🔍 What Is and Isn’t a Big Deal on a Home Inspection in a Tight Market
In today’s competitive housing market—where homes are going under contract in days and multiple offers are common—it’s critical for buyers and sellers to approach the home inspection process with the right mindset.
Not every issue on an inspection report is a crisis. Some are expected and easy to fix, while others truly require attention. Knowing the difference can help buyers stay in the game and help sellers avoid unnecessary renegotiation.
Here’s what you really need to know:
🚫 Not a Big Deal: Common, Manageable Issues
These are items that show up on nearly every home inspection and should be viewed as normal maintenance, not reasons to panic or walk away.
🔹 Minor Cosmetic Flaws
Think scuffed walls, small drywall cracks, chipped tiles, or outdated paint colors. These don’t affect the structure or safety of the home and are easily fixed.
🔹 Older but Functional Systems
A furnace or water heater that’s over 10 years old but still working? That’s normal. Age alone doesn’t equal replacement. These items can still have years of life left.
🔹 Hairline Foundation Cracks
Small cracks in basement or exterior walls are common from settling and usually not signs of structural damage. Sealing and monitoring is often all that’s needed.
🔹 GFCI Outlets and Minor Electrical Upgrades
Older homes often lack modern safety features like GFCI outlets in kitchens and baths. These upgrades are low-cost and common—not deal-killers.
🔹 Loose Fixtures or Minor Plumbing Leaks
A dripping faucet or loose cabinet handle? These are handyman-level fixes and shouldn’t derail a deal in a tight market.
🚨 A Bigger Deal: Red Flags Worth Addressing
Some items can pose safety risks, require costly repairs, or interfere with financing. These deserve more serious attention from both buyers and sellers.
⚠️ Roof Damage or Active Leaks
A roof with missing shingles or signs of water intrusion is a big issue. Water damage can spread fast and lead to mold, rot, and major repair costs.
⚠️ Electrical Hazards
Outdated breaker panels, aluminum wiring, or overloaded circuits may require a licensed electrician to bring the home up to code and ensure safety.
⚠️ Structural or Foundation Movement
Large cracks, uneven flooring, or bowed walls may signal deeper problems and should be evaluated by a structural engineer.
⚠️ Sewer or Plumbing Issues
A clogged or damaged sewer line can cost thousands to repair. Sewer scopes are a smart investment in older homes and can uncover serious problems before closing.
⚠️ HVAC Systems That Don’t Work
If the furnace or air conditioner isn’t functioning at all, that’s more than a maintenance issue. It’s a livability concern that should be addressed before closing.
🏡 Buyer Tips: How to Navigate Inspections Smartly
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Focus on major concerns: Skip the small stuff. Look for safety hazards, structural problems, or big-ticket repairs.
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Use the inspection to inform—not intimidate: In a tight market, being overly aggressive can cost you the deal. Use the findings wisely.
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Work with a great inspector: Someone who explains what’s urgent and what’s routine is key to making informed decisions.
🧰 Seller Tips: Preparation = Power
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Fix the obvious stuff in advance: Address dripping faucets, missing outlet covers, and loose railings before listing.
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Don’t fear the report: Inspections can sound scary—but many issues are standard. Focus on real concerns, not cosmetic nitpicks.
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Have maintenance records ready: Showing that you’ve serviced your furnace, replaced your roof, or upgraded plumbing goes a long way with buyers.
💬 Real Talk from the Field
I recently had a buyer fall in love with a charming older home—but the inspection came back with a long list of cosmetic repairs and a few outdated items. The buyer was concerned at first, but I reviewed everything with them and pointed out that none of the issues affected the structure, safety, or function of the home.
We moved forward, and the buyer ended up getting a small credit toward future improvements—without losing the home they loved.
In this market, it pays to stay grounded. Focus on what matters, and don’t let surface-level issues cost you a great opportunity.
🐺 Why It Pays to Have the Right Agent
With 21 years of experience, I’ve guided hundreds of clients through every type of market—and every kind of inspection report. My job is to help you:
✅ Understand what matters
✅ Negotiate smart
✅ Keep the deal moving
✅ And avoid costly mistakes
📞 Call or Text: 773-425-6265
🌐 www.CampoSellsHouses.com
⭐ www.realsatisfied.com/Frank-Campobasso
Frank “Campo” Campobasso
Century 21 Circle
The Wolf of Lake Street
Chicago & Suburbs Real Estate Expert
⚖️ Disclaimer:
I am not a licensed home inspector or attorney. The information provided in this article is based on my experience as a real estate professional and is intended for general guidance only. Every property and transaction is unique, and buyers and sellers should always consult with a licensed home inspector for a full evaluation of a property's condition, and an attorney for legal advice—especially in attorney-review states like Illinois.
