10 Most Common Home Inspection Problems

Buying a home is an exciting adventure but it often comes with surprises during the property inspection. From sneaky leaks to electrical quirks, the most common home inspection problems include structural damage, roof and plumbing issues, outdated electrical panels, HVAC concerns, water damage, termites, safety hazards, and drainage problems.

No matter if you’re hunting in Beaverton, OR, Moonachie, NJ, or Scranton, PA, this Redfin guide is here to help you spot these red flags early so you can move forward with confidence and peace of mind.

Red flags caught during home inspections

A home inspection is a detailed review of a home’s condition, typically done during the buying or selling process. . While normal wear and tear is expected, major issues can significantly affect negotiations, closing timelines, and even your decision to move forward with the purchase. Here are common red flags and what to do about them.

>> Read: Home Inspection Resources for Homebuyers and Sellers

1. Structural issues

Structural problems can be expensive to fix and may point to serious foundation issues. They can affect the home’s stability, safety, and resale value. Common causes include foundation cracks, shifting or settling soil, and improperly removed or altered load-bearing walls. If not addressed, structural damage can worsen over time and result in even higher repair costs or safety risks.

What to look for: Large cracks in walls or ceilings, sloping or uneven floors, sticking doors or windows, bowing or bulging foundation walls, and gaps between floors and baseboards.

What to do:

• Hire a licensed structural engineer for a comprehensive evaluation
• Get quotes from contractors to estimate the repair costs
• Use the report to renegotiate the purchase price

Estimated costs: The typical range for structural repairs is $2,200 to $8,100, but costs can vary significantly based on the extent of foundation damage and regional labor rates.

2. Roof issues

A damaged or aging roof can cause leaks, mold growth, and high energy bills. Roof replacement is often expensive, and even newer roofs can have issues due to poor installation or storm damage. Inspectors commonly flag missing or broken shingles, sagging areas, and improper flashing, all of which can allow water to enter the home and cause further damage.

What to look for: Shingles that are missing, curling, or cracking; visible sagging; signs of water intrusion in the attic; excessive granule loss in gutters; and stained ceilings.

What to do:

• Ask for documentation on the roof’s age and past repairs
• Hire a roofing contractor to assess the damage
• Request a roof certification or warranty transfer if available
• Negotiate for repairs, a new roof, or a price reduction based on condition

Estimated costs: The typical range to replace a roof is $5,868 to $13,216 based on size, pitch and material needed for your roof repair.

>> Read: Should You Get a Roof Inspection Before Buying a House?

3. Plumbing issues

Plumbing issues can lead to costly problems like leaks, water damage, and mold. Older homes often have outdated pipes, such as galvanized steel or polybutylene, that are more likely to fail. During an inspection, the plumber may test water pressure, check for slow drains, and look for corrosion, leaks, or signs of past water damage.

What to look for: Corrosion or discoloration around joints, low water pressure, water spots on ceilings or under cabinets, slow drains, and unusual sounds from pipes.

What to do:

• Have a licensed plumber conduct a detailed inspection if red flags are found
• Look for signs of outdated materials and ask about past leaks
• Ensure water heaters, sump pumps, and waste lines are working
• Use the inspection results to request replacements or credits at closing

Estimated costs: The typical range for plumbing repairs is $180 to $600, but costs can hike up to $4000 for major repairs. 

4. Aluminum wiring

Aluminum wiring can be found in older homes from the 1960s and 70s but has since been found to pose a fire risk, especially if not properly maintained. It can expand and contract more than copper, which may lead to loose connections and overheating. Some insurance companies may not cover homes with aluminum wiring without remediation.

What to look for: Wires labeled “AL” or “ALUM,” outlets and switches that are warm to the touch, flickering lights, and scorched or discolored cover plates.

What to do:

• Get an electrician to confirm the presence and extent of aluminum wiring
• Ask if previous owners have installed copper pigtails or used special connectors
• Factor the cost of rewiring or safety upgrades into your decision
• Work with your insurance provider to determine coverage requirements

Estimated costs: The typical cost to rewire a home from aluminum to copper can range from $2,000 to $12,000, with the average being $6,000.

5. Dated electrical panels

An outdated or overloaded electrical panel can be dangerous and may not meet modern power demands. Older panels might not support new appliances or electronics, and some brands are known to be fire hazards. The inspector will check the amperage, condition, and whether the panel is up to code.

What to look for: Panels from brands like Federal Pacific Electric (FPE) or Zinsco, visible rust or scorching, use of fuses instead of breakers, and insufficient amperage (less than 100 amps for most modern homes).

What to do:

• Have an electrician inspect the panel and circuit load
• Replace outdated or unsafe panels with modern ones
• Ensure the system includes proper grounding and GFCI protection
• Ask the seller to complete upgrades before closing or provide repair credit

Estimated costs: The typical range to upgrade or replace an electrical panel is $800 to $4,000, though costs can rise if major rewiring or code updates are needed.

6. HVAC systems

Heating and cooling systems directly impact comfort, air quality, and energy bills. An HVAC system that’s near the end of its life could require immediate replacement, and poor maintenance may lead to mold or dust buildup in ducts. Property inspectors often check that systems are functioning, but a full tune-up or service report is even better.

What to look for: Weak airflow, inconsistent temperatures between rooms, visible rust or moisture around the unit, excessive dust in vents, and unusual noises during operation.

What to do:

• Ask for HVAC service records, filter replacement frequency, and system age
• Hire an HVAC technician to evaluate any flagged issues
• Request duct cleaning if air quality seems poor
• Negotiate for repairs, cleaning, or full replacement if the system is failing

Estimated costs: The typical range to replace an HVAC system is $5,000 to $11,000, but installing a new HVAC system with ductwork can range between $7,000 to $16,000. Costs can vary depending on system size, ductwork needs, and home layout.

7. Water damage

Among the most common home inspection problems, water damage often points to leaks, poor drainage, or plumbing failures, leading to mold or wood rot. Stains on walls or ceilings may signal past issues that weren’t properly repaired or ongoing problems that need immediate attention.

What to look for: Stains or discoloration on walls and ceilings, warped flooring, musty smells, mold or mildew spots, and bubbling or peeling paint.

What to do:

• Use a moisture meter to check suspect areas
• Hire a specialist to test for mold if needed
• Ask the seller to show proof of past repairs
• Request remediation or negotiate a price adjustment for potential mold or rot

Estimated costs: The typical range for mold remediation or water damage cleanup is $1,500 to $9,000, though larger or more severe cases can exceed that.

8. Termites

Termites can weaken a home’s structure by silently damaging wood framing, floors, and trim. Since they work out of sight, infestations often aren’t discovered until significant damage has occurred. In regions with warm or humid climates, a termite inspection is especially important.

What to look for: Discarded wings, pencil-sized mud tubes on exterior walls or crawlspaces, sagging wood, hollow-sounding beams, and tiny holes in drywall or baseboards.

What to do:

• Get a certified termite inspection (often included in a pest report)
• Ask the seller for a termite bond or warranty
• Require treatment if live infestation is confirmed
• Request repairs for structural damage or wood replacement

Estimated costs: The typical range for termite treatment is $200 to $900, but repairs for termite damage can vary widely based on how much wood framing is affected.

9. Safety issues

Safety concerns can include missing or non-working smoke detectors, faulty stair railings, improperly vented appliances, and electrical hazards. These problems may not be expensive to fix but are essential for making the home move-in ready and up to code.

What to look for: Loose or missing handrails, open electrical boxes, improperly installed outlets or light fixtures, broken locks, missing GFCI outlets near water sources, and missing smoke/carbon monoxide detectors.

What to do:

• Compile a full list of safety concerns noted by the inspector
• Prioritize fixing anything related to fire, electrical, or trip hazards
• Request the seller bring the home up to code before closing
• Budget for a safety upgrade checklist if the seller won’t fix minor items

Estimated costs: The typical range to address common safety concerns is $100 to $500, though complex electrical or structural hazards can cost up to $60,000.

10. Drainage spots

Poor drainage is often overlooked but can lead to major headaches like basement flooding, foundation cracks, or soggy landscaping. Water should always be directed away from the home, and even small signs of improper grading can escalate into costly repairs.

What to look for: Pooling water near the foundation, erosion or bare soil under downspouts, mildew in the basement, flooded crawlspaces, or rust on the bottom of the siding.

What to do:

• Improve yard grading so water flows away from the foundation
• Extend downspouts and ensure gutters are clear and functioning
• Install French drains or sump pumps if needed
• Ask the seller to address serious drainage issues or lower the price accordingly

Estimated costs: The typical national range for drainage improvements is $300 to $9,500, but larger projects like full foundation drainage systems can cost up to $15,000.

>> Read: Home Inspection Resources for Homebuyers and Sellers

Smart moves after your home inspection

Knowing the most common home inspection problems puts you in control when buying a home. Spotting issues early helps you avoid surprises and costly repairs. Take your time reviewing the report, lean on experts when needed, and don’t be afraid to negotiate or walk away if something doesn’t feel right. A smart inspection is your best friend for protecting your future home.

FAQ for most common home inspection problems

1. What should I do if a home inspection reveals major issues?

Start by reviewing the full inspection report with your real estate agent. From there, you can negotiate repairs, request credits at closing, or walk away if the issues are too severe and the seller won’t budge.

>> Read: Mandatory Fixes After a Home Inspection

2. Can I still buy a house with problems found during the inspection?

Yes, many buyers move forward after uncovering issues—as long as they’re aware of the risks and costs. Some problems can be repaired or negotiated. Just be sure you’re comfortable with the condition of the home before committing.

3. Who pays for repairs after the inspection?

It depends on the inspection negotiation. In some cases, the seller agrees to make repairs or offer a credit. In competitive markets, buyers may choose to take the home as-is and handle repairs later.

>>Read: Who Pays for the Home Inspection: Buyers or Sellers?

4. Should I get specialized inspections beyond the general home inspection?

If the inspector flags issues like foundation damage, mold, or pests, it’s smart to bring in specialists. This can give you a clearer picture of the repair scope and costs.

5. Can I back out of a purchase after the inspection?

If your contract includes an inspection contingency, yes. This gives you the option to walk away or renegotiate based on the findings without losing your deposit.