Updated: Jan 2023
Home inspections, while essential for buyers, are known for complicating home sales.
For sellers, surprise defects found during the inspection can cause closing delays and, worse, give buyers cold feet and kill the sale.
With over half of millennials – the largest home buyer demographic – afraid of major repairs, it’s in a seller’s best interest to take care of issues that are likely to be found in an inspection before they list.
In addition to fixing defects that are visible, here are the 10 issues that, from our analysis of over 77,000 home inspection reports digitized by our repair pricing engine, appear most often in home inspection reports:
#10 – Roof
Because it’s the first line of a home’s defense against water damage, the roof will get extra attention from a home inspector. They won’t just be looking at shingles; they’ll check the flashing, chimney, exhaust ports, skylights, loose gutters, and all connected systems.
Having a water-tight roofing system will go a long way in easing a buyer’s mind. If there are obvious fixes to be made, they should be made before hitting the market.
The cost of addressing roof defects can vary widely depending on the scope of the problem. Replacing a few missing shingles might cost between $150 and $400, while repairing flashing around chimneys or vents could range from $300 to $600. For more severe damage, a full roof replacement can range from $7,000 to $15,000, depending on the material and square footage of the home.
#9 – Door Hardware
Is a wonky door knob or a busted hinge enough to send buyers running? No. But, having poorly operating doors isn’t a good first impression and, based on the obvious nature of the defect and the low cost of replacement, is an unforced selling error. Buyers may view neglected door hardware as a sign of more significant maintenance problems throughout the property.
Repairing door hardware is usually a minor expense compared to other home repairs. Replacing a standard doorknob or lock typically costs between $50 and $150, while repairing or replacing a hinge can range from $10 to $50 per hinge, plus labor. For more complex repairs, such as adjusting a misaligned door frame, the cost may increase to $100–$300.
#8 – Cracks in Concrete
Crumbling, cracking, and uneven concrete walkways may be a cosmetic issue in most cases. But, like with poorly-operating door hardware, it’s going to be documented in the inspection and, for buyers, be added to the running tab of repairs they’ll need to make.
The cost to repair cracks depends on the size and location. Small hairline cracks in a driveway or patio can often be filled with concrete filler for $50–$200, while larger cracks may require professional repair costing between $500 and $1,000. For foundation cracks, the price can escalate to $2,000 or more, depending on the extent of the damage and whether structural reinforcements are needed.
This is often an easy DIY fix. If cracks are large, however, sellers may want to hire a professional.
#7 – Wood Rot
Wood rot is an issue that should definitely be fixed before listing. It’s obvious, unsightly, and scares buyers.
Here are the areas prone to wood rot issues. Do a visual inspection, but strongly consider hiring a professional to identify and repair problem areas:
- Wood fascia and soffits
- Window sills
- Window and door trim
- Bottoms of corner boards at siding
- Wood around a chimney or other roof penetration
- Base of porch columns
- Wood decks
#6 – Trim Vegetation
If trees and shrubs are overgrown, making contact with the foundation and striking the home, they’re going to be flagged by an inspector. To avoid an unnecessary inspection strike, vegetation should be trimmed as part of the pre-list landscaping prep.
Common Issues Include:
- Tree branches rubbing against roofs or siding
- Shrubs and vines growing too close to walls
- Roots interfering with foundations or underground utilities
The cost to trim vegetation varies based on the severity of the overgrowth. Light pruning of shrubs and small trees may cost $50–$200 if done as a DIY project or $300–$800 when hiring professionals. Removing large branches or trees that threaten the structure could cost $1,000–$3,000, especially if specialized equipment is needed.
#5 – Faucets
Faucet leaks are easy to spot, which means buyers and inspectors will notice them too. While they may seem insignificant, the source of leaks aren’t always obvious and can originate in places other than the spout.
Repairing a dripping faucet is usually affordable, with costs ranging from $50 to $150 for DIY repairs or basic parts replacement. Hiring a plumber for more complex issues, such as fixing internal components or replacing the entire faucet, can cost $150–$350. Significant plumbing repairs, if needed, may exceed $500.
If you’ve got drips, consider fixing or replacing your hardware. If you don’t know where to start, hire a contractor.
#4 – Window Sashes
Sashes hold the window’s glass in place. If sashes are failing, the window will be inoperable and possibly need to be replaced entirely. If there’s a visible issue, you’ll want to get it fixed professionally.
Faulty window sashes can allow air leaks, increasing heating and cooling costs. In severe cases, they may fail to properly seal out rain, leading to water damage and mold. Non-functional windows may also be a red flag for buyers, affecting the home’s perceived value.
Repairing window sashes depends on the material and severity of the issue. Simple fixes, such as replacing hardware or lubricating tracks, can cost $50–$100. Replacing broken glass panes typically costs $150–$400, while repairing rotted wooden frames can range from $200–$700. Full window replacement may exceed $1,000 per window for high-quality materials.
#3 – Light Bulbs
Is a dead bulb a deal killer? No. But from a staging and presentation standpoint, every light in the home should work. It’s a small detail and an easy DIY fix.
Burned-out or flickering bulbs are among the most common problems homeowners face, often caused by wear and tear or faulty wiring. Another frequent issue is using the wrong wattage or bulb type, which can lead to poor lighting quality or even damage to the fixture over time. Additionally, outdated incandescent bulbs are still common in many homes, despite being less energy-efficient and more expensive to operate compared to modern LED options.
Replacing standard bulbs is inexpensive, typically costing $5–$15 per bulb for energy-efficient LED options. However, for replacing or repairing light fixtures themselves may cost $150–$400 if damaged.
#2 – GFCI Outlets
GFCI outlets keep homeowners safe by cutting off power whenever the electrical current deviates from its intended path. They should be installed everywhere moisture is present and are often easily recognizable by their TEST and RESET buttons.
If a home is listed with missing or malfunctioning GFCI outlets, sellers are going to hear about it between contract and closing. Additionally, older outlets installed before modern safety standards may not meet code requirements.
Replacing a single GFCI outlet typically costs $15–$50 for materials and $100–$200 if hiring an electrician. If multiple outlets need to be installed or upgraded to meet code, the total cost can rise to $500 or more, depending on the scope of the work.
#1 – HVAC
The most common recommendation inspectors make is to service the HVAC system. HVAC systems often experience problems such as dirty or clogged filters, which reduce airflow and efficiency.
Other common issues include malfunctioning thermostats, leaking refrigerant, and insufficient maintenance, leading to uneven heating or cooling throughout the home. Older systems may also struggle to meet current energy efficiency standards.
Basic HVAC maintenance, such as replacing filters, costs $50–$150 per visit. Repairs for malfunctioning components, like thermostats or refrigerant lines, typically range from $150 to $600. Replacing an entire system can cost $5,000–$10,000 or more, depending on the size of the home and system type.
As heating and cooling systems can cost a pretty penny to replace, having the system tuned up prior to listing will go a long way in easing buyers’ minds.
Going Beyond Expectations
While it’s important to understand and repair the issues that commonly cause problems after an inspection, sellers should also consider the not-so-obvious defects that a professional inspector will find.
Just as sellers declutter and stage their homes to attract the most buyers, we recommend they get a pre-listing inspection to identify and fix the issues that could scare buyers off – the best way to ensure a smooth closing.
