10 Things You'll Regret Not Checking During Your Home Inspection (Buyer Edition)

A home inspection is not a demand list, it’s due diligence. Homes have age, character, and wear. Sellers aren't required to deliver perfection, and it's unrealistic to expect a home with history to be flawless. The inspection is your chance to understand condition, anticipate future maintenance, and have informed conversations about any safety concerns or significant cost items while you still have the chance. It's about making a smart decision, not creating an impossible checklist.

Not everything that shows up on an inspection report is a big deal. Some items are normal wear and tear, others are real budget breakers. Here are the top items buyers most often regret not checking closely during the inspection process.

10 things you will regret not checking during home buying in Tulsa

1. Foundation Issues

Oklahoma's clay soils can cause foundation movement, and movement can stress sewer lines. Look for large cracks, especially horizontal or stair step patterns in brick, sticking doors, gaps at trim, and sloping floors.

Also consider the plumbing side of movement: ask for a static pressure test on the sewer line (and a camera scope mentioned in #2), especially on older homes or if you see any of the red flags above. A pressure drop or failure can point to leaks, separations, or compromised joints.

If red flags appear: Hire a structural engineer. Request repairs with documentation or discuss a price adjustment based on the engineer's recommendations, then address sewer line findings the same way.

2. Sewer Line Camera Inspection

Standard inspections don't include sewer camera scopes in Tulsa, OK. Adding one costs around $300-500, but it can reveal roots, breaks, or bellies that cost $6,000-$12,000+ to repair. Hire a licensed plumber to perform this test.

Action steps: Hire a licensed plumber during your inspection period. If issues surface, discuss repair options with paid invoice or credit based on written estimate.

3. Roof Condition

Oklahoma weather is hard on roofs. Beyond visual inspection, check shingle condition, flashing, age if known, and gutter drainage.

When concerns arise: Get a roofer evaluation during inspection. Discuss repair or credit based on written estimate.

4. HVAC Age and Records

Tulsa's climate demands reliable heating and cooling. Check the data plate on both the outdoor condenser and indoor unit for age. Review service records and note any performance issues.

If the system is older: Ask for recent service proof, repair of defects, or discuss closing credit if near end of life.

5. Electrical Panel

Some panel brands and conditions trigger insurance flags in Oklahoma. Check the brand and look for overheating, corrosion, or amateur wiring. Photograph the label.

Before removing contingencies: Call your insurance agent with panel details. If problematic, request evaluation and repairs by a licensed electrician or discuss credit for replacement.

6. Water Heater Age

Tank water heaters typically last 8-12 years. When they fail, they rarely give warning. Replacement costs $1,200-$3,500 depending on size and local code requirements.

If it's old, consider: A closing credit, pre-closing replacement by a licensed plumber with receipt, or documentation of recent service and condition.

7. Grading and Drainage

Water must slope away from your foundation. Look for soil grading toward the house, downspouts dumping near the slab, and standing water.

If drainage is poor: Discuss corrections like downspout extensions, regrading, or credit based on contractor quote.

8. Water Stains

Stains tell stories. Check ceilings under bathrooms, around windows, and near roof lines for bubbling paint, soft drywall, or warped trim.

What to ask for: Explanation of cause, timing, and repairs completed. Request receipts for work done or repairs by licensed trades if unresolved.

9. Thermal Imaging Scan

This add-on reveals hidden moisture behind walls around tubs, showers, windows, and plumbing areas that visual inspection misses.

If moisture is detected: Confirm with moisture meter, then get licensed contractor evaluation. Discuss repair or credit with written estimates.

10. Radon Test

Radon exists throughout Oklahoma, including Tulsa County. Testing for radon produces a clear number that's easy to discuss.

If levels are elevated: Request mitigation installation before closing or credit to handle it yourself afterward.

Common Questions About Home Inspections

Q: How do I know when to negotiate versus when to walk away?

A: Walk away from major structural issues or extensive hidden damage; negotiate on repairable, age-related items.

Walk away if you discover major structural issues, widespread foundation problems, or extensive hidden damage that would require tens of thousands to repair—especially if the seller is unwilling to address safety concerns or provide credits. Negotiate when you find items that are repairable, age-related, or predictable (like an older HVAC system or water heater). Most homes have something that needs attention. The question is whether the overall value and condition still make sense for your budget and timeline.

Q: Should I ask the seller to fix everything on the inspection report?

A: No, focus on safety issues, insurability concerns, and high-cost repairs only.

Focus on safety issues, items that affect insurability, and high-cost repairs that would strain your budget in the first year or two of ownership. Minor cosmetic issues, normal wear and tear, and small maintenance items are typically part of buying a pre-owned home. Asking for everything can damage negotiations and may cause the seller to walk away from reasonable requests.

Q: What's the best way to approach negotiations after the inspection?

A: Be specific, provide written estimates, and focus on big-ticket items.

Provide written estimates from licensed contractors, focus on the high-cost repairs, and prioritize what truly matters. Approach it as a conversation, not a confrontation. Sellers are often willing to work with buyers who are reasonable and have done their homework.

Q: How long do I have to complete my inspection and negotiate repairs?

A: Most Oklahoma contracts allow 7-10 days, with standard OREC contracts providing 10 days.

This depends on your contract, but most inspection periods in Oklahoma are 7-10 days. Use this time wisely—schedule the inspection quickly, follow up on any specialized tests (like sewer scopes or radon), and get contractor quotes if needed. Don't wait until the last day to bring concerns to the seller.

Q: Can I back out of the deal if the inspection reveals problems?

A: Yes, if you're still within your inspection contingency period.

If you're still within your inspection contingency period as outlined in the Oklahoma Real Estate Commission (OREC) contract, you can terminate the agreement. Standard OREC contracts typically provide 10 days from the Time Reference Date for investigations, inspections, and reviews. During this period, you have the right to terminate if the inspection is unsatisfactory. However, consider whether the issues are deal-breakers or simply things you didn't expect. Many problems are solvable with the right approach. Talk with your agent about whether the concerns are worth walking away or if there's room for negotiation. You can learn more about OREC contracts and forms at oklahoma.gov/orec.

Q: Who pays for additional testing like sewer scopes or radon tests?

A: Typically, the buyer pays for inspections and tests during their due diligence period.

The buyer usually covers the cost of any inspections or tests they want to perform as part of their investment in making an informed decision. These costs are part of your due diligence. However, if testing reveals significant issues, you can negotiate for the seller to cover repairs or provide credits.

Making Smart Home Buying Decisions in Tulsa

Remember that you're buying a home with history, not a showroom model. Focus your attention and negotiation efforts on expensive items, underground issues, insurance-related concerns, and water-related problems. Get documentation. Get estimates. Get clarity before you close. But also keep perspective. Every home needs maintenance, and most issues have solutions.