What Monitoring Actually Means
Monitoring is an observation task, not a repair task. You're watching for change, not fixing a problem that doesn't exist yet.
The inspector identified something worth tracking. Maybe it's a hairline crack in a basement wall. Maybe it's a stain on a ceiling that could indicate a past leak. Maybe it's normal settling that all houses experience.
None of these require immediate action. But all of them could develop into actual problems if left completely ignored for years.
Monitor vs. Repair
A "repair" rating means action is needed. Something is broken, malfunctioning, or unsafe. Fix it.
A "monitor" rating means observation is needed. Something exists that could potentially become a problem. Watch it.
The difference matters for your wallet and your negotiations. Monitor items typically don't warrant asking the seller for repairs or credits. They're part of normal homeownership.
Why Inspectors Use This Rating
Inspectors use "monitor" when they see conditions that fall between "perfectly fine" and "needs repair." This gray area is larger than most people realize.
According to the International Association of Certified Home Inspectors (InterNACHI), conditions rated for monitoring include stable cracks, minor moisture evidence, aging but functional systems, and wear patterns that haven't yet affected performance.
We use this rating to communicate honestly. Ignoring these conditions entirely would be incomplete. Calling them defects would be inaccurate. Monitoring is the truthful middle ground.
Common Items Marked for Monitoring
Certain conditions appear with "monitor" ratings more often than others. Knowing what to expect helps you understand your report.
Foundation and Structural Cracks
Hairline cracks in concrete are extremely common. Almost every basement has them. Most are caused by curing shrinkage when the concrete was poured and pose no structural concern.
Inspectors mark these for monitoring because cracks can change. A stable crack that stays the same size for years is different from one that grows. By noting it in the report, the inspector gives you a baseline reference point.
Monitor structural cracks by measuring width periodically and looking for signs of fresh movement like crumbling edges or new gaps.
Stains and Discoloration
Ceiling stains, wall discoloration, and water marks often get monitoring recommendations. These indicate past moisture, but not necessarily current leaks.
A roof leak from five years ago might have been repaired long before you toured the home. The stain remains as historical evidence. Monitoring means checking whether new staining appears, indicating an active or recurring problem.
Aging Systems and Components
A water heater with 10 years of life on a typical 12-year lifespan isn't failed. But it's not new either. Monitor means the inspector is flagging that replacement will be needed in the foreseeable future.
Similarly, roofing with significant wear but no current leaks might be monitored. It's doing its job today. It won't do its job forever. Keep an eye on it.
Moisture in Crawlspaces or Basements
Minor moisture evidence in below-grade spaces often gets monitoring status. Some moisture is nearly unavoidable, especially in certain climates or during wet seasons.
Monitoring here means checking periodically for worsening conditions, standing water, or mold growth. Installing a humidity meter or dehumidifier might be wise, but the inspector isn't saying there's an emergency.
How to Monitor Effectively
Monitoring requires a system. Without one, you'll forget what you're supposed to be watching and lose the benefit of early detection.
Establish a Baseline
When you move in, photograph every monitored item. Get close-ups. Include a ruler or tape measure in the photo for scale, especially for cracks.
Store these photos where you can find them. A dedicated folder on your phone or computer works. So does a home maintenance binder. Whatever system you'll actually use.
The inspection report photos help too, but your own baseline photos from move-in day are even better for comparison.
Create a Check Schedule
Annual checks work for most monitored items. Pick a consistent time, like when you change smoke detector batteries or when the seasons change.
Some items need more frequent checks. Basement conditions should be reviewed after heavy rains. Roof areas after major storms. Adjust your schedule based on what you're monitoring.
Document Changes
When you do your checks, take new photos from the same angles. Compare to your baseline. Note any differences, even small ones.
If a crack has widened, that's useful information. If a stain has grown, that suggests an active issue. If everything looks the same, that's actually the best news.
Keep a simple log with dates and observations. Nothing elaborate. Just enough to track patterns over time.
When Monitoring Becomes Action
Sometimes monitored conditions do progress to repair needs. Knowing when to escalate saves you from both overreacting and under-responding.
Call a specialist when cracks show visible growth, new movement, or displacement. When stains expand or darken. When moisture levels increase rather than staying stable. When aging components show performance problems, not just age.
The goal of monitoring is catching these transitions early. A crack that's grown a quarter-inch over two years can be addressed before it becomes a structural problem. A stain that's spreading can prompt leak investigation before drywall damage becomes extensive.
Related Terms
Satisfactory
Component is performing as intended with no concerns noted. Standard wear for age is acceptable and expected.
Repair
Component needs correction. Something is broken, malfunctioning, missing, or not performing properly. Action required.
Safety Concern
Condition poses potential danger to occupants. Immediate attention recommended. Often flagged for correction before occupancy.
Further Evaluation
Inspector found something beyond general inspection scope. Specialist review recommended to determine extent and appropriate response.