For Buyers: How to Read Your Home Inspection Report (Without Panicking)
The inspection report lands in your inbox, and it's 40-plus pages of photos, notes and red text. Take a breath. A long report is normal, even for a home in good shape. An inspector's job is to write down everything they see. No home passes or fails. Here's how to read the report and decide what really matters.
Start with the summary
Most reports open with a summary of the main findings. Read that first, then use the full report to look up the details, photos and locations for each item.
Sort every item into one of three buckets
1. Major issues and health concerns. These are the items that can affect the home's structure, its systems or your health. Look for signs of water getting into the basement or through the roof, foundation movement, electrical hazards, furnace venting problems, and anything to do with carbon monoxide. These items deserve the most attention and are usually where negotiation happens.
2. Things to budget for. Inspectors often note systems near the end of their typical life: an older roof, water heater, furnace or air conditioner. They aren't broken, but you'll want to plan for replacing them. Ask about their age, and check the seller's disclosure and any service records.
3. Routine maintenance and small fixes. Missing caulk, a loose handrail, a gutter that needs an extension, a dripping faucet. Every home has a list like this, including brand-new ones. These are usually not worth negotiating over.
Words to watch for
- "Recommend further evaluation" means the inspector saw something outside their scope. Have a licensed contractor (roofer, electrician, plumber, HVAC technician or structural engineer) look at it, ideally within your inspection period.
- "Monitor" means it isn't a problem today, but you should keep an eye on it.
- "Hazard" or "immediate attention" means get it fixed soon, whoever ends up doing the work.
In a Minnesota home, look closely at
- The basement and grading. Look for signs of moisture, staining or efflorescence, and check that the ground and downspouts send water away from the house.
- The attic. Insulation and ventilation affect heating costs and help prevent ice dams.
- The heating system. It works hard here. Look at its age, service history and venting.
- The sewer line. For older homes or homes with large trees, a sewer camera scope is often worth adding.
What to do next
Sit down with your agent and go through your bucket-one items. Depending on your purchase agreement, you can ask the seller to make repairs, ask for a credit or a price adjustment, accept the home as it is, or cancel within the inspection deadline. Focus on what really matters. A short list of real issues usually gets a better response than a long list of small ones.
Want help making sense of an inspection report, or planning your next move? Call or text the Reinalda Lancaster Real Estate Group at 507-951-7316. We read a lot of these and are glad to walk through yours with you.