What To Do When Your Home Inspection Report Highlights Problems
-1.png)
Contents
Getting your home inspection report back can feel like opening a surprise exam you didn’t study for.
You scroll, you see photos, you spot words like “repair,” “monitor,” “safety concern,” and suddenly your dream home feels a little less dreamy.
Take a breath. Most homes—even brand-new builds—have issues. That’s not a failure; it’s just reality. A home inspection is designed to surface information, not to scare you away.
In this guide, we’ll walk through what your home inspection report really means, the most common home inspection report problems buyers see, and exactly what to do next—so you can move forward with clarity and confidence. We’ll also show how Spectora makes this process easier to understand, organize, and act on.
Understand What the Report Is—and Isn’t
A home inspection is a snapshot in time. Your inspector documents visible and accessible components of the property to help you make an informed decision. That means:
- It’s not a guarantee the home is problem-free.
- It’s not a building code compliance test.
- It’s not a pass/fail exam.
- It’s not an assessment of market value (that’s the appraiser’s role).
Instead, an inspection is a professional, evidence-based overview of the home’s condition at the time of the inspection. Every home has imperfections—some small, some significant. What matters isn’t the number of items flagged. What matters is understanding which issues are urgent, which are normal maintenance, and which are worth negotiating.
Think of your report as a decision-making toolkit. It doesn’t tell you what to do—it gives you what you need to decide smartly.
Common Issues That Come Up in Home Inspection Reports
If you’re wondering whether your report is “worse than average,” here’s a secret: most reports include the same categories of findings. The difference is severity—not presence. And if you’re curious about the average defects per state, we have that information linked right here.
Here are the most common home inspection report problems buyers run into:
1. Roofing Problems
Inspectors often note missing shingles, damaged flashing, soft spots, or early signs of leaks. Not all roof issues mean replacement, but roofing repairs can become expensive quickly if ignored.
Why it matters: Water intrusion can lead to mold, insulation damage, and structural deterioration.
2. Structural or Foundation Concerns
Cracks in foundations, uneven floors, bowing walls, or doors that won’t close properly can signal movement or settlement. Some cracks are cosmetic; others are a red flag.
Why it matters: Foundation repairs are high-cost, high-impact. This is one category where you want a specialist opinion fast.
3. Plumbing Leaks or Moisture Damage
Common report notes include drips under sinks, slow drains, water stains, corroded pipes, or suspected moisture in basements and crawlspaces.
Why it matters: Even small leaks can cause mold, rot, and long-term structural problems.
4. Electrical Safety or Outdated Systems
Expect to see notes about ungrounded outlets, overloaded breaker panels, double-tapped breakers, or older wiring types that may not meet modern safety standards.
Why it matters: Electrical hazards carry fire risk and can affect insurability.
5. HVAC Functionality
Inspectors may report aging units, dirty filters, unclear service history, weak airflow, or inefficiencies. Sometimes systems “work” but are nearing the end of their expected lifespan.
Why it matters: HVAC replacements are costly and often urgent when they fail.
6. Safety Hazards
You might see notes about missing smoke/CO detectors, loose railings, trip hazards, unstable steps, or lack of GFCI outlets near water sources.
Why it matters: Many safety issues are simple fixes, but they’re essential to address before move-in.
What Buyers Should Do When Issues Come Up
Once you’ve read the report, you’re at the most important step: deciding what the findings mean for you. Here’s a practical, buyer-friendly roadmap.
Step 1: Prioritize What Matters Most
Not all findings deserve equal attention. A helpful way to sort them:
Top priority
- Structural/foundation concerns
- Active leaks or moisture intrusion
- Electrical/fire hazards
- Roof problems likely to worsen soon
Medium priority
- HVAC nearing end-of-life
- Plumbing wear or outdated materials
- Attic/crawlspace ventilation issues
Lower priority
- Cosmetic faults
- Minor maintenance items
- Normal wear-and-tear
A 40-item report isn’t a problem if 35 of those items are minor maintenance.
Step 2: Bring in Specialists When Needed
Inspectors are highly trained generalists. But when a report flags something potentially serious, your next move is a specialist evaluation.
Examples:
- Foundation cracks or movement: structural engineer
- Electrical hazards: licensed electrician
- Leaks, drainage, moisture: plumber or mold specialist
- Roofing wear: roofer
Specialists can clarify severity and give repair estimates—critical for negotiation.
Step 3: Use Your Inspection Contingency Strategically
Your inspection contingency is a built-in protection. It gives you leverage to request:
- Repairs by the seller
- Seller credits toward closing costs
- Price reductions
- A combination of the above
Focus negotiations on material issues, not small fixes. Sellers are far more likely to respond positively when requests feel reasonable and safety-driven.
A good rule:
- If it affects safety, structure, or major systems, it’s negotiable.
- If it’s paint, caulk, or a squeaky hinge, it’s probably not.
Step 4: Plan for Future Care
Even if you love the home and the issues feel manageable, your report is also a maintenance roadmap.
Examples:
- Water heater listed as “older but functional”? Budget for replacement in 1–3 years.
- HVAC flagged as “near life expectancy”? Plan service now and save for later.
- Minor roof wear? Schedule a roofing check-up sooner than later.
This is how buyers avoid surprises after closing.
Step 5: Use Spectora to Stay Organized and Confident
Inspection reports can be overwhelming, especially when multiple people are involved (you, your agent, the seller, contractors, family, etc.). Spectora makes the process clearer by helping you:
- Track items by priority
- Re-read findings with photos and summaries
- Share the report instantly with your agent or contractors
- Keep everyone aligned on what needs action now vs. later
When you’re trying to make a major financial decision, clarity is everything. Spectora helps turn a long report into an easy, actionable plan.
Quick Home Inspection Report Problems Cheat Sheet
Here’s a simple way to match common issues with next steps:
Roofing & Structure
- Get specialist assessments
- Price repair/replacement
- Negotiate for major fixes or credit
Plumbing & Moisture
- Hire plumber or mold specialist
- Request remediation or credits
- Monitor any “minor” leaks closely
Electrical Hazards
- Have electrician inspect
- Estimate safety upgrades
- Prioritize before move-in
HVAC Concerns
- Request service records
- Get HVAC evaluation
- Budget replacement if near end-of-life
Safety Issues
- Request immediate fixes
- Ask for seller credit
- Repair before closing where possible
The Bottom Line
A home inspection report isn’t an obstacle—it’s information. Home inspection report problems are normal, and most are manageable with the right approach.
Your job as a buyer is to:
- Understand the difference between minor and major
- Call specialists when it matters
- Negotiate smartly using your contingency
- Plan future maintenance like a homeowner
- Stay organized with tools like Spectora’s Repair Request Builder
The goal isn’t to find a perfect house. It’s to find a house you understand—and feel confident investing in.