News & Information: Affiliate Advice

Top 10 inspection issues: how to prevent them from taking over your transaction

Wednesday, April 24, 2013  
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By James Murphy

Whether you are a listing agent, selling agent, or a transaction broker, inspection time always creates anxiety. There’s a way of reducing inspection anxiety! Just be aware of the 10 most common inspection issues, and recommend that your seller takes care of them before the buyer’s inspection takes place. Voila – the inspection process becomes much less daunting.

Here’s the 10 most common issues uncovered by an inspection, based on the results of more than 30,000 inspections (in no particular order).

  • Roof: cracked and broken tiles, missing shingles, damaged vent collars, and damaged roof vents.
  • Air conditioning system: dirty coils and fans, high/low temperature splits, and mismatched equipment.
  • Sprinkler system: broken heads and misdirected heads that spray the home.
  • Exterior wood: rot in garage passage door jambs and trim.
  • Toilet: loose from the floor.
  • Smoke alarm: not operational.
  • Plumbing: hardware reversed so that hot on the right instead of the left, water heater temperature set too high (120 is the safe max), and leaking under the sink.
  • Electrical: receptacles not GFI-protected, GFI not operation, over fusing, and wiring not properly protected.
  • Window: broker window balancers.
  • Automatic garage door opener: not properly reversing.

Over the years, we have found that buyers often have a difficult time putting inspection problems in perspective. Lacking any other source of perspective, a buyer will tend to use the number of problems as a guide. This very seldom accurately reflects the true condition of the home.

Anything you can do to address common condition issues before inspection (and even better, before listing and showing) will help lower buyer anxiety and help move your transaction quickly and smoothly.

James Murphy, HomePro Inspections, is a member of the ORRA Affiliate Forum. He can be reached at

Affiliate Advice articles are provided by the ORRA Affiliate Forum as a service to ORRA members. Advice is not a substitute for individual consultation and should not be relied upon in specific situations without consulting a professional.

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