Articles and Advice
What to Look for in a Home Inspection Report
You've made an offer, it's been accepted, and now comes one of the most essential steps in the buying process: the home inspection. The report that follows can run anywhere from 20 to 100 pages. That's a lot of information. Knowing how to read it makes all the difference.
Not All Issues Are Created Equal
The first thing to understand is that every home inspection report will contain findings. Even a well-maintained, move-in-ready property has minor items worth noting. The goal isn't a perfect report. It's about understanding which findings are most important.
Inspectors flag items in categories ranging from safety concerns to deferred maintenance. Pay closest attention to anything touching structural integrity, the roof, the electrical system, plumbing, and heating and cooling systems. These are the systems that cost the most to repair and can affect insurability, mortgage financing, in some cases, and your future repair costs.
The Big Ticket Items
Foundation cracks, settling, and signs of water intrusion all deserve immediate follow-up with a qualified contractor, engineer, or other appropriate specialist. A general inspector will identify the concern, but a structural engineer can tell you what you're dealing with. In regions with significant freeze-thaw cycles, foundation movement warrants further evaluation even when the initial finding appears minor.
Roof condition matters just as much. An inspector will note the approximate age of the roof, visible wear, and any damaged or missing shingles. Snow load and ice damming are additional considerations in colder climates. If the report flags potential issues, ask for a dedicated roofing inspection before closing.
Electrical panels are another area where findings can carry real weight. Older panels with double-tapped breakers or aluminum wiring in certain configurations may require upgrades. Those costs add up.
What Tends to Get Overlooked
Buyers often fixate on cosmetic issues visible during the showing: paint colours, outdated fixtures, and worn carpet. The inspection report shifts the focus to what's behind the walls and under the floors: signs of pest activity, moisture issues in crawl spaces or basements, and hidden water damage. These are the kinds of items that can become expensive problems if they go unaddressed.
The heating system's age and condition are worth tracking. A system that's functioning but nearing the end of its expected lifespan isn't a dealbreaker, but it does factor into your planning.
Using the Report in Your Conditions
If you've included a home inspection condition in your offer, the report helps determine your next steps. Once you've reviewed it with your agent, you can decide which items you want to request repairs for, which findings may justify seeking a price adjustment, and which you're prepared to accept as-is. Not every finding warrants action. Focus your requests on safety issues and major systems, and you're likely to have a more productive conversation with the seller.
A Few Practical Tips
- Read the full report, not just the summary page. The summary highlights major concerns, but the details matter too.
- Ask your inspector to walk you through the findings in person or by phone. Written reports don't always capture nuance the way a conversation can.
- Get repair estimates before you decide how to proceed. When you know the actual cost of any issues, you get a much clearer picture than the findings alone give you.
- Your lawyer or notary will also review any agreed-upon conditions before closing. Keep them in the loop about any significant findings.
The inspection report is one of the best tools you have as a buyer. Take the time to understand it, and don't hesitate to ask questions until you do.
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