FHA & VA Inspection Items That Kill Utah Home Sales (And How to Fix Them Before You List)

FHA and VA buyers represent a significant share of Utah purchases. Their loans require an appraisal that’s explicitly looking for safety, soundness, and habitability issues — and the lender will require the seller to fix them BEFORE closing. Fix these before you list and you remove the most common renegotiation triggers.

Here’s the list every Utah seller should run through before listing — based on FHA/VA appraisal guidelines, real Wasatch Front inspection findings, and what consistently shows up in renegotiation requests.

Safety hazards (most common to flag)

Missing or non-working smoke and CO detectors

Required in every bedroom, hallway, and on every level of the home. We see this missed on probably half of pre-listing inspections. 10-year sealed-battery units are the cheapest and most reliable option — install once and forget. Combo smoke + CO detectors run $115 installed.

Missing GFCI outlets

Required in baths, kitchens, laundry, garage, and any exterior location near water. Almost every pre-1990 home is missing at least one. GFCI install is $95 per outlet.

Loose or missing handrails

Interior stairs and any deck/porch with 3+ steps or a 12-inch drop. Loose handrails are a fall hazard the appraiser will flag. Tighten or replace before listing.

Exposed or frayed wiring

Anywhere visible — basement, garage, attic, behind washers. The appraiser will note any exposed wire and call it a safety hazard. Cap, junction-box, and label.

Missing electrical cover plates

Every outlet and switch must have an intact cover. Cracked or painted-over plates count as “missing.” We replace plates at $65 each.

Lead-based paint (pre-1978 homes — Utah has a lot of these)

If your home was built before 1978 and has any peeling, chipping, or flaking paint — interior or exterior — FHA and VA treat it as a lead-based paint hazard. You’ll be required to repaint or scrape and seal before closing. Scrape and prime any flaking paint as part of pre-listing prep, and document with photos to forestall surprise findings.

Older Sugar House, Avenues, central Murray, and east Salt Lake homes are especially exposed to this. See interior painting for repaint pricing.

Roof condition

Appraisers will note missing shingles, exposed underlayment, severe granule loss, and any sign that the roof has less than 2–3 years of remaining life. If your roof is borderline, get it inspected pre-listing and have a written estimate ready for buyer negotiations. Roof replacement is performed by a licensed Utah roofing contractor (S217); HMJ coordinates through our roofing partner.

Water heater + furnace operational

Both must be present, properly installed, and operational at appraisal. Common issues we see:

• Gas line corrosion at the water heater
• Missing expansion tank on water heaters
• Improper venting on gas furnaces
• No T&P valve discharge pipe

If yours is over 12 years old, expect questions. Our HVAC partner (Utah S350/S354) handles install and significant repair.

Windows + screens

Cracked or broken windows must be replaced. Torn or missing window screens (FHA specifically) must be repaired or replaced. Window screen install/repair is straightforward and inexpensive but very easy to overlook — we see this miss on almost every pre-listing prep.

Plumbing leaks

Any visible leak under sinks, around toilet bases, at supply-line connections, or anywhere in the plumbing system must be repaired before closing. Toilet wax-ring leaks (rocking toilets) are a frequent inspection find — easy fix before listing, much harder to negotiate after.

Pest + rodent issues

Active termite, wood-destroying insect, or rodent infestations all halt FHA/VA loans. If you see any sign — sawdust trails, droppings, damaged wood — get a pest inspection before listing and document remediation. This isn’t an HMJ scope item but it’s critical to know about.

Why this matters — the cost difference is dramatic

Replacing a missing GFCI before listing costs $95. Discovering it on day 14 of escrow — and re-negotiating with a frustrated buyer who feels the home was misrepresented — can cost hundreds in concessions, weeks of delay, or the sale entirely.

Multiply across 5–10 inspection items and you’re looking at $3,000–$10,000 in avoided giveaways for $500–$2,000 of upfront repair. The math is rarely close.

Need help running the list?

Our GoMarketReady pre-listing program coordinates the whole punch list — handyman-scope safety items directly, licensed-trade items (water heater, panel work, roofing) through our trade partners. One walkthrough, one bid, one project manager. Pay-at-settlement available through your title company.

Call (801) 895-2084 for a free pre-listing walkthrough.