Inspection Report

When a home inspector finishes evaluating a property, they produce a written inspection report. This document describes what the inspector observed across the home's major systems and components, including the roof, foundation, electrical, plumbing, HVAC, interior, and more, along with any limitations (areas that couldn't be accessed or systems that couldn't be tested) and items they believe warrant the buyer's attention.

Inspection reports don't follow a single universal format. Some inspectors use narrative descriptions; others use structured checklists with rating scales; many combine both. Most modern reports include photographs of specific findings. What they share is a core obligation: document what the inspector observed within the scope of the inspection.

The report reflects the conditions that were visible and accessible on the day of the inspection. It is not a guarantee of the home's future performance, and it does not certify the property as defect-free. An inspector can only document what they can see: conditions behind walls, under flooring, or in inaccessible spaces may not appear in the report, not because they were missed, but because they were not observable.

The inspection report is the buyer's primary source of information about the observable condition of a property they're under contract to purchase. Reading it carefully and understanding what it does and does not tell you is one of the most important steps in the home-buying process.

The report helps buyers:

- Understand the observed conditions of the major systems and components - Identify questions that may need follow-up with a specialist - Prioritize concerns by severity (safety issues, significant defects, maintenance items, normal wear) - Determine whether additional evaluation may be appropriate before proceeding - Discuss findings with their agent, inspector, or other qualified professionals

The report is informational. What a buyer does with it depends on the specific findings, the contract terms, and the buyer's own judgment and priorities. Options include requesting repairs, asking for a concession, seeking further evaluation, or proceeding as-is.

A buyer's inspector evaluates the plumbing system and notes evidence of a slow leak beneath the master bathroom vanity, recommending evaluation by a licensed plumber to assess the source and extent of the moisture. The buyer shares the relevant section of the report with a plumber, who inspects the area and provides an assessment. The buyer then discusses the finding with their agent to determine how to proceed within the contract's inspection period.

"An inspection report is a list of everything that is wrong with the house."

This misreading leads buyers to either dismiss the report ("all houses have problems") or panic unnecessarily ("look how long this list is").

An inspection report documents observations within the scope of the inspection, including safety concerns, significant defects, maintenance items that need attention, and normal wear appropriate for the home's age. It may also note conditions that require specialist follow-up. The inspector's job is to document; assessing relative significance is a conversation to have with your agent and, where appropriate, the relevant professionals.

A thorough inspector on an older home will produce a more detailed report than a cursory one on a newer home. Report length reflects the inspector's thoroughness and the property's history, not necessarily the severity of the home's condition.