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Home inspections routinely identify certain categories of defects. Understanding common issues helps buyers know what to expect and how to evaluate inspection findings. Some issues are minor maintenance items while others are significant defects affecting safety, function, or value.
Repair costs vary dramatically by location, contractor, severity, and access. The estimates provided are rough national ranges to help prioritize issues, not quotes. Always get multiple contractor estimates for actual repair costs in your area.

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Roof Issues

What inspectors find:
  • Curling or cupping shingles
  • Missing shingles
  • Granule loss (bald spots)
  • Cracked or broken shingles
  • Moss or algae growth
Significance: Worn shingles allow water intrusion. Indicates roof is aging.Typical repair cost: Spot repairs $200 - $500. Full replacement $8,000 - $25,000.
What inspectors find:
  • Rust or deterioration
  • Lifted or loose flashing
  • Missing flashing at penetrations
  • Improper installation
Significance: Flashing failures cause leaks at vulnerable points (chimneys, vents, walls).Typical repair cost: $200 - $1,000 depending on location and extent.
What inspectors find:
  • Clogged gutters
  • Sagging or detached sections
  • Improper slope
  • Downspouts discharging at foundation
  • Missing splash blocks or extensions
Significance: Poor drainage leads to foundation problems and water intrusion.Typical repair cost: Cleaning $100 - $200. Repairs $200 - $500. Replacement $1,000 - $2,500.
What inspectors find:
  • Inadequate soffit vents
  • Blocked vents
  • Missing ridge vent
  • Bathroom vents exhausting into attic
Significance: Poor ventilation causes moisture problems and premature roof aging.Typical repair cost: $200 - $1,500 depending on scope.
What inspectors find:
  • Water stains on ceilings or walls
  • Wet insulation
  • Mold in attic
  • Rotted decking
Significance: Major defect requiring immediate attention. Causes structural damage and mold.Typical repair cost: Varies widely. $500 - $5,000+ depending on damage extent.

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Foundation and Structure

Types:
  • Hairline cracks: Common, usually cosmetic from normal settling
  • Vertical cracks: Often from settling, less concerning
  • Horizontal cracks: More serious, indicates lateral pressure
  • Stair-step cracks: In block foundations, indicates movement
Significance: Varies from cosmetic to structural depending on type, size, and location.Typical repair cost: Cosmetic sealing $200 - $500. Structural repair $1,500 - $15,000+.
What inspectors find:
  • Water stains
  • Efflorescence (white mineral deposits)
  • Musty odors
  • Standing water or moisture
  • Mold presence
Significance: Ongoing water intrusion causes structural damage, mold, and health issues.Typical repair cost: Waterproofing $2,000 - $15,000. French drain $3,000 - $10,000.
What inspectors find:
  • Uneven floors
  • Doors/windows that stick
  • Cracks in drywall following patterns
  • Gaps between walls and ceiling/floor
Significance: Some settling is normal. Active, ongoing movement is concerning.Typical repair cost: Assessment by structural engineer $300 - $800. Repairs $5,000 - $50,000+.
What inspectors find:
  • Soft or spongy wood
  • Visible rot
  • Termite tubes or damage
  • Carpenter ant damage
  • Powder post beetle holes
Significance: Compromises structural integrity. May indicate ongoing infestation.Typical repair cost: Localized repair $500 - $2,000. Extensive damage $5,000 - $20,000+.
Foundation issues range from cosmetic to severe structural problems. When inspectors note foundation concerns, getting a structural engineer evaluation is strongly recommended before proceeding.

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Electrical Issues

Types of concern:
  • Knob and tube: Pre-1950s, no ground wire, often deteriorated
  • Aluminum wiring: 1960s-70s, connection hazard
  • Undersized service: 60 or 100 amp may be inadequate
Significance: Safety hazard. Insurance may be difficult to obtain.Typical repair cost: Rewiring $8,000 - $20,000. Service upgrade $1,500 - $4,000.
What inspectors find:
  • Double-tapped breakers
  • Recalled panels (Federal Pacific, Zinsco)
  • Improper breaker sizes
  • Missing knockouts
  • Corrosion
  • Signs of overheating
Significance: Fire hazard. Panel replacement often necessary.Typical repair cost: Panel replacement $1,500 - $4,000.
What inspectors find:
  • No GFCI protection in wet areas
  • No AFCI protection in bedrooms (newer code)
  • Missing or non-functional smoke detectors
  • No CO detectors where required
Significance: Safety issue. Usually easy to remedy.Typical repair cost: GFCI outlets $100 - $200 each installed. Detectors $30 - $100 each.
What inspectors find:
  • Open junction boxes
  • Exposed wiring
  • Improper connections
  • Extension cords as permanent wiring
  • Unpermitted additions
Significance: Fire hazard. Indicates work done without permits or expertise.Typical repair cost: Varies widely based on extent.

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Plumbing Issues

Types of concern:
  • Galvanized steel: Corrodes internally, restricts flow, typically 40-60 year life
  • Polybutylene: Prone to failure, typically 1978-1995 installations
  • Lead: Service lines in older homes, health hazard
Significance: May require full replacement. Insurance/lender concerns possible.Typical repair cost: Re-piping $4,000 - $15,000.
What inspectors find:
  • Active dripping
  • Water stains indicating past leaks
  • Corroded fittings
  • Moisture at connections
Significance: Water damage potential. Often indicates more leaks to come.Typical repair cost: Individual repairs $150 - $500. Multiple leak repairs $500 - $2,000.
What inspectors find:
  • Age (typically 10-15 year life)
  • Rust or corrosion
  • Improper venting
  • Missing TPR valve or improper discharge
  • Sediment buildup
Significance: Safety and function. Water heaters fail, causing water damage.Typical repair cost: Replacement $1,000 - $2,500 standard. $3,000 - $5,000 tankless.
What inspectors find:
  • Slow drains
  • Improper venting
  • Cross-connections
  • S-traps (outdated)
  • Improper slope
Significance: Functionality issues. May indicate main line problems.Typical repair cost: Clearing $150 - $400. Repair work $300 - $1,500.
What inspectors find:
  • Slow drains throughout
  • Sewage odors
  • Wet spots in yard
  • Older pipe materials (clay, Orangeburg)
Significance: Major expense if replacement needed. Camera inspection recommended.Typical repair cost: Spot repair $500 - $3,000. Full replacement $5,000 - $25,000.

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HVAC Issues

Typical lifespans:
  • Furnace: 15 to 25 years
  • Air conditioner: 12 to 20 years
  • Heat pump: 10 to 15 years
  • Boiler: 20 to 30 years
What inspectors note:
  • Equipment age
  • Operational status
  • Visible condition
  • Signs of wear
Significance: Old equipment may fail soon. Budget for replacement.Typical replacement cost:
  • Furnace $3,000 - $7,000.
  • AC $4,000 - $8,000.
  • Combined $8,000 - $15,000.
What inspectors find:
  • Cracked heat exchanger (furnace)
  • Improper venting
  • Gas leaks
  • Carbon monoxide production
  • Missing safety controls
Significance: Life safety issue. Requires immediate attention.Typical repair cost: Heat exchanger usually means replacement. Venting repairs $200 - $1,000.
What inspectors find:
  • Dirty filters
  • Refrigerant issues (low charge, leaks)
  • Poor airflow
  • Duct leakage
  • Thermostat problems
Significance: Higher utility bills. May indicate needed repairs.Typical repair cost: Maintenance items $100 - $300. Refrigerant/repairs $200 - $800.
What inspectors find:
  • Disconnected ducts
  • Damaged insulation
  • Leaks at connections
  • Improper support
  • Pests in ductwork
Significance: Energy loss. Comfort issues. Indoor air quality.Typical repair cost: Repairs $200 - $1,000. Duct sealing $300 - $700.

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Water Intrusion and Moisture

Sources:
  • Foundation cracks
  • Window wells
  • Floor/wall joints
  • Sump pump failure
  • Poor grading
Significance: Causes mold, structural damage, unusable space.Typical repair cost: Grading correction $500 to $2,000. Interior waterproofing $5,000 - $15,000. Exterior waterproofing $10,000 - $25,000.
Entry points:
  • Damaged shingles
  • Failed flashing
  • Chimney connections
  • Vent penetrations
  • Ice dams
Significance: Damages structure, insulation, interior finishes. Causes mold.Typical repair cost: Varies by source. $200 - $5,000+.
What inspectors find:
  • Soft flooring around toilets
  • Mold in tile grout
  • Peeling paint
  • Damaged subfloor
  • Non-functional exhaust fans
Significance: Ongoing moisture causes rot and mold.Typical repair cost: Fan installation $150 - $400. Floor repair $500 - $2,000.
What inspectors find:
  • Ground sloping toward foundation
  • Downspouts discharging at foundation
  • Mulch or soil against siding
  • Standing water near foundation
Significance: Root cause of many water intrusion problems.Typical repair cost: Re-grading $500 - $3,000. French drain $3,000 - $10,000.
Water intrusion is among the most damaging conditions a home can have. Even small amounts of ongoing moisture cause significant problems over time. Addressing water issues should be high priority.

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Interior Issues

What inspectors find:
  • Failed seals (fogging between panes)
  • Difficult operation
  • Missing or damaged hardware
  • Rot in wood frames
  • Air infiltration
Significance: Energy loss, comfort, security.Typical repair cost: Hardware repair $50 - $200. Window replacement $300 - $1,000 each.
What inspectors find:
  • Missing handrails
  • Loose railings
  • Improper rise/run
  • Open risers with wide gaps
  • Baluster spacing too wide
Significance: Fall hazard. Safety issue especially with children.Typical repair cost: Handrail installation $200 - $500. Baluster repair $300 - $800.
What inspectors find:
  • Cracked firebox
  • Damaged damper
  • Missing rain cap
  • Deteriorated crown
  • Creosote buildup
Significance: Fire hazard if used. May recommend Level 2 chimney inspection.Typical repair cost: Cap installation $200 - $500. Crown repair $500 - $1,500. Liner $2,000 - $5,000.

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What Buyers Should Know

Inspections always find something. The question is whether issues are:
  • Acceptable for age and price of home
  • Safety concerns requiring attention
  • Deal-breakers warranting termination
Older homes have more issues. A 50-year-old home with some original systems is normal.Expecting an older home to have no issues is unrealistic.
Inspectors focus on function, not appearance.Ugly but working isn’t a defect. Beautiful but failing is.
A 25-year-old roof on a home priced accordingly is different from one presented as “new roof.”Evaluate findings against price, disclosures, and expectations.

Next: After the Inspection

Negotiations, repair requests, and decision making

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