How to Read a Home Inspection Report

by Isaac Fairfield

How to Read a Home Inspection Report (and What Surprises Cost Most)

So you’ve found the perfect home, made an offer, and your inspection is complete — now what?
The next step is understanding that long, detailed inspection report sitting in your inbox.

For many buyers, this part can feel overwhelming. There are pages of notes, photos, and recommendations — but what does it really mean? Let’s break down how to read your home inspection report and how to make sense of what matters most.

1. Start with a Conversation, Not Just the Paperwork

Before you start worrying about every small item listed, schedule time to go through the report with your realtor.

Your agent can help you:

Prioritize what’s normal vs. what’s concerning
Understand which issues are easy fixes
Identify what might be worth negotiating with the seller

The goal isn’t to get lost in the details — it’s to understand how the findings affect your comfort level, your wallet, and your decision to move forward.

2. Understand the Report Layout

Most inspection reports are divided into sections like:

Roof & Exterior
Foundation & Structure
Plumbing & Electrical
HVAC Systems
Interior Components (walls, doors, insulation, etc.)

Start with the summary section — it highlights the major concerns or safety issues. From there, work through each area to get the full picture of the home’s condition.

Don’t be alarmed if the report feels long — even brand-new homes can have multiple pages of minor notes.

3. Pre-Inspection Reports: When Sellers Share Them Upfront

In many competitive markets across Washington, sellers will often provide a pre-inspection report before listing their home.

This allows potential buyers to:

See the home’s condition upfront
Make stronger, more informed offers
Skip doing their own inspection in certain situations

If you’re reviewing a seller-provided report, keep in mind:

It’s still valuable to go through it with your realtor to confirm what’s already been addressed.
You can often ask for receipts or documentation showing that specific repairs were completed.
If you want a second opinion, you can still hire your own inspector for a limited re-check of key areas.

Pre-inspections are great tools for transparency — but you and your agent should always read them carefully to make sure nothing important was overlooked.

4. Know What’s “Normal” vs. “Major”

Every inspection report includes a mix of cosmetic, maintenance, and serious issues. Your realtor and inspector can help you separate the small stuff from the big stuff.

Here’s a quick guide:

Normal wear & tear: Minor cracks in drywall, loose door handles, caulking, or small leaks.
Moderate repairs: Aging roof shingles, outdated electrical panels, or slow drains.
Major concerns: Foundation movement, structural damage, or active water intrusion.

(If you’re buying an older home, check out my blog “Buying a Fixer-Upper: Smart Move or Money Pit?” to learn what to expect from older properties.)

5. Focus on Health, Safety, and Big-Ticket Items

The most important parts of the report are anything related to safety or major systems. These can include:

Electrical hazards or faulty wiring
Foundation cracks or water damage
Roof leaks
Plumbing issues that could cause flooding
HVAC systems near the end of their lifespan

These are the items that can make or break a deal — or at least help you negotiate repairs or credits before closing.

6. Don’t Panic — Prioritize

It’s easy to feel nervous when you see a long list of findings, but remember: every home has issues.

The key is prioritization. Work with your agent to:

Identify dealbreakers.
Decide which repairs you can handle later.
Negotiate fairly with the seller where appropriate.

A great realtor will help you keep things in perspective and guide you toward a solution — not panic.

7. Plan for Maintenance and Future Costs

Your inspection report is more than a negotiation tool — it’s also your new homeowner to-do list.

Use it to plan for upcoming maintenance, like replacing a water heater in a few years or budgeting for roof repair down the road. This helps you protect your investment long-term.

Final Thoughts

Reading a home inspection report doesn’t have to be stressful. With the right approach — and a trusted realtor by your side — it becomes a valuable guide to understanding your future home.

Remember: the report’s job isn’t to scare you away, it’s to help you buy with confidence.