When buyers walk through a home, they’re envisioning where the couch might go, which room gets the best light, and whether the kitchen backsplash clashes with their air fryer.
But as a licensed home inspector, my focus is a little different.
I’m looking for the red flags—the ones that don’t show up in the listing photos or open house walkthroughs. The kind that, once discovered, can delay closing… or kill the deal entirely.
Whether you’re selling, buying, or representing clients in either role, here are three of the most common deal-breakers I find during inspections—and why they matter.
1. Structural Damage: The Foundation of the Problem
Cracked foundations, sagging floors, and bowing basement walls aren’t just cosmetic concerns—they signal instability. And once buyers hear words like “settlement,” “piering,” or “structural engineer,” they often get cold feet (or ask for major concessions).
What to look for:
- Horizontal cracks in foundation walls
- Uneven floors or door frames that no longer square
- Water intrusion near support beams
Why it matters:
Structural issues usually come with high price tags—and higher buyer anxiety.
2. Roofing Problems: When It’s More Than Just Shingles
The roof is one of the most expensive systems to repair or replace, and a poor roof can lead to hidden water damage, mold, and insulation breakdown. If a buyer learns mid-deal that the roof has five years (or less) of life left, they may renegotiate—or walk.
What to look for:
- Curling or missing shingles
- Visible sagging
- Leaks in attic or ceiling stains
Why it matters:
It’s not just the cost—it’s the uncertainty. No buyer wants to inherit a ticking time bomb over their heads.
3. Active Plumbing Leaks: Small Drips, Big Problems
A slow leak under the kitchen sink may seem minor. But if there’s evidence of ongoing water damage—like rotted cabinetry, mold growth, or warped floors—it raises questions about maintenance and what else might be lurking beneath the surface.
What to look for:
- Water stains on ceilings or walls
- Musty smells in bathrooms, basements, or under sinks
- Active dripping from pipes or fixtures
Why it matters:
Leaks signal neglect—and water damage can be deceptively expensive to remediate.
Final Thoughts: Protect the Deal by Getting Ahead
These red flags don’t have to end a sale—but they can if they’re discovered late. The earlier they’re addressed, the more control everyone has over how to respond.
That’s why I always recommend pre-listing inspections for sellers and thorough buyer inspections before closing. These small investments often prevent major delays, last-minute negotiations, or deals falling apart altogether.
After all, selling or buying a home is stressful enough. You shouldn’t have to gamble on what’s hidden behind the drywall.
📩 Ready to uncover what’s really going on with your property?
Schedule your inspection today, and walk into closing with confidence.
The Inspector's Notebook 