Common Inspection Issues in Charleston and Mount Pleasant Homes (And What to Expect as a Buyer or Seller)By Brandon Bott — Charleston Realtor Since 2012
Whether you’re buying or selling in Charleston, home inspections can feel like the most stressful part of the process — especially for people moving here from other climates and construction styles.
The Lowcountry has its own set of common inspection themes. Knowing them in advance helps everyone stay calm and realistic.
1. Moisture & Humidity-Related Issues
In Charleston’s climate, moisture is a constant factor.
Common findings:
Elevated moisture readings in crawlspaces
Minor fungal growth on floor joists or beams
Insulation not properly secured
Older vapor barriers or no vapor barrier
These issues sound scary but are often very manageable with:
Dehumidifiers
Encapsulation
Improved drainage
2. Crawlspace Concerns
A lot of Charleston-area homes (especially older or non-slab homes) have crawlspaces.
Inspectors frequently note things like:
Standing water after heavy rains
Settling piers
Loose insulation
Minor wood rot on trim or steps
The key is evaluating:
“Is this normal maintenance for our climate… or a structural problem?”
That’s where experience and good vendors come in.
3. Roof Age and Condition
Many inspection reports flag:
Approaching end-of-life shingles
Nail pops
Minor flashing issues
Gutter concerns
In Mount Pleasant and Dunes West, buyers often expect roofs to be in reasonably good shape, but a 17–20-year-old roof doesn’t automatically kill a deal — it just becomes a negotiation item.
4. HVAC Age & Performance
In our climate, HVAC systems work hard.
Inspectors may note:
Older units still functioning but near end of life
Dirty coils or filters
Inconsistent airflow
This doesn’t always mean replacement is required immediately, but buyers and sellers should be prepared to discuss.
5. Wood Rot & Exterior Trim
Humidity + sun + occasional coastal storms = exterior wear.
Common findings:
Rot around windowsills
Rot at the base of columns or posts
Fascia or trim damage near gutters
Deck boards showing age
These are very common in Charleston and often handled with targeted repairs.
6. Electrical & Plumbing Odds and Ends
Inspectors may call out:
Double-tapped breakers
GFCI outlets missing in older homes
Minor leaks at sinks or hose bibs
Old caulk around tubs or showers
Most of these fall into “normal home maintenance,” not major defect territory.
For Buyers
Expect:
A long report with a lot of “minor” items
Some recommendations that are preventative, not urgent
A need to distinguish “must fix now” vs “future maintenance”
For Sellers
Expect:
Some requests after inspection
Negotiation around bigger-ticket items
Normal wear-and-tear to show up on paper
The goal is not a perfect house — it’s a fair, realistic transaction.
Call or text me at 843-754-9737.
