Structural
Foundation cracks, settling, water intrusion. Basement walls wider than a pencil = red flag. Foundation issues are the #1 deal-killer.
Home Inspection · the $400 that saves $40K
Inspect everything.
Negotiate strategically.
Every house has issues. The job isn't finding a perfect one — it's knowing which issues the seller fixes, which you negotiate as credit, and which mean walking. Here's the playbook.
· What inspectors check
Five systems.
Each tells a story.
Roof + envelope
Shingle age, flashing, gutters, siding. A roof past useful life is $15-25K to replace. Eyeball-level estimate before you tour, full check at inspection.
HVAC + water heater
Age, efficiency, condition. A 'past useful life' system might still have 5 good years — context matters. Get the inspector's read, not just the checklist flag.
Electrical + plumbing
Panel type (avoid Federal Pacific + Zinsco), aluminum wiring, lead pipes, polybutylene. Some of these are deal-breakers, some are easily updated.
Interior + appliances
Floors, walls, windows, doors. Smoke detectors, GFCI outlets in wet areas. Cosmetic vs functional — different urgency.
· The negotiation
What sellers fix.
What you take as credit.
What sellers usually fix.
Active leaks, exposed wiring, smoke detector code violations, broken windows, missing handrails. Safety + code items have the highest hit rate.
What sellers usually don't.
Cosmetic items (paint, scuffs), things you accepted in the offer, items disclosed before contract.
What's worth a credit instead of a fix.
HVAC near end of life, roof in 'final years', minor system issues. Cash credit at close lets you pick the contractor + pace.
· When to walk
Three findings
that mean walk.
Killer 01
Foundation movement (active)
Old settlement is normal. Active movement (fresh cracks, doors not closing, sloping floors) is six-figure work. Walk.
Killer 02
Major water intrusion
Bowed basement walls, persistent damp, mold colonies. Often hides electrical + structural damage. Get a structural engineer before deciding.
Killer 03
Buried oil tank or extensive lead
Environmental remediation = $10K-100K. Insurance won't touch the property until cleared. Walk unless you've priced it.
Inspection is a tool.
Not a deal-killer.
Right LO + right realtor = an offer with strong inspection contingencies and the playbook to use them. We'll connect you to both.