The Top 10 Most Common Inspection Defects That Aren’t Really Defects in Marietta, GA

When homeowners in Marietta, GA or surrounding Atlanta suburbs like Smyrna, Roswell, Kennesaw, and Decatur order a home inspection, they often brace for the worst: a long list of “defects” that might tank a sale or scare away buyers. But here’s the truth — many of the most frequently cited “problems” in a home inspection report aren’t actually defects at all.

As a certified home inspector serving Marietta and the greater Atlanta area, I see a pattern: certain items that appear concerning to agents, buyers, and even other inspectors often fall into the “perfectly normal” category. These are cosmetic issues, common materials, or normal results of Georgia’s hot, humid climate and red clay soils — not code violations or serious risks.

In this post, I’ll walk you through the top 10 most common “defects” I see in Atlanta home inspections that really aren’t defects at all, complete with examples from local homes and guidance you can trust.

Why This Matters for Atlanta Homeowners and Agents

Understanding what truly matters in a home inspection can reduce stress, prevent unnecessary repairs, and help buyers make informed decisions. As a Marietta home inspector who evaluates properties across Cobb, Fulton, and DeKalb counties, I want to bring clarity to what’s normal — and what actually needs attention.

This guide is especially helpful if you’re:

• A homeowner preparing for a pre-listing inspection

• A real estate agent managing buyer expectations

• A first-time buyer navigating your first report

• Curious about Georgia home inspection tips

1. Nail Pops in Ceilings and Drywall

What it is: Small circular protrusions in drywall or ceilings, often mistaken for water damage or structural issues.

Why it’s not a defect: In Georgia’s humid climate, seasonal expansion and contraction are common. Nail pops are usually cosmetic and do not indicate structural issues. They happen when drywall shifts slightly, causing finishing nails to protrude.

When to act: If extensive, they can be repaired easily by driving a drywall screw nearby and patching over.

2. Settling Hairline Cracks in Foundation Walls

What it is: Small, straight or diagonal cracks in concrete block or poured foundations.

Why it’s not a defect: In the red clay soils of North Georgia, minor foundation movement is normal — especially in older homes. These cracks often look scary but aren’t active or structural.

When to act: If cracks exceed 1/4 inch, are horizontal, or show signs of water intrusion, further evaluation may be needed.

3. Insulation Gaps in Unconditioned Attics

What it is: Rolled or blown-in insulation that appears uneven, compacted, or disturbed in the attic.

Why it’s not a defect: This is often the result of previous contractors, HVAC techs, or cable installers moving through the space. It does not indicate mold or structural issues.

When to act: Consider repositioning the insulation for better R-value, especially before winter. But no urgent repairs are needed.

4. HVAC Condensation on Ductwork

What it is: Visible moisture or water droplets on metal ductwork in crawlspaces or unfinished basements.

Why it’s not a defect: This happens when humid air in the crawlspace contacts cold ductwork, causing condensation — especially in summer months in Atlanta.

When to act: Improve crawlspace ventilation, insulate ducts, or install a vapor barrier. It’s a maintenance note, not a failure.

5. Dirty Air Filters

What it is: HVAC filters with dust or debris.

Why it’s not a defect: Filters naturally collect dust. Unless the system is clogged or neglected for months, this is routine maintenance — not a red flag.

When to act: Replace the filter and keep a schedule. It’s a cheap fix that improves system life.

6. Hairline Cracks in Driveways and Sidewalks

What it is: Small cracks in exterior concrete surfaces.

Why it’s not a defect: With Georgia’s frequent rains and heat, these cracks are common and usually not signs of settling or poor construction.

When to act: Seal large or growing cracks to prevent water intrusion, but don’t panic over hairlines.

7. GFCI Outlets Not Tripping Properly on Older Homes

What it is: Older GFCI (Ground Fault Circuit Interrupter) outlets that don’t trip consistently when tested.

Why it’s not a defect: In many pre-1990s homes, GFCIs may be installed in breaker panels or may not exist at all. While this is outdated, it’s not a code violation on older homes.

When to act: Recommend upgrading for safety, but it’s not required unless doing a full remodel.

8. Window Fogging in Dual-Pane Glass

What it is: Condensation or fog between double-pane windows.

Why it’s not a defect: It indicates seal failure, but not an emergency. It does not mean the window is leaking water into the wall.

When to act: Replace panes as desired for aesthetic reasons or energy efficiency. It’s not a structural issue.

9. Peeling Paint on Fascia Boards

What it is: Chipping or peeling exterior paint on trim boards under the roof edge.

Why it’s not a defect: Paint naturally weathers over time, especially in humid or sun-exposed locations. It’s routine exterior maintenance.

When to act: Scrape and repaint to prevent wood rot, but it doesn’t mean a problem with the roofing or framing.

10. Water Heater Age Without Leaks

What it is: An older water heater (10–15+ years) that still functions.

Why it’s not a defect: Age is not a defect. Many water heaters exceed their “expected” life, especially if well maintained and sediment is flushed regularly.

When to act: Recommend replacement when leaking or if energy efficiency is a concern — not just based on age.

Common Questions About “Not Really Defects” in Georgia Home Inspections

Are nail pops in my ceiling something to worry about?

No — nail pops are cosmetic and common in Georgia homes due to seasonal humidity and drywall movement.

Does attic insulation need to be perfectly even?

Not necessarily. As long as R-value meets Georgia code (R-38 or higher in most counties), minor unevenness is not a defect.

What causes condensation on my HVAC ducts?

Warm, humid air meeting cold duct surfaces. It’s not a leak — it’s a common summer condition in Georgia crawlspaces.

Should I worry about foundation cracks?

Hairline cracks are normal in Georgia’s clay soils. Only large, horizontal, or widening cracks may signal issues.

Final Thoughts: Understanding the Difference Between Real Defects and Normal Wear

When you get a home inspection in Atlanta, Marietta, or the surrounding suburbs, remember: not every “finding” is cause for alarm. A qualified, local inspector like Reynolds Home and Property Solutions can help distinguish between true concerns and normal, cosmetic items that don’t affect safety or performance.

Avoid unnecessary stress (and costly repairs) by working with a professional who understands Georgia’s climate, local code, and how homes naturally age.

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