Short answerA safety issue can hurt someone now, like exposed wiring or a missing handrail. A material defect is a problem that significantly affects the home's value or could pose a risk, like an active roof leak or a failing furnace. A maintenance item is normal upkeep, like caulking or a filter. Negotiate the first two; budget for the third.
| Category | Examples | Usual response |
|---|---|---|
| Safety issue | Exposed wiring, missing GFCI near water, no handrail, gas smell, no smoke or CO detectors, water heater discharge missing | Ask for repair; often lender required |
| Material defect | Active roof leak, failing furnace, water entering the basement, structural movement, sewer line breaks | Specialist, then repair, credit, or price |
| Maintenance item | Caulking, furnace service, gutter cleaning, minor wood rot, worn weatherstripping | Budget it yourself |
| Normal for age | Furnace at 18 years and working, older windows, worn finishes | Budget it; not usually a negotiation item |
Inspectors use their own report categories, and Indiana's minimum standards for home inspectors guide what they must report. Read the inspector's definitions at the start of your report.
Next step: what to ask the seller to fix.
Frequently asked questions
Is an old furnace a defect?
Not if it works safely. Age alone is a budget item. A cracked heat exchanger or failure to heat is a defect.
Are maintenance items worth asking for?
Usually not. They weaken a request and the seller expects you to handle normal upkeep.
Keep reading
Looking at a house and not sure what you are getting into?
Ask for a free Before You Offer review. Send me the listing. I look over the photos, the seller's disclosure, and recent sales, then flag likely condition issues and planning cost ranges before you write an offer.
Request a Before You Offer reviewOr call or text (812) 525-5489, or email [email protected].
The Before You Offer review is a REALTOR® and contractor review of the listing, not a home inspection. It is for buyers who are not already working with an agent. If you have an agent, please bring these questions to your agent.
Sources
Written by John Long, REALTOR®, 1 Percent Lists Indiana Real Estate. Working contractor who has priced hundreds of home inspection repair requests. Former labor relations negotiator for a major manufacturer and U.S. Coast Guard veteran.
John Long, REALTOR® · 1 Percent Lists Indiana Real Estate · (812) 525-5489 · yourpropertynegotiator.com
This page is general information, not a substitute for a professional home inspection, and not legal, tax, insurance, or lending advice. Ask a real estate attorney about contracts and disclosure, a CPA about taxes, your lender about loan rules, and a licensed inspector or tradesperson about your house. Nothing here guarantees a sale price, net proceeds, repair cost, payment, timeline, appraisal, inspection result, or loan approval. Cost figures are planning estimates, not bids. I own Wardmark Property Operations LLC, a contracting company. You are always free to use any contractor you choose.