Overview

Most homes will have inspection findings. The goal is not to find a “perfect” house. The goal is to identify problems that could become expensive, create safety concerns, or delay closing. The sections below focus on the issues that most often turn into major repairs or complicated negotiations.

Why home inspections matter

Inspections are a standard part of most purchase decisions. The American Society of Home Inspectors notes that, citing the National Association of Realtors, 88% of buyers in 2023 chose to get a home inspection. :contentReference[oaicite:0]{index=0}

Practically, an inspection helps you do three things:

• Understand repair priorities (what’s urgent vs. what’s routine maintenance).
• Estimate short-term costs (repairs you may need soon after closing).
• Make smarter negotiation decisions (repairs, credits, price adjustments, or further evaluation).

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Water intrusion and grading or drainage problems

Water is one of the most expensive and most common problems in homeownership because it can lead to structural damage, mold, and long-term deterioration. One reason this category matters: InterNACHI’s survey of inspectors found “improper surface grading/drainage” was the most frequently reported issue, cited by 35.8% of respondents.

What to look for

• Downspouts that dump water next to the foundation.
• Soil sloping toward the home instead of away from it.
• Standing water in the yard, basement, or crawlspace after rain.
• Efflorescence (white, chalky residue) on foundation walls.
• Musty odors or visible moisture staining.

What it can mean

Drainage problems can cause basement or crawlspace moisture, which can impact framing, insulation, HVAC ductwork, and indoor air quality. The longer moisture is present, the more costly remediation can become.

What to do next

Ask for the inspector’s notes on likely water entry points, then consider a specialist evaluation if the source is unclear. Often, improvements like extending downspouts, re-grading, or adding drainage can solve the root issue.

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Foundation and structural movement

Structural issues are among the highest-stakes findings because they can be costly and may require engineering input. Not every crack is serious, but certain patterns should be treated as red flags.

Red-flag signs

• Horizontal cracks in foundation walls.
• Stair-step cracks in brick or block.
• Doors or windows that stick, won’t latch, or show new gaps.
• Sloping floors or noticeable unevenness.

What to do next

If the report suggests movement, ask for a structural engineer or foundation specialist evaluation before you finalize negotiations. The goal is clarity: cause, scope, and a written repair recommendation with cost expectations.

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Roof, flashing, and attic moisture

Roof issues matter because they can cause hidden water damage and can also affect insurance eligibility. In a well-known NAHB life expectancy study, asphalt shingle roofs are commonly cited at about 20 years (with other roof types varying by material).

What to look for

• Missing, curling, or brittle shingles.
• Soft spots or staining in the attic sheathing.
• Poor flashing around chimneys, vents, and valleys.
• Evidence of repeated patchwork repairs.
• Gutters that don’t drain properly or overflow lines on fascia.

What to do next

Ask for an estimate from a licensed roofer if the inspector flags end-of-life or active leaks. If a roof is near replacement, buyers often negotiate a credit, a price adjustment, or a repair plan that aligns with lender and insurer requirements.

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Electrical safety red flags

Electrical issues can be both a safety hazard and a financing snag, especially if the work appears non-permitted or DIY. Even “small” electrical items can add up quickly when multiple circuits or panel work is needed.

Common red flags

• Overloaded or outdated electrical panels.
• Double-tapped breakers, loose connections, or scorch marks.
• Missing GFCI protection near water sources.
• Open junction boxes or exposed wiring.

What to do next

If the report flags safety defects, request evaluation by a licensed electrician and negotiate repairs or credits. For buyer protection, prioritize safety items over cosmetic fixes.

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Plumbing leaks and hidden water damage

Plumbing problems can range from a simple fixture replacement to a larger issue behind walls or under floors. The key risk is hidden damage: moisture that has been present long enough to cause rot or mold.

Red-flag signs

• Active leaks under sinks, around toilets, or near the water heater.
• Corrosion on supply lines or inconsistent water pressure.
• Staining on ceilings, baseboards, or around tubs and showers.
• Musty odors in bathrooms, basements, or laundry rooms.

What to do next

If moisture is suspected, ask for targeted evaluation. In many cases, a plumber can identify the source and provide a repair estimate. If mold is suspected, remediation should focus on fixing the moisture source first.

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HVAC age, performance, and operating cost

HVAC matters for two reasons: replacement cost and monthly operating cost. U.S. energy data shows that space heating and air conditioning account for more than half (52%) of household energy consumption in the United States (2020).

Red-flag signs

• Units near or beyond typical service life, with limited maintenance records.
• Uneven temperatures from room to room.
• Unusual noises, short cycling, or weak airflow.
• Rust, water staining, or damaged ductwork in attics/crawlspaces.

What to do next

Ask for service history and consider an HVAC technician evaluation when the inspector flags performance concerns. If replacement is likely soon, negotiate accordingly so the home remains affordable after closing.

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What to do when inspection issues are found

Inspection findings are not automatically a deal-breaker. The smart approach is to prioritize issues into three buckets: safety, water/structural risk, and high-cost components.

Practical negotiation options

• Repairs: Best for safety issues or lender-required items.
• Credits: Useful when the buyer wants control over the contractor and timeline.
• Price adjustment: Works when repair costs are clear and both sides want simplicity.
• Further evaluation: Recommended when the scope is unclear (foundation, roof, HVAC, moisture).

The goal is clarity and protection: understand the true cost and decide whether the home still fits your budget and risk tolerance.

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Why buyers trust Graddy Real Estate

Inspection decisions are easier when you have experienced guidance. Graddy Real Estate helps buyers interpret inspection reports, prioritize the real risks, and negotiate effectively based on facts and repair scope.

• #1 real estate team in Southwest Missouri
• 5,100+ families served
• $1.5+ billion in total sales
• 100+ combined years of experience
• 62% repeat and referral business

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