What are the essential insights for compliance and safety provided by inspection reports?

Ever walked through a home and thought, “This place looks perfect”? On the surface, it might. But what you don’t see could cost you thousands and put your safety at risk. That’s where inspection reports come in.

If you’re buying a home-especially your first-an inspection is one of the most important steps you’ll take. Think of it as your chance to check under the hood before signing a long-term commitment. Let’s break down what you need to know.

An inspection isn’t about nitpicking. It’s about protecting your investment and making sure you know what you’re buying.

Here’s what you get from a typical inspection:

• A review of visible and accessible systems: structure, roof, plumbing, HVAC, and electrical.

• A report on major deficiencies, unsafe systems, or components at the end of their service life.

• Insights that guide negotiation and long-term planning.

What you don’t get:

• A guarantee of code compliance. Inspectors don’t issue code violations-they flag problems as defects.

• Cost estimates for repairs. You’ll need contractors for that.

• Specialized checks for mold, radon, or pests-those require separate inspections.

Action Step: Always choose a qualified, licensed inspector. Look for certification from ASHI or InterNACHI and confirm they carry liability and errors-and-omissions insurance.

Some inspection findings go beyond “nice-to-fix.” They’re safety and financial deal-breakers.

• Cracks wider than ¼ inch or horizontal cracks in basement walls need a structural engineer. Repairs range from $5,000 to $40,000.

• Bowing or tilting walls suggest soil pressure problems.

• Poor drainage or wet basements can mean costly water damage or mold. Grading should slope 4-6 inches away from the foundation.

Electrical issues are a leading cause of house fires. Watch for:

• Outdated panels like Federal Pacific, Zinsco, or fuse boxes-replace them.

• Knob-and-tube or aluminum wiring, both unsafe for modern loads.

• Double-tapped breakers, open splices, or reversed polarity.

• Missing GFCIs in kitchens, bathrooms, or outdoor outlets.

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• Roof replacements run $5,000 to $12,000. Missing shingles or stains in the attic are warning signs.

• Galvanized pipes from pre-1950s homes corrode inside and may leak lead. Replacement is safer.

• Sewer line issues can cost up to $10,000. A sewer scan is worth the extra cost.

Your inspection may flag risks beyond structural damage. These affect your health and long-term costs.

• Radon: Leading cause of lung cancer after smoking. Fix if levels are 4 pCi/L or higher. Mitigation systems work and cost less than a roof repair.

• Mold: Signs of moisture beyond bathrooms and basements point to a larger water problem.

• Lead-Based Paint: Required disclosures for homes built before 1978. You get a 10-day inspection window.

• Asbestos: Found in old insulation, tiles, and shingles. Abatement can be expensive-budget for it if present.

Not every issue is about wear and tear. Unpermitted work is another red flag.

• Why it matters: It can affect insurance, future resale, or force you to spend on bringing the property up to code.

• Seller’s duty: In many states, sellers must disclose known defects. In California, failure to disclose can even open the door to lawsuits.

• Contract details: A “standard contract” may require sellers to resolve permit issues within a set limit. An “AS-IS” contract usually shifts all responsibility to you.

• Focus on safety and legal compliance, not cosmetic fixes.

• Ask for repairs, a price reduction, or closing credits.

• Be prepared to walk away if the seller refuses reasonable terms.

Tip: Talk to a property lawyer if you find unpermitted work or undisclosed hazards. Protecting your rights early saves major headaches later.

If you’re new to home buying, inspection reports may feel overwhelming. But they’re your best tool for making a smart decision.

Here’s how to approach them:

• Don’t panic over minor issues-every home has them.

• Zero in on red flags that impact safety, health, or big-ticket repairs.

• Use the report to guide negotiation. The inspection contingency is your chance to back out if needed.

Every inspection tells a story about the home you’re about to buy. Some chapters are about maintenance, others are about safety, and a few might reveal deal-breaking surprises.

The key is knowing how to read that story. If you’re serious about buying, especially your first home, think of the inspection report as your guide to asking the right questions and making informed choices.

So, when you look at an inspection report, what will you focus on-the small fixes, or the big signals that protect your investment and your future home?

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