Typical structure
- Cover and scope: the address, date, weather, who attended, and the standards of practice used.
- Summary: the inspector’s list of the most important findings.
- System sections: roof, exterior, structure, plumbing, electrical, HVAC, interior, attic, appliances, garage.
- Each section has a description (what is there), limitations (what couldn’t be seen) and observations (what was found).
- Photos with captions and locations.
Common ratings
Reports differ, but most sort findings into a few levels. This site uses three in its own summaries:
| Rating | Meaning | Example |
|---|---|---|
| Safety hazard | Could cause injury | Missing GFCI near a sink, open junction box |
| Repair or replace | Defective or near end of life | Leaking water heater, worn roof |
| Maintain and monitor | Normal wear or minor | Caulking, filters, small stucco cracks |
Sort the findings
Create three lists:
- Before closing: safety items, items affecting financing or insurance, and anything needing a specialist’s opinion to understand cost.
- First year: repairs and replacements you will handle as the new owner.
- Ongoing: routine maintenance.
Read the limitations
A section that says “attic not entered due to access” or “roof viewed from ground” is telling you something wasn’t seen. Arrange access and ask for a follow-up if it matters.
Common questions
Why does my report recommend so many specialists?
Inspectors are generalists. When they see a sign of a problem that needs deeper investigation, they recommend a specialist rather than guess at the cause or cost.
Should I share the report with the seller?
Usually your agent will share the relevant pages with a repair request. Discuss with your agent whether to share the full report.