Buying a home is one of the largest financial decisions most people make. And in Montgomery County, where median home prices are well above $600K, the stakes are high. Kevin has walked hundreds of buyers through inspections over 40 years. Here are the 10 issues that come up most often — and what to do when you find them.
1. Structural Issues
Cracks in foundation walls or ceilings aren’t always cosmetic. Horizontal cracks in foundation walls, in particular, indicate lateral pressure from soil movement and can signal serious structural failure. Uneven floors, sagging ceilings, and misaligned doors and windows are secondary indicators of long-term structural shifting. Kevin’s advice: if you see significant horizontal or vertical cracks in load-bearing walls, bring in a structural engineer before you proceed — not just a general home inspector.
2. Water Damage and Poor Drainage
Water stains, mold smell, peeling paint — these are classic water damage signatures. But Kevin specifically calls out gutters and downspouts as the most overlooked inspection point. Check that gutters are clear (he’s seen plants growing out of stuffed gutters), properly fastened to the house, and that downspouts extend at least 6 feet away from the foundation. Most inspectors flag downspouts going straight down as a significant drainage concern. Water collecting at the foundation is a slow-moving disaster.
3. Electrical System Age and Capacity
Montgomery County homes built in the 1950s-1970s often have 100-amp electrical service and outdated panel configurations. Modern households with EVs, heat pumps, and home offices routinely need 200-amp service. Outdated wiring (knob-and-tube or aluminum wiring) is a fire risk and insurance companies increasingly flag it. An electrical inspection is worth the add-on cost.
4. HVAC Age and Condition
HVAC systems in Montgomery County homes have a 15-20 year typical lifespan. A 19-year-old HVAC system on a home you’re buying isn’t a red flag by itself — but it’s a certainty that you’re looking at a $8K-$15K replacement within a few years. Price that into your offer or negotiate a credit. Always ask for the service records if available.
5. Unpermitted Work
Finished basements, added bathrooms, deck additions, garage conversions — in Montgomery County, these require permits. Unpermitted work isn’t just a code violation; it can require you to tear it out, can affect your homeowner’s insurance, and can complicate future sales. Ask the seller to disclose all work done on the property and verify major additions against Montgomery County permit records, which are publicly accessible.
6. Roof Age and Condition
Asphalt shingle roofs in Maryland have a 20-25 year lifespan under normal conditions. A roof at or past its end of life means $15K-$25K in near-term expenses. Check the age, look for missing or curling shingles, check the attic for daylight or water staining, and ask for the installation date. A roof with 3-5 years of life left should be factored into your offer price.
7. Sump Pump and Basement Moisture
Montgomery County is hilly and receives significant rainfall and snowmelt. Basements — finished or unfinished — are susceptible to water intrusion. A functioning sump pump is standard in most Montgomery County basements. Check whether there is one, whether it has a battery backup, and whether there’s any evidence of previous flooding (efflorescence on walls, musty smell, water stains at the base of the walls).
8. Radon
Montgomery County has elevated radon levels in parts of the county due to the underlying geology. Radon is the second-leading cause of lung cancer in the United States. A radon test during inspection is inexpensive (~$25-50) and mitigation systems, if needed, run $800-$2,500 installed. Make it a standard part of your inspection package.
9. Oil Tank Legacy (Underground or Above)
Many Montgomery County homes built before 1980 heated with oil and may have underground oil storage tanks. A decommissioned but improperly abandoned underground tank can leak, contaminate soil, and create environmental remediation costs that run into six figures. Ask the seller directly and run a property history check for any properties in older neighborhoods.
10. HOA Health and Finances
In condos and HOA communities, request the resale package — which includes the HOA’s financial statements, reserve study, and meeting minutes. An underfunded HOA (reserve fund below 70% of the required amount) is a red flag for upcoming special assessments. A special assessment on a condo can run $5K-$50K or more, payable immediately. Review the financials before you fall in love with the unit.
The full buyer due diligence process for Montgomery County is in thehome buyer’s guide. To talk through a specific property,book a call with Kevin.
Frequently Asked Questions
What are the most common problems found in home inspections in Maryland?
Water intrusion/drainage issues, aging HVAC systems, electrical panel upgrades needed, roof age, and basement moisture are the most common issues in Montgomery County home inspections.
Should I test for radon when buying in Montgomery County?
Yes. Montgomery County has elevated radon levels in parts of the county. Radon testing is inexpensive and mitigation, if needed, is straightforward. It’s a standard inspection add-on that’s always worth doing.
How do I check for unpermitted work on a Montgomery County home?
You can search Montgomery County’s online permit database to verify permits pulled for significant additions or renovations. Your agent can assist in running this search before you remove inspection contingencies.
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Sources and next steps
Verified local sources:Maryland REALTORS housing statistics;GCAAR housing market reports;FRED 30-year mortgage rate series;Maryland SDAT real property search.
Related Kevin guides:home buying guide;relocation guide;book a call.
Watch the YouTube videoorbook a 30-minute strategy call with Kevin.
Expanded local research sources:GCAAR housing market reports;Maryland REALTORS housing statistics;Realtor.com Montgomery County market data;FRED 30-year mortgage rates;Maryland SDAT real property search;Zillow Montgomery County home values;Montgomery Planning development;Montgomery Planning development review;MCATLAS zoning map;Montgomery Planning data catalog;Montgomery County permits;Visit Montgomery travel guide;Visit Montgomery restaurant directory;Tripadvisor Montgomery County things to do.
Contextual links for this video
Kevin site links:home selling guide;home buying guide;Montgomery County relocation guide;market stats;California to Maryland: The Honest Truth About Relocating to Montgomery County.
Outside research links for this video:Visit Montgomery travel guide;Visit Montgomery restaurants;Google Maps restaurants near Montgomery County;Reddit discussion search for this topic;Google context search for this video.
Kevin process link: why Kevin’s local process matters.