Inspections don't formally pass or fail. But certain findings consistently kill deals, force renegotiations, or — if you miss the deadline to act — become problems you now own.
Active foundation movement. Diagonal stair-step cracks in masonry, doors that won't close, floors that slope toward the center of a room, fresh cracks in interior drywall. Foundation issues are uniquely bad because they compound: every season makes them worse, every fix exposes more damage, and meaningful structural repair starts in the five-figure range.
Active roof leaks, major electrical hazards (knob-and-tube, undersized panel, federal Pacific or Zinsco panels), and visible mold are close behind. Each represents tens of thousands in remediation if the inspection misses them — or if you miss the contingency deadline to act on them.
Findings that typically kill the deal or force major renegotiation.
Diagonal cracks wider than 1/4 inch, doors that won't latch, sloping floors, fresh drywall cracks. Repair: $10,000–$50,000+ depending on cause.
Water staining in the attic, rotted decking, or visible interior leaks. Often hides damaged framing and insulation. Repair: $5,000–$30,000.
Federal Pacific Stab-Lok, Zinsco, undersized service, knob-and-tube, aluminum branch wiring. Insurance issues, fire risk. Repair: $3,000–$15,000.
Black or green growth in basement, attic, behind walls, around plumbing. Health hazard. Remediation: $2,000–$30,000 depending on extent.
Saturated drain field, sewage smell, slow drains throughout the home. Replacement: $5,000–$25,000+ depending on system type and site.
Mud tubes, hollow-sounding wood, swarms, damaged structural members. Treatment: $1,500–$5,000. Structural repair: $3,000–$30,000.
Serious but not deal-killing — common renegotiation items.
Furnace or AC over 15–20 years old, with visible rust, corrosion, or service tags. Replacement: $5,000–$12,000. Reasonable to ask for a credit.
Gray flexible plastic supply lines (1978–1995). Known to fail without warning. Repipe: $3,000–$15,000. Often a sticking point.
Unpermitted additions, electrical or plumbing work that doesn't meet code. Title and insurance risk. Cost varies; often a credit-and-disclose negotiation.
Over 12 years old, visible corrosion, leaking from the tank base. Replacement: $1,500–$3,500. Easy renegotiation item.
Foggy, condensation between panes. Doesn't fail inspection but is expensive to replace at scale: $400–$1,000 per window.
Negative grading toward foundation, missing or damaged downspout extensions, low spots holding water. Future foundation risk. Fix: $500–$5,000.
Three options, all available only within the contingency window. After the deadline, you own the problem.
All three options vanish the moment the contingency window closes. In most U.S. residential contracts that's 5 to 14 days from the contract effective date — and it includes the time to inspect, receive the report, and respond. The math is tighter than most buyers realize.
A serious red flag found within your contingency window is leverage. The same red flag found one day after the window closes is a problem you bought. The single most expensive mistake in a home purchase is missing the inspection deadline.
See the main home inspection reminder page for how to set the deadline as a reminder, or read the full inspection checklist for what gets checked.
Set a reminder for your contingency deadline. The reminder is what protects your right to act.
Done in seconds. No sign-up required.
Active foundation movement is the single biggest red flag — recent diagonal cracks, doors that won't close, sloping floors, sticking windows. Unlike most issues, foundation problems get worse and more expensive over time, and meaningful repair starts in the five-figure range. Active roof leaks and major electrical hazards are close behind.
Home inspections don't formally pass or fail — they document conditions. But certain findings effectively kill deals: structural failure, foundation movement, active roof leaks, severe water damage, mold, asbestos in friable form, knob-and-tube or aluminum wiring, failed septic, and major safety hazards. These typically prompt renegotiation or buyer withdrawal.
A combination of structural movement and water intrusion — a cracked foundation actively leaking, or a long-term roof leak that has rotted framing and grown mold inside walls. Both problems compound: the structural fix exposes the water damage, the water damage hides more rot, the mold remediation requires opening walls. Total cost can exceed $100,000.
Roof issues (worn shingles, flashing, gutter problems), electrical problems (missing GFCI, outdated panels, knob-and-tube), plumbing leaks, and HVAC end-of-life. Most are routine and renegotiable. The deal-killers above are less common but more decisive.
You have three options within your contingency window: ask the seller to repair the issues, ask for a price reduction or repair credit, or terminate the contract and recover your earnest money. After the contingency expires, all three options disappear. The reminder for the deadline matters more than the inspection itself.
When the cost to repair flagged items exceeds your tolerance and the seller won't negotiate, or when major systems (foundation, roof, electrical, septic) are at end-of-life and the price doesn't reflect that. Don't walk away over routine items — those exist on every report. Walk away over patterns of neglect or single major issues the seller won't address.
Set a free reminder for your inspection contingency deadline. Email before the date, on the date, follow-ups until you mark it done.
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