What does a home inspection report include?
A home inspection report documents the condition of the home's major systems and components at the time of inspection. This includes the structure, roof, electrical, plumbing, HVAC, exterior, interior, attic, and basement or crawlspace.
Reports include a summary of significant findings, detailed descriptions organized by section, and photographs documenting conditions and concerns. The length varies from 30 to 60+ pages depending on the property and inspector's style.
How long does it take to get the report?
Most inspectors deliver reports within 24-48 hours of the inspection. Some provide same-day delivery. Digital reports are emailed as PDFs and often include online access through the inspection company's portal.
If you need the report faster, ask your inspector about turnaround time before scheduling. Rush delivery is sometimes available for an additional fee.
Is a home inspection report the same as an appraisal?
No. These are completely different documents serving different purposes.
An inspection report evaluates the home's physical condition. It identifies defects, safety concerns, and maintenance needs. It's ordered by the buyer and serves the buyer's interests.
An appraisal determines the home's market value based on comparable sales. It's ordered by the lender to verify the property is worth the loan amount. Appraisals don't evaluate whether systems work properly or identify needed repairs.
What's the most important part of the report?
The summary page. This is where the inspector lists everything they consider significant: safety concerns, major defects, and items requiring further evaluation.
Instead of reading the entire report equally, start with the summary. It tells you what actually matters. The detailed sections provide context and documentation for summary items and record routine observations about satisfactory components.
What does "monitor" mean on an inspection report?
"Monitor" means the condition is currently stable but should be watched over time for changes. It's not a defect requiring immediate repair, but it's not perfect either.
Common monitor items include hairline foundation cracks that show no movement, stains that might indicate past moisture, and components approaching end of expected life but still functioning.
Take photos of monitor items when you move in and check them periodically. You're watching for change, not fixing a current problem.
Should I worry if the report has many items?
Not necessarily. Report length and item count don't correlate directly with house quality.
Thorough inspectors document everything: every component, every system, every observation. A 50-page report with 100+ photos might describe a well-maintained home with just a few minor issues.
Focus on the summary items and their severity. A report with 80 items but only 3 repair recommendations is different from one with 30 items and 12 safety concerns.
Can I use the report to negotiate?
Yes, inspection findings are commonly used in purchase negotiations. Buyers typically request repairs, price reductions, or closing credits based on significant findings.
Get contractor quotes for repair items before negotiating. Real numbers are more convincing than the report alone. A quote for $3,200 in electrical repairs is more powerful than "the report mentions electrical issues."
Focus negotiations on genuine defects and safety concerns. Cosmetic issues, normal wear, and maintenance items usually aren't appropriate negotiation points.
What can't inspectors see?
Home inspections are visual and non-invasive. Inspectors can't see behind walls, under floors, or inside sealed spaces without cutting into them.
They can't move heavy furniture, lift carpets, or access areas blocked by storage. They can't evaluate concealed wiring, hidden plumbing, or underground systems like sewer lines.
Specialized inspections can address some limitations. Sewer scopes examine drain lines. Mold tests check air quality. Thermal imaging reveals insulation gaps. These are add-ons to the standard inspection.
Do new homes need inspections?
Yes. New construction often has issues that benefit from independent inspection.
Municipal code inspections ensure minimum compliance. They don't evaluate workmanship quality, catch every defect, or look at finished conditions the way a home inspector does.
Common new construction findings include: incomplete items, installation defects, grading problems, missing components, and workmanship issues. Catching these before closing gives you leverage to require corrections.
What's a "safety concern" rating?
Safety concern is the most serious rating, indicating a condition that could pose risk to occupants. These items require immediate attention and correction.
Common safety findings include: missing or non-functional smoke/CO detectors, electrical hazards, gas leaks, improper combustion venting, trip hazards, and unstable railings or stairs.
Safety items should be corrected regardless of how negotiations proceed. They're not optional. The only question is who pays for the fix.
Can I attend the inspection?
Yes, and you should if possible. Most inspectors welcome buyer attendance for at least part of the inspection.
Attending helps you understand the home's systems, see conditions firsthand, and ask questions in real time. The inspector can show you where shut-offs are located, demonstrate how systems work, and explain findings as they go.
If you can't attend the full 2-4 hour inspection, join for the last hour. That's when inspectors typically summarize findings and answer questions.
How do I read the photos in the report?
Photos serve multiple purposes: showing exact locations, documenting conditions, and providing context for written descriptions.
Look at what the photo is actually showing, not just the subject. A foundation crack photo includes a ruler for scale. A stain photo shows size and location. An equipment photo often includes the data plate with age information.
Compare photos to written descriptions. If something sounds scary in text, the photo often provides perspective. A "crack in foundation" might look less concerning when you see it's a hairline in an otherwise solid wall.
What if I disagree with findings?
Call your inspector and ask for clarification. They want you to understand the report and are usually happy to explain their reasoning.
If you still disagree, get a second opinion from a specialist in that trade. An electrician can assess electrical concerns. A roofer can evaluate roof findings. A structural engineer can review foundation issues.
Inspectors are generalists covering many systems. Specialists sometimes reach different conclusions within their area of expertise.
How long is the report valid?
The report represents conditions at the time of inspection. It has no formal expiration date, but conditions can change.
For typical transactions, reports remain relevant for the 30-60 days until closing. After that, new issues could develop or existing conditions could progress.
If closing is significantly delayed or the transaction restarts months later, consider getting a new inspection or at least a re-inspection of areas with significant findings.
Should I keep the report after buying?
Yes. The inspection report is valuable reference material for homeownership.
It documents baseline conditions for comparison. Those "monitor" items need checking over time. Photos show where equipment and shut-offs are located.
The report also records what you knew at purchase. This can matter for insurance claims, warranty issues, or future sale disclosures.
Keep it with your other home documents. Digital copies are easiest to preserve and search.