Home Inspection Found Problems: What to Do Next in Maryland
Almost every home inspection finds something. The question isn't whether there are findings — it's which ones matter, which to negotiate, and when the right answer is to walk away. Here's how to handle it.
Edward Dumitrache
April 23, 2026
Home inspections almost never come back clean. Inspectors are thorough by design — they're paid to find things, and they will. The range runs from cosmetic issues and normal maintenance items to active water intrusion, failing roofs, and foundation problems. Knowing how to interpret the findings and what to do with them is one of the most important skills in a home purchase.
Not Everything in the Report Is a Problem
A typical inspection report for a 20-year-old Montgomery County colonial might run 40–80 pages and flag dozens of items. Most of them are:
- Normal wear and maintenance items: Caulk that needs reapplication, weather stripping that needs replacement, a bathroom fan that's venting into the attic instead of outside
- Safety items that are inexpensive to fix: Missing GFCIs on outlets near water, a missing smoke detector, a dryer vent that needs cleaning
- Items already known and priced in: An older roof that was disclosed, an aging HVAC that was reflected in the price
The presence of many inspection findings does not mean you should walk away. It means you need to correctly categorize what you're looking at.
The Issues That Actually Matter
Structural Problems
Foundation cracks that indicate movement (not settling), bowing walls, sagging roof lines, or floor systems that indicate major structural compromise are serious. These can cost $10,000–$100,000+ to address and affect the safety and resale value of the home.
Any structural flag in an inspection report deserves a follow-up with a structural engineer before you proceed. The cost is $400–$700 and is the most important $500 you'll spend on a flagged inspection.
Active Water Intrusion
Signs of active leaking — water stains in basements or attics, evidence of recent moisture in wall cavities, damaged wood near roof penetrations — need to be understood, not ignored. Water causes rot, mold, and structural damage over time. Identify the source, get a remediation cost, and factor it in.
Roofing
In Maryland, roofs typically last 20–30 years depending on material. A roof at end of life isn't necessarily a deal-killer — replacement costs $8,000–$20,000 for most homes — but it's a real expense to negotiate. An active leak is different from a roof that's aging.
Major Mechanical Systems
HVAC, water heater, electrical panel. These fail eventually and replacement costs are defined: HVAC replacement $4,000–$12,000, water heater $1,200–$3,000, electrical panel upgrade $2,000–$5,000. Older systems aren't a reason to walk, but they're quantifiable expenses to negotiate.
Environmental Issues
Radon above 4 pCi/L is the action threshold per EPA. Mitigation is effective and costs $800–$1,500 — not a deal-killer, but something to address. Asbestos in pre-1980 homes (floor tiles, insulation, drywall joint compound) should be identified and assessed. Active mold needs remediation.
Your Options After an Inspection
Request a Credit at Closing
Rather than asking the seller to hire contractors and do repairs before closing, ask for a dollar credit at settlement. You get the money, you choose your own contractors, the deal moves forward cleanly.
Credits are often cleaner than repairs — seller-hired contractors may do the minimum, and you have no control over quality. A credit puts you in control.
Request Specific Repairs
For certain issues — active water intrusion, safety hazards, mechanical failures — you may want the seller to fix them before closing rather than taking a credit. Specify clearly what you're requesting and, if possible, require licensed contractor work with permits.
Negotiate a Price Reduction
If the inspection reveals significant deferred maintenance or unexpected expenses, you can use the inspection findings to renegotiate the purchase price. This requires the seller to agree — they're under no obligation — but in a balanced market, sellers who want to close will often accept a price adjustment rather than restart the process with a new buyer.
Walk Away
If the inspection reveals problems that fundamentally change your view of the home — serious structural issues, environmental contamination, pervasive water damage — and the seller won't adequately address them, walking is the right call. The inspection contingency protects your earnest money in this case.
Knowing when to walk is as important as knowing when to push. A bad deal closed is worse than a good deal that doesn't happen.
What Sellers Are Obligated to Do
Nothing, unless the contract requires it. An inspection response is a negotiation — the seller can accept, counter, or reject your requests. In a competitive market where sellers have alternatives, their willingness to make concessions depends on how motivated they are and how much competition exists.
The inspection is most powerful when used strategically — focused on real, quantifiable problems rather than a laundry list of normal maintenance items that every home has.
Frequently Asked Questions
Should I walk away if the home inspection is bad?
It depends on what "bad" means. A report with many minor items is normal. A report revealing structural problems, active water intrusion, or major undisclosed mechanical failures warrants serious consideration. Walk if the problems are significant enough that you can't get adequate compensation and the seller won't address them.
Can I renegotiate after a home inspection in Maryland?
Yes. The inspection contingency in a Maryland contract gives the buyer the right to request repairs, credits, or price reductions. The seller can accept, counter, or decline — the buyer can then accept the seller's response or exit the contract and recover earnest money.
How much does a home inspection cost in Maryland?
Typically $400–$700 for a standard inspection, depending on home size. Specialty inspections (radon: $150–$200, sewer scope: $175–$300, structural engineer: $400–$700) are additional.
What is a seller's inspection disclosure in Maryland?
Maryland law requires sellers to complete a Residential Property Disclosure form disclosing known material defects. This covers structural issues, water intrusion, environmental issues, HVAC condition, roof condition, and other categories. Reviewing this disclosure alongside your inspection report is important — inconsistencies between what the seller disclosed and what the inspector found are significant.
What should I always negotiate after a home inspection?
Focus your negotiations on quantifiable, significant items: structural issues, roof at end of life or actively failing, HVAC failure, active water intrusion, environmental issues. Skip normal maintenance items that every home has — requesting credits or repairs for minor items weakens your negotiating position on the items that actually matter.
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