After more than 25 years inspecting homes across the Atlanta metropolitan area, we’ve learned that small details can reveal costly problems buyers never imagined. At C&M Inspections, we believe knowledge is power—especially when it comes to the most important investment of your life.
These warning signs can save you thousands of dollars and prevent future headaches. Some are obvious, others require a trained eye, but all deserve your attention during property tours.
Exterior red flags you can’t ignore
1. Roof problems
Missing, curling, or granule-heavy shingles in gutters are clear signs of an aging roof. In Atlanta, where storms are frequent, a compromised roof can cost between $8,000 and $25,000 for a full replacement.
What to look for: loose shingles, water stains on interior ceilings, damaged gutters pulling away from the home.
2. Significant Foundation Cracks
Not all cracks are equal. Horizontal cracks, stair-step cracks, or any wider than a quarter coin can point to serious structural issues.
Average repair cost: $3,000 – $55,000 depending on severity.
3. Poor Drainage
Standing water around the foundation is a recipe for future problems. In areas like Decatur and Stone Mountain, where clay soil is common, poor drainage can lead to major structural damage.
Critical interior red flags
4. Persistent Odors
Musty, moldy, or chemical smells won’t vanish with air fresheners. They often signal hidden plumbing issues, mold growth, or even hazardous materials like asbestos.
5. Uneven or Squeaky Floors
Floors that feel “spongy” or noticeably uneven may reveal structural issues, water damage, or weakened joists.
6. Water Stains on Ceilings and Walls
Brown or yellow discoloration—especially if damp to the touch—signals active leaks that may already have caused hidden structural damage.
Electrical and plumbing concerns
7. Outdated Electrical Panels
Brands like Federal Pacific or Zinsco, common in Atlanta homes from the ’70s and ’80s, pose well-documented fire hazards.
Upgrade cost: $1,500 – $10,000
8. Inconsistent Water Pressure
Low pressure can stem from clogged, corroded, or undersized pipes. In older homes in areas like Marietta or Sandy Springs, galvanized pipes often need complete replacement.
9. Multiple DIY Repairs
Duct tape fixes, exposed wiring, or obvious patchwork signal poor maintenance—and potential hidden issues waiting to surface.
The biggest red flag
10. Seller Hesitant About an Inspection
Any resistance to a professional inspection is the ultimate warning sign. Honest sellers with well-maintained homes have nothing to hide.
What to do if you spot these red flags
Don’t panic. Many issues are fixable, and some can even strengthen your negotiation power. The key is knowing exactly what you’re dealing with before committing.
Schedule a professional inspection immediately. At C&M Inspections, we’ve helped thousands of families uncover both obvious problems and hidden risks only experience can detect.
Use the inspection report as leverage. A detailed report empowers you to adjust the price, request repairs, or, in extreme cases, walk away without penalties.
Your next step
Don’t let the excitement of finding “the perfect home” cloud your judgment. A professional home inspection can save you thousands in unexpected costs down the road.
Have you noticed any of these red flags in your future home? Don’t take unnecessary risks. Book your inspection with C&M today and make informed decisions with confidence.