What Do Home Inspectors Look For? The Top 4 Make-Or-Break Items

December 5, 2022

The best opportunity for a buyer to evaluate the state of a home is during the home inspection in Peachtree City. It lists all problems, big and little, so you know precisely what you’re signing up for as a homeowner. After all, the largest single purchase you’ll make in your lifetime will likely be your home! In other words, the inspection will tell you if you should celebrate or save money for the required repairs.

But what aspect of a house inspection is most crucial? What transpires if you receive a questionable inspection report?

Items that are potential deal-breakers will differ from one another and depend on various variables, including market conditions, the age of the home, the neighborhood, and your financial situation. However, there are a few things that inspectors check for that can have a significant impact on a house sale, for better or worse.

The top four things home inspectors look for


The central part of a house is its foundation. It must support the building’s framework, its commodities, and—most importantly—its people. Due to the high expense of repairs, foundation problems frequently prevent buyers from purchasing a property.

Typically, inspectors will walk outside the house to check for slopes, cracks, and settlement issues. The inspector will also inspect the quality of any past foundation repairs. If there is a crawl space, it will be thoroughly inspected for water damage, mould, and warping that can compromise the strength of the wood supports.

The foundation repair price varies greatly depending on the issue’s seriousness. The typical price is $4,500, but it can rise as high as $15,000.


A roof’s performance and quality can make or break a real estate sale. A roof shields a house from the elements, including the sun, wind, rain, and snow. A high-performing roof maintains a home’s interior air quality while offering adequate ventilation to keep it well-insulated. Concerned family members frequently inquire about the roof’s age in a house sale. Additionally, replacing it is incredibly pricey.

While some inspectors may assess the roof from a ladder, many will climb up there to do a visual inspection. An inspector may need to use binoculars and examine the roof from the ground in bad weather.

Inspectors search for moss growth, leaks, and missing or broken roofs or tiles. They check flashing, gutters, vents, adequate attic ventilation, and skylights. Minor repairs can cost between $150 and $1,500. A replacement is a much bigger investment and typically costs between $6,000 and $12,000.


Is a leak the worst possible scenario? Water concerns have a domino effect and can lead to significant difficulties in a property if not remedied. Nothing depletes funds quite like a widespread water issue. It can impact the foundation, walls, floor, and subfloor – essentially everything that could cause problems and cost more money.

Anything that affects water flow, such as piping, showers, bathtubs, sinks, faucets, toilets, and fixtures, will be inspected as part of the home inspection services of Peachtree City. Inspectors will look for signs of DIY work and repairs, as well as leaking, corroding, and damaged pipes.

In addition to cross-connection or contamination issues, they will look for moisture evidence in the walls, floors, and ceilings.

Plumbing and water damage repairs can be costly. Depending on how much of the home has been impacted, this might cost anywhere between $1,000 and $5,000 and frequently considerably more. If there’s a plumbing or water issue, you’re looking at repair charges and restoration costs like drying out, mould removal, replacing the construction components, and labor.

Electrical systems

A home inspector’s primary priority is to evaluate a house’s safety; if electrical problems go unchecked, they could represent a significant concern. The third most common reason for house fires is electrical systems, a risky and perhaps fatal result of unresolved electrical issues.

The electrical panel is examined from top to bottom during an inspection to ensure everything is up to code, including the wiring and grounding. Additionally, the inspector will check for properly rated amperage and damaged wires.

To avoid injury and electrocution, switches and receptacles must function properly, and ground-fault circuit interrupter (GFCI) outlets should be placed in most rooms. If you’re fortunate enough to buy a house that needs minimal electrical repairs, the cost should be $150 to $500. Be prepared to pay more, closer to $1,200 to $2,200, if the problem is severe, requiring, for example, the replacement of a panel or a complete rewiring of the house.

What’s next whe the inspection reveals problems with the home?

Since there is no such thing as a perfect home, the report will undoubtedly reveal issues that must be fixed. Even newly built homes have a few things that need fixing, sometimes called a “punch list,” which are discovered during the final walkthrough. An agent with knowledge of new house construction may be able to advise you on what to look for if you decide against conducting a thorough inspection when buying a new home.

Keeping this in mind, you must determine how to proceed with the transaction if the inspection report reveals significant difficulties (or not). Remember that a home inspection in Peachtree City doesn’t have a pass-or-fail option. The report will provide you with a list of the parts that fall short of minimum requirements or aren’t working correctly, along with suggestions for repairs or replacements.

What happens next if you receive a problematic inspection report? You have a few choices, though the specifics may change based on what the contract says.

Ask the seller to pay for repairs – Decide which items you can fix yourself and which you want the seller to fix. Your realtor can be a helpful resource as they will likely know what sellers will accept, given the local real estate market circumstances. Remember that the seller is leaving the house behind while you are moving in. They probably won’t care as much about the caliber of the repairs as you do.
Pay for the repairs yourself – Perhaps you believe the seller won’t agree to pay for the repairs because you are in a competitive market. Or perhaps you’re saving some additional money and getting an incredible deal. For you to prioritize repairs that affect health, safety, and comfort, your inspection report will describe the seriousness of the issues discovered.
Share costs with the seller – Consider negotiating over the price of significant repairs if your realtor believes the seller could be open to a compromise. Cost-sharing arrangements could be agreed as a percentage, a commitment to pay for particular expenses, or a credit from the seller after closing.