IItems Often Found on Inspection Reports

The dreaded  inspection.  Whether you are a buyer or seller, many times along with a home inspection comes the anxiety that something may actually be found wrong with the home.  I can be accurate when I say that 9 times out of 10, yes the inspector will no doubt find something either not working as intended or not working at all. They are obligated by law to tell you about anything that is amiss.  I’ve seen inspectors find 1 tiny ant on the kitchen counter and write in the report that the house had an ant problem, so BEWARE!  But don’t be afraid.

Buyers are highly encouraged to schedule inspections as quickly as possible once an offer has been accepted and executed. This not only gives them the time to coordinate appointments with the various inspectors they will be using, but also gives them time to go over the inspection reports thoroughly with the inspector(s) and their agent.  Sometimes buyers may want to get estimates for repairs to be negotiated.  All of this takes time and waiting until the last minute not only rushes them but jeopardizes the Option Period.  

Besides a certified, general inspector, there are also those who specialize in specific areas of the home such as HVAC inspectors, who specializes in AC and heating systems, termite Inspectors, who look for evidence of termites and other wood destroying insects, environmental inspectors, pool and spa inspectors, inspectors for wells and septic systems and then there are structural engineers to name a few. 

Below are items often found during an inspection.  If you are a seller, you may want to address any issues prior to the inspection.  If an item is found during the inspection and the buyer negotiates the repair to be done prior to closing, you will more than likely be required to have the work done by a licensed professional, with receipts for the completed work brought to closing.

  • Breaker boxes not labeled
  • Breakers with 2 wires (S/B only 1 wire per breaker)
  • Breakers too large or too small
  • No GFI protection where needed (S/B outside, garage and all kitchen and bath outlets)
  • No anti-drip device on range
  • Oven not heating to set temperature
  • Dishwasher not heating to set temperature or dishwasher not working as intended
  • All light bulbs must be working (the buyer will want to know if a bulb is out or there is an electrical malfunction)
  • AC needs Freon
  • AC and heat need service and maintenance by an AC company
  • Dirty air filters (these tell buyers home has not been properly maintained)
  • Aerobic Septic System not in compliance with state and county codes
  • Aerobic Septic System with no chlorine tablets (NOT POOL CHLORINE)
  • No Aerobic Septic System maintenance contract (this is a biggie)
  • Conventional septic system needs pumping (should be done every 3 years)
  • Small leaks under sinks
  • No anti-siphon devices on exterior faucets
  • 4 inches of the concrete slab showing around the entire house (flower beds or sod too high that they cover up weep-holes, enabling infestation of termites and other wood destroying insects)
  • No debris against home touching slab; No dead wood piles or trees near home (conducive to termites and other wood destroying insects)
  • Termites – no home can be sold with active termites if a lender is involved
  • Commodes must have 1” air gap at over-flow tube
  • Improper drainage for rainwater; Rainwater must drain away from slab
  • Roof and gutter need cleaning
  • Hot water heater, rusted nipples, T&P valve not vented to outside; Not properly installed
  • Not enough purlins or braces in attic
  • No fire blocking for chimney passing through home or walking from home to garage
  • No damper clip for gas fireplace
  • No roof clips; Missing, torn or popped-up shingles; Roof jacks in tact
  • Lawn sprinklers or aerobic spraying house or pool
  • Vents in attic not vented to outside, All vents must be vented through roof
  • Broken slab corners from weed eaters or mowers; Must be filled in with concrete to prevent termites
  • Must have 24” wide wood walk to furnace and hot water heater
  • Attic stairway must be installed with bolts, not nails
  • Expansion joint in brick needs caulk
  • Windows must stay in open position when raised
  • All faucets and stoppers in sinks and tubs must be working
  • Garage doors must reverse when inspector puts roll of paper towel under it
  • Cracked floor tiles
  • Attic too stuffed to be inspected
  • Wood decking or patio cover touching house; Unable to inspect
  • Crawl space not of sufficient height to allow inspection

…..and more


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