Buying a home involves many steps. Once a home buyer is "under contract" on a property, it's common for them to hire a professional home inspector as the next step. This contingency allows the homebuyer to determine whether anything is wrong with the property before purchasing it...
A home inspection typically takes 2 to 4 hours and can reveal plenty of problems with a home. This article covers the 18 most common issues found during a home inspection.
1. HVAC Needs Servicing
Your HVAC system uses almost half of the energy in your home. It works hard every year to keep your home climate-controlled. Therefore, it tends to need servicing quite often. Unfortunately, many people do not service their HVAC systems annually, which can lead to issues during a home inspection.
The average home inspector will not do a thorough job inspecting the furnace and AC. If you purchase a home with an HVAC system over ten years old, hiring an HVAC specialist to perform a complete system check is wise. This step will help you determine the unit's remaining life and project future repair costs.
Some common HVAC issues include:
- Dirty Filters (most common issue)
- Improper Flue Installation
- Dirty Coils
- Unlevel Pad
- Cracked Heat Exchanger
- Broken Condenser
2. Water Intrusion
Water damage can be tricky to identify. Thankfully, inspectors are fully trained to find this issue and recommend repairs.
Your roof is often the first place where water leaks and travels downward. Inspectors will usually start in the attic when looking for water damage from the top of the house. Some of the signs of water damage include the following:
- Cracks and holes - Cracks or holes on the exterior walls are prime spots for water to enter your home.
- Warped floors and damp carpets
- Stained walls and ceilings - Even if the stain results from an old leak that has been repaired, inspectors will still check for mold buildup.
- Peeling paint and wallpaper: This may indicate a leak behind the walls.
- Musty odors - This problem can indicate mold buildup, often caused by leaks.
Some water intrusion may result from small leaks, but your inspection report will include details on the breadth of the problem. In addition, it will explain the steps to take to remediate the situation if needed.
3. Roof Problems
Your roof will be one of the critical components an inspector will pay attention to during a home inspection, as it's an essential part of your home. If the roof leaks, a list of other issues will follow, which may cause some buyers to back out of a deal. It can be a costly fix for them.
The condition of your roof will be affected by many factors, including weather. If you live in an area with a harsh climate, your roof will require more attention than one in a mild climate.
Here are some of the everyday things an inspector will look for during a roof inspection:
- Sagging - This occurs when the joists in your home are weakened and cannot properly support the roof. This issue can be exacerbated by heavy snow or poor roof drainage.
- Overall condition of the roof sheathing - Particularly in areas around chimneys or other roof penetrations and valleys of the roof.
- Soft spots that indicate leaks - These can be further identified by a deeper look in your home's attic.
An inspector will assess your roof in two different ways. First, if the weather allows and the environment is safe, they will walk on the roof to understand its condition.
Second, they will enter your attic. Working in the attic allows them to see areas where current or past leaks have occurred. They will also see signs of roof sagging, spreading, and rafter twisting.
4. Electrical Wiring Issues
Every year, it is estimated that 51,000 home fires are caused by electrical wiring problems. The electrical system is another critical component of a home inspection. Most newly built homes will not have electrical issues. However, older homes with outdated wiring are susceptible to fires.
Some of the most common electrical issues an inspector will find are as follows:
- Exposed wiring and fraying
- Painted outlets - which can cause overheating. Common in properties once used as rentals.
- Reversed polarity - This means that the plugs' hot, neutral, and ground slots have somehow been mixed up.
- Aluminum wiring - Aluminum was considered more cost-effective than copper wiring in the late '60s and early '70s, but it can increase the risk of fire in your home.
- Improper modification of electrical panels - This issue can cause intermittent flickering of lights or cause your switches and outlets to not work correctly.
- Missing knockouts - or rectangular shapes missing in a panel
An inspector will check the condition of your electrical panels and outlets, your light fixtures, and the type of wiring in the home. They will include this suggestion in your report if they feel a system needs to be updated. However, if they think a specific area is vital to be fixed upon move-in, they will flag it.
Some electrical fixes will be relatively low-cost. For example, if the entire home needs to be rewired, it can cost up to $30,000+.
5. Poor Ventilation
While you likely will not run into issues with the ventilation in newer builds, older homes usually have ventilation problems. Poor ventilation will lead to moisture buildup, wood rot, termite infestations, mold development, and foundation issues. Home inspectors will trek into your attic to determine the state of your home's ventilation.
Why is ventilation important? Poor ventilation can require your HVAC system to work much harder to keep your home cool and comfortable.
If there is not enough ventilation in your home, a large amount of heat will build up in your attic, raising your home's overall temperature and sending your cooling system into overdrive. Proper ventilation equals more energy efficiency.
6. Poor Drainage and Grading
What is the importance of grading regarding your home's foundation? Grading refers to the slope present in the area surrounding your home's foundation. Ideally, you want the slope to face away from your house. Therefore, the water will flow away from the structure rather than towards it.
An insufficient slope will cause water to pool toward your home's foundation. This problem can result in a flooded basement, damp crawl spaces, cracks in the foundation, and even shifting in your home's foundation. Structural issues can be very costly.
In an ideal world, the grading surrounding your home is anywhere from a three to five percent slope away from the property. In other words, for every two or three feet you step out from your property, the land should drop by two or three inches.
How can you tell if your home might have grading issues on your lawn? Here are some signs to look for:
- Windows that are not square or that look off-kilter
- Interior doors with significant, uneven gaps at the top when closed
- Interior doors that visibly swing to one side or the other when left ajar
- Floors that visibly slope to one side or the other
Correcting grading around your home can be pretty costly. However, depending on who you hire to help with the issues, they may regrade the land. This step will involve adding fill near your home's foundation and tamping it down.
The inspector may also recommend installing a French Drain at a low point in your yard. Water is directed into the drain and out to a different part of your yard that can handle it.
Grading your yard is a tough job. Although it can be costly to fix, you will face an even heavier price tag if it is left unattended and damages your home's foundation.
7. Plumbing Issues
Plumbing issues within a home can be pretty common and very costly. Unfortunately, homeowners may not even realize an issue until an inspection, as most plumbing problems present as low water pressure or slow drains.
The majority of the time, an inspector will pay attention to the following when inspecting your plumbing:
- Whether or not water flows from your taps effectively
- Whether or not your drains work properly
- And whether or not your toilets flush
A home inspector will not be as detailed in their plumbing inspection as a professional plumber; however, they can give you an overview of any issues that need to be addressed upon move-in.
They will likely recommend a professional plumbing inspection if they think there may be a more significant issue outside their expertise. However, rest easy knowing that most plumbing issues found during a home inspection are minor.
8. Foundation Flaws
Foundation problems are perhaps one of the most problematic areas of a home inspection for most buyers. Your home's foundation is one of the most critical components of its overall structure, so finding an issue here can be very stressful and costly to resolve.
The following factors can cause foundation issues:
- Drainage problems - If your yard is sloping or grading is off, water can settle near your home's foundation, leading to damage.
- Missing or inadequate steel reinforcement in the foundation
- Intrusive tree roots
- Installation of a second story without reinforcing the original footings
- Natural events such as earthquakes, sinkholes, or landslides.
How can you tell if your home may have foundation issues? One of the most significant signs will be cracks in the interior or exterior walls of the house. Some minor signs include tile cracks, bowed walls, siding separation, or uneven floors.
In a perfect world, the seller would have done their best to uncover any foundation issues before listing their home, as failing to do so could result in costly negotiations. However, some sellers will wait to see what the market will offer for their home and not worry about fixing an issue that could cost them thousands of dollars.
Therefore, thoroughly inspecting your foundation is a good idea when buying a house.
9. Blocked Gutters or Downspouts
Many people do not stop to consider the importance of gutter conditions. When inspecting your gutters, the inspector will look for the following:
- The guttering system is adequately sized for your home to protect against runoff,
- that the channels are free of rust, cracks, and holes that will cause leaking, and
- that the downspouts divert water away from the home's foundation
Why is it so important to look at your gutters during a home inspection? They play a massive role in keeping your home safe from water intrusion.
If your gutters are blocked, cracked, or not diverting water far from your home, the water will settle near your home's foundation. Over time, erosion will occur, and you will likely develop cracks in your home's foundation, the perfect environment for water to enter your home.
In addition to the toll it will take on your home's foundation, water can seep into wooden joists and other structural components. This problem will encourage the development of mold, wood rot, and termite infestation.
Although maintaining your gutters may be annoying, the payoff is excellent. But, of course, you'll want to address any water issues up front before moving into the home.
10. Mold
This component of the home inspection is heavily tied to issues with your plumbing and ventilation systems. For example, if a leak is present, you live in a humid climate, or your home's ventilation systems are outdated, you are at high risk of developing mold.
Contrary to popular belief, mold will not always be visible to the naked eye. However, you can usually smell mildew in the air when it is present. Mold is prevalent around windows and doors, but it is also a frequent visitor in your bathroom and kitchen. When looking over your home, inspectors will be on the lookout for the following signs:
- A musty, mildew smell
- Signs of warping or cracking around materials such as tile, caulk, and other materials.
- Moisture buildup in areas with low light or visibility (prime spots for mold)
- Visible mold that will lighten upon application of bleach
Why is it essential to identify whether or not there is mold in your home?
The first obvious answer is that it can lead to health issues such as trouble breathing, itchy eyes, a sore throat, and coughing. But mold can also indicate a leak inside or outside your home, which you will want to find before it becomes a more significant issue.
If mold is found in the home, there are many ways in which you could try to remove it on your own. However, if the problem is too severe, hiring a professional for mold remediation in your home is always recommended.
11. Termite Damage
Termite inspections are among the most recommended parts of a home inspection after a purchase. Why is this the case? Because you often cannot see their damage from the outside.
Termites are small insects that feed on the cellulose found in plants, wood, dead leaves, and soil. They often become more active in the spring, feeding on wood from the inside out.
Most of the time, once you notice termite damage with your naked eye, it is too late to resolve the problem just by tinting the home. In addition, replacing portions of the wood in your home's walls, roof, or foundation will be very costly.
What are some of the signs of termite damage your inspector will be looking for?
- Buckling floors
- Dry rot in wood floor joists
- Wood rot in the door and window frames
- Soft/damp wood
- Mud tubes are bored into the soil near the foundation or directly into the home.
- Swarms around indoor or outdoor lights
- Small mounds of what looks like sawdust
Where will your inspector look for termite damage? One of the first areas they will look at is likely your crawlspace or basement. These areas are often the first to show signs of moisture, creating the perfect environment for these wood-destroying organisms. Other areas include the following:
- Wall cavities
- Firewood stacked against the side of a home
- Mulch or other landscaping materials near your home's walls and foundation
- Siding
- Flooring
- Window Frames
A pest control contractor will likely be brought in for proper assessment and treatment if termite damage is noted during the inspection.
12. Wood Damage
This component of a home inspection is very closely tied to termite inspections. During this portion, exposed wood will be what inspectors will focus on the most.
In nature, wood rot is a vital part of the life cycle, but it is not something you want to have present in the house you plan on making your home. Wood rot can lead to the following problems:
- Deterioration of support posts and beams
- Rotted floors and ceiling joists
- Destroyed roofs
- Unstable porches and decks
What causes wood rot? The most common culprit is a combination of moisture and fungi that come together to form a tiny home within the wood. There are three types of wood rot that an inspector will be keeping an eye out for:
- Brown Rot - AKA "dry rot." The surface of the wood will appear dry, but upon further inspection of its interior, you will find its cellulose has been targeted, breaking into small, cube-like bits.
- White Rot - Noted in wood that takes on a white color and spongy feel.
- Soft Rot - Noted by its honeycomb-like appearance after it breaks down cellulose in the wood. This rot is not commonly found in houses, but it can be.
If present, repairing wood rot can cost an individual upwards of $20,000.
13. Appliance Issues
Home inspectors examine the appliances in a home to ensure they are in good working order.
Here are some of the typical ones an inspector will look over:
- Your stove range and oven
- The cooktop
- Oven and cooktop vents
- Dishwashers
- Garbage disposals
- Built-in microwaves that come with the sale of the home
Keep in mind that inspectors are not experts on these appliances. Therefore, they will be unable to fix them themselves if an issue is noted. However, it is their job to ensure that they are working correctly and do not pose any safety hazards to you and your family when you move in.
They often perform tests and checks on the appliances and note any issues in the report. Some of the most common problems include the following:
- Range controls or burners not turning on or heating properly
- Ovens not warming to the proper temperature. Temperature lights not working
- Range hoods not working or being vented into the attic
- Dishwashers not running through an adequate cycle
- Garbage disposal blades not working or not turning on at all.
14. Radon
A radon inspection is usually performed as part of a home inspection. However, sometimes, a buyer may have to request this portion of the inspection specifically.
Why is a radon test recommended? Radon is a colorless, odorless gas that occurs when uranium in soil breaks down. Radon gas is released as a byproduct of that breakdown and can cause many health problems, such as lung cancer.
Although radon is not dangerous in small amounts, it is potentially unsafe when it builds up in your home. In addition, symptoms may take years to appear, so it's essential to consider a radon test during the inspection.
There are a few factors that will indicate a higher risk of radon exposure:
- Location - Areas such as the Appalachian Mountains and the upper Midwest have higher radon levels, as sheetrock and wood are frequently used building materials in these areas.
- Foundation Type - Homes built with dirt floors in basements or crawl spaces have no protection against radon rising from the soil.
- Foundation Cracks - Cracks provide a perfect entry point for gas to seep into your home.
- Well Water - Groundwater can contain radon. Therefore, it is essential to regularly check these levels in wells.
What happens if radon is found to be present during the inspection? A professional radon mitigator will be recommended to you. This step can cost between $800 and $1,500 to resolve. It is costly, but the effect radon can have on your family's health may be worse.
15. Building Code Violations
In a perfect world, all homeowners would go through the proper channels when building additions to their homes. Unfortunately, the reality is different.
Adding onto your home can exponentially increase the home's value, which is why people do it. But, unfortunately, when they realize how much work is involved, they are also tempted to cut corners.
Building codes vary from place to place, but there are some that are put into place nationwide. So, what are some of the most common nationwide building code violations your inspector will be on the lookout for?
- Missing or defective GCFIs - GCFI stands for Ground-fault circuit interrupter. They are required for outlets in the kitchen, bathroom, garage, and all outdoor circuits. Simply put, they protect against electrical shocks.
- Handrails along staircases without returns - Handrails are supposed to be installed with a "return," a small wooden piece that ends against the wall.
- Misplaced smoke alarms and carbon monoxide detectors - Codes require a smoke alarm on each level of the house and outside every bedroom.
- Deck flashings - Flashing must be installed between the deck ledger board and the house, and the ledger must be firmly attached. In many DIY decks, ledgers will pull loose from the structure. As a result, these decks can collapse, especially when loaded with people.
- Basement bedrooms with no window for egress - Each bedroom in a home should have a window present to allow for escape if an emergency occurs.
- Bad electrical work - This problem is often a telltale sign of a DIY project and can pose significant fire hazards.
- Bathroom vents leaking into the attic - These vents should always vent outside of the home
If any of these issues are present, it's possible that a homeowner performed the work. While inspectors are not code experts, they can generally tell you when a room in your home will not pass major code laws.
16. Asbestos
You have probably heard the legal commercials for this one. "If you or a loved one has been exposed to asbestos, you could be at risk for developing lung cancer or mesothelioma."
Asbestos is a mineral fiber found in rocks and soil that was used in building materials before 1981. It was a popular product due to its resistance to heat, chemicals, and electricity. Some items that include asbestos are the following:
- Vinyl Flooring
- Siding
- Shingles
- Blankets for hot water pipes
While it is not dangerous when exposed to it in small amounts, your inspector will look for areas that indicate the asbestos has been disturbed. It can crumble and become airborne. This issue may pose a threat to you and your family.
One of the most common fixes for asbestos is encapsulation, a process in which the material will be treated with a sealant that either binds the asbestos fibers together or coats them so they cannot be released.
17. Windows Not Sealing Correctly
Much like poor insulation, windows can lead to poor energy efficiency and high electric bills in your home. They can also pose security threats, as unsealed windows or those that do not close properly are prime targets for unwanted people to enter your home.
Some things that an inspector will look for on your windows include the following:
- Condensation in the window
- White, powdery substance around the windows
- Shower-like scum buildup inside the windows
These are all prime signs that your windows are not sealing correctly. Therefore, it is recommended that you replace your window seals every 5 years.
In addition to energy and safety considerations, if window seals are not up to par and you are experiencing condensation buildup, this could lead to mold growth.
18. Water Heater Issues
In addition to the HVAC, water heaters are one of the potential buyers' most considerable areas of concern. So, what do home inspectors look for regarding your water heater?
- Sediment buildup - Sediment buildup in your water heater can reduce the water volume the tank can hold. Your water heater may have to work overtime to heat the water, which can drive up your energy bill. Most sediment issues can be resolved by draining and flushing the tank.
- Noise - Popping sounds in the tank can indicate sediment buildup and mean that your internal heating system is overheating.
- If there is hot water or not - Usually, this is a sign that the heating element is faulty. They're relatively easy to replace
- Any water that accumulates underneath the heater - Sometimes, this can just be the result of condensation. Still, after your inspector rules that out, there may be a bigger problem to address.
- Tripped circuit breakers - If your water heater trips a breaker, it is an indicator of a bad heating element or faulty wiring.
Your water heater is the most expensive portion of your entire plumbing system. So this portion of your home inspection will be significant.
Final Thoughts
A home inspection is a vital part of buying a home. Ask your real estate agent for a list of good inspectors in your area. When you have found one you like, book them to schedule your inspection.
Your inspector will examine many components during the home inspection. Then, they will write a detailed report on which areas were flagged and which are in good condition. This blog post will help you prepare for the common issues that can fail a home inspection.
You may be able to negotiate with the sellers to help fund some of the fixes identified during the inspection before closing on the home. However, if you live in a hot market where homes are sold as-is, the likelihood of a seller putting any capital towards fixes is very slim.
Even if this is the case where you live, home inspections are still recommended. You will know what needs to be fixed upon moving into your home, and you can begin planning for the work that needs to be done. In addition, home inspections are a great way to ensure that you move into your next home with realistic expectations.
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