What are the most common problems found in a home inspection?

The short answer

Every house is different, but inspection findings tend to cluster in the same few places: water, roofs, electrical, gas appliances and life-safety devices. In Virginia, an inspector's report must cover the structure, roof and attic, exterior, interior, plumbing, electrical, heating and air conditioning,^[1] so those are the headings you will see. Below is what usually turns up under each, and what it means.

Water going where it should not

Water is behind more findings than anything else: overflowing gutters, downspouts that dump next to the foundation, soil that slopes toward the house, missing or loose flashing, failed caulk around windows and doors, and stains on ceilings or under sinks.

Virginia Cooperative Extension describes bulk moisture, meaning rain getting in through holes, cracks and gaps left by poor flashing, inadequate drainage, or worn weather-stripping and caulking,^[4] as the most important way moisture gets into a house, because it moves liquid water straight into building cavities.^[4] Extension engineers also warn never to assume siding, roofing or sealed windows are waterproof, since virtually all of them can leak sooner or later.^[4]

The fixes are usually simple. EPA's advice is to clean and repair gutters regularly and make sure the ground slopes away from the foundation.^[5] An inspector will flag where that is not happening.

Damp crawl spaces and basements

Many older homes sit over a crawl space, and a damp one is a frequent finding: standing water, wet or torn plastic sheeting, sagging insulation, rusty ductwork, or a musty smell.

Humidity is the reason it matters. Molds grow in air above 60 percent relative humidity, and wood decays when relative humidity is near or at 100 percent.^[4] EPA suggests you keep indoor humidity below 60 percent, ideally between 30 and 50 percent.^[5] The report must address crawl space ventilation and vapor barriers,^[1] so expect comments there on older homes.

Roofs and attics

The roof section covers the roof covering, ventilation, drainage, flashings where readily visible, roof framing and sheathing, the attic and its insulation.^[1] Common notes are worn or damaged shingles near the end of their life, flashing problems around chimneys and vents, signs of past leaks on attic sheathing, bathroom fans venting into the attic, and thin or disturbed insulation. For what a dedicated roof check adds, see what a roof inspection includes.

Electrical items

The electrical section includes the service, panels, wiring and devices, and specifically ground fault circuit interrupters, the presence or absence of smoke alarms and carbon monoxide detectors, and the presence of solid conductor aluminum branch circuit wiring.^[1] Typical findings include missing GFCI protection near water, double-tapped breakers, open junction boxes, ungrounded outlets, amateur wiring in basements, and older panels.

Aluminum branch wiring deserves attention when it appears. A survey for the Consumer Product Safety Commission found that homes built before 1972 and wired with aluminum were 55 times more likely than copper-wired homes to have at least one outlet connection reach fire hazard conditions.^[6] CPSC lists the warning signs as "hot-to-the-touch face plates on receptacles or switches; flickering lights; circuits that don't work; or the smell of burning plastic at outlets or switches".^[6] For more on this section of the report, see what a home electrical inspection includes.

Gas tubing and fuel-burning appliances

Virginia adds one item of its own. If an inspector sees any shade of yellow corrugated stainless steel tubing in a home built before the 2006 Virginia Construction Code took effect on May 1, 2008,^[3] the report must say so along with a required statement, which ends: "Proper bonding and grounding of the product should be determined by a contractor licensed to perform the work in the Commonwealth of Virginia."^[3] The statement is not a finding that the tubing is unsafe; it flags that its bonding and grounding should be checked by a licensed contractor.

Furnaces, boilers, water heaters and their vents are also frequently flagged for age, rust, or missing service records. EPA advises that you have fuel-burning appliances, including furnaces, gas water heaters, gas ranges, gas dryers, fireplaces and wood stoves, inspected by a trained professional at the beginning of every heating season.^[7]

Smoke alarms

Missing, dead or very old smoke alarms are a routine finding, and Virginia makes the report address them. Every report must include, in substance, the statement: "It is recommended that a home have smoke alarms on each level of the dwelling and in every bedroom or sleeping area."^[1] The U.S. Fire Administration's rule for most alarms is also simple: "Replace the entire smoke alarm every 10 years."^[8]

What a standard inspection does not look for

Some of the most expensive problems are outside the usual scope. A Virginia contract can exclude the presence of wood-destroying organisms and mold, environmental hazards such as radon, asbestos and lead-based paint, and the remaining life of any system.^[2] If you want them checked, add them in writing. Radon in particular is worth testing: EPA says to fix a home if the radon level is 4 picocuries per liter or higher.^[9]

Also read the limits section of your report. The inspector must identify any component that cannot be inspected and explain why,^[1] and those gaps are where surprises tend to hide.

Stop and call a pro if

• You smell gas, find yellow gas tubing with no bonding noted, or a fuel-burning appliance shows soot, rust-through or a disconnected vent. Call a licensed gas fitter or HVAC contractor.
• Outlets or switch plates are warm, lights flicker, or you find aluminum wiring. Call a licensed electrician: CPSC advises having a qualified electrician determine the cause rather than trying it yourself.^[6]
• Water is coming in, floors feel soft, or mold is spreading beyond a small patch.
• The roof needs anything more than a look from the ground.

For what to tackle first once the report is in, see what to fix first after a home inspection. You can also browse inspection answers or find a licensed electrician in Blacksburg.

Need an inspection or a second look at a finding? Describe the house once and licensed inspectors near you can quote.