How to Read Your Home Inspection Report Like a Pro
By the FPI Team
Buying a home is one of the biggest financial decisions you’ll ever make—and the home inspection is one of the most important steps in that process. But once you’ve received your inspection report, what’s next? If you’re staring at pages of technical terms, digital photos, and highlighted notes wondering what it all really means, don’t worry—we’ve got you covered.
At Focused Property Inspections (FPI), we believe knowledge is power. Here’s how to break down your inspection report like a pro, so you can make confident, informed decisions.
Step 1: Start With the Summary Page
Most inspection reports begin with a summary section. This part highlights the most critical findings, often flagged with terms like “Major Defect,” “Safety Hazard,” or “Repair Recommended.” These aren’t just suggestions—they’re items that could affect the livability, safety, or value of the home.
📌 Pro Tip: Not every flagged item is a deal-breaker. Talk to your real estate agent about which issues warrant negotiation or repair requests. Learn more in this article from the American Society of Home Inspectors (ASHI): “Understanding Home Inspection Reports”.
Step 2: Know What Each Rating Means
Inspection reports typically use a rating system to categorize each item. Here’s a simplified version of what you might see:
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Satisfactory – Working as intended, no action needed.
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Marginal – Still functioning, but may need maintenance or monitoring.
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Deficient – Needs repair, replacement, or further evaluation.
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Not Inspected – Area was inaccessible or outside the scope of inspection.
Understanding this terminology is key. For example, “Marginal” doesn’t mean “bad”—it might just mean the HVAC filter is dirty. “Deficient” items, however, deserve closer attention.
For a full breakdown of common terms, check out this Glossary of Home Inspection Terms from InterNACHI.
Step 3: Pay Attention to the Major Systems
Your inspector will look at hundreds of components across multiple systems, but the big-ticket items often carry the most weight. These include:
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Roof – Look for notes on shingles, flashing, ventilation, or leaks. A roof nearing end-of-life can mean a $10,000+ replacement down the road.
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Foundation & Structure – Cracks, moisture intrusion, or uneven floors may signal deeper issues.
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HVAC System – Condition, age, and performance of your heating and cooling systems.
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Electrical – Outdated wiring, missing GFCIs, and overloaded panels are common.
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Plumbing – Leaks, pipe material, water pressure, and signs of corrosion.
If any of these systems are marked as “Deficient,” you may want to bring in a licensed contractor for a second opinion. Want a rough idea of costs? Try this Home Repair Cost Estimator from HomeAdvisor.
Step 4: Review the Photos
A picture is worth a thousand words, especially in a home inspection report. Photos help you visualize where the issue is and understand its scope. At FPI, we include detailed images for every flagged item, often with arrows or captions to explain what you’re seeing.
For example, rather than just saying “moisture intrusion at rear wall,” we’ll show you the water stain, the damaged siding, and even where it’s coming in. This visual evidence is invaluable during negotiations or when planning repairs.
Want to see what a professional report looks like? Check out this sample inspection report from Spectora.
Step 5: Don’t Panic—Prioritize
It’s normal for a home inspection report to include dozens of findings—even in newer homes. Don’t be alarmed. Your job is to prioritize.
Break it down into three buckets:
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Safety Issues – Faulty wiring, carbon monoxide concerns, loose stair railings.
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Major Repairs – Roof leaks, HVAC failure, drainage issues.
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Maintenance Items – Caulking, slow drains, cosmetic wear.
Talk through the findings with your inspector or agent. For deeper insight, see this guide from Zillow on what to expect after a home inspection.
Bonus: What’s Not in the Report?
It’s just as important to understand what your inspection doesn’t cover. Most inspections are visual and non-invasive. That means we don’t move furniture, open up walls, or inspect inaccessible spaces. Also, specialty inspections like septic systems, termite evaluations, or radon testing may be outside the standard scope—but we offer those services separately.
For a clearer picture of what’s typically excluded, read this overview by The Balance on home inspection limitations.
Final Thoughts
Your home inspection report is a tool—not a verdict. It’s designed to give you insight, not overwhelm you with fear. When you understand how to read the report, what matters most, and how to act on the findings, you’re in a better position to protect your investment.
At Focused Property Inspections, we don’t just hand over a PDF—we help you understand it. That’s the FPI difference.