Published: August 25, 2025 | Closer Look Home Inspectors · InterNACHI Certified · Mankato, MN

Home Inspection Reports Explained: A Guide for Realtors and Buyers

By Closer Look Home Inspectors | Updated August 2025 | (507) 721-3820

A modern home inspection report is a comprehensive document, typically 30 to 60 pages with hundreds of photographs and detailed descriptions of every system and component evaluated. For buyers seeing their first inspection report, the volume of information can be overwhelming. For real estate agents, understanding how to guide clients through the report is an essential skill. This guide explains how our reports are structured and how to focus on what matters most.

How Our Reports Are Organized

Our inspection reports follow a systematic structure organized by home system:

• Exterior (site, grading, siding, trim, walks, drives)
• Roofing (covering, flashing, gutters, chimneys)
• Structure (foundation, framing, floor systems)
• Electrical (service, panel, branch circuits, GFCI/AFCI)
• Plumbing (supply, drainage, water heater, fixtures)
• HVAC (heating, cooling, distribution, ventilation)
• Interior (walls, ceilings, floors, stairs, railings)
• Insulation and Ventilation (attic, walls, crawl space)
• Built-in Appliances
• Garage

Each section contains individual findings rated by severity, with photographs showing exactly what was observed.

Understanding Severity Ratings

We categorize findings to help you prioritize:

Safety Hazards

Conditions that pose immediate risk to occupants. Examples include missing GFCI protection near water, carbon monoxide risks from combustion appliance issues, improperly wired electrical components, tripping hazards, and missing railings. Safety items should always be addressed regardless of negotiation strategy.

Major Defects

Significant conditions that affect the home's function, value, or habitability and typically require substantial investment to correct. Examples include active roof leaks, foundation wall movement, failing HVAC systems, active water intrusion, and major plumbing deficiencies. These are the items that warrant negotiation.

Repair Items

Conditions that need attention but are not emergencies. Examples include deteriorating caulking, minor wood rot, aging components with limited remaining life, and non-critical code improvements. These items help buyers plan their maintenance budget.

Maintenance Items

Normal homeowner maintenance needs. Examples include gutter cleaning, furnace filter replacement, and caulking renewal. These items are informational and should not be used for negotiation.

Informational/Monitor

Conditions to be aware of and watch over time. Examples include hairline foundation cracks, systems approaching end of expected life, and conditions that are typical for the home's age.

How to Read the Summary

Every report includes a summary section that extracts the most significant findings. Start here. The summary gives you a quick overview of the major issues before diving into details. However, do not rely solely on the summary; the detail sections contain context, photographs, and nuances that matter for decision-making.

Common Misunderstandings

• "The report found 50 problems; this house is terrible." Every home generates findings. A 1,500-square-foot home typically has 30 to 60 items noted. This is normal. Focus on severity, not quantity.
• "The inspector said the roof needs replacement." Read carefully. The inspector may have noted the roof is aging with limited remaining life, which is different from saying it needs immediate replacement. Context matters.
• "Everything the inspector found should be fixed by the seller." Maintenance items and cosmetic concerns are not negotiation items. Asking the seller to fix everything alienates them and suggests inexperience.
• "The inspector missed something; the home was supposed to be perfect." Inspections are visual, non-invasive evaluations performed on a single day. Conditions can develop after inspection or exist in inaccessible areas. The inspection is comprehensive but not exhaustive.

Using the Report Effectively

For buyers and agents, the most effective approach is to read the summary for an overview, then review the safety and major defect sections in detail, discuss the findings with your inspector if questions arise (we welcome calls), identify your negotiation priorities (usually 3 to 5 significant items), and use the maintenance and monitor sections for your first-year homeownership planning.

Questions about your inspection report? Call Closer Look Home Inspectors at (507) 721-3820. We are always available to explain our findings.