Buying in a due-diligence state like North Carolina means you’re paying a non-refundable fee up front. Miss a big-ticket issue and you could forfeit that money and inherit a five-figure repair. Use this guide (and your inspector’s report) to stay in the driver’s seat.

Roof Damage or Deterioration

A full roof replacement in NC averages $6,700 – $25,000 depending on size and shingle type. Inch Calculator

What to look for

• Missing / curled shingles
• Sagging decking or soft spots in the attic
• Granules in gutters after a storm

Buyer play – Ask the seller for a licensed roofer evaluation and replacement credit or a new-roof escrow.

Foundation Cracks & Settlement

Typical repairs now range $2,200 – $8,100—severe fixes can hit $30K. This Old House

Watch for

• “Stair-step” cracks in brick
• Doors that stick, sloping floors
• Gaps where walls meet ceilings

Buyer play – Bring in a structural engineer during due diligence; negotiate a price reduction instead of DIY fixes.

Crawl-Space Moisture & Mold

When humidity tops 60 %, wood rot and mold explode in NC crawl-spaces. Tar Heel Basement Systems

Warning signs

• Standing water or mud
• Musty odor, white fungal growth on joists
• Rusted HVAC trunk lines

Buyer play – Request vapor-barrier installation or full encapsulation credit ($1.5K–$15K, depending on size).

Termite or Other Wood-Destroying Insects

Termites cause billions in damage nationwide and stay active year-round in NC’s mild climate. Carolina Pest

Look for

• Pencil-thin mud tubes on foundations
• Hollow-sounding or blistered wood
• Discarded wings near windowsills

Buyer play – Make the contract contingent on a clear WDI letter or seller-paid treatment plan.

Polybutylene Plumbing (or Other Problem Lines)

Many NC insurers won’t cover homes with original polybutylene supply lines. Tim Clarke Real Estate

Clues

• Gray ½ʺ or ¾ʺ piping stamped “PB 2110”
• Frequent pin-hole leaks, low pressure
• Homes built 1978-1995

Buyer play – Full repipe runs $4K–$15K; push for a seller credit or adjust your offer accordingly.

Unsafe Electrical Panels & Overloaded Circuits

Federal-Pacific and Zinsco panels fail to trip reliably and are often uninsurable. Harry Levine Insurance

Tell-tales

• Panel brand: “FPE,” “Stab-Lok,” or “Zinsco”
• Warm breakers, burn marks, buzzing sounds
• Aluminum branch wiring (1965-73 builds)

Buyer play – A new 200-amp panel plus rewiring can top $2K–$7K; ask the seller to swap it before closing.

End-of-Life HVAC Equipment

Heat-pumps in humid NC lose efficiency after 10-15 years; replacements average $6K–$10K. HVAC.com

Check

• Manufacture date on data plate
• Rusted drain pans, oil streaks, low refrigerant
• Uneven temps between rooms

Buyer play – Negotiate a home-warranty and a closing credit toward new equipment.

Watch the full guide below!

What to Do When a Red Flag Pops Up

1. Get specialist quotes during due-diligence—structural engineer, roofer, electrician, etc.
2. Re-price the home or request seller repairs/credits using those quotes.
3. Walk away if repair costs > 10 % of purchase price and the seller won’t budge. Your due-diligence fee is cheaper than inheriting a money pit.

Next-Step Resources

• Free Download: Inspection Red-Flag Infographic
• Related Post: Save Up a Down Payment in Charlotte
• Neighborhood Guide: Where First-Time Buyers Can Still Afford a Home in Charlotte (Summer 2025)

Ready to Play It Safe?

Book a 15-minute inspection-prep call. We’ll:

• Review your report line-by-line
• Price out repairs with trusted pros
• Draft a bullet-proof negotiation strategy

Your first home shouldn’t start with a five-figure surprise—let’s make sure it doesn’t.