Common Home Inspection Findings
After searching for a few months, you've finally landed the home of your dreams. Then comes the 60+ page inspection report, probably the most overwhelming aspect of the home purchasing process. Understanding which inspection items need immediate attention versus what can be part of routine home maintenance can help you make informed decisions, and prevent you from panicking about the state of your next dream home. We like to think of the home inspection report as a guide to owning your new home, a homeowner's guide to maintenance and repairs. Here's a practical guide to common inspection findings and their typical timeframes for repair.
Foundation
Hairline Cracks
Monitor during regular home maintenance
Document with photos for comparison on a six month basis
Address if changes occur
Typical repair cost: $300-600 for sealing
Large Cracks (wider than 1/4 inch) or Horizontal Cracks
Schedule a structural evaluation during the inspection timeline
Address before closing if possible
Potential repair costs: $5,000-30,000+
Electrical Systems
Double-Tapped Breakers
Schedule a repair within the first few months
Common in older homes
Part of general electrical updates
Repair cost: $200-400
Aluminum Wiring and Knob & Tube Wiring
Schedule evaluation before closing, common in homes built before 1980
Develop a (long-term) rewire plan with an electrician
Full rewiring cost of home: $10,000-30,000
Missing GFCI Outlets
Update during your first year of ownership
Prioritize kitchen and bathroom areas (areas with water)
Cost: $40-100 per outlet
Ungrounded Outlets (Two-Prong)
Common in homes built before 1962
Functional but lack modern safety features
Options:
Install GFCI protection: $40-100 per circuit
Add grounding wire: $200-400 per circuit
This can be addressed gradually
Prioritize areas with water exposure
Plumbing
Galvanized Pipes
Plan replacement within 1-3 years or as water pressure decreases
Budget as part of a future project, such as a bathroom or kitchen renovation
Replacement cost: $2,000-15,000
Minor Sink Leaks
Address within the first month
Prevent water damage to the interior of your home
Repair cost: $150-300
Polybutylene Pipes
Plan replacement and possible seller concessions for replacement
Cost: $7,000-15,000
Roof
Missing Shingles
Repair within the first few months to prevent water intrusion
Repair cost: $200-500
Aging Roof (15+ Years)
Plan replacement within 2-5 years
Start a savings plan
Replacement cost: $8,000-20,000
Active Leaks
Address before closing or immediately after to prevent mold and structural issues
Repair costs: $500-5,000+
HVAC SystemsRoutine Maintenance Needed
Schedule service within the first month
Part of regular yearly home care
Cost: $100-300
Aging System (15+ Years)
Plan replacement within 2-3 years
Get annual maintenance
Replacement cost: $5,000-10,000
Cracked Heat Exchanger
Replace before occupancy
Safety hazard requires prompt attention for possible carbon monoxide leaks
Repair cost: $2,000-3,000
Moisture and Mold
Surface Mold
Clean during move-in preparation
Improve ventilation
Fix cost: $200-500
Extensive Mold
Address before moving in
Identify and fix the moisture source
Remediation cost: $2,000-6,000
Radon
Elevated Levels
Install mitigation system within first 3 months
Regular testing after installation
Mitigation cost: $800-1,500
Annual maintenance: $100-200
No Previous Testing
Test during the inspection period
Results guide next steps
Test cost: $150-300
Planning Your Repairs
Consider organizing repairs into these categories:
Pre-Move In (Inspection Negotiations)
Safety hazards
Active leaks
Structural issues
Major electrical problems
First 3 Months
GFCI updates
Radon mitigation
Minor plumbing repairs
HVAC service
First Year
Window repairs
Non-urgent electrical updates
Ventilation improvements
Preventive maintenance
Long-Term Planning
Roof replacement
HVAC upgrade
Plumbing system updates
Window replacements
When purchasing a home, it's important to create a maintenance fund for future repairs and get multiple quotes from licensed contractors. This helps spread costs over time while ensuring your home remains safe and well-maintained.
Also, you don't have to be purchasing a home to have an inspection. Unsure how to proceed with a needed update or getting a range of contractor opinions for repairs, it can be helpful to get a third-party opinion.
If you are looking for a licensed contractor recommendation, please don't hesitate to reach out!
*Costs are approximate
