You just received your home inspection report. It is 40 or 50 pages long. There are photos, ratings, and a lot of words about things you have never thought about before. You may feel a little panicked.
Take a breath. Here is how to break it down so you know exactly what matters and what does not.
Step 1: Start with the Summary
Most inspection reports have a summary section at the front or back. This pulls out the most important items so you do not have to read every line. Your inspector should flag items in categories like Safety, Major Defect, and Maintenance Item. Start here.
Step 2: Understand the Rating System
Different inspectors use different labels, but here are the common ones. A Safety concern is something that could hurt someone if not fixed and gets attention first. A Major Defect is a condition that significantly affects the value or livability of the home, or one that needs expensive repairs. Examples include a failing roof, a bad electrical panel, or a wet crawlspace with wood rot. A Maintenance Item is something that needs upkeep but is not urgent, like caulking a tub or trimming shrubs away from the siding. Informational items are things worth knowing but do not require action right now.
Step 3: Do Not Count the Items
Buyers often make the mistake of counting up defect items and getting scared by the total. A report with 80 items is not necessarily worse than one with 30. An older home will always have more items. What matters is the category and the cost to fix each item, not the count.
Step 4: Focus on the Big Four
If anything in your report touches one of these four areas, pay close attention. Roof replacement costs $10,000 to $25,000 or more, so know the age and condition. Foundation or structure items should be evaluated by a structural engineer if there is any question. Electrical panel concerns like Federal Pacific are known safety hazards and should be replaced. Plumbing issues including galvanized pipes, failed water heaters, or active leaks are worth negotiating over.
Step 5: Understand What Is Normal
Every home, even new ones, will have a list of items. Older homes in Portland, Gresham, and the wider metro area often have original plumbing, older electrical systems, and some settlement. Items like a window that does not stay open are real, but they are very different from a furnace at the end of its useful life.
Step 6: Ask Your Inspector
Your inspector should be available after the report is delivered to answer questions. A Certified Master Inspector has the experience to help you understand what is a big deal and what is routine.
Step 7: Use the Report in Negotiations
Once you understand which items are significant, you can bring them to your real estate agent. In Oregon, homes are generally sold as-is, but major defects discovered during the inspection period give you options: ask for repairs, ask for a price reduction, or in some cases, walk away.
Ready to get your inspection done right? Schedule your Portland area home inspection today.