How to Read Your Home Inspection Report

Every report has findings. That's the point.

There is no such thing as a home that inspects clean. A brand-new build will have a punch list; a 1960s Hialeah house will have thirty items. The length of the list tells you almost nothing. What matters is which findings are structural, safety-related, or expensive.

What the severity levels mean

• Safety hazard — fix before you move in. Missing GFCI protection, exposed wiring, no TPR discharge on the water heater, unsafe stairs.
• Major defect — significant cost or affects habitability. Roof at end of life, failing drain lines, structural movement, dead HVAC.
• Repair / maintenance — normal upkeep. Caulking, minor grading, hose bib drips, worn weatherstripping.
• Monitor — not a problem today, but watch it. A hairline stucco crack, an older but functioning water heater.
• Not inspected / limited access — we couldn't see it. Note these; they may deserve a follow-up.

The three questions to ask about every finding

• Is it a safety issue? Those get fixed regardless of who pays.
• What does it cost to fix? Get real numbers from a licensed contractor before negotiating, not internet guesses.
• Is it going to fail in the next two years? An 18-year-old roof isn't broken today, but it's your problem soon.

What to negotiate — and what not to

Ask for the big things: roof, structure, electrical hazards, plumbing failures, HVAC replacement. Don't paper a seller with a list of thirty caulking items; it costs you credibility on the items that actually matter.

In most South Florida deals, a repair credit at closing is cleaner than asking the seller to do the work. You control the contractor and the quality.

The limits of any inspection

A home inspection is a visual, non-invasive snapshot on one day. We don't open walls, dig up yards, or move stored belongings. Anything behind a locked door, buried in a slab, or hidden under a load of boxes isn't in the report — which is why sewer scopes, wind mitigation, and 4-point reports exist as separate services.

Call your inspector with questions. A good one will walk the report with you on the phone. We do.

Frequently asked questions

How many findings is too many?

Count isn't the measure. One failing roof matters more than thirty maintenance items. Sort by severity and cost, not by page count.

Can I use the report to renegotiate the price?

Yes, and it's routine in South Florida. Focus the request on major defects and safety items, supported by contractor estimates.

Can I call you with questions after the report?

Always. Call 786-426-4680 and we'll walk through any finding with you.