Short answerInspectors flag missing handrails, loose or low railings, wide gaps between balusters, rotted boards, and decks attached to the house without proper fasteners or flashing. FHA, VA, and USDA appraisers commonly require handrails and safe steps. Most fixes are moderate in cost and worth doing before listing.
What do inspectors check?
Deck framing, ledger attachment, posts, boards, stairs, handrails, guards, and baluster spacing.
What are the common findings?
- Missing handrails on stairs.
- Loose or low guards.
- Wide baluster spacing.
- Rotted boards or posts.
- Ledger attached without proper fasteners or flashing.
How serious is it?
Handrails and loose guards are safety items. Ledger and framing problems can be serious.
What does it cost to fix?
| Item | Planning estimate | Source |
|---|---|---|
| Deck repair or board replacement | $500 to $3,000 | W |
| Railing replacement | $800 to $4,000 | W |
Planning estimates, not bids. Local contractors may price differently.
When is a specialist needed?
Ledger or framing concerns, or significant rot.
If you are selling
Fix cheap safety items before listing, get a quote on anything big, and disclose what you know. What to fix before listing.
If you are buying
Sort the finding into normal for age, negotiate, specialist, or walk away. What to ask the seller to fix.
Frequently asked questions
Do appraisers require handrails?
Missing handrails are a common required repair on FHA, VA, and USDA loans.
Is an old deck a deal breaker?
Usually not. Price the repair.
Keep reading
Want to know what a buyer's inspector may find before they do?
Book a free pre listing condition walk. I walk the house with you, point out what inspectors and FHA, VA, and USDA appraisers tend to flag, and give you planning ranges so you can decide what to fix, credit, price in, or disclose.
Book a condition walkOr call or text (812) 525-5489, or email john@yourpropertynegotiator.com.
The condition walk is a REALTOR® and contractor evaluation, not a home inspection, and it does not replace one. If you have already signed a listing agreement with another agent, please take these questions to your agent.
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.
Sources
- Wardmark Property Operations pricing, June to September 2026
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.