Home Inspection Found [X]: The 2026 Triage Index
A 25-row lookup index for the most-searched "home inspection found ___" findings. Each row gives you a severity tag, a 2026 cost band, the decision logic, and the next page to read. Designed to answer the question in under 30 seconds — and bridge into the full guide if you need to go deeper.
25 findings, decoded
| System | Finding | Tag | 2026 cost | Verdict + next page |
|---|---|---|---|---|
| Roof | Old roof / damage / granule loss | Failure | $9,000–$22,000 | Negotiate credit if 0–5 yrs of life remain. Roof replacement cost → |
| HVAC | Old HVAC system (R-22, 15+ yrs) | Failure | $7,000–$14,000 | Anchor a like-for-like quote, ask 70–85% credit. HVAC replacement cost → |
| Plumbing | Old water heater (10+ yrs) | Failure | $1,500–$3,500 | Standard ask: 80–100% credit if past service life. Water heater replacement cost → |
| Electrical | Electrical panel issues (FPE, Zinsco, Challenger) | Safety | $2,800–$4,500 | Carriers non-renew — credit full replacement. Panel upgrade cost → |
| Electrical | GFCI missing in kitchen / bath / exterior | Safety | $30–$60 per outlet | Cheap fix; seller usually completes pre-closing. How to read your report → |
| Electrical | Double-tapped breaker | Safety | $150–$400 | Licensed electrician corrects in under an hour. Negotiation scripts → |
| Electrical | Knob-and-tube wiring (energized) | Safety | $8,000–$20,000 rewire | Confirm insurer coverage first; then negotiate. Old-house checklist → |
| Plumbing | Polybutylene supply pipes | Failure | $4,000–$15,000 repipe | Quote PEX repipe, ask full credit if leaks documented. Plumbing replacement cost → |
| Plumbing | Cast iron drain pipes (aging) | Failure | $2,000–$15,000 partial | Section-replace as failures occur; sewer scope mandatory. Sewer scope guide → |
| Plumbing | Plumbing issues (drips, slow drains, low pressure) | Failure | $200–$2,500 | Itemize only failures > $500; bundle the rest. Plumbing repair cost → |
| Sewer | Sewer issue (root intrusion, belly, Orangeburg) | Failure | $4,000–$25,000 | Have a plumber review the video; anchor a quote. Sewer replacement cost → |
| Foundation | Foundation cracks (horizontal, stair-step, bowing) | Safety | $8,000–$60,000+ | Structural engineer first — never negotiate without it. Foundation red flags → |
| Foundation | Grading / drainage problems | Failure | $400–$2,500 | Cheapest water fix in inspection; do this first. How to read your report → |
| Basement | Basement water / efflorescence | Failure | $200–$15,000 | Grading + downspouts first; interior systems after a 30-day moisture log. Basement waterproofing cost → |
| Indoor air | Mold (visible or musty smell) | Safety | $1,500–$6,000 remediation | Require licensed remediation + post-clearance air test. Mold inspection guide → |
| Attic | Attic mold (roof leak or ventilation failure) | Failure | $1,500–$5,000 | Fix the source first; remediation second. How to read your report → |
| Envelope | Poor insulation / R-value below code | Efficiency | $800–$4,000 | Not urgent; budget into year 1–2. Insulation cost guide → |
| Envelope | Ventilation issues (bath fan into attic, no soffit baffles) | Failure | $300–$2,000 | Fix before next winter — moisture compounding risk. How to read your report → |
| Envelope | Water damage (stains, prior intrusion) | Failure | $200–$8,000 | Confirm source is resolved; if not, escalate. Deal-breaker framework → |
| Pest | Termite damage | Failure | $1,500–$10,000+ | Get a termite-specific specialist report; lender often requires. Termite inspection guide → |
| Hazard | Asbestos (pipe wrap, floor tile) | Safety | $0–$30,000 | Intact = encapsulate. Friable = abate. Old-house checklist → |
| Hazard | Radon (>4 pCi/L) | Safety | $800–$2,500 mitigation | Standard ask: seller installs mitigation or credits cost. Radon inspection guide → |
| Exterior | Chimney issue (cap, crown, liner) | Failure | $400–$5,000 | Cap and crown are cheap; liner is the expensive variant. Chimney repair cost → |
| Exterior | Deck safety issue (ledger, joist hangers) | Safety | $400–$8,000 | Ledger/lag-bolt issues = safety credit, full deck replacement is budget item. Deck repair cost → |
| Interior | Loose railing / missing guardrail | Safety | $200–$1,500 | Quick fix; seller usually completes pre-closing. How to read your report → |
How to use this page
This index exists because almost every post-inspection search starts the same way: "home inspection found [X]" — and the answers scattered across the internet rarely tell you the three things that actually matter (how serious it is, what it costs in 2026, and what to do next). Each row collapses those three answers into one line.
For systems with deeper pages — roof, HVAC, water heater, panel, foundation, sewer, mold, radon — the "next page" column drops you into the full 2026 cost guide or the matching lifespan database. For the rest, the "next page" is either How to Read Your Report (if the finding needs context) or Deal Breakers (if the verdict trends toward walk-away).
Skip the manual lookup
Upload your inspection PDF. HomeScore reads every finding, tags severity, attaches 2026 cost bands, and builds your action plan automatically.
Frequently asked
How do I know what matters in a home inspection report?+
Sort every finding into four buckets: Safety, Failure, Efficiency, Cosmetic. The first two drive negotiation and budget; the last two stay on a watch list. The triage table above does the sort for the 25 most common findings — anything not listed almost always falls into Cosmetic.
What inspection findings are serious?+
Anything tagged Safety (fire, fall, gas, shock, structural) or Failure (end-of-life systems, active water intrusion, sewer failure, foundation movement). Serious does not mean walk-away — it means quantify and negotiate. The 'Deal Breakers' page explains when serious crosses into terminate.
What inspection issues are normal?+
Hairline drywall cracks, minor caulking, dated finishes, GFCI gaps in older homes, settled doors, paint wear, minor efflorescence without active moisture, and aging-but-functional appliances. These are documented, not negotiated. Spending dollars here returns nothing — see What NOT to fix.
What home inspection items are urgent?+
Anything an insurer flags, anything a lender requires (FHA, VA, USDA conditions), active water intrusion, gas leaks, fire-risk electrical (FPE, Zinsco, energized K&T), and structural movement confirmed by an engineer. Urgent items get scheduled inside the contingency window — never after closing.
How do I estimate repair costs from inspection report?+
Cross-reference each finding against the cost band in the triage table above, then validate the top 3 with written contractor quotes inside your contingency. The inspector's estimate is a starting point — never the negotiation anchor. Real quotes from local contractors are.
Can ChatGPT explain my home inspection report?+
It can summarize the language. It cannot tag findings by severity, cross-reference 2026 regional cost data, or rank negotiation leverage against your specific contract. HomeScore's Inspection Analyzer is purpose-built for that — upload the PDF, get the sorted action list in 90 seconds.
Home inspection report analyzer — what does one actually do?+
A good analyzer tags every finding (Safety / Failure / Efficiency / Cosmetic), attaches a 2026 cost band, ranks negotiation leverage, generates the negotiation language, and bridges into a first-year maintenance plan. HomeScore's runs this entire chain free from your uploaded PDF.