After more than 200 inspections across the DMV this year, the same handful of problems keep coming up. Most are fixable. A few are expensive enough that you want to know before you sign. Here's what we see most and what to do about it.
- Basement moisture and grading. Water staining, efflorescence and soil sloping toward the house. Often fixed with gutters, downspout extensions and regrading; interior drainage is the expensive version.
- Aging or undersized electrical panels. Double-tapped breakers, missing labels, and older panels insurers dislike. Usually an electrician's visit, sometimes a panel replacement.
- HVAC near the end of its life. Systems past 15 years with rust or poor airflow. Not always a deal-breaker, but worth a credit.
- Roof wear and flashing gaps. Granule loss, lifted shingles, and flashing at chimneys and walls.
- Sewer line damage in older homes. Clay and cast-iron lines in pre-1980 homes crack or fill with roots, and a replacement can top $10,000. That's why we recommend a sewer scope on older homes.
- Elevated radon. Common across the region; mitigation runs $1,200–$2,500.
- Water heater and plumbing issues. Missing expansion tanks, corroded fittings, and slow leaks under sinks.
Which ones to negotiate
Focus on safety items and big-ticket systems: electrical hazards, roof, HVAC, sewer and radon. Skip the small stuff. Sellers respond better to a short, serious list than a long one.
Walk the inspection with us
You're welcome to follow your inspector through the home during a full home inspection. Seeing a finding in person beats reading about it later. Book online or call or text (301) 781-7800.