Inspection Red Flags, Sorted Into "Talk About It" and "Run"

Inspection reports have a talent for making everything sound equally alarming, whether it's a cracked foundation or a light switch cover that's slightly loose. Part of our job is helping buyers sort the actual red flags from the report's general tendency toward drama. Here's a rough guide.

1. Talk about it, don't panic:
Aging but functional water heaters. Minor roof wear that isn't actively leaking. Outdated electrical panels that are still safe, just old. Cosmetic cracks in drywall from normal settling. These are things to negotiate, maybe get a credit for, but they are not reasons to walk from a house you actually love.

2. Worth a deeper look before deciding anything:
Evidence of past water intrusion, even if it looks dry now. Foundation cracks wider than hairline. Determining if the mold in the attic is from a fallen roof vent adding unwanted humidity or inadequate ventilation. HVAC systems near the end of their expected life. These deserve a specialist's opinion before you decide how big a deal it actually is.

3. Genuinely worth walking away from, or negotiating hard: Active structural issues. Significant foundation movement. Knob and tube wiring that hasn't been updated. Signs of a chronic pest problem that's gone untreated. A sewer line in bad shape. These aren't quirks of an old house, they're expensive problems wearing an old house as a costume.

4. The trick is not treating every item on a thirty page report with the same level of alarm. An inspector's job is to disclose everything, including things that don't actually matter much. Our job is to help you figure out what matters most to you and just how much it will cost to remedy the concerns. 

During this often stressful step, we will walk you through it so you don't lose any sleep.