Short answerWalk away over problems you cannot price, cannot finance, or cannot live with: significant structural movement, chronic water intrusion with no clear fix, a house that cannot meet your loan's property rules at a reasonable cost, major system failures the seller will not address, or anything the seller will not let you investigate before your deadline.
Common deal breakers
- Foundation movement a structural engineer says needs major work.
- Chronic basement water with no clear cause.
- Multiple major systems at end of life, with no price adjustment.
- A failed septic system or unsafe well water with no workable fix.
- Issues that keep your FHA, VA, or USDA loan from closing.
- Refusal to allow specialist inspections.
Usually not deal breakers
Older but working systems, missing GFCI outlets, cosmetic wear, and items you can price and negotiate.
Your contract's inspection terms set your right to end the deal and its deadline. Contingency deadlines.
Frequently asked questions
Will I lose my earnest money if I walk away?
Not if you end the deal properly under a contingency before its deadline. Read your contract and ask your agent.
Is a long report a reason to walk?
No. Severity matters, not length.
Keep reading
Looking at a house and not sure what you are getting into?
Ask for a free Before You Offer review. Send me the listing. I look over the photos, the seller's disclosure, and recent sales, then flag likely condition issues and planning cost ranges before you write an offer.
Request a Before You Offer reviewOr call or text (812) 525-5489, or email john@yourpropertynegotiator.com.
The Before You Offer review is a REALTOR® and contractor review of the listing, not a home inspection. It is for buyers who are not already working with an agent. If you have an agent, please bring these questions to your agent.
Written by John Long, REALTOR®, 1 Percent Lists Indiana Real Estate. Working contractor who has priced hundreds of home inspection repair requests. Former labor relations negotiator for a major manufacturer and U.S. Coast Guard veteran.
John Long, REALTOR® · 1 Percent Lists Indiana Real Estate · (812) 525-5489 · yourpropertynegotiator.com
This page is general information, not a substitute for a professional home inspection, and not legal, tax, insurance, or lending advice. Ask a real estate attorney about contracts and disclosure, a CPA about taxes, your lender about loan rules, and a licensed inspector or tradesperson about your house. Nothing here guarantees a sale price, net proceeds, repair cost, payment, timeline, appraisal, inspection result, or loan approval. Cost figures are planning estimates, not bids. I own Wardmark Property Operations LLC, a contracting company. You are always free to use any contractor you choose.