One of the questions I get asked all the time during a NJ home inspection is:
“John, what is the worst thing you have ever found?”
After inspecting thousands of homes throughout New Jersey over the past 25 years, I can tell you that the answer is usually not what buyers expect.
Most buyers focus on cosmetic issues. They notice worn carpeting, outdated kitchens, old paint, cracked tiles, or scratched hardwood floors. Those things are easy to see.
The problems that create the biggest financial surprises are usually hidden. They are buried underground, concealed behind walls, tucked away in crawlspaces, hidden in attics, or developing slowly over many years.
The purpose of a NJ home inspection is not to find a perfect house. No house is perfect. The goal is to understand what you are buying and avoid expensive surprises after closing.
Here are some of the most expensive problems I have encountered during my career as a NJ home inspector.
Sewer Line Failures
A damaged sewer line can be one of the most expensive defects a homeowner encounters.
Most buyers never think about the sewer line because they cannot see it.
I have found collapsed clay sewer lines, deteriorated cast iron piping, root intrusion, broken sections of pipe, and significant bellies where wastewater collects instead of flowing properly.
Sometimes everything appears normal from inside the house. Toilets flush. Sinks drain. The problems are only discovered when a camera inspection is performed.
Experienced NJ home inspectors know that sewer problems can become very expensive depending on the depth of the pipe, location, landscaping, sidewalks, driveways, and local conditions.
This is one reason I frequently recommend a sewer line inspection for older homes.
Water Problems and Basement Moisture
If there is one issue that appears repeatedly on this list, it is water.
Water is involved in many of the most expensive repairs I have seen.
I regularly find:
• Basement water intrusion
• Improper grading
• Failed drainage systems
• Water entering around windows and doors
• Moisture hidden behind finished walls
• Long term leaks that went unnoticed
Many buyers focus on a stain. What concerns me is what caused the stain.
Water rarely damages only one thing. It can affect framing, insulation, drywall, flooring, electrical components, and finishes. It can also create conditions that allow mold growth.
Ask a group of experienced NJ home inspectors what causes the most damage to homes and many will give the same answer: water.
Foundation Movement
Not every crack is a structural problem.
Many homes have minor foundation cracks that have existed for years without significant movement.
The cracks that concern me most include:
• Horizontal cracks
• Bowed foundation walls
• Significant displacement
• Stair step cracking
• Ongoing settlement
Structural repairs can become expensive very quickly.
One of the challenges for NJ home inspectors is helping buyers understand the difference between normal settlement and significant structural movement.
The goal is not to alarm buyers. The goal is to identify conditions that may require corrective action before they become larger problems.
Hidden Mold Problems
Mold itself is often not the most expensive part of the problem.
The moisture source usually is.
I have found mold growth caused by:
• Roof leaks
• Plumbing leaks
• Basement moisture
• Condensation
• Poor ventilation
In many cases the visible mold is simply a symptom of a larger moisture problem.
The real expense often comes from correcting the conditions that allowed the mold growth to occur.
This is why I often tell clients that understanding the source of moisture is just as important as performing mold testing.
Underground Oil Tanks
This is one of the most uniquely New Jersey issues I encounter.
Many older homes were originally heated with oil.
Some tanks were removed properly.
Others remain buried underground.
Every year buyers discover tanks they did not know existed.
If leakage has occurred, environmental cleanup costs can become significant.
This is why buyers should understand the heating history of older homes and investigate any indication that an underground oil tank may be present.
An oil tank sweep is inexpensive compared to discovering a leaking tank after closing.
Septic System Failures
Many buyers assume that if the toilets flush, the septic system must be fine.
Unfortunately that is not always true.
I have encountered:
• Aging septic systems
• Failed disposal fields
• Saturated leach areas
• Deteriorated distribution boxes
• Systems near the end of their service life
Repairs or replacement can become expensive.
A dedicated septic inspection can provide valuable information that is not available during a standard home inspection.
Retaining Wall Failures
This is another issue I encounter regularly in New Jersey.
Retaining walls often hold back large amounts of soil and water.
Problems can include:
• Leaning walls
• Failed drainage systems
• Settlement
• Structural movement
• Soil erosion
Many buyers do not realize how expensive retaining wall repairs can become.
A retaining wall problem is often also a drainage problem, and those two issues frequently go hand in hand.
Deck Failures
Many buyers underestimate how expensive deck repairs can become.
I routinely find:
• Rotting framing
• Improper ledger attachment
• Loose guardrails
• Deteriorated support posts
• Unsafe stair construction
A deck may look perfectly fine from a distance and still contain significant structural defects.
More importantly, deck failures create serious safety hazards.
Improper Renovations
Some of the most expensive problems I have found were hidden behind beautiful renovations.
Fresh paint and new flooring do not guarantee quality workmanship.
I have encountered homes where cosmetic improvements concealed:
• Structural issues
• Moisture damage
• Unsafe electrical work
• Plumbing defects
• Work completed without permits
This is why experienced NJ home inspectors always look beyond cosmetic appearances.
A house can look fantastic and still contain significant hidden defects.
Aging Heating and Cooling Systems
Heating and cooling equipment is expensive to replace.
I routinely inspect systems that are 20, 25, and even 30 years old.
Many are still operating.
That does not mean they are near the beginning of their service life.
Large homes often contain multiple heating and cooling systems. Replacing several systems at once can represent a substantial expense for a new homeowner.
Chimney Problems
Many buyers underestimate the cost of chimney repairs.
Water entering through a chimney can damage much more than the chimney itself.
I frequently encounter:
• Masonry deterioration
• Damaged crowns
• Missing caps
• Failed flashing
• Interior water damage
Major chimney repairs can become surprisingly expensive and often involve more than one contractor.
What Surprised Me Most
One thing that has surprised me throughout my career is that the biggest repair bills are rarely associated with the things buyers worry about most.
I have seen buyers spend twenty minutes discussing paint colors and then discover a collapsed sewer line.
I have seen buyers worry about replacing carpeting only to learn that major drainage issues were allowing water into the basement.
The expensive problems are usually hidden.
That is why a thorough home inspection in New Jersey is so important.
What Buyers Usually Worry About That Rarely Costs Much
After thousands of inspections, I have noticed that buyers often spend too much time worrying about cosmetic issues.
Things that usually do not concern me very much include:
• Worn carpeting
• Old paint
• Minor drywall cracks
• Outdated fixtures
• Cosmetic imperfections
Those items may not look great, but they rarely create the kind of financial surprises that sewer lines, drainage issues, structural concerns, or major mechanical defects can create.
Insurance Is Becoming a Bigger Issue
One thing I have seen change in recent years is insurance.
Insurance companies are becoming more selective.
Older roofs, certain electrical systems, deteriorated decks, unsafe conditions, and other issues can sometimes affect insurability or insurance costs.
This is another reason why buyers should understand the true condition of a property before closing.
Final Thoughts
After inspecting thousands of homes throughout New Jersey, I can tell you that the biggest repair bills are usually hidden.
Water, drainage, sewer lines, structure, underground systems, retaining walls, and major mechanical equipment are far more likely to create financial headaches than cosmetic defects.
A house does not need to be perfect.
The goal of a NJ home inspection is not to find reasons not to buy a house. The goal is to understand what you are buying so you can make an informed decision and avoid costly surprises after closing.
That is exactly why a thorough NJ home inspection matters.
About the Author
John Martino is a licensed NJ home inspector and owner of LookSmart Home Inspections. Since 2001, he has inspected more than 8,000 homes throughout New Jersey. He performs one inspection per day so clients receive a thorough, unrushed inspection and a detailed report they can rely upon. For more information about a NJ home inspection, radon testing, mold testing, or sewer line inspections, visit LookSmart Home Inspections.