What You'll Need
- Your complete inspection report (PDF or printed)
- A notebook or document for creating your priority lists
- Highlighter or digital annotation tool
- Phone numbers for 2-3 contractors in relevant trades
- 15-20 minutes of uninterrupted time
Step 1: Locate the Summary Section
Find the summary page in your report. It goes by different names depending on the inspection company: Executive Summary, Major Findings, Summary of Concerns, or Action Items. It's almost always within the first 5-10 pages.
If you can't find it, search the PDF for "summary" or "major." Some digital reports have a clickable table of contents that takes you directly there.
The summary is typically organized by category: Safety Concerns, Major Defects, and Items Requiring Further Evaluation. Some inspectors use a single list ranked by priority instead.
Step 2: Identify Safety Concerns First
Safety items appear at the top of most summaries. These are conditions that could harm occupants and need immediate attention.
Common safety findings include:
- Missing or non-functional smoke/carbon monoxide detectors
- Electrical hazards (exposed wiring, improper connections)
- Gas leaks or improper venting
- Trip and fall hazards
- Unstable railings or stairs
Safety items should be corrected regardless of the sale. These aren't negotiation points so much as requirements for safe occupancy. Note each one and plan to address it before moving in.
Step 3: Review Major Defects
Major defects are significant issues affecting the home's structure, systems, or major components. These are the items that typically drive negotiations.
Examples include:
- Roof failures or leaks
- Foundation problems with active movement
- HVAC systems that don't function
- Plumbing leaks causing damage
- Electrical panels requiring replacement
For each major defect, note the location, the nature of the problem, and what the inspector recommends. These items need contractor quotes before you can evaluate their real impact.
Step 4: Note Items Needing Further Evaluation
Inspectors aren't specialists in every trade. When they find something beyond the scope of a general inspection, they recommend further evaluation by a qualified professional.
"Further evaluation" doesn't necessarily mean something is wrong. It means the inspector couldn't fully assess the condition and wants an expert opinion.
Common further evaluation items:
- Structural concerns needing an engineer
- Older roofs needing a roofer's assessment
- HVAC issues needing a technician
- Evidence of past water intrusion needing investigation
Schedule specialist visits for these items. Sometimes the expert confirms there's no problem. Sometimes they identify issues the inspector couldn't see. Either way, you need the information.
Step 5: Create Your Priority Lists
With the summary reviewed, create three action lists:
List 1: Before Closing
Items that must be addressed before or immediately after taking ownership. All safety concerns belong here. Major defects that affect livability belong here. Anything that would make the home unsafe or uninhabitable goes on this list.
These items are your negotiation leverage. Get quotes, then decide whether to ask for repairs, credits, or price reductions.
List 2: First Year
Items that need attention but aren't urgent. Minor repairs that don't affect safety or livability. Maintenance items that have been deferred. Things that should be done but can wait a few months.
This list helps you budget for the first year of ownership. You'll have a realistic sense of upcoming expenses beyond just the mortgage.
List 3: Future Budget Items
Components approaching end of life but still functional. The aging water heater. The roof with five years left. The furnace that works but is old.
These aren't problems today. They're future expenses to plan for. Knowing about them now lets you save accordingly.
Step 6: Cross-Reference with Details
For each summary item, flip to the detailed section of the report. The summary tells you what. The details tell you why.
Look at the photos. Read the full description. Understand the context. A "major defect" in the summary might be clearly explained in the details as a straightforward repair. Or it might be more complex than the summary suggests.
This cross-referencing takes time but prevents misunderstandings. You'll negotiate better when you fully understand what you're negotiating about.
Step 7: Get Contractor Quotes
Before any negotiation, get quotes for List 1 items. Real numbers from real contractors.
Call at least two contractors per trade for significant items. Explain you're buying the home and need a repair estimate based on the inspection report. Most contractors will give free estimates for this purpose.
Having actual costs transforms the negotiation. Instead of asking for a vague $5,000 credit, you can request $3,847 because that's what two contractors quoted for the specific repairs needed.
Common Mistakes to Avoid
- Reading the whole report first: You'll exhaust yourself before reaching what matters. Start with the summary.
- Panicking over item count: A summary with 12 items isn't automatically worse than one with 4. Severity matters more than quantity.
- Negotiating without quotes: You might ask for too little or too much. Either way, you're guessing.
- Ignoring "further evaluation" items: These aren't optional. Get the specialist opinions before closing.
- Treating all items equally: A missing smoke detector and a foundation crack are both summary items. They're not equal problems.
What to Expect
A typical summary for a well-maintained home has 8-15 items. Of those, 1-3 might be safety concerns, 2-4 might be repair items, and the rest are usually monitor or future budget items.
An older home or one with deferred maintenance might have 20-30 summary items. More items means more to evaluate, but not necessarily a worse house.
The inspection-to-closing timeline is usually 7-14 days. In that window, you need to review the report, get quotes, negotiate with the seller, and potentially schedule specialist evaluations. Starting with the summary keeps you focused on what matters most.