The Inspection: What to Worry About and What Not to Worry About

I need to talk to you about home inspections because this is where I see buyers either get unnecessarily panicked or dangerously complacent.

Here's the reality: no house is perfect. The inspector will find things. On a 20-year-old home, they might find 30–50 items. That's normal. What matters is understanding which issues are deal-breakers, which are negotiable, and which are just normal maintenance items.

Red Flags (Deal-Breakers or Major Negotiations)

• Foundation problems (cracks, movement, settling)
• Roof needs replacement (not repairs — replacement)
• HVAC system failure or major electrical panel issues
• Plumbing problems (cast iron pipes, sewer line issues)
• Mold or water damage in attics/crawlspaces

Yellow Flags (Negotiate or Monitor)

• Aging HVAC or water heater (working but old)
• Minor roof repairs needed
• Drainage issues around foundation
• Outdated electrical outlets
• Minor plumbing leaks

Green Flags (Expect These, Don't Panic)

• Missing outlet covers
• Caulking around tubs/showers
• Weatherstripping on doors
• Air filter needs changing
• Minor cosmetic issues

My Advice

Hire a good inspector — I can recommend several — and attend the inspection. Ask questions. Understand what you're hearing. Then we'll discuss what actually matters and what our strategy is.

Some buyers use inspection reports as a way to renegotiate the entire deal. That's short-sighted and can blow up a transaction. We negotiate on items that actually impact the value or safety of the home. That's fair. That's reasonable. That's how we maintain good faith.

After 25 years, I can help you separate legitimate concerns from inspection report noise. That's part of why you hire experienced representation. Let's make sure you're protected without sabotaging your own deal.