Buying a home is an exciting milestone, but before you pop the champagne, there’s one crucial step that could save you thousands of dollars and countless headaches: the home inspection. It’s easy to fall in love with a house’s charm, but what’s lurking beneath the surface can turn your dream home into a money pit.
During my first home inspection, I learned the hard way that red flags aren’t always obvious. Here are nine red flags I now always watch for—and you should, too—to ensure you’re making a sound investment.
1. Foundation Cracks and Uneven Floors
Why This Matters
The foundation is quite literally the backbone of the house. Any damage to it can lead to serious structural issues down the line. While hairline cracks can be normal, large cracks, uneven floors, or doors that won’t close properly can indicate major foundation problems.
My Experience with a “Wavy” Floor
I once toured a beautiful 1950s home with gorgeous hardwood floors. But during the inspection, we noticed that the floor felt a little like walking on a wave. The inspector pointed out several cracks in the foundation, suggesting significant shifting over time.
The repair estimate? Over $15,000. I walked away.
How to Spot It
- Look for large cracks wider than 1/4 inch.
- Check for uneven or sloping floors.
- Watch for doors or windows that stick or don’t align properly.
If in doubt, a structural engineer can provide a detailed analysis.
2. Roof Damage or Leaks
Why This Matters
A damaged roof isn’t just about shingles—it can lead to water damage, mold growth, and weakened structural integrity. Replacing a roof can cost anywhere from $5,000 to $15,000 or more.
The Drip That Gave It Away
At one inspection, the inspector found a small water stain in the attic. After some probing, we discovered that the roof had several worn shingles and was slowly leaking. The seller hadn’t disclosed this, and we caught it just in time.
How to Spot It
- Water stains on ceilings or in the attic.
- Missing, cracked, or curling shingles.
- Check the age of the roof—most last about 20-30 years.
3. Electrical Issues
Why This Matters
Outdated or faulty electrical systems are a fire hazard and expensive to fix. Many older homes have wiring that isn’t up to modern safety standards.
The Fuse Box Nightmare
One house I inspected had an old fuse box instead of a modern circuit breaker panel. The inspector explained that upgrading the system could cost between $2,500 and $5,000. Plus, the outdated wiring increased the risk of electrical fires.
How to Spot It
- Look for fuse boxes instead of circuit breakers.
- Check for frayed wires, exposed wiring, or buzzing outlets.
- Make sure outlets are grounded and test for GFCI outlets in kitchens and bathrooms.
4. Water Damage and Mold
Why This Matters
Water damage doesn’t just ruin walls and ceilings; it can lead to toxic mold that affects your health. Mold remediation can cost thousands, and untreated water damage can weaken the home’s structure.
The Hidden Mold Disaster
During one inspection, everything looked perfect—until we opened the basement closet. A musty smell hit us, and the inspector found mold growing behind the drywall due to a hidden pipe leak.
How to Spot It
- Musty odors or visible mold spots.
- Water stains or discoloration on walls and ceilings.
- Soft or warped drywall or wood.
If mold is found, a professional mold inspection is worth the investment.
5. Plumbing Problems
Why This Matters
Plumbing issues can range from minor annoyances to major disasters. Old pipes, leaks, or poor water pressure can signal bigger issues lurking in the walls or underground.
The Rusty Pipe Surprise
One home I loved had beautiful vintage fixtures, but the inspector pointed out that the pipes were original galvanized steel. They were rusting from the inside out, and replacing them would mean tearing out walls.
How to Spot It
- Check for low water pressure in sinks and showers.
- Look for leaks under sinks and around toilets.
- Ask about the type of pipes (copper, PVC, or PEX are ideal; galvanized steel is a red flag).
6. HVAC System Issues
Why This Matters
Heating and cooling systems are critical for comfort and safety. An old or malfunctioning HVAC system can be expensive to repair or replace, often costing between $3,000 and $7,000.
The Dusty, Clanking Furnace
During one inspection, we turned on the heat, and the furnace made a loud clanking noise. The inspector told us the system was over 20 years old and on its last legs. We negotiated a replacement cost with the seller.
How to Spot It
- Check the age of the HVAC system (most last 15-20 years).
- Listen for unusual noises when the system is running.
- Inspect air filters and ducts for excessive dust or dirt.
7. Poor Drainage Around the Property
Why This Matters
Poor drainage can lead to foundation issues, basement flooding, and landscape erosion. Water pooling near the home’s foundation is a major red flag.
The Backyard Swamp
After a heavy rain, the backyard of one house I inspected turned into a swamp. The inspector noted that the grading sloped toward the house instead of away from it. Fixing the drainage would cost thousands.
How to Spot It
- Look for puddles or water pooling near the foundation.
- Check if the yard slopes away from the house.
- Inspect gutters and downspouts to ensure they direct water away from the home.
8. Pest Infestations
Why This Matters
Termites, rodents, and other pests can cause significant damage and health risks. A pest infestation can be costly to eliminate and may indicate deeper issues.
The Termite Terror
In one inspection, the inspector found termite damage in the basement beams. The cost of repairs and pest control was estimated at $10,000. Needless to say, I walked away.
How to Spot It
- Look for wood damage or hollow-sounding wood.
- Check for droppings, nests, or insect wings.
- Watch for mud tubes along the foundation (a sign of termites).
9. DIY Repairs and Shoddy Workmanship
Why This Matters
Poorly done DIY repairs can hide serious problems and lead to expensive fixes later. A home with multiple DIY “improvements” often means shortcuts were taken.
The Mismatched Mess
One house I visited had mismatched flooring and uneven tile work. The inspector found that the DIY repairs had also affected the home’s wiring and plumbing.
How to Spot It
- Look for uneven finishes, mismatched materials, or gaps.
- Inspect plumbing, electrical work, and fixtures for signs of unprofessional installation.
- Be wary of fresh paint that might be hiding issues.
