Home Inspection Repair Costs: What Everything Actually Costs
2026 cost estimates for the most common inspection findings — so you know exactly what you're negotiating for.
Your inspection report lists a dozen issues, and now you need to figure out what it'll actually cost to fix them. Without real numbers, you're negotiating blind — and sellers know it.
This guide provides current cost ranges for every common inspection finding, based on national averages. Actual costs vary by region, home size, and conditions, but these ranges give you a solid foundation for negotiations.
How to use this guide: Find your inspection issues below, note the cost ranges, then total them up for your negotiation request. Getting 2-3 contractor quotes for major items will make your case even stronger.
Foundation & Structure
Foundation issues carry the highest price tags in home repair. If your inspection report flags structural concerns, pay very close attention to the specifics.
| Issue | Cost Range | Notes |
|---|---|---|
| Hairline crack repair (epoxy) | $500 – $1,500 | Per crack, cosmetic/minor |
| Structural crack repair | $2,000 – $8,000 | May include excavation |
| Pier installation (underpinning) | $1,000 – $3,000/pier | Most homes need 6-12 piers |
| Complete foundation stabilization | $10,000 – $50,000+ | Major intervention |
| Bowed wall repair (anchors) | $4,000 – $15,000 | Depends on wall length |
| Structural engineer evaluation | $300 – $600 | Always get this first |
Roof
| Issue | Cost Range | Notes |
|---|---|---|
| Minor repairs (patching, flashing) | $300 – $1,500 | Spot fixes |
| Partial re-roofing (one section) | $2,000 – $5,000 | Damaged area only |
| Full shingle replacement | $8,000 – $18,000 | Average-sized home |
| Full replacement with tear-off | $12,000 – $25,000 | Required if 2+ layers |
| Flat roof replacement | $5,000 – $15,000 | Per 1,000 sq ft |
| Gutter replacement (whole house) | $1,000 – $3,000 | Including downspouts |
| Chimney repair/rebuild | $1,000 – $10,000 | Wide range by severity |
Electrical
| Issue | Cost Range | Notes |
|---|---|---|
| Panel upgrade (100→200 amp) | $2,000 – $5,000 | Very common in older homes |
| Federal Pacific/Zinsco replacement | $2,500 – $5,000 | Known fire hazard — priority |
| Add GFCI outlets | $100 – $250 each | Usually 4-8 needed |
| Aluminum wiring remediation | $3,000 – $10,000 | Pigtailing or full rewire |
| Full house rewiring | $8,000 – $20,000 | Knob-and-tube or very old |
| Smoke/CO detectors | $50 – $100 each | Code requirement |
Plumbing
| Issue | Cost Range | Notes |
|---|---|---|
| Water heater replacement | $1,200 – $3,500 | Tank style; tankless $3,000-$5,500 |
| Fixture replacement | $200 – $600 | Per fixture with labor |
| Sewer line repair (spot) | $1,500 – $5,000 | Depends on depth/access |
| Sewer line replacement (full) | $5,000 – $25,000 | Trenchless costs more |
| Whole-house repiping | $5,000 – $15,000 | Polybutylene or galvanized |
| Sump pump installation | $1,000 – $3,000 | For water management |
| Sewer scope inspection | $200 – $400 | Always get this |
HVAC
| Issue | Cost Range | Notes |
|---|---|---|
| AC unit replacement | $4,000 – $8,000 | Condensing unit only |
| Furnace replacement | $3,000 – $7,000 | Gas furnace, installed |
| Complete HVAC system | $7,000 – $15,000 | AC + furnace together |
| Ductwork repair/sealing | $1,000 – $3,000 | Big efficiency gains |
| Heat pump installation | $5,000 – $12,000 | Increasingly popular |
| R-22 to modern system | $5,000 – $10,000 | R-22 discontinued |
Water & Moisture
| Issue | Cost Range | Notes |
|---|---|---|
| Grading correction | $500 – $3,000 | Redirect water from foundation |
| French drain installation | $3,000 – $10,000 | Interior or exterior |
| Basement waterproofing (interior) | $3,000 – $10,000 | Sealants + drainage |
| Basement waterproofing (exterior) | $8,000 – $25,000 | Excavation required |
| Mold remediation | $1,500 – $10,000+ | Depends on extent |
| Crawlspace encapsulation | $5,000 – $15,000 | Vapor barrier + dehumidifier |
Environmental & Safety
| Issue | Cost Range | Notes |
|---|---|---|
| Radon mitigation system | $800 – $2,500 | Sub-slab depressurization |
| Asbestos testing | $200 – $800 | Per material sampled |
| Asbestos abatement | $1,500 – $30,000 | Depends on material/area |
| Lead paint remediation | $1,000 – $10,000 | Encapsulation vs removal |
| Termite treatment | $500 – $2,500 | Chemical or baiting |
| Termite damage repair | $2,000 – $15,000+ | Structural if severe |
Exterior & Other
| Issue | Cost Range | Notes |
|---|---|---|
| Deck repair/rebuild | $2,000 – $10,000 | Size and condition |
| Siding repair (partial) | $1,000 – $4,000 | Matching may be hard |
| Siding replacement (full) | $8,000 – $20,000 | Vinyl; fiber cement more |
| Window replacement | $400 – $1,200 each | Average home has 15-25 |
| Driveway replacement | $3,000 – $10,000 | Concrete; asphalt less |
| Retaining wall repair | $1,000 – $8,000 | Height and length |
How to Calculate Your Total
When adding up repair costs for your negotiation request, keep these principles in mind:
- Use midpoint estimates. Quoting the high end looks aggressive. The low end shortchanges you. The midpoint is fair and defensible.
- Don't double-count. If you're replacing the entire HVAC, don't also list ductwork separately unless it genuinely needs independent work.
- Factor in urgency. A roof with 2-3 years left isn't the same financial hit as an active leak. Adjust your ask accordingly.
- Bundle your request. Asking for a single credit that covers multiple items is often more palatable to sellers than an itemized list of 20 repairs.
Pro tip: "Industry estimates suggest $8,000-$18,000 for a roof replacement" is good. "ABC Roofing quoted $14,500 for this specific roof" is much better. Get 2-3 actual contractor quotes for major items whenever possible.
For strategies on how to present these numbers effectively, see our complete negotiation guide.
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