Here is some good news first: a house cannot really “fail” a home inspection. An inspection is not a pass-or-fail test. It is a report on the condition of the house, written for the buyer.
But that report can still sink a sale. If it turns up big problems, the buyer may ask for repairs, ask for a lower price or walk away. Here are the things that most often cause trouble on a home inspection, what happens next, and your options as a seller in Virginia.
Does a House Have to Pass Inspection to Be Sold?
No. You can sell a house in any condition. What changes is who can buy it.
Buyers using FHA or VA loans face stricter rules. Their lender’s appraiser checks that the house is safe, sound and livable. Things like a leaking roof, peeling paint on an older house, broken heat or exposed wiring can stop the loan until they are fixed. VA loans also usually require a termite inspection here in Virginia.
Cash buyers do not have those rules, which is why houses with big problems often end up selling for cash.
10 Things That Fail a Home Inspection
These are the problems that make buyers nervous the most.
1. Roof problems
Missing shingles, soft spots, leaks or a roof near the end of its life. Insurance companies may also refuse to cover an old roof, which can stop a sale.
2. Foundation and structural issues
Large cracks, sloping floors, doors that stick or a sagging roofline. These scare buyers more than almost anything, because they can be expensive to fix.
3. Water damage and moisture
Stains on ceilings, a wet crawl space or rotted wood. With our high water table and humid summers, moisture is one of the most common problems we see in Hampton Roads homes.
4. Mold
Mold usually follows water. Inspectors look in attics, crawl spaces, bathrooms and around windows. A small spot is often an easy fix. A lot of mold points to a bigger leak somewhere.
5. Termites and other pests
Termites are common in coastal Virginia. Inspectors look for mud tubes, damaged wood and droppings. Rodents and other pests can also show up on the report.
6. Old or unsafe electrical
Outdated panels, aluminum wiring, missing outlet covers, outlets with no ground or DIY wiring jobs. Some older panel brands are known fire risks, and insurance companies may not cover them.
7. Plumbing problems
Leaks, low water pressure, an old water heater, or older pipe types that are known to fail, like polybutylene. Inspectors also run water to check that every drain works.
8. Sewer and drainage issues
Slow drains, backups or tree roots in the sewer line. Buyers sometimes pay for a camera inspection of the line. Water pooling against the house is another red flag.
9. Heating and air conditioning
A system that does not work, is very old or has not been serviced in years. In our summers, a broken AC gets a buyer’s attention fast.
10. Unpermitted work and safety hazards
Additions or garage conversions done without permits, missing smoke detectors, broken stair rails or no GFCI outlets near water. Most of these are cheap to fix, but they add up on a report.
What Happens If Your House “Fails” Inspection
Most Virginia purchase contracts give the buyer a set number of days to inspect. If the report finds problems, the buyer usually does one of these:
- Asks you to make repairs before closing
- Asks for a credit at closing to cover the repairs
- Asks for a lower price
- Walks away, if the contract has an inspection contingency
You do not have to agree to any of it. But if you say no, the buyer may cancel, and you are back on the market. That can push back your closing by weeks or months.
One more thing to know: once you know about a problem, you cannot hide it from the next buyer. Virginia is mostly a “buyer beware” state, but sellers still cannot lie about or cover up known defects.
How to Avoid Surprises
- Get your own inspection first. A pre-listing inspection shows you what buyers will find, so you can fix it or price for it.
- Fix the cheap things. Smoke detectors, leaky faucets, loose rails, burned-out bulbs and missing outlet covers. These make a report look shorter and the house look cared for.
- Service the big systems. Have your HVAC serviced and keep the receipt.
- Clear the way. Make sure the inspector can get to the attic, crawl space, electrical panel and water heater.
- Price it honestly. If you are not going to fix something, it should be in the price. Our guide to finding your home’s fair market value can help.
For more on what is worth fixing, see getting a house ready to sell. If smell is the issue, here is how to get rid of odors in a house.
Selling a House With Inspection Problems for Cash
If the repairs are small, fixing them and listing the house will usually get you the most money. We will tell you that on the walkthrough.
If the list is long, or you just do not want to deal with contractors, you can sell as-is. We buy houses with roof, foundation, moisture, electrical and plumbing problems. There is no inspection contingency and no lender, so there is nothing to “fail.”
Here is exactly how we figure out an offer. We work out what the house will be worth once it is fixed up. Our offer lands between 70% and 80% of that number, and that range has to cover both what we pay you and what we spend on the repairs.
Say the house would be worth $300,000 fixed up and needs $50,000 of work. 75% of $300,000 is $225,000. Take out the $50,000 of work and the offer is around $175,000.
No repairs, no commissions, and we pay all the closing costs. We can usually close in 10 to 14 days, or later if you need more time.
We buy across Hampton Roads: Virginia Beach, Norfolk, Chesapeake, Portsmouth, Suffolk, Hampton and Newport News. In Virginia Beach? Here is how to sell your house fast in Virginia Beach.
Common Questions About Failed Home Inspections
Can a house fail a home inspection?
Not officially. An inspection is a report, not a test. But a report with serious problems can lead the buyer to ask for repairs, a lower price or to cancel the deal.
What are the most common home inspection problems?
Roof wear, water damage, electrical issues, plumbing leaks, aging HVAC systems and pests. In Hampton Roads, moisture and termites are especially common.
Does the seller have to fix everything on the inspection report?
No. Repairs are a negotiation. You can agree, offer a credit, lower the price or say no. The buyer may cancel if the contract allows it.
Can I sell my house without an inspection?
Yes. Some buyers, especially cash buyers, will buy without an inspection contingency. Most buyers with a loan will still want one.
Should I get a pre-listing inspection?
It is often worth it, especially on an older house. It lets you fix problems or set your price before a buyer’s inspector finds them.
Worried About What an Inspection Will Find?
Call us at (757) 337-2236. We will walk the house, give you a number within 24 hours, and tell you straight if fixing it up and listing would get you more.