Home Inspection Red Flags: What Sellers Need to Fix Before the Buyer's Inspector Arrives

Why Pre-Inspection Matters

15% of home sales fall through after inspection, and another 30% result in price renegotiations averaging $14,000. A little proactive work can save you from both.

Critical Red Flags (Fix These First)

Electrical Issues

**Double-tapped breakers** — two wires on one breaker. Electrician fix: $150-300.

**Ungrounded outlets** — especially in kitchens and bathrooms. Fix: $100-200 per outlet.

**Exposed wiring** — in attics, basements, or garages. Fix: $100-300.

**Missing GFCI outlets** — required within 6 feet of water. Fix: $25-50 per outlet.

Plumbing Concerns

**Slow drains** — signal potential clogs or pipe issues. Fix: $100-300 for professional drain cleaning.

**Running toilets** — usually a $10 flapper valve replacement.

**Water heater issues** — check the age (10+ years is a flag). Ensure the TPR valve has a discharge pipe.

**Active leaks** — under sinks, around toilets, in the basement. Fix immediately.

Structural & Safety

**Foundation cracks** — hairline cracks are normal, but anything wider than 1/4 inch needs evaluation.

**Missing smoke/CO detectors** — $20-30 each. Install on every level and near bedrooms.

**Handrail issues** — loose or missing handrails on stairs. Fix: $50-150.

**Deck safety** — loose boards, wobbly railings, improper ledger board attachment.

HVAC & Mechanical

**Dirty filters** — replace them. $5-20 each.

**Unusual noises** — grinding, squealing, or banging from the furnace or AC.

**Age of system** — 15+ year old HVAC systems are flagged. Have it serviced before inspection.

What NOT to Fix Before Inspection

**Cosmetic cracks in drywall** — inspectors note them but they're not deal-breakers

**Minor settling** — normal in older homes

**Outdated but functional systems** — old doesn't mean broken

**Cosmetic issues** — peeling paint, worn carpet, dated fixtures

The Pre-Inspection Checklist

1. Replace all burned-out light bulbs

2. Test every outlet, switch, and GFCI

3. Run every faucet and flush every toilet

4. Check all smoke and CO detectors

5. Clear access to attic, crawl space, and electrical panel

6. Ensure pilot lights are lit

7. Replace HVAC filters

8. Fix any active leaks

9. Ensure all windows open and close properly

10. Test garage door auto-reverse safety feature