05/07/2026
Most buyers follow the inspector around, nod politely, and hope the house isn’t hiding a $20K surprise. Don’t do that.
Here’s what actually matters:
1. Water Heater Age
10+ years old? It’s on borrowed time. Replacements cost $1,500-$3,500. Ask for a credit.
2. Electrical Panel
“Federal Pacific” or “Zinsco” = major red flags. Old 100-amp service may not cut it today. Upgrades run $2,000-$4,500.
3. HVAC System
Over 15 years old with no service history? Expect issues. New systems cost $8,000-$15,000. Negotiate a warranty or credit.
4. Roof Condition
Check age, drainage, and flashing. A roof near the end of its life could mean a $12,000-$25,000 replacement.
5. Foundation Cracks
Small cracks are common. Horizontal or stair-step cracks are not. Repairs can start at $5,000 and rise quickly.
6. Water Stains
Could be an old leak or an active problem. Repairs and remediation often run $1,000-$5,000+.
7. Sewer Line
Inspectors usually don’t scope it. Spend the extra $150-$300. A damaged sewer line can cost $3,000-$10,000.
8. Grading + Drainage
Water should flow away from the home. Poor grading leads to drainage and foundation issues. Fixes run $1,000-$3,000.
When negotiating, keep it simple:
“Based on the inspection, we’re requesting a credit of $X for repairs, or repairs completed by a licensed contractor with proof provided 5 days before closing.”
Call or text directly 📲 214.418.9623
