Nine Home Inspection Findings Worth Walking Away From

Structural movement and foundation failure

Hairline cracks in a slab are normal. Stair-step cracking in block or brick, doors that no longer latch, and floors sloping more than an inch across a room suggest active movement. Get a structural engineer, not just a foundation contractor offering a free estimate — the contractor sells repairs, the engineer sells an opinion.

Chronic water intrusion

Efflorescence on basement walls, a sump pump running in dry weather, staining at the base of framing, or a musty smell all point to a water problem. Regrading and drainage work is sometimes straightforward and sometimes a five-figure project. Find out which before you commit.

Outdated or unsafe wiring

Knob-and-tube wiring, aluminum branch circuits, and Federal Pacific Stab-Lok or Zinsco panels are genuine fire and insurability risks. Some carriers will not write a policy at all. A full rewire on a mid-sized home commonly runs $12,000 to $25,000.

A roof at the end of its life

Curling or missing shingles, granule loss in the gutters, soft decking or multiple layers of old shingles mean replacement, not repair. Budget $9,000 to $30,000 depending on size and material. Ask for the roof's age in writing and check whether any warranty transfers.

Sewer line failure

Order a separate sewer scope — standard inspections do not include it. Cast iron and clay laterals in older neighborhoods crack and fill with roots. A lateral replacement under a mature yard or a city street can exceed $15,000.

HVAC past its service life

A furnace over 20 years old or an air conditioner over 15 is borrowing time. Check for a cracked heat exchanger, which is a carbon monoxide hazard and means immediate replacement. Full system replacement is typically $7,000 to $15,000.

Unpermitted work

Finished basements, additions, converted garages and decks built without permits can force you to tear out work, pay retroactive permit fees, or lose insurance coverage on the affected area. Ask the county for the permit history and compare it to what you see.

Pest and moisture damage in framing

Termite galleries, carpenter ant tunneling and rot in sill plates or floor joists are structural problems wearing a pest costume. Treatment is cheap; replacing compromised framing is not.

Asbestos, lead and buried oil tanks

Homes built before 1978 may contain lead paint, and pre-1980 homes may have asbestos in insulation, flooring and duct wrap. Abatement is specialized and expensive. A buried heating oil tank carries environmental liability that follows the property, not the seller.