As a home inspector, I’m asked the same question over and over: “What’s the thing you find most often?” People expect a dramatic answer, something like “a crumbling foundation” or “mold lurking behind every wall.” The truth is a little less exciting, but a lot more important: water issues.
Water is a home’s biggest enemy. It causes more damage, in more ways, than anything else we see. Water problems come in many forms: roof leaks, ice dams, attic frost, wet basements, plumbing leaks, condensation problems, rotted decks, mold problems, and worst of all, water inside the walls. Left unchecked, water leads to rot, mold, and structural damage.
Why water tops the list
Water is relentless. It finds its way into tiny gaps, wicks into building materials, and stays hidden until it’s done some real damage. And here’s the kicker, it’s usually preventable. Most of the water issues we find could have been avoided with basic exterior maintenance like cleaning gutters, extending downspouts, and managing exterior grading.
What this means for buyers
When we point out water problems during an inspection, it’s not to scare you. It’s to help you understand the risk and the fix. Sometimes the solution is simple and inexpensive. At other times, it’s a sign that repairs could be costly or that there may already be unseen damage. Knowing about it up front gives you the power to make informed decisions.
How to protect your home
Whether you’re buying or already own, the best defense is keeping water away from the house:
- Make sure gutters are clean and downspouts extend away from the foundation
- Maintain proper grading so the ground slopes away from the house
- Inspect and replace failed caulk or flashing
- Check your roof periodically for damage
Water might not be the most dramatic discovery in a home inspection, but it’s the one we see most often and the one you definitely don’t want to ignore.
