The home inspection report is not the end of the process — it’s the beginning of your informed decision. A good inspector’s report gives you a detailed picture of the property’s condition. Knowing how to read it, what questions to ask the inspector to clarify, and how to use the findings in your purchase decision is how you actually benefit from having had the inspection.
“I always tell buyers: the report is not a list of things the seller has to fix. It’s information about the property that you use to decide whether to proceed, what to negotiate, and what you’ll need to budget for. The report gives you power if you know how to use it. If you read the summary, sign the waiver, and proceed — you’ve paid for information you didn’t use.”
— Colette Arseneau, certified home inspector and OAHI member with 21 years of experience in residential property inspection in the local area
Table of Contents
Questions to Ask the Inspector After Receiving the Report
Can you walk me through the most significant findings?
After receiving the report, schedule a brief call or walkthrough with the inspector to go over the most significant findings. Ask them to explain:
- What specifically was found
- Why it matters (safety concern, immediate repair needed, long-term maintenance item)
- How urgently it needs to be addressed
- What a qualified specialist should assess further
Understanding the findings from the inspector’s mouth is more useful than reading the report alone.
Which findings require immediate attention vs. long-term monitoring?
A professional report should categorize findings by urgency. If it doesn’t, ask the inspector to do so verbally. Common categories:
Safety concerns: Require addressing before or immediately after occupancy. Examples: active knob-and-tube wiring that is improperly modified, non-functioning CO detector, structural collapse risk.
Immediate repairs: Should be addressed in the near term. Examples: active water infiltration, failed heating system in winter, major roof leak.
Short-term repairs (within 1–3 years): Systems or components approaching end of life that need replacement soon. Examples: aging furnace that still functions, aging roof that has some years left.
Long-term maintenance items: Normal maintenance items that are part of home ownership. Examples: exterior caulking, minor efflorescence, aging paint.
Ask the inspector to classify the significant findings into these categories if the report doesn’t do so clearly.
Which findings require a specialist to assess, and which specialist?
For any finding the inspector was not able to fully assess — a furnace that needs a technician, a roof that showed signs of hidden damage, any indication of potential asbestos, signs of past pest activity — ask specifically which specialist should assess it and what question that specialist should answer.
Common specialists and what they assess:
– Structural engineer (P.Eng.): Foundation concerns, structural movement, beam or post concerns
– Electrician (master): Knob-and-tube wiring, panel capacity, specific electrical concerns
– HVAC technician: Furnace heat exchanger, system condition and remaining life
– WETT inspector: Chimney liner condition, fireplace safety
– Plumber: Plumbing material assessment, sewer scope
– Septic inspector: Septic system condition (separate from home inspection)
– Environmental consultant: Asbestos testing, lead paint testing, mold assessment
– Radon testing: Can be done by a certified radon measurement professional or by the homeowner with a long-term test kit
Are the issues identified covered by existing conditions in my purchase agreement?
Ask your real estate agent or lawyer — not the inspector — how the inspection findings affect your legal position under the purchase agreement. In many regions, most purchase agreements include a home inspection condition that allows a buyer to renegotiate or walk away based on inspection findings. The inspector’s job is to identify conditions; your agent and lawyer advise on how to act on them.
Understanding the Report
What do the severity classifications mean?
Different inspection reports use different classification systems. Ask the inspector to explain theirs. Common terminology:
Safety hazard / Major defect: Conditions that are dangerous, affect the structural integrity of the home, or require immediate professional attention. These are the findings most relevant to renegotiation or withdrawal.
Significant defect / Repair recommended: Conditions that are not immediately dangerous but represent meaningful repair costs or near-term replacement needs.
Maintenance item / Monitor: Normal aging, minor wear, or items that should be monitored over time. Not grounds for alarm or renegotiation in most cases.
Further evaluation recommended: The inspector observed something they cannot fully assess and recommends a specialist. This is not necessarily alarming — it’s responsible professional practice.
What does “at end of useful life” mean for different systems?
The inspector will often note systems that are at or near the end of their expected service life. Ask specifically what this means in practical terms:
- Water heater “at end of useful life” (12–15 years old): Budget for replacement in the near term, likely 0–3 years
- Furnace “near end of useful life” (20–25 years old): Budget for replacement, likely 1–5 years
- Roof “approaching end of useful life” (20–25 years for asphalt shingles): Budget for replacement, likely 1–8 years depending on the observed condition
These are not emergencies — they’re budget items to plan for.
Using the Report in Negotiations
Which findings are typically negotiated and which aren’t?
Typically negotiated:
– Major safety issues (active knob-and-tube with improper modifications, failed heat exchanger)
– Active water infiltration requiring immediate significant repair
– Structural concerns requiring engineering assessment
– Significant systems at immediate end of life (failed furnace)
Typically not negotiated (but useful for budgeting):
– Normal age-related wear consistent with the listing price
– Routine maintenance items
– Systems at or approaching end of life that are functioning
Ask your real estate agent — not the inspector — what is typically negotiated in your market.
Related Questions
- Questions to Ask a Home Inspector Before You Hire One
- What Are the Biggest Red Flags in a Home Inspection Report?
- Do I Need Additional Specialist Inspections When Buying a Home?
- What to Do If a Home Inspector Missed Something Important
Have a question we didn’t cover? Submit it below.