The 7 problems we find most in DMV homes

After more than 200 inspections across the DMV this year, the same handful of problems keep coming up. Most are fixable. A few are expensive enough that you want to know before you sign. Here's what we see most and what to do about it.

1. Basement moisture and grading. Water staining, efflorescence and soil sloping toward the house. Often fixed with gutters, downspout extensions and regrading; interior drainage is the expensive version.
2. Aging or undersized electrical panels. Double-tapped breakers, missing labels, and older panels insurers dislike. Usually an electrician's visit, sometimes a panel replacement.
3. HVAC near the end of its life. Systems past 15 years with rust or poor airflow. Not always a deal-breaker, but worth a credit.
4. Roof wear and flashing gaps. Granule loss, lifted shingles, and flashing at chimneys and walls.
5. Sewer line damage in older homes. Clay and cast-iron lines in pre-1980 homes crack or fill with roots, and a replacement can top $10,000. That's why we recommend a sewer scope on older homes.
6. Elevated radon. Common across the region; mitigation runs $1,200–$2,500.
7. Water heater and plumbing issues. Missing expansion tanks, corroded fittings, and slow leaks under sinks.

Which ones to negotiate

Focus on safety items and big-ticket systems: electrical hazards, roof, HVAC, sewer and radon. Skip the small stuff. Sellers respond better to a short, serious list than a long one.

Walk the inspection with us

You're welcome to follow your inspector through the home during a full home inspection. Seeing a finding in person beats reading about it later. Book online or call or text (301) 781-7800.