15 Common Things That Fail a Home Inspection

No home is perfect, and most home inspections will uncover some problems. However, what the seller or buyer may want to fix and what fails a home inspection are two different things. Let’s take a look at the 15 most common things that cause a home to fail an inspection and what you can do to fix them so that you’re more prepared leading up to your inspection.

1. Roofing Issues

A local home inspector will climb your roof, looking for missing, curling, or crumbling shingles. They’ll also inspect the soffits, fascia boards, and the roofing flashing on the upper side of the roof. If your home allows for access to an attic space, your inspector will also check the underside of the roof decking for signs of leaks.

Depending on its condition, or if your roof is over 20 years old, your inspector might suggest you budget for a new roof, which can cost an average of $25,000 to replace. A damaged roof or one at the end of its life span could cause a home inspection to fail.

Things to Check For:

• Loose, missing, or curling shingles

• Impact damage from hail

• Water spots or moisture on roof decking in the attic

• Water spots on interior ceilings

• Wet or sagging attic insulation

• Mold growth in attic spaces

Potential fix: Have a licensed roofing professional perform annual inspections and replace any damaged shingles, as well as make any other recommended repairs.

2. Weakening Foundation and Structural Issues

Tree roots, poor construction, poor soil conditions, inadequate drainage, or natural disasters such as earthquakes can all lead to problems with your foundation. Foundation issues can cost tens of thousands of dollars to repair, so they’re a common reason home inspections fail. Your inspector will check around the outside of your home if you have a slab foundation, and they’ll check under your home for issues if you have a crawl space or basement.

Similarly, structural problems inside can demand costly and invasive repairs. Inspectors will access attic spaces and crawl spaces or basements to inspect roof trusses, structural beams, floor joists, and more. Cracks, rotting, or poor connections can all lead to a failed home inspection.

Things to Check For:

• Cracks on concrete slabs that are 1/8-inch across or wider

• Bowing foundation walls

• Stair-step or horizontal cracks on foundation walls

• Sagging or uneven floors

• Moisture, mold, or pest infestations resulting from foundation leaks

• Cabinets and countertops pulling away from walls

• Nail or screw heads popping out of drywall

• Windows and doors that stick

Potential fix: Address foundation issues immediately to avoid a domino effect of other problems. Consult with a local structural engineer to assess any damage and create a repair plan.

3. Rodent or Insect Infestations

No one wants to buy a home and then have to deal with hordes of unwelcome guests. Termites, mice, raccoons, and rats can cause all sorts of structural issues and property damage. Your inspector will look around the perimeter of your home for termite mud tunnels, on exposed wood surfaces for evidence of damage, and in less trafficked areas like attics and under-home areas for signs of pest activity. Severe damage, especially, can fail an inspection.

Things to Check For:

• Rodent droppings

• Damaged insulation or wiring in attics

• Holes or gaps in exterior building materials

• Frass

• Swarms of insects inside or around your home

• Damaged to exposed wood

• Scurrying noises in your attic

• Bulging floors or ceilings

Potential fix: Call a pest control company to check for signs of pest infestations and regularly treat your home as a proactive measure.

4. Low Water Pressure

An inspector will turn on every plumbing fixture one by one to check the water pressure. If it’s low, they’ll hunt for low-diameter piping, a clogged aerator, mineral build-up, or corroded pipes. They may also check the water pressure in the area and recommend a pressure booster if the issue is with your area and not your specific home.

Did you know your water pressure can also be too high? They’ll mark homes for that, too, as high water pressure can increase the risk of burst pipes.

Things to Check For:

• Low pressure from specific fixtures

• Low pressure throughout your home

• Evidence of leaking pipes contributing to pressure drops

• Water meter activity when all fixtures are off

Potential fix: Hire a local plumber to diagnose the problem and make any repairs.

5. Decaying Attic Insulation

Your home inspector will confirm that your home has the recommended insulation level in the attic, which is usually 10 to 14 inches of blown-in insulation or properly sized batts between ceiling joists. They will also record any other areas where the insulation is in poor condition.

Poor insulation can, of course, be an issue for home efficiency, but it can also be a symptom of other issues, like water leaks that cause insulation to sag or pest infestation.

Things to Check For:

• Unusually high utility bills, especially in the winter

• Visible signs of missing insulation or under-insulation

• Uncomfortably cold living space in the winter

Potential fix: Check the health and level of your insulation and get it replaced if needed. Consider paying the cost of an attic inspection to identify problems before putting your home on the market.

6. Bad Windows

Your home inspector will open and close windows to check for signs of damage, drafts, condensation between panes, and the overall condition of the panes and frame. While doing this, they’re also actively searching for signs of energy loss within the property. Some inspectors may use thermal cameras to detect drafts and moisture detectors to identify window leaks.

A home inspector may fail a home for broken or leaking windows, but low-efficiency windows will usually just come with a recommendation for replacement.

Things to Check For:

• Visible water damage under and around windows

• Drafts

• Condensation between window panes

• Windows sticking during operation

• Overall frame and glass condition

• Weather stripping that isn’t torn or missing

Potential fix: If problems are present, hire a window contractor to repair any obvious damage, add more insulation or weather stripping, or put in new ones. Installing new, energy-efficient windows can significantly enhance the home's insulation and energy conservation.

7. Electrical Issues

When it comes to electrical systems, ungrounded receptacles, exposed wiring, double-tapped circuit breakers, and malfunctioning GFCI outlets are all issues that could cause a failed home inspection. Inspectors will often use outlet and voltage testers to confirm that breakers work properly and that all receptacles are up to code. They’ll also ensure outlets appear as close together on the wall as local building demands.

Things to Check For:

• Outlets and switches that don’t work

• GFCI outlets that don’t function when tested

• Tripping circuits

• Exposed wiring

• Flickering lights

Potential fix: Upgrade your receptacles to three-prong outlets, cover all exposed lightbulbs, and make sure outdoor receptacles have bubble covers. Hire an electrician if you suspect there are deeper wiring problems to address.

8. Poor Drainage

Problems with drainage on your property could lead to a failed home inspection, mostly because they can lead to foundation damage. In addition, surface grading issues can lead to basement leaks, causing mildew and mold. Inspectors will check to ensure your lawn has a 3% slope away from your home, and they may confirm that you have a gutter system with downspouts and downspout extenders that move precipitation away from your structure.

Things to Check For:

• A functioning gutter system, including downspout extenders

• Water spots or efflorescence on interior basement walls

• Pooling water around your home when it rains

• Puddles in your crawl space or basement

• Musty odors or mold growth under your home

Potential fix: Use topsoil to create an appropriate slope around your house; the ground should drop two to three inches for every 10 feet you move away from the foundation. Also, check your gutters and downspouts for clogs and signs of deterioration. Arrange for professional gutter cleaners so you know they have the proper flow for water drainage.

9. Failing Heating System

An aging furnace is a red flag for potential buyers, and this is one thing that will quickly lead to a failed inspection. Your inspector will remove the cover of your furnace or heat pump to look for signs of aging, mold, and dirty filters. They’ll also check for blocked chimneys, damaged heat exchangers, any malfunctioning controls, or exhaust flues that aren’t up to code. Most will determine how much life the system has left in it.

Things to Check For:

• Strange sounds coming from your heating system during operation

• Unusually high home heating bills

• Uncomfortably cold temperatures in your living space in the winter

Potential fix: Hire an air duct cleaning company to clean your HVAC and surrounding parts, and make sure to perform general maintenance regularly. If your furnace is older than 15 years, consider replacing it.

10. Rotted Wood

Rotted wood can hide in window sills, up in your attic, on the underside of your home visible in your basement or crawl space, and even outside under decking. Your home inspector may use a screwdriver to probe untreated wood and see if any rot is present.

Things to Check For:

• Visible damage to exposed wood

• Water stains on building materials

• Exposed wood that’s easy to press a screwdriver into

• Signs of wood-destroying insects, including frass

Potential fix: Examine the corners of windows and doors, as well as any exposed wood in your attic and crawl space or basement. If necessary, have a contractor remove the rotted wood and replace it with fresh wood.

11. Interior Leaks or Signs of Moisture

If your inspector notices stains on the walls or ceilings, they will dig deeper into the home’s plumbing to pinpoint a high moisture level, which can indicate a leak. Even if they do not find a troublesome amount of moisture, they might recommend having a professional take a closer look at the leaks. Leaks can lead to extensive property damage, as well as mold, which is a health hazard. As such, excessive moisture or leaking can lead to a home inspection fail.

Things to Check For:

• Water spots on interior walls and ceilings

• High humidity in the home

• Unusually uncomfortable living space temperatures due to moisture

• Unusually high water bills

• Water meter activity even when all fixtures are off

• Sounds of dripping or running water

Potential fix: Hire a plumber to check for any leaking that could signify larger issues elsewhere. Once repaired, paint over any stains or replace the damaged material for a fresh, new look.

12. Signs of Mold

Plumbing leaks and excess moisture can also present problems with mold growth, which will almost certainly cause a failed home inspection. Your inspector will use moisture meters or an infrared camera to detect excessive moisture behind walls, ceilings, and flooring, as well as their eyes and nose, to locate troublesome spots.

Things to Check For:

• Visible mold growth, especially in basements and under sinks

• Musty odors anywhere in your home

• Unusual allergy symptoms, like itchy eyes or sneezing

• Signs of a plumbing leak, window leaks, or foundation leaks

Potential fix: Address any leaks quickly, repair your home’s surface grading, and maintain appropriate humidity levels in your home by installing a whole-home dehumidifier. If mold is present, get it removed and treated by a professional as soon as possible.

13. Building Code Violations

It’s important that all prior home renovations are up to code, and any code violations will likely cause your home to fail the inspection. Your inspector may not know all the building codes by heart, but they will look for signs that the construction was done improperly, such as handrails that don’t turn and stop at a wall, bathroom exhaust fans that don’t vent outside, roof trusses that don’t sit flush to the roof ridge, and more.

Things to Check For:

• Handrails on all stairs with more than two steps (can vary by location)

• Missing GFCI outlets in kitchens and bathrooms

• Unusually low ceilings in stairwells

• Stair steps that are too steep

Potential fix: Have a building inspector review any renovations according to codes in your area, and if needed, provide recommended steps for repair.

14. Safety Issues

When you hire a home inspector, they will ensure all safety features, such as door locks, carbon monoxide, and smoke detectors, function properly. They’ll also confirm that every room in your home that functions as a bedroom or living space—including finished basements—has at least two points of egress for safety in case of a fire.

Other minor safety issues, like uneven walkways or sidewalks, broken glass, and even peeling paint in older homes, could lead to a failed home inspection.

Things to Check For:

• Missing smoke detectors

• Missing CO detectors

• Electrical wiring running on the outside of drywall

• No point of egress from a finished basement

• No point of egress from each bedroom

• Uneven sidewalks or walkways

Potential fix: Replace the locks on windows and doors, replace the batteries in your smoke and carbon monoxide detectors, and review local laws and building codes to ensure your home is safe to occupy.

15. Harmful and/or Outdated Building Materials

Asbestos is present in many homes built before 1981 in insulation, vinyl flooring, or spray-on surfacing materials. Crumbling insulation in an older home can indicate asbestos, which can fail a home inspection.

Homes built before 1978 may also have lead-based paint. While most home inspections do not include a lead paint test, you can add it for a fee.

Finally, carbon monoxide and radon can leak into your home via broken appliances or foundation cracks; your inspector will likely use a specialty detector to look for high gas levels.

Things to Check For:

• Old insulation, often white, around exposed pipes

• Old floor tiles that are black

• Chipping or peeling paint in older homes

Potential fix: Depending on your home’s age, have a professional examine your home for harmful materials and suggest a remediation plan if needed.

Your Home Inspection Failed—Now What?

If your home inspection was a real eye-opener, consult your real estate agent for advice. They’ll comb over the report details and consider the current market when formulating an action plan.

As a buyer, you have options, including the following:

• Asking the seller to make repairs

• Asking the seller for a credit (consult with contractors first to determine an appropriate amount that will cover the repairs)

• Submitting a lower counteroffer

• Moving on to other homes if the repairs feel like they are too much to take on

As a seller, you have options including:

• Fixing the repairs

• Offering sellers a repair credit

• Selling the home “as is,” although this may require lowering the purchase price of the home

• Purchasing a one-year home warranty for your buyer, which can cover repairs to HVAC systems, appliances, and some electrical work

Keep in mind that if a seller decides not to make repairs and the buyer backs out, the seller must disclose the findings when they put the home on the market again. The issues could also affect how an appraiser determines home value, so it might be worth fixing them before moving onto other offers.