What I look for first in a home inspection report
A 60-page report looks scary. Most of it is routine. Here is how I sort the real problems from the noise.
I spent about five years as an engineer before I sold houses. The habit that carried over is simple: read the whole document, then sort it. An inspection report is long because inspectors write down everything they see. Long does not mean bad.
Sort every item into three piles
- Safety and structure. Foundation movement, roof at the end of its life, active water in the basement, unsafe wiring, a furnace that is venting poorly. These can change the deal.
- Systems near the end. An older water heater or air conditioner that works today. Not a defect, but a cost you should plan for.
- Maintenance. Caulk, a loose handrail, a dripping faucet, a missing downspout extension. Every house has a list like this, including new ones.
The four places I read twice
Water. Where does rain go when it leaves the roof? Grading, gutters, and downspouts cause more basement trouble than anything else, and they are usually cheap to fix. Stains with no clear source are worth a second look.
Roof. I want the inspector's read on remaining life and whether there is hail or wind damage. Insurance companies care about roof age, so you should too.
Electrical panel. The brand, the age, and whether the wiring matches the breakers. Some older panels are a known problem and worth pricing before you close.
Mechanicals. Furnace, AC, and water heater age. I ask for service records. A 20-year-old furnace that has been maintained is a different conversation than one that hasn't.
What to ask the seller for
Ask for the first pile. Be reasonable about the second. Leave the third alone. Sellers respond better to a short, specific request with a contractor quote attached than to a list of 30 small items. That is also how you keep the deal together when another buyer is waiting.
When to bring in a specialist
A general inspector flags things. A structural engineer, roofer, electrician, or sewer scope answers them. If a single item could cost you five figures, spend the few hundred dollars to get a real answer before your inspection period ends.
Buying in the west metro and want a second read on a report? Call or text me at (952) 846-9173. I'll tell you which pile each item belongs in.
Nazar Orishchin
Real estate agent, RE/MAX Results, Team Steady. (952) 846-9173