And How To Tame It.
You’re under contract. You’re excited. You can already picture the front porch with your morning coffee.
Then your phone buzzes: the inspection report is in. And it’s 52 pages long.
There are 13 flagged items -some in red. There’s talk of water damage, electrical issues, even something called “spalling.” You panic. Is this house a money pit? Should you walk?
Take a deep breath. This is normal. I’ll walk you through exactly what to do next -so you stay informed, confident, and totally in control.
First: Don’t Panic. Every House Has Issues.
Even brand-new builds can turn up issues in an inspection. In fact, it’s extremely rare for an inspector not to find something.
In Columbus and across the Midwest, where many homes are 40+ years old, you’re guaranteed to see signs of wear. What matters isn’t that problems exist -it’s how serious they are and how you choose to respond.
Step 1: Understand the Inspection’s Purpose
A home inspection isn’t a pass/fail test. It’s a fact-finding mission. Inspectors are hired to look for:
- Health & safety concerns (think: electrical hazards, mold, roof issues)
- Structural and mechanical problems (foundation cracks, HVAC performance)
- Maintenance red flags (leaks, old water heaters, grading issues)
Their job is to find everything -even if it’s minor. So yes, that loose deck board or small crack in the garage floor will show up. That doesn’t mean it’s a dealbreaker.
Step 2: Review the Report with Your Realtor (Not Just Alone)
Don’t try to decode a 50-page report solo. Sit down with your realtor (hey, that’s me!) and go through it together. We’ll help you:
- Spot what’s normal vs. concerning
- Prioritize which issues matter most
- Understand local context (Is that “settling crack” just Indiana clay? Probably.)
In Columbus, for example, older homes often have outdated electrical panels or insufficient attic insulation. These aren’t necessarily emergencies -they’re negotiation opportunities.
Step 3: Decide What to Negotiate
Here’s the reality: you don’t need (and won’t get) everything fixed.
Instead, think in terms of reasonable asks, like:
- Health & safety repairs (gas leaks, mold, active water leaks)
- Major system fixes (HVAC not working, roof issues)
- Structural damage (foundation, chimney leaning)
You can ask for:
- Repairs before closing
- A credit toward repairs
- A price reduction
The goal isn’t perfection -it’s peace of mind and fairness.
Step 4: Decide What You Can Handle Later
Some fixes are annoying but manageable. These might include:
- Loose outlets
- Sticking doors
- Minor cosmetic damage
These are great “weekend warrior” projects -and often the price of homeownership. If the seller won’t budge, these shouldn’t derail the deal.
Plus, when you tackle them yourself, you get control over cost and quality.
Step 5: If It’s Serious, You Can Walk Away
Inspections protect you. If the seller refuses to address legitimate safety or structural concerns -and you’re not comfortable with the risk- you may have the right to walk away and keep your earnest money.
It’s rare, but it happens. And sometimes, it’s the right call.
Just know this: most inspection hiccups don’t end in disaster. They end in smart negotiations and better decisions.
Inspection Tip from the Trenches
Get to the inspection in person. Even 15 minutes at the end. Seeing things firsthand and asking questions directly can completely change how you feel about the issues.
Photos in a report can look scarier than they are. Being there? That brings calm and context.
Confidence > Perfection
The most successful buyers in Indiana (and everywhere) aren’t the ones who find the “flawless” house. They’re the ones who:
✅ Stay calm
✅ Ask questions
✅ Negotiate smart
✅ Know what really matters
The homebuying process comes with bumps -but with the right guide (Hi!), you’ll walk away confident, empowered, and educated every step of the way.