Short answerOn a house built between 2000 and 2009, expect inspectors to flag age related wear plus era specific items: CSST bonding, Kitec in some homes, settled grading, attic ventilation, and first replacements. Most are fixable, and knowing them before listing protects your net.
How were houses built in this era?
Larger homes with OSB, vinyl siding, PEX or CPVC plumbing, CSST gas lines in some, and more complex roof lines.
What may a buyer's inspector flag?
- CSST gas line bonding.
- Kitec plumbing in some homes from this period.
- Grading that settled after construction.
- Attic ventilation and bath fan venting.
- First water heater and HVAC replacements.
What usually costs the most?
First major replacements of water heaters, HVAC, and roofs usually cost the most.
What will a government loan appraiser flag?
FHA, VA, and USDA appraisers commonly flag peeling paint on pre 1978 homes, missing handrails, roofs with little life left, electrical hazards, and utilities not on. What those appraisers flag.
Fix, credit, price in, or disclose?
Fix cheap safety and lender required items before listing. Get quotes on big aging systems and decide between repair and credit. Price in cosmetic wear. Disclose what you know.
Planning costs
| Item | Planning estimate | Source |
|---|---|---|
| GFCI or AFCI protection | $120 to $400 per location | W |
| Electrical panel replacement, 100 to 150 amp | $1,400 to $2,400 | W |
| Aluminum wiring connector repair, whole house | $2,000 to $8,000 | P |
| Water heater replacement, 40 gallon tank | $1,490 to $1,860 | W |
| Furnace replacement | $3,800 to $7,500 | W |
| Furnace and air conditioner together | $8,500 to $14,500 | W |
| Roof replacement, asphalt shingle | About $5,600 to $19,400 in Indiana, averaging about $7,400 | P |
| Grading and gutter correction | $500 to $5,000 grading; $1,200 to $4,500 seamless gutters | W |
| Basement interior drain tile and sump system | $3,000 to $7,000 | P |
| Radon mitigation system | $800 to $2,000 | P |
| Sewer line replacement, open trench | $80 to $180 per foot | P |
| Septic tank pumping | $250 to $500 | P |
| Well pump replacement | $1,200 to $3,000 | P |
W means Wardmark Property Operations pricing dated June to September 2026. P means published Indiana cost estimates gathered November 2026 (This Old House, AskDoss, Indiana radon cost guides, Summers Plumbing Heating and Cooling, NeedSeptic, AJ Long Electric). Local contractors may price differently.
Buyer version: what the inspection may find. Any age: what a home inspector may flag.
Frequently asked questions
Should I get a pre listing inspection on an older house?
It can help, especially on older homes. A free condition walk is a lighter first step.
Do I have to fix everything before selling?
No. Focus on safety and lender required items, then decide repair, credit, or price for the rest.
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.
Sources
- This Old House, Cost of a Roof Replacement in Indiana, May 2026
- AskDoss, Basement Waterproofing Cost in Indiana, 2026
- Radon Ready Guide, Indiana Radon Mitigation, 2026
- Summers Plumbing Heating and Cooling, Indiana sewer and well pump pricing, 2026
- NeedSeptic, Septic Tank Pumping Cost in Indiana, 2026
- AJ Long Electric, aluminum wiring remediation pricing, 2026
- 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.