6 Big-Ticket Home Inspection Items to Pay Attention to

Home inspections can make any seller anxious. Depending on what potential problems are uncovered, it could lead to the buyer backing out of the sale. To avoid any surprises and help you prepare beforehand, these are the six most significant things the home inspector will examine.

1. Foundation issues

As a house settles over time, its foundation can deteriorate. If left unchecked, foundation issues can damage the entire building, so its only natural that these problems rank high on an inspectors list of things to check.

Some common signs of foundation damage include:

• Large cracks in a homes interior or exterior
• Doors or windows that are out of square and dont open or close properly
• Gaps between walls and windows or doors
• Uneven or warped floors, ceilings, or walls
• Items like counters and cabinets detaching from walls
• Nails frequently coming out of drywall
• A musty odor

Foundation repair, which usually takes approximately 23 days, involves contractors digging holes around the perimeter of a home to access the foundation and lift it back up to where it should be. The average cost of foundation repair in Houston is about 4,083.

2. Old or damaged roof

When checking a homes roof, an inspector will look for leaks, missing or damaged shingles, rusted or damaged flushing, obstructed vents or gutters, insecure decking, or cracks in the rubber surrounding vent pipes. They may also inspect your chimney while they are on the roof.

An inspector can also usually tell if a roof is near the end of its lifespan. The five most common roofing materials and their average lifespans are as follows:

• Asphalt - 1530 years
• Metal - 5070 years
• Wood - 3040 years
• Synthetic materials - 2050 years
• Slate - 50100 years or longer

The national average roof repair cost ranges between 378 and 1,713. Replacing a roof entirely is significantly more expensive, with the average price in Texas ranging between 4,400 and 16,000. The amount youll need to pay will vary depending on factors like the roofs material (metal and slate are more costly to fix) and the size of your home (two-story houses are more expensive than single-story houses).

3. Old or malfunctioning HVAC system

A homes heating, venting, and air conditioning (HVAC) system comprises two main parts: a condenser outside the house and a furnace inside it. A home inspector checks both of these parts for visible signs of wear and tear and tests the system as a whole for functionality.

Location plays a significant role in the lifespan of an HVAC system. The hotter the climate, the more use a homes air conditioning will see in a year. This means that HVAC systems can last as long as 3040 years in northern states, but typically last about 814 years in southern states like Texas.

The national average cost to replace a condenser is about 2,100 while replacing a furnace typically costs about 4,678. The average cost to install a new air conditioning system in Houston is 5,725.

4. Galvanized piping

Plumbing in homes built during or before the 1960s commonly consists of pipes made from steel coated in zinc, known as galvanized piping. Galvanized pipes have become obsolete over the past several decades because they rust over time, often leading to leaks and poor water pressure.

Galvanized pipes have an average lifespan of 3070 years before rust begins. Most galvanized piping was installed more than 50 years ago, so inspectors will pay special attention to this type of plumbing and likely recommend that it be repaired or replaced.

Repairing galvanized piping involves relining it with epoxy to prevent corrosion. While this fix can potentially extend a plumbing systems lifespan for several years, pipes with too much rust may be beyond saving, and complete replacement may be the most viable option in many cases.

The cost to replace galvanized piping varies depending on the material used for the new pipes. The average price ranges are as follows:

• Copper - 13 per linear foot
• PEX - 0.300.82 per linear foot
• PVC - 0.401.56 per linear foot

5. Outdated electrical panels

The average electrical panel lasts for approximately 2540 years. After this point, it can pose a severe risk to a house and all its inhabitants. An outdated electrical panel can easily become overloaded, which is inconvenient and a potential trigger for house fires. Home inspectors want to verify that this wont be an issue.

Be aware that an electrical panels age is not the only factor that can raise red flags during an inspection; two brands - Federal Pacific Electric (FPE) and Zinsco - have been deemed unsafe regardless of how old a panel is. Both have design flaws that can cause their circuit breakers to fail to trip. If your home contains a breaker box from either brand, it should be replaced as soon as possible.

In the Southwestern US, the average cost to replace an electrical panel ranges from 1,200 to 2,100.

6. Old or malfunctioning water heater

A water heater plays a crucial role in a households daily operations. It regulates the temperature of all the water that comes through your pipes, making it essential for doing laundry, showering, and washing dishes. Because it heavily impacts a homes standard of living, an inspector will want to confirm that your water heater is in good working order.

Water heaters generally need to be replaced once every 10 years. The longer a water heater is in operation, the more prone it becomes to problems such as:

• Leaks
• Inability to produce hot water
• Hot water not lasting long enough
• Water taking too long to heat up
• Poor water pressure
• Dirty, discolored, or strange-smelling water

If your water heater is under eight years old, you may be able to fix the above issues by having it repaired. However, if your water heater is at or near the decade mark, it is probably best to replace it.

In Texas, the average cost to repair a water heater is approximately 375, while the average cost to fully replace a water heater is about 1,564.

Go into the inspection prepared

The results of an inspection can make or break a home sale, so it helps to know going in what parts of your home may need repairs or replacement so you can be transparent with your buyer.

If you notice any of these issues with your home, its best to address them early on, either by handling the repairs or replacement yourself or negotiating with the buyer to handle it when they take over ownership.