Your home inspection report, and what to fix first

A home inspection describes the physical condition of the house and its systems. It also points to the parts that may need major repair or replacement. It doesn't pass or fail a house, set its value or check it against the local building code. The report usually arrives within a day or two, with photos, and it's long.

What the report covers

A standard report covers the heating system and the central air conditioning, when the weather allows it to be tested. It also covers the plumbing and the electrical system, the roof, the attic and the visible insulation. Then it moves to the walls, ceilings, floors, windows and doors, and the foundation, basement and structure. Where something couldn't be reached, such as a locked room, a steep roof or a crawl space blocked by belongings, the report says so.

Sorting the findings

Go through the report section by section with three highlighters, or three columns in a list.

• Safety concerns. Anything that could hurt someone, such as exposed wiring, a gas appliance venting badly or a missing handrail. These go to the top.
• Major repairs or replacements. The parts the inspector flags as near the end of their life or failing, such as an old roof or a water heater. Each needs a quote and a date.
• Routine upkeep. The small items, such as caulking, a loose gutter or a dirty filter. These go on the maintenance calendar.

Any area the report couldn't inspect gets its own line, with a specialist to call.

An annotated example

What to do next

Go to the inspection if you can, so you see the findings and ask about them as they come up. Then make the three lists from the report. Book the safety items first, get quotes for the major repairs, and put the routine items on your maintenance calendar with a month beside each. Keep the report with the house records.