Top 7 Things That Can Tank a Home Sale During the Inspection Phase in Marietta

Meta Description: Selling a home in Marietta? Here are the top 7 inspection issues that can derail a deal—straight from an expert Marietta home inspector.

Selling your home in Marietta, GA? Don’t let these seven common inspection issues cost you the deal.

Let’s be honest: the home inspection phase can be one of the most stressful parts of selling a house. You’ve done the hard work—staged the home, taken great photos, maybe even accepted an offer over asking price. And then? Boom. The home inspection report hits... and suddenly, the buyer’s enthusiasm disappears faster than a Georgia summer storm.

If you're selling your home in the Marietta area—or really anywhere in the greater Atlanta market—you’ve got to be prepared for what inspectors look for. These are the kinds of issues that can freak out buyers, tank confidence, and derail closings even when everything else is going smoothly.

Below, we’ll walk you through the top seven problems that can kill a sale during the inspection phase, based on real examples from homes across Marietta, Kennesaw, Smyrna, Sandy Springs, and beyond.

1. Foundation Cracks and Settlement Issues

There’s “normal settling,” and then there’s foundation movement that makes buyers sprint away. In Marietta, we see this a lot—thanks to our soil’s high clay content, shifting foundations are a real concern.

Inspectors (like us) look for:

• Stair-step cracks in brick exteriors

• Uneven floors or doors that stick

• Cracked drywall above windows or doors

• Water pooling near the foundation

If the report mentions “structural engineer” or “foundation repair,” expect buyers to either walk away or ask for a major concession.

Pro Tip: Get a pre-listing inspection and address any grading, drainage, or downspout issues first. Sometimes the cause is simple—and fixable.

2. Roof Problems

Here’s the truth: a bad roof will send buyers running. And they should—roof replacements can cost $10,000 or more, depending on the home.

What inspectors in Georgia check for:

• Missing, curling, or cracked shingles

• Signs of previous patch jobs

• Improper flashing around chimneys or skylights

• Sagging or soft roof decking

• Granules in gutters (a sign of aging shingles)

In Marietta’s hot, humid climate, roofs wear out faster than sellers think. If yours is more than 15–20 years old, it’s likely going to raise questions.

3. Electrical Panel Red Flags

You might not think much about your breaker box, but buyers (and their inspectors) definitely do.

Here’s what gets flagged:

• Outdated panels like Zinsco or Federal Pacific (serious fire risks!)

• Double-tapped breakers

• Ungrounded outlets or two-prong wiring

• Improper GFCI protection in kitchens, bathrooms, and garages

• Knob and tube wiring (yep, we still see it in older Marietta homes)

The problem isn’t just function—it’s insurance. Many carriers won’t write policies on homes with unsafe electrical setups, so buyers will bail.

4. HVAC Systems That Are On Life Support

Here’s a scenario: It’s 92 degrees in Atlanta, and the AC just... doesn’t. Or worse—it makes weird noises and blows musty air.

That’s an inspection red flag.

In Georgia, a working HVAC system is critical. Inspectors check:

• Age of the system (anything over 15 years is suspect)

• Whether it cools consistently

• Signs of poor maintenance (clogged filters, dirty coils, rust)

• Mold or mildew in ductwork

Buyers want to feel comfortable—literally. If your system’s barely chugging along, it’s time to get it serviced (or replaced) before you list.

5. Plumbing Issues Hidden in Plain Sight

Leaky pipes, slow drains, and mysterious water stains? Those don’t scream “move-in ready.”

Common plumbing inspection failures:

• Polybutylene piping (a banned material prone to leaks)

• Hidden leaks in crawl spaces or under sinks

• Poor water pressure (especially in older Marietta homes)

• Rusty or corroded water heaters

• Improper venting or P-traps

We’ve even found full-on sewer backups hiding in crawl spaces—only visible during an inspection. It wasn’t pretty. Neither was the fallout.

6. Mold and Moisture in Basements and Crawl Spaces

This one can derail a deal fast—especially if the buyer has kids or health concerns.

We frequently uncover:

• Musty odors (a dead giveaway)

• Mold on floor joists or insulation

• Damp foundation walls

• High humidity levels

• Poor drainage or grading

Some sellers try to paint over stains or “mask” the smell. But trust us—inspectors know what to look for. And buyers will want air quality or mold testing after that.

7. Pest Damage (Especially Termites)

In Georgia, termites are a year-round threat. Even if you don’t see them, they might be there—and chewing through your equity.

What inspectors (and buyers) hate to see:

• Tunneling in wood

• Termite droppings (aka frass)

• Sagging floors or hollow-sounding beams

• Mud tubes around the foundation

• Evidence of past treatments (but no paperwork!)

Many sales in Cobb County fall through because of unresolved termite issues. Get an annual pest inspection before listing—and save yourself a headache.

Bonus: Cosmetic Cover-Ups

Trying to hide defects with paint, new flooring, or “quick fixes” often backfires. Inspectors see through the cover-ups, and it makes buyers trust you less.

Remember: transparency wins. If you know about an issue, disclose it and price the home accordingly—or fix it properly.

How to Avoid These Deal-Killers? Pre-Listing Inspection.

Want to be proactive? Schedule a pre-listing home inspection. It’s the best way to get ahead of buyer objections, make repairs on your own terms, and maintain negotiation leverage.

In fact, many savvy Marietta sellers are doing this now because it gives them a huge edge. You get to show buyers a clean bill of health—or explain fixes before they ever raise a concern.

Frequently Asked Questions

What is the #1 thing that kills a home sale during inspection?Foundation problems are one of the top deal-breakers. They scare buyers and usually require expensive repair or engineering reports.

Should I fix everything on a pre-listing inspection report?Not necessarily. Focus on safety and system issues—like roof leaks, electrical hazards, or moisture problems. Cosmetic issues can often be negotiated.

Can buyers back out after an inspection?Yes. In Georgia, during the due diligence period, buyers can walk away for any reason—including inspection findings.

Is a pre-listing inspection worth it?Absolutely. It gives you control over repairs, avoids last-minute surprises, and can even justify a higher asking price.

Final Thoughts: Be Prepared to Win the Sale

The inspection phase doesn’t have to be a deal-breaker. If you’re selling your home in Marietta, Roswell, or anywhere in the Atlanta metro area, awareness and preparation are key.

By tackling these common inspection concerns up front—or at least understanding how they impact negotiations—you’ll have a much smoother ride to closing.

Need an Expert Marietta Home Inspector?

At Reynolds Home and Property Solutions, we help sellers get ahead of the game with thorough, honest inspections that protect your transaction. Whether you're prepping to list or dealing with a tough buyer, we've got your back.

Book your inspection now at www.reynoldshomeandpropertysolutions.com and take control of your home sale.