Important clarification: Home inspections are not pass/fail evaluations. You cannot “pass” or “fail” a home inspection. Instead, certified home inspectors assess the condition of property systems and components, identifying specific items that are defective, unsafe, or require repair. When inspectors find problems, they document these using terms like “defective,” “requires repair,” “safety concern,” or “recommend evaluation by qualified professional.”
Why this matters: Understanding what commonly shows up as defective during inspections helps sellers address issues before listing and helps buyers anticipate potential problems and repair costs. These defects range from critical safety hazards requiring immediate attention to maintenance issues that should be addressed over time.
The following 15 items represent the most serious and commonly identified defects found during professional home inspections, organized by severity and frequency.
What Happens When Items Are Found Defective
When home inspectors identify defective components or systems, they document these findings in detailed inspection reports with photographs and descriptions. Defective items are typically categorized by severity: immediate safety hazards that require urgent attention, major system defects that affect habitability, and maintenance issues that should be addressed to prevent further deterioration.
Inspection reports distinguish between items that are completely defective versus those showing signs of wear or minor issues. Defective items often trigger recommendations for evaluation by subject matter experts like electricians, plumbers, or structural engineers. These findings become important negotiation tools in real estate transactions, potentially leading to repair requests, price adjustments, or seller credits.
1. Electrical Panel Defects
Common defects include outdated Federal Pacific Electric (FPE) and Zinsco panels with known safety issues, overloaded circuits and improper wiring connections, missing breakers or gaps exposing live electrical components, and aluminum wiring, knob-and-tube wiring, and DIY electrical work.
These electrical defects present serious fire and shock hazards, typically requiring immediate evaluation by licensed electricians and costing thousands to remediate.
2. HVAC Safety Hazards
Critical safety defects include cracked heat exchangers allowing carbon monoxide into living spaces, gas leaks and improper gas line connections, damaged flue pipes and blocked chimney systems, and yellow flames indicating incomplete combustion.
These hazards require immediate evaluation by HVAC technicians and often necessitate system repairs or replacement before safe occupancy.
3. Foundation Problems
Serious foundation defects include horizontal cracks in foundation walls indicating structural movement, bowing or bulging basement walls and water intrusion, gaps between foundation and framing, and doors and windows that no longer close properly due to settling.
Foundation problems typically require evaluation by structural engineers and can involve costly repairs to maintain structural integrity.
4. Roofing Defects
Common roof defects include missing, damaged, or loose shingles exposing roof deck, damaged flashing around chimneys and roof penetrations, sagging rooflines and compromised structural support, and active leaks causing water stains and mold growth.
Roof defects allow water intrusion that can cause extensive structural damage if not addressed promptly.
5. Major Plumbing Issues
Significant plumbing defects include active leaks in supply lines causing water damage, sewer line backups and blockages creating health hazards, inadequate water pressure indicating supply line problems, and water heater leaks and improper installation.
These plumbing issues can cause property damage and health concerns, requiring immediate professional attention.
6. HVAC System Malfunctions
System operation defects include furnaces that won’t start or produce inadequate heat, air conditioning units with refrigerant leaks or compressor issues, disconnected or damaged ductwork reducing efficiency, and malfunctioning thermostats and safety controls.
HVAC defects affect comfort and energy efficiency, often requiring professional repair or system replacement.
7. Water Heater Defects
Water heater problems include corroded tanks and units exceeding expected lifespan, damaged venting systems on gas units, faulty wiring on electric units, and missing safety devices like temperature and pressure relief valves.
Water heater defects can present safety hazards and typically require replacement, especially for older units showing signs of deterioration.
8. Electrical Outlet Issues
Outlet safety defects include missing GFCI protection in bathrooms, kitchens, and exterior locations, outlets with reversed polarity or missing ground connections, overloaded circuits with inadequate wire sizing, and extension cords used as permanent wiring.
These electrical defects present shock and fire hazards, requiring professional electrical work to meet safety codes.
9. Smoke Detector Problems
Smoke detection defects include missing detectors in required locations (bedrooms, hallways), non-functional units with dead batteries or damage, improper installation not meeting placement requirements, and older units needing upgrading to current standards.
Smoke detector problems compromise life safety and typically require immediate replacement or professional installation.
10. Stair and Railing Issues
Safety code violations include uneven steps with improper riser height or tread depth, missing handrails on stairs with four or more risers, railings that are too low or have excessive baluster spacing, and loose or damaged stairs with inadequate structural support.
These violations create trip and fall hazards that require repair to meet current safety codes.
11. Window and Door Defects
Security and safety problems include windows that don’t operate properly (especially bedroom emergency exits), missing or damaged locks and broken glass, doors with damaged frames preventing proper closure, and sliding doors without security bars.
These issues affect security and emergency egress, requiring repair or replacement for proper functionality.
12. Gutter Defects
Drainage system problems include damaged or loose gutters with improper pitch, missing gutters where water management is necessary, downspouts discharging too close to foundations, and clogged systems causing overflow and water damage.
Gutter problems can cause foundation damage and require repair to protect the structure from water intrusion.
13. Insulation Deficiencies
Insulation problems include missing or inadequate insulation in attics and crawl spaces, wet or damaged insulation requiring removal, insufficient R-values for the climate zone, and gaps and compression reducing effectiveness.
Poor insulation reduces energy efficiency and may indicate construction defects requiring upgrading to meet standards.
14. Ventilation Defects
Ventilation problems include bathroom fans venting into attic spaces instead of outside, kitchen range hoods with damaged or inadequate ductwork, blocked soffit vents and inadequate attic ventilation, and moisture problems from poor air circulation.
Inadequate ventilation can cause moisture damage and poor air quality, requiring system improvements.
15. Exterior Maintenance Issues
Exterior problems include damaged siding with cracks allowing water intrusion, peeling paint on pre-1978 homes with potential lead concerns, deteriorated caulking around windows and doors, and damaged decks and porches with loose railings.
These maintenance issues affect structural integrity and safety, requiring repair to prevent further deterioration.
Conclusion
These 15 common inspection defects represent the most serious and frequently identified problems during professional home evaluations. Critical safety issues like electrical hazards, HVAC safety problems, and structural defects require immediate attention and professional repair. System defects and maintenance issues, while less urgent, still need addressing to ensure safe and functional homes.
Understanding these common defects helps sellers prepare their properties for inspection and helps buyers anticipate potential issues and repair costs. Regular maintenance and prompt attention to developing problems can prevent many of these defects and ensure homes remain safe and functional for their occupants.
