Check These 15 Fixable Things that can ‘Fail’ a Home Inspection

15 issues that can ‘fail’ a home inspection

One quick clarification: A home inspection isn’t a “pass” or “fail” test. It’s more about getting a description of the home’s physical condition and giving an assessment of what may need to be repaired or replaced in the home. Here are 15 fixable things that can arise during a home inspection:

1. Ground sloping or draining toward the house

In a perfect world, every lawn would have at least a 3% slope away from the home, which allows water to flow away from the structure, preventing water damage. Even if the ground were graded correctly (for every 10 feet away from the foundation, the ground should drop 2 to 3 inches), the house would settle, and the soil under the foundation can shift.

When there isn’t proper drainage, the home could suffer significant water damage. It could cause cracks in the settlement, create dampness in the crawl space, and even make the foundation move. If water doesn’t drain away from the foundation, the moisture could be absorbed through the foundation and could cause mold and rot.

Other factors that can lead to water intrusion include:

• Improperly built flashing systems behind the walls
• Significant changes to the landscaping (poorly laid patios, re-sloping the yard, etc.)
• Standing water

2. Problems with the foundation

Aside from water-wicking, the home inspector will look for other issues with the foundation. They’re going to look for cracks, too. In the US, 60% of homes are built on land with some clay content — also known as expansive soil — which has the potential to shift up to 2 inches per season. A cracked foundation could mean there are framing problems, roofing issues, doors and windows that won’t close, and leaks in the basement.

Other than drainage problems and settling soil, foundations could crack due to:

• Intrusive tree roots growing under the foundation
• Differential settlement (part of the foundation shifts but the rest does not)
• Missing or inadequate steel reinforcement — known as rebar — in the foundation
• A second story is added without properly reinforcing the original footing
• Natural occurrences, like earthquakes, sinkholes, landslide, or slope creep

3. Issues with plumbing and pipes

Plumbing problems and leaky pipes are common things that fail a home inspection. Sometimes these issues can be as simple as a leaking faucet or a slow drain, but they also can encompass larger problems, such as cross-connection issues — where another water source is contaminating household water — or a need to replace the pipes. Plumbing is a big cause for concern because if there’s a hidden leak that’s left unrepaired, it could cause mold to spread throughout the home.

4. Leaks

To detect leaks, the home inspector will thoroughly examine the home for signs of mold, mildew, water damage, and cracks around pipes. They’ll also inspect the ceilings for water stains or cracks.

“South Carolina is a very hot and humid, moisture-driven climate. If there are any leaks on wood, it’s going to start molding up pretty quickly,” says Mary Riley, a successful real estate agent in Summerville, South Carolina.

5. Mold

Typically when we think of harmful mold in a house, we automatically think of black mold, also known as Stachybotrys chartarum. What a lot of people may not realize is that exposure to any kind of mold could lead to a variety of health concerns, such as respiratory problems, headaches, skin irritation, and more.

It’s worth noting that mold isn’t always in plain view and doesn’t always have that distinct, musty smell, which makes it harder to locate. This means that wherever there are water-soaked materials and signs of a leak, mold has the potential to grow.

6. Termite damage

Did you know that mold could also lead to termite infestation?

“If mold damage goes untreated — which many times it does because sometimes homeowners don’t know that there’s a leak — it can attract termites. Termites will go through the beams, through the walls, and sometimes where it’s not visible to the inspector,” Riley says.

7. Rotting wood

As the inspector looks through the home, they’re going to check out any exposed wood, ensuring it hasn’t been affected by mold or termites. It’s important to note that inspectors are also going to be checking for wood rot caused by age and moisture, too. They’ll check around exterior door jambs, the windows, the roof, and wooden structures, such as a deck or stairs.

8. Electrical problems

Every year, approximately 54,000 home fires are started because of electrical problems, so it makes sense that home inspectors are critical of a home’s electrical system to make sure everything is safe. Some of the common electrical issues inspectors find include fraying insulation, DIY-wiring, mismatched wires, and a lack of overcurrent protection — also known as over-fusing.

9. Safety and security features

While it’s nice to have a security system to protect your home and family, this isn’t necessarily what home inspectors are checking. Instead, they are looking to make sure the windows and doors have working locks. They’re also checking to make sure there are enough smoke and carbon monoxide detectors throughout the home.

Keep in mind that the required number of smoke and carbon monoxide detectors and their placement varies by state. You can check your state’s requirements for more information.

10. HVAC problems

Home inspectors will go through a home to make sure the HVAC system — heating, ventilation, and cooling — is working properly and the wiring appears safe and can handle the HVAC system. They’ll ensure gas-fired furnaces have proper ventilation to prevent gas leaks, and the furnace room is certainly a place where you’ll want a smoke and carbon monoxide detector. Inspectors also will examine the ductwork and flue pipes, checking that they’re correctly installed and free of cracks.

11. Roofing materials and problems

Roofing issues are high on a home inspector’s checklist because the roof is such a critical part of the house. If it leaks, you’re looking at a cascade of problems — many of which we’ve already covered. Inspectors will examine whether the roofing materials are in good condition, properly installed, and free from obvious signs of water damage. For many buyers, roofing problems are a dealbreaker, as they can be among the most expensive repairs to tackle.

12. Asbestos

If you’re looking to buy a house that was built before 1989, the house may have been built with materials that contained asbestos. These materials include insulation around heaters, vinyl or asphalt flooring, or spray-on surfacing materials.

When it comes to asbestos, home inspectors typically look for signs of disturbed materials, such as crumbling insulation. They’re less concerned with siding or tiles that contain asbestos since these can be covered with other materials to prevent damage. However, the average home inspector is often not equipped to detect asbestos or lead, and some may purposely exclude these high-risk elements due to the liability involved. If you’re concerned about lead paint or asbestos, it’s best to find an inspector who can address these issues, or in some cases, hire a specialist to handle them. This allows the home inspector to focus on the rest of the home.

13. Radon

We bet you didn’t know that you come in contact with a radioactive gas called radon on a daily basis. Although radon is all around us, it’s only harmful if it reaches a certain level of concentration, which then can increase the risk of lung cancer. Home inspectors will check the basement or crawl space with a radon detector, and if it is above a certain level, an active remediation system will have to be installed.

14. Lead paint

If your home was built before 1978, there’s a good chance it was painted with lead-based paint, which poses serious health risks, especially to children. In most states, lead-based paint testing isn’t part of a standard home inspection because it requires specialized services, but it can often be arranged for an additional cost.

15. Certain building code violations

Renovations and additions are a great way to increase a home’s value, but if the work isn’t done to code, it could be a big problem when the house is put up for sale. Inspectors aren’t experts in codes, but certain violations — improper fastening of deck ledgers to the home, or creating a basement bedroom without an egress window, for example — are likely to fail a home inspection.

Home inspectors also will look out for bad DIY-electrical work, failing to follow fence height requirements, and installing a bathroom vent into the attic instead of directly outdoors.

The house has inspection issues: Now what?

Discovering that the house you’re interested in has one or more of these issues can be disappointing, but it doesn’t mean you’re out of options.

Riley explains that after a home inspection, buyers can submit a repair request addendum, listing the issues they want fixed or asking for monetary compensation. “Before submitting the request, I recommend having licensed contractors give you estimates of what the repairs would cost so your requests are legitimized,” Riley advises.

Keep in mind, the seller isn’t obligated to make the repairs or negotiate. “If the seller refuses, buyers are protected — they can walk away from the contract, have their earnest money returned, and move on,” Riley adds.

Of course, if you’re absolutely in love with the home and willing to handle minor repairs yourself, that’s an option, too. Ultimately, what you choose will depend on what the inspection revealed and your comfort level. Good luck with your home inspection!

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