Buying a home is an exciting process, but it’s also one of the biggest investments you’ll make. That’s why the home inspection is a crucial step—it helps uncover potential issues before you commit. While every inspection report will list multiple findings, not all of them should cause concern. However, some issues can be expensive to fix and impact the home’s long-term stability.

As a real estate professional, I always pay special attention to these three major areas during a home inspection:

The Foundation

The foundation is quite literally what holds a home together. While minor settling is normal, serious foundation problems can be costly to repair and may impact the structural integrity of the entire house.

What to Look For:

• Cracks: Small hairline cracks are common, but large, growing cracks or gaps could indicate shifting.

• Uneven Floors: If floors feel slanted or sagging, it could mean foundation movement.

• Doors & Windows That Stick: Difficulty opening and closing doors or windows may be a sign of shifting.

• Water Damage: Moisture around the foundation can weaken the structure over time.

Questions to Ask:

✔️ Are the foundation issues minor, or do they require a major repair?
✔️ Is the problem something that can be stabilized?
✔️ What can be done to prevent future damage?

If a foundation has significant issues, it’s important to assess the repairability before moving forward with the purchase. A foundation that needs repairs could be a negotiating point when making an offer.

The Roof

A roof is one of the most expensive home components to replace. If it’s near the end of its lifespan, you’ll want to factor in potential repair or replacement costs before buying.

What to Look For:

• Roof Age: Most roofs last 20-30 years, but older roofs will need more maintenance.

• Leaks or Water Stains: If there are ceiling stains or signs of past leaks, it could indicate a problem.

• Shingle Condition: Missing, curling, or damaged shingles could mean the roof is deteriorating.

• Moss or Algae Growth: In Seattle’s damp climate, moss growth on the roof can lead to moisture damage.

What You Should Know:

If it’s not raining during your inspection, it can be tough to know if the roof leaks. That’s why an inspector’s estimate of the roof's age, condition, and maintenance needs is key.

Questions to Ask:

✔️ What repairs can extend the life of the roof?
✔️ How soon will the roof need to be replaced?
✔️ Can repairs be negotiated with the seller if the roof is in poor condition?

A roof that’s near the end of its life could last another 11 years—or just one more day after you move in. That’s why this is an important area to evaluate carefully.

Water Drainage

Water is one of the biggest hidden threats to a home’s foundation, structure, and exterior materials. If a home doesn’t have proper drainage, it can lead to rotting wood, mold, and even foundation issues over time.

What to Look For:

• Where is water being routed? Make sure downspouts and gutters direct water away from the home.

• Signs of Water Seepage: Look for water stains or damp spots on walls or near the foundation.

• Overflowing or Broken Gutters: Damaged gutters can cause water to pool near the home, leading to decay and foundation problems.

• Standing Water: Puddles or areas of poor drainage around the house could be a warning sign.

Why This Matters:

Water drainage issues can be one of the simplest fixes, but if ignored, they can cause some of the biggest problems.
Ensuring proper water management prevents long-term damage and costly repairs.

Final Thoughts: Prioritize What Matters Most

During a home inspection, it’s normal to see a long list of findings, but not all repairs are deal breakers. The key is knowing which issues are manageable and which ones could lead to major expenses down the road.

These 3 areas should always be a priority:

✔️ Foundation: Stability is everything.
✔️ Roof: A failing roof can lead to costly damage.
✔️ Water Drainage: Small fixes now can prevent expensive problems later.

If you’re thinking about buying a home in Seattle, having the right guidance is essential. I help my clients navigate inspections, negotiate repairs, and make sure they’re investing in a home that’s safe, sound, and a great long-term investment.