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Home inspection reports document findings from the property examination. Reports vary in format but contain similar information about property condition, defects identified, and recommendations. Understanding how to read and interpret the report helps buyers make informed decisions.

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Report Formats

Written in paragraph form describing each area inspected.Pros:
  • Detailed explanations
  • Context for findings
  • Easy to read
Cons:
  • Can be lengthy
  • Important items may be buried in text
  • Harder to scan quickly
Standardized format with checkboxes and ratings.Pros:
  • Easy to scan
  • Consistent format
  • Quick to identify issues
Cons:
  • Less detail
  • May lack context
  • Can oversimplify complex issues
Most common format. Combines checklist structure with narrative explanations for issues found.Features:
  • Section-by-section organization
  • Ratings for each component
  • Detailed explanation of defects
  • Photos linked to issues
  • Summary of significant items
Modern format with enhanced features:
  • Clickable navigation
  • Embedded photos and videos
  • Sortable by severity
  • Shareable links
  • Mobile-friendly viewing

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Report Sections

Overview of significant findings. Most important section for quick review.Typically includes:
  • Safety hazards
  • Major defects
  • Items needing immediate attention
  • Recommended specialist evaluations
Start here, then review details in full report.
Foundation, framing, and structural elements:
  • Foundation type and condition
  • Visible structural damage
  • Floor, wall, and ceiling framing
  • Signs of movement or settling
Outside surfaces and features:
  • Siding and trim
  • Doors and windows
  • Porches and decks
  • Driveways and walkways
  • Grading and drainage
Roof system components:
  • Covering materials
  • Flashings
  • Skylights
  • Chimneys
  • Gutters and downspouts
  • Estimated age and remaining life
Water supply and drainage:
  • Supply pipe material
  • Drain pipe material
  • Water heater
  • Fixtures
  • Water pressure
  • Leaks identified
Electrical system components:
  • Service size and type
  • Panel condition
  • Wiring type
  • Outlets and switches
  • GFCI/AFCI protection
  • Safety concerns
Heating and cooling systems:
  • Equipment type and age
  • Operational status
  • Ductwork condition
  • Filters
  • Safety controls
  • Estimated remaining life
Living spaces:
  • Room-by-room condition
  • Windows and doors
  • Stairs and railings
  • Built-in appliances
  • Fireplaces
Energy and moisture control:
  • Insulation type and depth
  • Vapor barriers
  • Attic ventilation
  • Bathroom ventilation

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Severity Levels

Highest priority. Conditions posing immediate risk of injury or health.Examples:
  • Electrical hazards (exposed wiring, double-tapped breakers)
  • Carbon monoxide risks
  • Fall hazards (missing railings)
  • Fire hazards
  • Gas leaks
Action: Address immediately. May warrant stopping transaction if severe.
Significant problems affecting habitability, function, or value.Examples:
  • Foundation cracks showing movement
  • Roof failure/active leaks
  • HVAC system not functioning
  • Significant water damage
  • Electrical panel deficiencies
  • Plumbing failures
Action: Negotiate repairs or credits. Consider specialist evaluation.
Issues that need attention but aren’t urgent.Examples:
  • Missing caulk
  • Slow drains
  • Minor grading issues
  • Weatherstripping needed
  • Cosmetic damage
Action: Plan for repair. May or may not negotiate based on overall findings.
Normal upkeep recommendations.Examples:
  • HVAC filter replacement
  • Gutter cleaning
  • Caulk maintenance
  • Vegetation trimming
  • Annual servicing
Action: Note for future. Normal homeowner responsibility.
Conditions to watch over time.Examples:
  • Hairline cracks (common settling)
  • Minor moisture stains (source unknown)
  • Older systems still functioning
  • Areas that couldn’t be fully inspected
Action: Watch for changes. Re-evaluate if conditions worsen.
Every home has issues. The question isn’t whether problems exist but whether they’re acceptable given the price, location, and your risk tolerance. Focus on safety hazards and major defects.

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Reading Photos and Descriptions

Photos serve multiple purposes:
  • Document specific defects
  • Show location of issues
  • Provide context for descriptions
  • Create record of condition at inspection time
Review photos alongside written descriptions for full understanding.
Reports reference locations:
  • Room names (master bedroom, hall bath)
  • Directional (north side, front elevation)
  • Component-specific (main panel, water heater)
Understanding location helps when discussing with contractors or during negotiations.
Reports use industry terms:
  • GLA: Gross living area
  • GFCI: Ground fault circuit interrupter
  • AFCI: Arc fault circuit interrupter
  • HVAC: Heating, ventilation, air conditioning
  • TPR valve: Temperature pressure relief valve
  • Flashing: Metal strips preventing water intrusion
  • Grading: Slope of ground around foundation
Ask inspector to explain unfamiliar terms.
Reports include standard disclaimers:
  • Scope limitations
  • Areas not inspected
  • Items excluded from inspection
  • Liability limitations
Important to understand but don’t indicate specific property problems.

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Common Report Notations

Inspector identified concern beyond general inspection scope.Means:
  • Issue needs expert assessment
  • Repair cost/scope uncertain
  • Condition may be serious
Action: Hire recommended specialist before proceeding.
Component needs attention.Repair: Fix the existing item Replace: Item beyond repair, needs newGet contractor quotes to understand costs.
Watch for changes over time.Means:
  • Not currently urgent
  • Could become worse
  • Check periodically
Document current condition for future comparison.
Inspector couldn’t examine area.Common reasons:
  • Furniture blocking access
  • Storage in the way
  • Safety concerns
  • Weather conditions
  • Locked areas
  • Utilities off
Consider whether to request access or accept unknown condition.
Component is aged and may fail soon.Means:
  • Currently functioning
  • Replacement predictable
  • Budget for replacement
Ask inspector for estimated remaining life if not stated.

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What Reports Don’t Tell You

Reports typically don’t include:
  • Precise repair estimates
  • Contractor recommendations
  • Specific product recommendations
Get quotes from contractors for actual costs.
Inspectors note apparent issues but don’t:
  • Certify code compliance
  • Research permit history
  • Enforce building codes
Code compliance is separate from inspection.
Reports can’t address:
  • Issues behind walls
  • Underground conditions
  • Concealed defects
  • Intermittent problems not occurring during inspection
Reports describe current condition, not:
  • How long systems will last
  • When problems will occur
  • Guaranteed future performance

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Using the Report

Organize issues by importance:
  1. Safety hazards: Must be addressed
  2. Major defects: Negotiate or walk away
  3. Minor defects: Negotiate if significant total
  4. Maintenance: Your responsibility after purchase
Focus negotiations on categories 1 and 2.
For significant issues:
  • Identify contractors for each trade
  • Provide inspection report section
  • Request written estimate
  • Use estimates in negotiations
Multiple estimates strengthen negotiating position.
Discuss findings with buyer’s agent:
  • Review significant items together
  • Discuss negotiation strategy
  • Determine repair requests vs credits
  • Evaluate walk-away scenarios
Save report for:
  • Warranty claims reference
  • Contractor guidance
  • Future sale disclosure
  • Insurance documentation
  • Maintenance planning
Don’t expect a perfect report. Every home has issues. The goal is understanding what you’re buying, not finding a flawless property. Focus on whether issues are acceptable and appropriately priced.

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Questions to Ask After Reviewing

  • Can you clarify what this finding means?
  • How urgent is this repair?
  • What type of contractor should I call?
  • Is this common for homes of this age?
  • What would you estimate this costs to repair?
  • How do these findings affect our negotiating position?
  • Should we request repairs or credit?
  • Is it reasonable to ask seller to address this?
  • What are buyers typically responsible for?
  • Should we walk away based on these findings?
  • What is the extent of this problem?
  • What are the repair options?
  • What will this cost?
  • How urgent is the repair?
  • What happens if we don’t address it?

Next: Common Issues Found

Roof, foundation, electrical, plumbing, and HVAC problems

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