Inspection Repair Priority Guide

Not everything on your inspection report needs fixing. Here's how to separate urgent repairs from items that can wait.

Tier 1: Fix Before Closing (Safety & Code)

These items represent immediate safety risks or code violations. Most lenders and insurers require these resolved before closing.

Electrical hazards: Double-tapped breakers, exposed wiring, missing GFCIs in wet areas — $200–$2,000
Gas leaks or improper venting: Carbon monoxide risk. Non-negotiable fix — $300–$1,500
Structural deficiencies: Foundation cracks, sagging beams, compromised load-bearing walls — $2,000–$15,000+
Active water intrusion: Roof leaks, basement flooding, plumbing failures — $500–$10,000
Missing smoke/CO detectors: Required by code in most states — $50–$200

These won't cause immediate harm but will get worse — and more expensive — if left untreated.

Minor roof damage: Missing shingles, flashing gaps — prevents water damage — $300–$2,000
Drainage issues: Grading toward foundation, clogged gutters — $200–$3,000
HVAC service needed: Dirty filters, refrigerant low, unusual noises — $150–$500
Plumbing slow drains: Could indicate bigger issues downstream — $100–$800

Systems approaching end of life. Not emergencies, but plan financially.

Water heater 10+ years old: Average lifespan 8–12 years. Budget $1,200–$2,500
HVAC system 15+ years old: Approaching replacement. Budget $5,000–$12,000
Roof 20+ years old: May have 3–5 years left. Budget $8,000–$15,000

These items are noted but don't require spending now. Track them so they don't surprise you later.

Minor foundation cracks: Hairline cracks are normal. Monitor for growth quarterly
Aging windows: Functional but losing efficiency. Replace when budgets allow
Cosmetic exterior wear: Paint, siding, trim — address before it causes moisture issues

First-year repair range: $1,000–$25,000