Is my home inspection report as bad as it looks?
The short answer
Most of it isn't as bad as it looks. An inspection report lists everything, from a loose outlet cover to a roof problem, and many items are small or normal for the age of the home. The key is sorting the list into what's serious, what needs a repair soon, and what can wait. Nurses call that triage.
Why are home inspection reports so long?
An inspector's job is to write down everything they see. A report with 30 or more pages and lots of photos is normal, even for a well kept house. A long report does not mean a bad house.
I was a nurse for 15 years. When a lot is happening at once, you don't treat everything the same. You find the most important problem first. I read inspection reports the same way.
How do I sort an inspection report?
I put every item into one of three groups.
1. Serious items
These can cost a lot or get worse fast. Get a licensed contractor to look at them and give you a price.
- Foundation or structural problems
- Roof damage or a roof at the end of its life
- Water getting into the house, or signs of past water damage
- Electrical problems the inspector calls a hazard
- A furnace, air conditioner, or water heater that isn't working
- Sewer line, septic, or well problems
2. Repairs to plan for
These need attention in the next year or two, but they aren't emergencies. Think gutters, caulking, a slow drain, grading that sends water toward the house, or an older water heater.
3. Normal wear
Cosmetic items, missing outlet covers, worn weather stripping, and notes that say "monitor." Every house has these, including new ones.
What inspection problems are a big deal?
The expensive ones are almost always about structure, water, roof, and the big systems: heating, cooling, electrical, plumbing, and sewer or septic. Paint, carpet, and a sticky door are cheap. A roof and a foundation are not. If you're not sure which group an item belongs in, ask your agent and get a quote.
I'm the buyer. What should I ask the seller to fix?
Focus on the serious items. You can ask the seller to repair them, give you a credit at closing, or lower the price. Asking for every small item on a long report can sour a good deal over things you could fix in an afternoon. What you can ask for depends on your contract and its deadlines, and I'll walk you through yours.
I'm the seller. What do I do with the buyer's inspection report?
Stay calm and read it with your agent. Get quotes for the serious items so you're working with real numbers. Then decide whether to repair, offer a credit, or hold firm. Some sellers get their own inspection before listing so there are fewer surprises later.
Is an inspection different for a home with land?
Often, yes. On acreage in Cole, Callaway, and Osage County, you may also want a well inspection, a septic inspection, and a look at outbuildings, fences, and any propane tank. These are often done by separate inspectors. Ask your lender if they require any of them.
Questions people ask me
Can a buyer back out after the home inspection?
Often, yes, if the contract has an inspection contingency and the buyer acts before its deadline. Your contract spells out the rules, and your agent can walk you through yours.
Does the seller have to fix everything on the inspection report?
No. Repairs are negotiated. The seller can agree to fix items, offer a credit, lower the price, or say no. Some loans do require certain repairs before closing.
Should I get a home inspection before I list my house?
It can help. A pre-listing inspection shows you problems early, so you can fix them or price for them before a buyer finds them.
How long does a home inspection take?
A few hours for most houses. Bigger homes, older homes, and homes with land and extra buildings take longer.
Kelly KleffnerI'm a REALTOR® with RE/MAX Jefferson City. I was a registered nurse for 15 years and I've run a wedding venue for 3. I help people buy and sell homes in Jefferson City, Holts Summit, Taos, and Cole, Callaway, and Osage County. Call or text me at 573-761-3422.