No two home inspections are the same. Every single house is different and has its own story to tell. It is the home inspector’s job to interpret and tell that story by performing a thorough visual investigation. People often hire a home inspector at the time of purchase, and if you are still choosing one, read our guide on how to choose a home inspector.
Even though every house is different, home inspectors come across many of the same problems after performing hundreds of inspections over time. After being in business for over 25 years, a few issues are a constant reoccurrence. So here is my list of the most common issues found on a home inspection. This list does not imply that your house will or will not have these problems. It’s simply off the top of an old home inspector’s head. So, here we go.
What Inspectors Find Most Often After 25 Years in the Field
HVAC and Air Quality
- Dirty air filters leading to clogged condensation lines, overflow pans filled with water, and an HVAC system that is not running efficiently. I could write a whole article on how a dirty filter causes all of this, but for now, just keep those filters changed. The U.S. Department of Energy recommends checking your filter every month. Also, check our post on questions to ask your home inspector about air filters.
- Loose strike plates and hinges. Fortunately, these are typically easy fixes that just need a screw or two tightened. Sometimes if the hole is stripped, you may need a slightly larger screw.
Doors, Windows, and Interior Fixes
- Shrinking insulation on the Freon gas line. The Freon line is the larger line that feels cold when the AC runs. Because it stays cold, condensation forms on it. Over time, the pipe insulation shrinks or deteriorates and needs replacement. The Environmental Protection Agency has guidance on refrigerant handling and maintenance.
- No anti-siphon device on the water spigot. These prevent water contamination and are relatively inexpensive. They screw right on. Learn more about backflow prevention from the American Water Works Association.
- Missing anti-tipping brackets on the oven. Ovens should have these brackets installed to prevent them from tipping forward. The U.S. Consumer Product Safety Commission has issued warnings on this hazard.
- Faucets with a continuous drip or a stopper not working in sinks and tubs. Usually not a major fix. It typically involves replacing worn-out valves.
- Tubs and sinks in need of caulking. Caulking wears out over time and needs periodic replacement to prevent moisture intrusion.
- Caulking needed around doors and windows. Caulking wears out here even faster. When it fails, moisture can get behind the wood and cause damage, also known as soft wood. This is one of the issues we cover in detail on our Services page.
Plumbing and Water Safety
- Poor drainage and lack of splash blocks or downspout diverters. Always ask yourself where the water goes when it rains. You want it moving away from the house and the foundation. The Federal Emergency Management Agency offers resources on drainage and flood risk.
- Damaged plumbing boots. Rubber plumbing boots create the transition from roof shingles to the plumbing vent pipe. Over time, the rubber deteriorates and crumbles and needs replacement to prevent roof leaks.
Roof and Exterior
- Cracked apex shingles. I cannot tell you how many of these I have seen. When an apex shingle must make a sharp angle, it tends to crack over time. The National Roofing Contractors Association provides helpful guidance on roof maintenance.
- Weathered decks and wood debris under the deck. Keeping wood decks in good shape requires periodic maintenance. It is also important to keep untreated wood such as firewood away from under the deck, as this attracts termites. Learn more about termite prevention from the National Pest Management Association.
Ready to Take the Next Step?
This list is by no means exhaustive, nor does it cover the most expensive or dangerous issues found on home inspections. It is simply the most common issues from an old home inspector’s experience. To prepare sellers before an inspection, download our free Seller’s Checklist. To get a better idea of what inspectors look for, download a sample home inspection report. Ready to book? Schedule your inspection today.
