A home does not technically pass or fail an inspection. The inspector writes up defects, and the ones that derail deals are roof damage, foundation movement, outdated or unsafe electrical panels, active leaks, failing water heaters and HVAC, and moisture or mold. Repairs typically run from $150 for small fixes to $10,000 or more for a roof or foundation.
What are the most common things that fail a home inspection?
When people say a house failed, they usually mean the report listed a major defect that a lender, insurer or buyer will not accept as is. The table below shows the issues inspectors flag most and what most homeowners pay to fix them in 2026.
| Defect | Why it matters | Typical repair cost |
|---|---|---|
| Roof at end of life or storm damage | Leaks, insurance refusals | $500 to $1,500 repair, $9,000 to $20,000 replacement |
| Foundation cracks or settling | Structural movement, sticking doors | $2,500 to $10,000 for piers |
| Outdated or unsafe electrical panel | Fire risk, insurance issues | $1,800 to $4,000 replacement |
| Double tapped breakers, open junction boxes | Overheating and shock risk | $150 to $500 |
| Missing GFCI protection | Shock risk near water | $150 to $300 for several outlets |
| Active plumbing leaks | Water damage and mold | $150 to $600 |
| Water heater past 12 years or venting problems | Failure, gas safety | $1,400 to $3,500 replacement |
| HVAC not cooling or past 15 years | Comfort, big upcoming cost | $200 to $800 repair, $7,000 to $14,000 replacement |
| Moisture, mold or past water damage | Health and hidden rot | $500 to $6,000 remediation |
| Poor grading and drainage | Water against the foundation | $500 to $3,000 regrading, $1,500 to $5,000 French drain |
| Failed window seals or rotted frames | Fogging, leaks, energy loss | $200 to $600 per window |
| Termites or wood destroying insects | Structural damage | $600 to $2,500 treatment plus repairs |
Which roof and foundation problems worry buyers most?
Roof
Inspectors look for missing or curling shingles, granule loss, soft decking, hail bruising, and flashing that has pulled away at chimneys and vents. A roof older than 15 to 20 years is often noted as near the end of its life even if it is not leaking yet, and in hail and hurricane areas many insurers will not write a policy without a newer roof. If storms are common where you live, our guide to roof inspection after storm season explains what damage looks like.
Foundation
Hairline cracks in a slab are normal. What gets flagged is a stair step crack in brick, a crack wider than a quarter inch, sloping floors, or doors and windows that stick or will not latch. Clay soils in Texas and the soft ground around New Orleans make movement more common. The inspector will usually recommend a structural engineer, which typically costs $400 to $700, before anyone quotes repairs. Read signs your foundation needs attention for the warning signs.
What electrical and plumbing issues show up most often?
Electrical findings are some of the most common lines in any report, because many are cheap to create and easy to spot with the panel cover off.
- Double taps: two wires under one breaker screw that is rated for one.
- Older panel brands such as Federal Pacific Stab Lok and Zinsco, which many insurers ask buyers to replace. See our guide to types of electrical panels.
- Ungrounded three prong outlets, reversed polarity and missing GFCI protection in kitchens, baths, garages and outdoors.
- Amateur wiring such as open splices, extension cords used as permanent wiring, or uncovered junction boxes in the attic.
On the plumbing side, inspectors run every faucet and flush every toilet. Common findings are slow drains, leaks under sinks, loose toilets, polybutylene or galvanized pipe, and a water heater with no expansion tank, a corroded tank, or a missing discharge pipe on the relief valve. A water heater older than about 12 years is usually noted as near the end of its life; our water heater replacement cost guide covers pricing. For prevention, see how to prevent costly plumbing disasters.
Why do moisture, drainage and pests cause so many problems?
Water is behind a large share of serious findings. Inspectors use moisture meters and often thermal cameras to spot stains, soft drywall and damp subfloors. Typical causes are negative grading that sends rain toward the house, gutters that dump next to the slab, failed caulk around tubs and windows, and condensate lines that back up in the attic.
Termites and wood destroying insects are a separate inspection in many states, and lenders often require it. In warm, humid places like Louisiana and Florida, Formosan and subterranean termites are a real concern, so mud tubes along the slab or hollow sounding trim get flagged quickly.
Which findings can wait and which cannot?
A typical report lists 30 to 80 items, and most of them are routine upkeep. Sort the list into three groups before you react. Safety items, such as exposed wiring, a gas water heater that vents poorly, missing handrails or no smoke alarms, should be fixed right away. Major systems near the end of their life, like a 20 year old roof or a 17 year old air conditioner, belong in your budget and your negotiation. Cosmetic and maintenance notes, like worn caulk, loose cabinet hinges or a dirty dryer vent, are normal in almost every home and rarely worth a fight.
What should sellers fix before listing?
Many small items cost little to fix but look bad on a report. Clearing them before photos go live keeps the report shorter and gives buyers less to negotiate.
- Replace burned out bulbs so no fixture gets written up as not working.
- Install GFCI outlets in kitchens, baths, garage and exterior.
- Test smoke and carbon monoxide alarms and replace dead ones.
- Fix dripping faucets, running toilets and loose toilet bases.
- Recaulk tubs, showers and windows, and clean gutters and extend downspouts.
- Replace the HVAC filter and have the system serviced, with the receipt ready.
- Adjust doors that rub or will not latch.
Most of that list is a half day of handyman work. You can see an upfront price for handyman repairs and clear it before listing. Sellers who want no surprises also order a pre listing inspection, typically $300 to $500.
How do buyers negotiate after a bad inspection?
Focus on safety issues and big ticket systems, not cosmetic notes. Get a written quote for each major item before your option period ends, then choose one of these approaches.
- Ask the seller to repair specific items, with receipts from whoever does the work.
- Ask for a price reduction equal to the quoted repair cost.
- Ask for a closing credit so you can control the repair yourself after you move in.
- Walk away within the option period if a roof, foundation or major system problem is more than you want to take on.
Want the full picture before you commit? See your upfront price and book your home inspection on House Fly. You book at the price shown, and payment is held until the job is done.
Frequently asked questions
Can a house actually fail a home inspection?
No. A home inspection is a report on condition, not a pass or fail test. People say a house failed when the report shows a major defect, such as a bad roof, foundation movement or an unsafe panel, that a lender, insurer or buyer will not accept without repair or a price change.
What is the most expensive thing that shows up on an inspection?
Foundation and roof problems are usually the most expensive. Foundation pier work typically runs $2,500 to $10,000, and a full roof replacement often costs $9,000 to $20,000. A failing HVAC system at $7,000 to $14,000 is the next biggest item most buyers run into.
Do sellers have to fix everything on the inspection report?
No. In most sales the seller has no duty to fix inspection items. Repairs are negotiated, and some loans such as FHA and VA require specific safety and health items to be corrected before closing. Everything else is up to the buyer and seller to agree on.
Is a double tapped breaker a big deal?
It is a common, inexpensive finding, but it should be fixed. Two wires under a screw rated for one can loosen and overheat. A qualified electrician can usually correct it for $150 to $300 by adding a pigtail or a tandem breaker.
Should I get a pre listing inspection before selling?
It often helps. A pre listing inspection typically costs $300 to $500 and shows you what a buyer will see. You can fix cheap items, gather quotes for bigger ones, and price the home with fewer surprises during the buyer option period.
