The Top 5 Things Buyers Flag on Inspections in 2025 — and How Sellers Can Stay Ahead
Introduction
If you're preparing to sell in Metro Atlanta — or your home has been sitting on the market longer than expected — it's time to talk about one of the biggest deal killers in 2025: the inspection.
Buyers today are more informed, more cautious, and way less willing to “overlook” issues. They're flagging things that used to slide under the radar, and they're using those issues to renegotiate price, delay closing, or back out altogether. But here's the good news: most of the major inspection flags are fixable — if you're proactive.
This guide breaks down what buyers are zeroing in on, what Metro Atlanta inspectors are reporting most often this year, and how you (as the seller) can stay ahead of the curve and get to the closing table faster.
Why Inspections Matter More Than Ever in Atlanta
With inventory up and buyer activity cooling slightly, inspections have become a leverage point — not just a formality. According to First Multiple Listing Service (FMLS), the average days on market in Metro Atlanta jumped to 52 days in June 2025, up from just 37 days a year ago. And when homes sit, buyers start looking harder for flaws they can negotiate on.
Redfin also reports that 42% of Metro Atlanta buyers in Q2 2025 requested inspection-related concessions, up 9% from 2024. Sellers who aren’t ready? They’re losing leverage — and in many cases, losing deals.
The Top 5 Issues That Keep Showing Up in 2025 Inspections
1. Foundation Cracks and Settlement Worries
Atlanta soil is known for its shifting nature — especially in older neighborhoods. That red clay expands and contracts with the seasons, and buyers are catching on.
Inspectors are flagging:
Visible cracks in walls or driveways
Uneven floors or door frames that don’t align
Signs of water intrusion in basements or crawlspaces
These don’t always mean major structural problems, but buyers assume the worst. A pre-listing foundation check (or even just cosmetic fixes plus documentation) can calm nerves and avoid unnecessary panic during due diligence.
2. Roof Wear or Storm Damage
With severe thunderstorms and long, hot summers, roof damage is a regular headline in Atlanta inspection reports. The most common flags?
Missing, curled, or cracked shingles
Sagging areas or soft spots near chimneys and vents
Moss or algae growth, which signals moisture problems
If your roof is over 15 years old, expect it to come up. Even if a full replacement isn’t needed, having a roof inspection and making basic repairs — or better yet, offering a roof certification — can reassure buyers.
3. HVAC Issues
Metro Atlanta buyers aren’t just checking if the A/C works — they want proof it’ll last through a Georgia summer.
Here's what inspectors often highlight:
Units more than 10–12 years old
Dirty coils, old filters, or neglected maintenance
Poor airflow or duct leaks (often found in older homes)
The smartest move? Get the system serviced before listing. Clean it, replace the filters, and keep the invoice. A well-maintained HVAC system shows buyers you’ve taken care of the home, and it might just save your deal when the temp hits 90.
4. Electrical Safety Concerns
Homes built before 2000 often don’t meet today’s safety expectations — especially when it comes to electrical.
Expect flags like:
Ungrounded outlets (especially in kitchens and bathrooms)
Outdated breaker panels or double-tapped circuits
Lack of GFCI outlets near water sources
These might seem minor, but buyers see them as fire hazards or signs of deferred maintenance. A licensed electrician can quickly upgrade panels, outlets, and breakers to get your home back to code.
5. Plumbing Leaks or Pipe Corrosion
Plumbing issues are quiet killers — they hide behind walls until inspections bring them to light.
Common findings include:
Low water pressure or rust-colored water
Small leaks under sinks or around water heaters
Outdated copper or galvanized steel piping
Even minor leaks can signal bigger problems to a buyer. It’s worth getting a licensed plumber to walk through and address easy fixes before they turn into deal-stoppers.
What’s Changed in 2025? Mold, Moisture, and Air Quality Are Now Front and Center
Mold is no longer a niche concern. Thanks to Georgia’s humid climate and growing awareness around indoor air quality, inspectors are pulling out moisture meters in crawlspaces, attics, and basements — and what they’re finding can tank a deal.
More buyers are testing for:
Elevated moisture levels
Poor bathroom or kitchen ventilation
Mold growth in insulation or HVAC ductwork
A mold remediation report can cost a few hundred bucks. Losing a buyer over one? That’s way more expensive.
Small Safety Flags That Turn Into Big Buyer Problems
Sellers often forget the little things that show up on inspection reports:
Cracked front steps or loose handrails
Missing or expired smoke and CO detectors
Sticky doors or windows that don’t latch
These may seem harmless, but they trigger red flags that make your home look uncared for. Don’t give buyers a reason to worry — knock out these checklist items before your first showing.
Pre-Listing Inspections: Worth the Investment?
For many Atlanta sellers, the idea of a pre-listing inspection feels unnecessary — but in 2025’s market, it could be the smartest move you make.
Here’s why:
You avoid last-minute deal surprises
You fix problems on your terms (not the buyer’s)
You can price your home more confidently
You create a trust-building experience for buyers
Agents across Metro Atlanta are now advising clients to go this route — especially on homes built before 2005 or those that have sat vacant.
What You Can Do Right Now to Get Ahead
Walk around your home with a professional eye
Look for cracks, leaks, wear-and-tear, and test every system.Schedule key servicing
Get HVAC and electrical systems checked, clean the gutters, replace filters, and tighten up plumbing.Keep documentation
Save every repair invoice or service report. Buyers love proof that work was done properly.Consider a pre-listing inspection
Especially if your home is 20+ years old or hasn’t been renovated recently.Price realistically
Buyers aren’t just paying for square footage anymore — they’re paying for peace of mind.
Local Market Snapshot: Why This Matters Right Now
As of June 2025:
Metro Atlanta has a 4.4-month housing supply (FMLS)
Median days on market have increased to 52
1 in 3 deals in Q2 involved post-inspection negotiations (Redfin)
Price drops have increased by 11% since Q1
That means if your home isn’t inspection-ready, buyers will either ask for concessions — or move on to the next house that is.
Final Thoughts for Sellers
Selling in 2025 means playing smart, not fast. Inspection reports are a huge piece of the puzzle — and the earlier you prep for them, the better your chances of closing clean.
Whether your home is freshly listed or lingering, tackling the top five inspection flags now puts you back in control of the deal. No surprises. No panic. Just a smoother path to the closing table.
Want help figuring out what repairs are worth tackling before you go live? Let’s connect. I’ll walk you through a custom prep plan that’s tailored to your home, your neighborhood, and your goals — so you can sell smart, not stressed.
Contact Savy Sells ATL today to schedule a pre-listing walkthrough or get referrals for trusted local contractors who can help you get inspection-ready.
