly and prevents catastrophic failures.

Bathroom Inspection

Bathrooms contain more plumbing fixtures than any other room, making them prime locations for leaks and problems.

Toilet Inspection

Check for leaks at the base where the toilet meets the floor. Water stains, dampness, or soft flooring indicate wax ring failure that needs immediate repair.

Add food coloring to the toilet tank. Wait 15 minutes without flushing. Any color appearing in the bowl proves the flapper leaks, wasting 200+ gallons daily.

Flush the toilet and observe the complete cycle. The flush should be strong and complete. Weak flushing suggests developing clogs or internal problems.

Check for tank condensation during humid weather. Excessive condensation indicates the tank doesn't insulate adequately, wasting energy and creating moisture problems.

Inspect supply line connections at the shutoff valve and tank. Look for water stains, corrosion, or active dripping.

Verify the shutoff valve operates smoothly. Turn it 1/4 turn and back to confirm it's not seized. Replace frozen valves before emergencies require shutoff.

Sink Inspection

Open cabinet doors beneath sinks. Use a flashlight to inspect thoroughly. Look for water stains on cabinet floors and backs, warping, or actual moisture.

Run water at full pressure and observe all connections while water flows. Many small leaks only appear under pressure.

Check the P-trap for corrosion, cracks, or loose connections. Chrome and PVC traps develop problems in different ways, but both fail eventually.

Operate the sink stopper mechanism. It should move smoothly without binding. Sticky stoppers indicate accumulation or mechanical wear.

Test water pressure from faucets. Low pressure suggests aerator clogs or supply line problems.

Look for corrosion on shutoff valves and supply lines. Braided stainless steel supply lines last 7-10 years. Replace them proactively rather than waiting for failure.

Shower and Tub Inspection

Inspect caulk and grout around tub and shower enclosures. Deteriorated caulk allows water penetration behind walls, causing extensive hidden damage.

Run a finger along caulk lines. Pulling gently shouldn't separate caulk from surfaces. Gaps or separation require immediate recaulking.

Check grout between tiles for cracks or missing sections. Water penetration through grout damages substrate and creates mold problems.

Test shower and tub drains by filling them partially and releasing water. Slow drainage indicates developing clogs requiring attention.

Operate shower valves and check for dripping when fully closed. Persistent dripping wastes water and indicates worn valve cartridges.

Look for soft or spongy flooring near tubs. This indicates water damage from leaks or improper sealing.

Inspect shower door tracks and seals. Water escaping the shower enclosure damages floors and walls.

Kitchen Inspection

Kitchen plumbing handles heavy daily use and complex connections for multiple appliances.

Kitchen Sink

Open cabinet doors and inspect under the sink with a flashlight. Look for water stains, warping, moisture, and corrosion.

Run water at full pressure and watch all connections. Include both hot and cold faucets.

Inspect the garbage disposal for leaks at mounting points and discharge connections. Disposals leak most commonly at the sink flange and drain connections.

Check the dishwasher discharge connection if it connects beneath the sink. This is a common leak point.

Test the sink sprayer if equipped. Leaks at the sprayer head or hose connections waste water and damage cabinets.

Verify shutoff valves operate properly. Kitchen sinks often have separate valves for hot and cold lines.

Dishwasher

Pull the dishwasher slightly forward if possible and inspect the floor beneath for water stains or damage.

Run the dishwasher through a cycle and inspect the supply line connection and drain connection while operating.

Check the door gasket for cracks or deterioration. Worn gaskets allow water to escape during operation.

Listen for unusual noises during operation. Grinding or excessive noise suggests pump problems or debris in the drain.

Refrigerator Ice Maker and Water Dispenser

Locate the water supply line to the refrigerator. Check connections at both the wall valve and refrigerator for leaks or corrosion.

Pull the refrigerator out slightly and inspect the floor beneath for water damage. Ice maker leaks often go unnoticed for months.

Operate the water dispenser and ice maker. Test for proper function and look for drips or leaks during operation.

Laundry Room Inspection

Washing machines create some of the most destructive plumbing failures when supply hoses burst under full pressure.

Washing Machine

Inspect supply hoses carefully. Look for bulges, cracks, or age-related deterioration. Replace rubber hoses every 5 years regardless of appearance.

Braided stainless steel hoses last longer than rubber but should still be inspected annually.

Check hose connections at both the wall valves and machine. Verify connections are tight without over-tightening.

Turn shutoff valves 1/4 turn and back to verify they operate. Seized valves won't help during emergencies.

Run the washing machine through a cycle and watch the drain connection. Leaks here create floor damage.

Inspect the floor around and beneath the washing machine for water stains or damage.

Utility Sink

Check under utility sinks the same as bathroom and kitchen sinks. Look for leaks, corrosion, and supply line problems.

Test the faucet for proper operation and check for drips when closed.

Water Heater Inspection

Water heaters fail catastrophically when neglected, flooding homes with 40-80 gallons in minutes.

Visual Inspection

Look for rust or corrosion on the tank exterior. Surface rust may be minor, but extensive corrosion indicates imminent failure.

Check for moisture or water stains beneath the water heater. Any water indicates leaks that will worsen.

Inspect the pressure relief valve. It should have a discharge pipe extending to within 6 inches of the floor.

Look at the vent pipe on gas water heaters. It should be properly connected, sloped upward, and show no signs of corrosion or damage.

Functional Tests

Test the temperature-pressure relief valve by lifting the lever briefly. Water should flow freely and stop when you release the lever.

If no water flows or water continues flowing after releasing the lever, the valve has failed and needs replacement.

Listen to the water heater during heating cycles. Rumbling, popping, or excessive noise indicates sediment buildup requiring flushing.

Check water temperature at faucets. Temperature should reach 120°F for safety and efficiency.

Inspect the anode rod if your water heater is over 5 years old. This requires draining some water and removing the anode rod for visual inspection. Replace rods worn to less than 1/2 inch diameter.

Maintenance Tasks

Flush sediment from the tank by connecting a garden hose to the drain valve and draining several gallons until water runs clear.

Check the area around the water heater for stored combustibles. Gas water heaters need clearance around the burner area.

Visible Pipe Inspection

Exposed pipes in basements, crawl spaces, and utility areas provide opportunities to catch problems early.

Supply Lines

Inspect visible water supply lines for corrosion, especially on galvanized steel and copper pipes.

Look for green or white corrosion on copper pipes. This indicates pinhole leaks or developing weak points.

Check pipe hangers and supports. Pipes should be properly supported at recommended intervals to prevent sagging.

Look for water stains on pipes or nearby surfaces. Stains indicate leaks that may be intermittent or slow.

Drain Lines

Inspect drain pipes for cracks, especially in older ABS or PVC pipes.

Check for sagging in horizontal drain runs. Drains must maintain proper slope for adequate drainage.

Look for evidence of leaks at joints and connections.

Shutoff Valves

Locate and test your main water shutoff valve. Every household member should know its location.

Turn the main valve 1/4 turn and back to verify it operates. Seized main valves require immediate replacement.

Inspect the valve for corrosion or leaks at the packing nut.

Outdoor Plumbing Inspection

Outdoor plumbing faces weather exposure that accelerates deterioration.

Hose Bibs

Turn each outdoor faucet fully on and off. Check for smooth operation without binding.

Look for drips when fully closed. Persistent dripping indicates worn washers or valve seats.

Inspect the mounting area for water stains or damage to siding.

For frost-free hose bibs, verify no hoses are connected. Attached hoses prevent proper drainage and cause freeze damage.

Sprinkler Systems

Turn on each irrigation zone individually. Look for broken heads, leaking valves, and soggy spots indicating underground leaks.

Check sprinkler head alignment and spray patterns. Misaligned heads waste water and create dry spots.

Inspect valve boxes for standing water or damaged valves.

Test the rain sensor if equipped. It should prevent watering during rain.

Outdoor Drains

Locate yard drains and drainage systems. Clear debris from drain grates.

Pour water into drains to verify they flow freely. Slow drainage indicates clogs requiring attention.

Foundation and Crawl Space

If you have a basement or crawl space, inspect these areas for plumbing-related moisture.

Look for signs of slab leaks: unexplained wet spots, warm areas on floors, or sounds of running water when fixtures are off.

Check crawl spaces for leaking pipes, excessive moisture, or standing water beneath the house.

Inspect foundation walls for water stains that might indicate exterior drainage problems affecting plumbing.

Documentation

Document your findings during inspection:

Photograph any problems discovered. Photos provide comparison points for future inspections.

Note dates of supply line installations. This helps track when replacement becomes necessary.

Record water meter readings. Comparing readings over time identifies unusual consumption suggesting hidden leaks.

Keep a plumbing maintenance log noting inspection dates and findings.

When to Call Professionals

Some inspection findings require professional attention:

Any active leaks you can't repair yourself

Extensive corrosion on supply pipes

Water heater problems beyond basic maintenance

Sewer gas odors indicating vent or drain problems

Multiple fixtures with simultaneous problems

Suspected slab leaks or hidden pipe damage

Professional plumbing inspections cost $150-$300 and include specialized testing homeowners can't perform.

Seasonal Considerations

Perform full inspections in spring and fall, with additional seasonal checks:

Spring

• Test sump pumps before heavy rain season
• Check outdoor faucets after winter
• Inspect for freeze damage to pipes
• Verify sprinkler systems operate properly

Fall

• Winterize outdoor faucets and irrigation systems
• Flush water heaters before winter demand
• Insulate exposed pipes in unheated areas
• Check heating system connections

Cost of Prevention vs. Repair

Annual inspection takes 90 minutes and costs nothing beyond your time.

Compare this to repair costs:

Toilet flapper replacement by plumber: $150-$250

Water heater replacement: $1,200-$3,000

Slab leak repair: $2,000-$5,000

Water damage remediation: $3,000-$10,000

Burst washing machine hose damage: $5,000-$15,000

The time spent on annual inspection prevents thousands in potential repairs.

The Bottom Line

Plumbing problems announce themselves through small signs before becoming emergencies. Drips become floods. Slow drains become complete blockages. Minor corrosion becomes burst pipes.

Annual inspection catches these problems at the drip stage, when repairs cost $20 in parts rather than $2,000 in emergency service and water damage restoration.

Schedule inspection time on your calendar now. Spring and fall are ideal timing. Walk through your home methodically, checking each fixture and visible pipe.

The 90 minutes invested annually protects your home from the most common and expensive plumbing failures. Start your first inspection today.