How to Read an Inspection Report
What’s in an inspection report?
Our home inspection report is a narrative type report and consists three parts:
a description of a condition of concern;
a sentence or paragraph describing how serious the condition is , and possible ramification of the issue
a recommendation. Recommendations may be for specific actions to be taken, or for further evaluation by a qualified professional in the specific field
Your report should be stacked with everything you’d ever want to know about your home’s major systems. A home inspection report can range from 50-200-ish pages and should cover both the interior and exterior of your home.
Here is what every home inspection report should cover:
Structural components that include foundation and framing
Exterior features that include decks, porches, siding, walkways, and driveways
Roofing components
Plumbing and drains
Functionality and status of electrical systems and equipment
Functionality of fire alarms, carbon monoxide alarms.
Condition of stairs and railings
Leaks or drainage issues tied to septic tanks
Chimneys
Fences
Attic insulation and ventilation
Appliances
HVAC system
Basement foundation (visible only)
Basement leaking issues (visible only)
Garage foundation and structure (visible only)
Household insulation and ventilation
While the most websites recommend you test for radon before you buy a home, not all home inspectors include it because the test is only valid in that test window they are allowed in the home. Depending on the outside weather conditions and/or the season a Radon test completed in a 3 hour window - IS NOT representative of a proper radon test. The best is to hire a long term - multiple month radon test to be left in the home you purchase to get a clear picture of radon gas. IF you have any hesitations or health issues that might require a full Radon test to be completed there are testing companies that claim they can provide estimates within 24-48 hours. Your health comes first, and a proper - lengthy inspection might need to be worked into your purchase offer with your realtor. Your realtor is able to provide you with advice in these particular circumstances.
What do with a home inspection report
Use your inspection report to make a budget for your home purchase and a plan for when you move in.
Inspectors should do more than point out flaws with home structures and systems. An Ionsight home inspection should be a road map for you when you move in so you know exactly what to do first in order of importance.
Part of your homebuying budget should include planned maintenance and repairs. If you know that an expensive repair is on the horizon after you move in, you’ll be able to build that into your mortgage. For instance HVAC, Insulation and Roofing is typically recommended first (if needed) so that you can enjoy the use and comfort of these items when they are new. Many home owners disregard recommendations as optional, then have compounded issues later! This helps you to know the true cost of buying a home based on its current state.
Hold on to your report and use it as a checklist for maintenance and repairs as you settle into your new home.
What you won’t find in an inspection report
Home inspections don’t cover areas that are unsafe or hard for an inspector to get to without causing damage. That means that home inspectors don’t touch wells or septic systems. It’s too difficult for an inspector to see these elements up close without the risk of damaging a property that still belongs to the seller.
That doesn’t mean that buyers can’t insist on special inspections from qualified contractors. In some cases, we may even recommend a carpenter, plumber, or other specialist take a look if they think you should get a second opinion.
Here’s a look at what else you can expect to be absent from your inspection report:
Asbestos (will not test for, but will recommend for further testing)
Venting for household appliances (we will check that venting is in place, but not CFM)
Lead paint (will not test for, but will recommend for further testing)
Mold (will not test for, but will recommend for further testing)
Finally, buyers shouldn’t look for any kind of recommendation about whether to buy a home based on an inspection. AS Home inspectors we aren’t there to tell you if a home is a good deal - thats your realtors specialty. We provide the hard facts about what’s going on in a home to allow you the buyer to make an informed decision.
Your home inspection should turn up the larger issues you’ll want to have a professional repair but, luckily, most of what an inspection finds are small fixes you can do yourself... and the best part, is we provide you a list.
Red flags to watch out for in a home inspection
There are five big red flags for buyers to watch out for in a home inspection. These big-ticket finds outline structural issues that could even make the home unsafe to live in. In fact, some issues that are caught on an inspection might make it impossible to get your home insured or financed. Here’s what to look for in your report’s “red flag” sections.
Foundation issues
Leaks near a home’s foundation can weaken the entire structure of a home. If cracks are visible in the foundation, there’s a good chance that a costly repair is in the future. Some other signs of a foundation issue include sticking doors and windows, cracks above doorways, sloping floors, and L-shaped cracks on a home’s exterior. If we uncover some structural issues on your hands, hire a structural engineer specialist to take a look.
Roofing issues
It’s not just that roofing repairs or replacements can be expensive. The problem is that a roof issue could actually be a clue for deeper structural damage that is hiding under the roof. Signs of moisture issues on the roof could mean that rot and mold are lurking. We do enter the attic spaces where we have access, but once signs begin to appear, they might uncover deeper issues.
HVAC issues
While a failing HVAC system doesn’t necessarily make a home a risky investment, it’s still important for a buyer to be able to predict the cost. Issues with chimney flues, malfunctioning temperature controls, or blocked chimneys are an opportunity to negotiate with the seller and should be further inspected with a specialist. Remember that an HVAC redo for furnace and ac might cost upwards of $7000 in Alberta, and should be considered as part of your total purchase price. Again, maybe not a deal breaker, but you need to know this.
Electrical issues
Electrical work that not completed by a professional but by a weekend warrior can be very dangerous. Most inspections uncover outdated electrical panels, old fuse boxes, improperly grounded outlets, and faulty wiring. Homes built during the 1960s and 1970s, may also use aluminum wiring that increases fire risks. Tell our inspectors if you are considering or have an electric vehicle, so we can begin the process of checking for electrical load- this would have to be confirmed by a master electrician. A panel upgrade in Alberta is upward of $4000.
Plumbing issues
Plumbing systems can be costly to fix if they go unchecked long enough to cause leaks. It’s time to do a deeper dive if an inspection report details leaks, excessive moisture, improper piping, or stains on walls or ceilings.
Things you can ignore
Generally, buyers are willing to overlook cosmetic issues if they’re planning to remodel or make extensive upgrades once they move in. Things like out-of-date appliances are superficial details that don’t impact a home’s integrity. Looking for 'good bones' is the main part of an inspection, the cosmetics are just smaller cost items to be aware of, but not to scare you. Some of the common issues found on most home inspection reports are:
loose roof nails
ripped window screens
outdated bathroom exhaust fans
dead smoke detectors
outdated caulking
Ground Fault Circuit Interrupter outlets for kitchens and bathrooms that aren’t up to code.
The good news is that buyers can sigh in relief over these points because they’re small projects.
What to know about your inspection report
Start with a deep breath. Almost all inspection reports Ionsight inspectors write have some bad news. You can decide if the rest of the report is worth going through after you read the summary. Your real estate agent will be a helpful resource for making sense of what the findings mean for your purchase and real estate contingencies.
How to analyze a home inspection report for negotiations
Once the inspection is complete, the you will receive the report and determine your next move. Depending on what the home inspector reported, you could drop out of the sale completely, reconsider their initial offer, request repairs or repair credits or (in rare cases) move forward without any action.
Unfortunately, unless you pay for a pre-inspection, the buyer is the only one who receives a copy of the home inspection report. However, since the buyer will use statements in the report as leverage for negotiations, they’ll often provide a copy of the section to support their requests.
A homeowner can request a copy of the home inspection report, but it’s up to the buyer (who hired and made the contract with our company) to decide whether or not they want to give it to you. Ionsight Home Inspections or any of our inspectors will NEVER give forward your inspection to anyone, except to you - OUR CLIENT. After all, you did pay for it.
Be ready for negotiations
It’s virtually impossible for a home inspection report to come back clear of issues. Expect there to be at least some defects listed, some that matter and others that are more or less inconsequential. Let's be honest here... you shouldn't be negotiating for a whole new paint job, because you don't like the colour. To get through these negotiations successfully and with your pride, dignity, and profit intact, work with a real estate agent who is an experienced negotiator and has a prepared strategy for post-inspection setbacks. They do home negotiations for a living... and you are paying them to facilitate this transaction... trust their advice!
Be present for the inspection
Anyone is allowed to be present for the inspection from the buyers side. Your realtor will most likely be present in the house working on their laptop or files. WE ALWAYS recommend the client go to the inspection. It’s your chance to ask questions and get details on whether issues are severe or minor. However, keep in mind the number of people you bring. It should be you, plus whomever you are purchasing the home with. In rare occasions we have had 'uncles and aunts' attend an inspection to give an 'extra eye' and from what we would have considered a low issue home, the clients were convinced by their 'special advisors' the colour of paint in the home was too much and walked away from the home. Now, it is your right as a client to make the decisions. But please take into account our fact finding report results as well in your decisions. IONSIGHT inspectors are hired, paid for and contracted by you... WE WORK FOR YOU... not for the seller or the realtor. We will not hide any information from you.
Get estimates from trusted professionals
Ionsight corporation and our inspectors CANNOT legally offer to make any repairs to your property for one year post inspection. Our company policy is in fact that we are not in the repair business, other wise we would have called the company Ionsight Repairs. We provide professional inspection services. Before you ask for repair credits from the seller or take on a repair project, get a free estimate from a trusted professional. Dr. Walt recalls a sale he worked on where he noticed an issue with the electrical panel. “I had recommended an electrician go out there and look at it - I had stated this in the report that it appeared the panel was too small for the service requested of it". The clients had an 'uncle' who had owned many homes at the inspection. They also discussed the report together after and the 'uncle' with no electrical training or certifications had recommended to the clients that there is 'loads of room' for both a hot tub and an extra garage oven, fridge in basement and garage 2 freezers. Sadly, this advice didn't come from a trusted professional in the industry and most importantly, didn't come with any 'warranty' of work or recommendation. The couple was advised to upgrade to a new panel that cost them $6000 months after they moved in. If they had the facts during the purchase price they could have put that $6000 on their mortgage, rather than on high credit cards interest rates. ALSO remember that trade pricing and repairs fluctuate... and normally fluctuates upwards with prices increasing each year. Don't risk the unknown, get an inspection report and get a professional quote that is valid for a certain period.
What’s in a home inspection report and what you should pay attention to:
Key Takeaways:
Home inspection reports cover all major systems in a home
A report should evaluate the roof, foundation, plumbing, electrical, and HVAC
Driveways, sidewalks, porches, decks, appliances, siding, and chimneys are also covered
Home inspectors won’t inspect areas they can’t access without altering a home
Radon inspections are Never conducted in a 3 hour home inspection because they take months!
When you buy a home, you want to be confident that you won’t find expensive or even dangerous issues with it later on. The inspection report is how you know what you’re getting when you agree to buy a home.
Besides providing an overall impression on the condition of a home, an inspection report details damage and expensive repairs in the electrical system, roof, foundation, and more.
While most sellers would rather choose a home offer that doesn’t require a home inspection, you should do what you can to find out what you’re buying.
A Simple Summary in Three Parts in EVERY REPORT
Maintenance Items - these are typically items you should look into fixing after you have moved in. Do keep in mind a running total for these items such as a running toilet, new filters as they can add up.
Recommendations - These are items we think are more urgent. These items might lead to more serious issues down the road, and be sure to read each of these as these will add up more quickly than maintenance items.
Safety Hazards - These are items we recommend and urge you to look at fixing/ replacing either prior to final purchase (a potential to build these items into the purchase price) or know that an immediate resolution is recommended as hazard items can lead to devastating consequences.
That being said - this 'SUMMARY' doesn't mean the house is good or bad, or if its a 'good or bad deal'... we simply share the facts of the inspection, based on the conditions present on the day and time of the inspection.
