10 Most Common Home Inspection Problems and How to Address Them

A professional home inspection often reveals issues that can impact your safety, budget, and long-term satisfaction with a new home. Based on industry standards, the most frequent problems uncovered include structural damage, roof wear, plumbing defects, and outdated electrical systems. Addressing these issues early, typically through negotiation with the seller, is crucial for a sound investment. This guide outlines the top ten home inspection findings and provides actionable steps for buyers.

What are the most critical issues found during a home inspection? While cosmetic flaws are common, the most significant defects are often structural, related to the roof, or involve outdated electrical and plumbing systems. These problems can entail costly repairs and may affect the home's safety and insurability. A thorough inspection by a qualified professional is the first step in identifying these concerns.

1. How can you identify and address structural issues? Structural issues refer to problems with a home's fundamental support system, including the foundation, beams, and load-bearing walls. These are among the most serious defects due to their high repair costs and potential safety risks.

• What to look for: Large cracks in walls or ceilings, sloping or uneven floors, doors or windows that stick, and bowing foundation walls.
• What to do: Hire a licensed structural engineer for a comprehensive evaluation. Obtain repair quotes from contractors and use this information to renegotiate the purchase price.
• Estimated Cost: Repairs typically range from $2,200 to $8,100, but can be significantly higher for extensive damage.

2. What should you know about roof problems? An aging or damaged roof can lead to leaks, mold growth, and increased energy costs. Even newer roofs may have issues from poor installation or storm damage.

• What to look for: Missing, curling, or cracking shingles; visible sagging; water stains in the attic; or excessive granules in gutters.
• What to do: Request documentation on the roof's age and past repairs. Have a roofing contractor assess any damage and negotiate for repairs or a price reduction.
• Estimated Cost: A roof repair typically costs between $5,800 and $13,200, while a full replacement is more expensive.

3. How do plumbing issues affect a home? Older homes often have outdated plumbing materials like galvanized steel or polybutylene pipes, which are prone to leaks, corrosion, and water damage.

• What to look for: Low water pressure, slow drains, discoloration around pipe joints, and water spots on ceilings or under sinks.
• What to do: If red flags are found, a licensed plumber should conduct a detailed inspection. Negotiate for pipe replacements or request a credit at closing.
• Estimated Cost: Minor repairs cost $180 to $600, but whole-house repiping can exceed $4,000.

4. Is aluminum wiring a deal-breaker? Common in homes built during the 1960s and 70s, aluminum wiring is considered a fire hazard because it expands and contracts more than copper, leading to loose connections that can overheat.

• What to look for: Wires labeled "AL," flickering lights, outlets that are warm to the touch, or discolored switch plates.
• What to do: Have an electrician confirm the presence of aluminum wiring. Factor the cost of rewiring or safety upgrades into your decision.
• Estimated Cost: Rewiring a home can cost between $2,000 and $12,000, averaging around $6,000.

5. Why are dated electrical panels a concern? Outdated or faulty electrical panels may not meet modern safety codes or power demands. Certain brands, like Federal Pacific Electric (FPE) or Zinsco, are known fire hazards.

• What to look for: Rust or scorch marks on the panel, the use of fuses instead of circuit breakers, and amperage below 100 amps.
• What to do: An electrician should inspect the panel. Replacing an outdated panel is highly recommended for safety.
• Estimated Cost: Panel replacement typically costs between $800 and $4,000.

6. What are the red flags for HVAC systems? Heating, Ventilation, and Air Conditioning (HVAC) systems affect comfort and energy bills. An aging or poorly maintained system may need replacement and can harbor mold or dust.

• What to look for: Weak airflow, inconsistent temperatures, unusual noises, and visible rust on the unit.
• What to do: Ask for service records and the system's age. An HVAC technician can provide a full evaluation. Consider negotiating for repairs or a replacement allowance.
• Estimated Cost: Replacing an HVAC system typically ranges from $5,000 to $11,000.

7. How serious is water damage? Water damage often indicates persistent leaks or drainage problems and can lead to toxic mold growth and wood rot.

• What to look for: Stains on walls or ceilings, warped flooring, a musty odor, and peeling paint.
• What to do: Use a moisture meter to assess affected areas. Hire a mold specialist if needed and request proof of past repairs from the seller.
• Estimated Cost: Remediation can cost between $1,500 and $9,000.

8. What is the risk of termites? Termites can cause significant, often hidden, structural damage by consuming wood. Infestations are more common in warm, humid climates.

• What to look for: Mud tubes on foundation walls, hollow-sounding wood, discarded wings, and sagging floors.
• What to do: A certified termite inspection is essential. Require treatment for live infestations and repairs for any structural damage.
• Estimated Cost: Treatment costs $200 to $900, but damage repair costs vary widely.

9. Which safety issues are most common? These are often minor but critical code violations, including missing smoke detectors, faulty railings, and electrical hazards like missing GFCI outlets in kitchens and bathrooms.

• What to look for: Loose handrails, open electrical boxes, and missing safety detectors.
• What to do: Compile a list from the inspection report. Request the seller address these items before closing to ensure the home is move-in ready.
• Estimated Cost: Addressing common safety issues typically costs $100 to $500.

10. Why is poor drainage a major problem? Poor drainage can lead to foundation cracks, basement flooding, and wood rot by allowing water to pool around the home's base.

• What to look for: Water pooling near the foundation, soil erosion under downspouts, and dampness in crawl spaces or basements.
• What to do: Solutions include improving yard grading, extending downspouts, and installing French drains. Negotiate for the seller to correct serious issues.
• Estimated Cost: Drainage improvements range from $300 to $9,500.

Proactive steps are your best defense against costly home inspection surprises. Based on our experience assessment, a home's condition is directly linked to regular maintenance. When an inspection reveals problems, you have several paths: negotiate repairs, request a closing credit, or, if the issues are too severe, exercise your inspection contingency to walk away. Always review the full report with your real estate agent to determine the best course of action.