5 Red Flags I Spot as a Home Inspector (That Most Buyers Miss)
Buying a home is exciting — but excitement can blur your vision.
As a home inspector, I’ve seen buyers fall in love with a property’s charm while completely overlooking issues that could cost them thousands. My job is to slow that excitement just enough to make sure you see the full picture before you sign.
Here are five red flags I often catch that many buyers miss.
1. Foundation Issues That Aren’t Obvious
A house can look perfectly stable at first glance, but subtle cracks in walls, uneven floors, or doors that don’t close properly can signal foundation problems. These issues aren’t just cosmetic — they can lead to major structural repairs.
Why buyers miss it: Small cracks get brushed off as “settling” when they may be signs of deeper movement.
What I look for: Crack patterns, slope measurements, and soil conditions.
2. Roofing That’s “Fine for Now”
Many sellers (and sometimes even agents) will say a roof “has a few years left.” But I’ve learned that a roof nearing the end of its life can lead to leaks, mold, and insulation problems much sooner than expected.
Why buyers miss it: From the ground, a roof can look fine, but wear and damage are often only visible up close.
What I look for: Missing shingles, granule loss, flashing damage, and sagging areas.
3. Water Damage That’s Been Covered Up
Fresh paint in certain spots or newly installed drywall in basements or around bathrooms can sometimes be a cover-up for past leaks. Even if the issue was fixed, you need to know the history so you can watch for recurring problems.
Why buyers miss it: The house looks fresh and clean — until you know where to check.
What I look for: Stains, musty odors, warped materials, and moisture meter readings.
4. Electrical Shortcuts
Older homes often have wiring that doesn’t meet modern safety standards. But even newer homes can have DIY electrical “fixes” that create safety hazards.
Why buyers miss it: As long as the lights turn on, most people assume everything’s fine.
What I look for: Overloaded panels, amateur wiring, outdated materials like aluminum wiring, and improper grounding.
5. Drainage Problems That Invite Trouble
A beautiful yard can hide the fact that water isn’t draining properly away from the home. Poor drainage leads to foundation cracks, basement flooding, and mold.
Why buyers miss it: Drainage issues are hard to spot without rain — or without experience.
What I look for: Grading, gutter systems, downspout extensions, and signs of water pooling.
Final Thought:
A home can be beautiful and full of hidden problems. My role isn’t to kill the dream — it’s to make sure you’re buying a dream you can afford to maintain. If you’re investing in property, invest in an inspector who will catch the things you don’t see.