Not all inspection findings are equal. A home with 40 items in the report may be perfectly sound — most items are routine maintenance. A home with 5 items may have one that’s genuinely alarming. Knowing which findings warrant serious attention, and which are normal for a home of that age and type, helps you respond proportionally.

“Every home has something in the report. The question isn’t how many items there are — it’s which items they are. A 30-year-old house with normal aging, routine maintenance items, and one recommendation for a specialist to look at the furnace is a normal, buyable house. A newer house with evidence of water intrusion behind walls, a compromised foundation, and knob-and-tube that’s been improperly modified is a different situation entirely.”

— Colette Arseneau, certified home inspector and OAHI member with 21 years of experience in residential property inspection in the local area

Serious Red Flags — Warrant Significant Attention

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Active Water Intrusion or Evidence of Flooding

Water in places it shouldn’t be — active basement seepage, water staining on ceilings, efflorescence on foundation walls, wet areas in the crawlspace — can indicate foundation problems, roof failures, plumbing leaks, or inadequate drainage. The severity depends on the source and extent. Any evidence of active or recent water intrusion warrants a specialist assessment before proceeding.

Foundation Concerns

Horizontal cracks in foundation walls, significant diagonal cracks with displacement, visible wall deflection or bowing — these indicate lateral soil pressure or differential settlement. A structural engineering assessment is warranted before purchase. Minor shrinkage cracks in poured concrete are common and typically less concerning.

Knob-and-Tube Wiring That Has Been Improperly Modified

Original K&T in an intact, unmodified state is not immediately dangerous. K&T with insulation blown over it (fire risk), K&T that has been improperly spliced to modern wiring, or K&T with devices (fuses or breakers) that exceed the wire’s rating — these are safety hazards that require an electrician’s assessment and likely remediation. Also affects insurability significantly.

Significant Roof Deficiencies

An aging but serviceable roof is a budget item, not a red flag. A roof with missing or damaged flashings, active leaking, structural sagging, or evidence of multiple layers that have reached the end of their collective life is a more significant concern — both for immediate damage risk and for the cost of replacement.

Evidence of Significant Structural Movement

Floors that slope noticeably, door frames that are visibly out of square, ceilings with significant sag — these can indicate foundation settlement, beam failure, or other structural issues. Minor settling is common in older homes; significant movement warrants engineering assessment.

Carbon Monoxide or Safety Hazards

Any finding that creates immediate risk of CO poisoning (failed heat exchanger in a gas furnace, compromised chimney venting, a gas appliance in an enclosed space without ventilation) or fire risk (misused electrical circuits, combustible materials near heat sources) is a safety priority.

Significant Findings — Warrant Specialist Follow-Up

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Aging Mechanical Systems Near End of Life

A furnace that’s 25+ years old and showing signs of wear, a water heater at 15 years, a roof that’s 20–25 years old — these are not emergencies, but they’re near-term capital expenses. Budget accordingly or negotiate.

Galvanized Plumbing (Older Homes)

Galvanized steel water supply pipes corrode from the inside, reducing water flow and eventually failing. In a home with galvanized supply pipes, a plumber can assess remaining flow rate and give an opinion on remaining useful life. Replacement (typically to copper or PEX) is a significant expense.

Aluminum Branch Circuit Wiring (1960s–1970s Homes)

Aluminum wiring (distinct from aluminum service entrance cables, which are standard) was used for branch circuits in some homes in this era. It requires proper connection devices and regular inspection — connections can loosen and create fire risk. An electrician’s assessment is warranted.

Signs of Past or Ongoing Pest Activity

Evidence of rodent activity, wood damage consistent with carpenter ants, or frass (sawdust-like material from carpenter ant or wood-boring beetle activity) warrants a licensed pest control assessment before purchase.

Normal Findings That Are Not Red Flags

Minor efflorescence on basement walls: Common in older concrete and concrete block. Indicates moisture movement through the concrete (very common) but not necessarily active infiltration.

Minor hairline cracks in drywall: Normal settling and seasonal movement. Cosmetic.

Aging but functional appliances and systems: A 15-year-old furnace that’s operating is not a red flag — it’s approaching the end of its service life, but it’s working. Budget for replacement in the next few years.

Minor caulking failures: Normal maintenance. Not a structural concern.

Small areas of normal wear: Chips, scratches, and cosmetic issues commensurate with the home’s age.

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