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to electrical quirks, the most common home inspection problems include structural damage, roof and plumbing issues, outdated electrical panels, HVAC concerns, water damage, termites, safety hazards, and drainage problems.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.
Common home inspection issues
During a home inspection, certain issues tend to show up more often than others. While some may be minor, many can impact safety, comfort, or the cost of maintaining a home. Here are the 10 most common home inspection problems inspectors frequently uncover.
- Structural issues
- Roof issues
- Plumbing issues
- Aluminum wiring
- Dated electrical panels
- HVAC systems
- Water damage
- Termites
- Safety issues
- Drainage problems
Red flags caught during home inspections
While normal wear is fine, major issues impact negotiations, closing, and purchase decisions. Here’s what you can do about these home inspection issues.
>> Read: Home Inspection Resources for Homebuyers and Sellers
1. Structural issues
Structural problems are expensive to fix and can indicate serious foundation issues. They impact a home’s stability, safety, and resale value. If unaddressed, the damage can worsen, leading to higher repair costs and safety risks.
“Beyond safety, the most serious defects in a home are typically structural.” says Scott Johnson, 2025 president of American Society of Home Inspectors. “When an inspector identifies a structural defect, it’s important to determine whether it can be corrected by a qualified structural contractor or if it requires the expertise of a professional engineer with a Residential Construction specialization, also known as a structural engineer. Your professional home inspector can help guide these decisions.”
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 is $2,200 to $8,100, but costs can vary significantly based on the extent of foundation damage.
2. Roof issues
Roof replacement is often expensive, and even newer roofs can have issues due to poor installation or storm damage. A damaged or aging roof can cause leaks, mold growth, and high energy bills.
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 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
Old pipes (galvanized steel or polybutylene) in older homes often cause costly plumbing issues like leaks, water damage, and mold. Inspectors check water pressure, slow drains, corrosion, and signs of 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 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.
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
Outdated or overloaded electrical panels pose a safety risk and may not meet modern power needs. Inspectors check amperage, condition, and code compliance, as some older panels and brands are fire hazards and can’t support new appliances.
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
HVAC systems affect comfort, air quality, and energy costs. An aging system may need replacement, and poor maintenance can cause mold or dust in ducts. While inspectors check function, a full tune-up report is ideal.
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 is $5,000 to $11,000, but installing a new HVAC system with ductwork can range between $7,000 to $16,000.
7. Water damage
Water damage, a common home inspection issue, often indicates leaks, poor drainage, or plumbing failures, leading to mold or wood rot. Wall or ceiling stains can signify past or ongoing problems.
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 is $1,500 to $9,000, though larger or more severe cases can exceed that.
8. Termites
Termites silently damage wood, weakening a home’s structure. Often, infestations go undiscovered until significant damage occurs. Termite inspections are crucial in warm or humid climates.
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 is $200 to $900, but repairs for termite damage can vary widely based on how much wood framing is affected.
9. Safety issues
Safety issues like missing smoke detectors, faulty railings, improperly vented appliances, and electrical hazards are often inexpensive to fix but crucial for code compliance and move-in readiness.
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
How to prevent common home inspection issues
“The top three ways to prevent or reduce risk are simple: maintenance, maintenance, and maintenance. If we don’t maintain our homes, systems and structures can fail over time,” Scott Johnson explains. “The best thing home inspectors provide is an unbiased assessment of a home’s condition. Our Standards of Ethics prevent inspectors from working on homes we inspect, which ensures we can offer fair, objective information without any potential conflict of interest.”
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.