What Your Report Looks Like
Every finding is rated, priced, and paired with what to say to your agent. Below are a few sample items from a real-world scenario — a 1970s single-family home with the kind of mixed findings most buyers actually see.
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Analysis Summary
An older home in mostly fair shape, with a few items that should shape your offer and a handful of routine maintenance flags. Two items rise to negotiation priority; the rest are normal for a home this age.
Sample Findings
Every finding is sorted into one of four buckets so you know what to do with it. Negotiate the first two, understand the third, skim the fourth.
Ask the seller to repair
1Safety, insurability, or lender-blocking items a seller should fix before close.
Federal Pacific Stab-Lok panel present
“Main electrical service panel is a Federal Pacific Stab-Lok. These panels have a documented history of failing to trip under overload and are widely recommended for replacement.”
— Inspector’s Report, pp. 14, 15
Recommendation
Replace the panel with a modern breaker panel of equivalent amperage. This is not a repair — it is a known safety defect, and most insurers will flag it.
Negotiation Tip
This is a defensible credit request at full replacement cost. Ask the seller for a credit or a replacement completed before closing by a licensed electrician.
Questions to Ask
- Has the seller had any insurance claims denied or premiums affected due to the panel?
- Can you get quotes from two licensed electricians before we settle on a credit amount?
Ask the seller for a credit
2Deferred maintenance or aging systems — ask for money so you control the work.
Asphalt shingles near end of service life
“Roof covering is 3-tab asphalt shingles showing granular loss, minor curling at south-facing edges, and exposed nail heads at ridge. Estimated remaining life: 2–5 years.”
— Inspector’s Report, p. 7
Recommendation
Plan for a full re-roof within the next few years. Short-term, have a roofer seal exposed fasteners and inspect flashing at penetrations.
Negotiation Tip
A full replacement credit is unlikely on a roof with remaining life, but a partial credit (25–40% of replacement cost) or a seller-paid roof inspection is a reasonable ask.
Questions to Ask
- When was the roof last replaced, and are there any warranty documents?
- Has the attic shown any signs of moisture or staining at the deck?
Original furnace, 22 years old
“Natural gas forced-air furnace, manufacture date 2003. Unit is operating at time of inspection. Typical service life for this equipment is 15–20 years.”
— Inspector’s Report, p. 22
Recommendation
Budget for replacement within 1–3 years. Have an HVAC technician perform a combustion safety check and heat exchanger inspection before closing.
Negotiation Tip
Ask for a home warranty covering HVAC for the first year, or a credit toward replacement. A full-price credit is a stretch on equipment still running.
Questions to Ask
- Is there a service history or maintenance contract you can share?
- Has the heat exchanger been inspected recently?
Know this about the home
2Real concerns worth understanding, but not items the seller will realistically fix.
Galvanized supply lines in basement
“Portions of the domestic water supply piping are galvanized steel. Observed minor corrosion at visible joints. Flow appeared adequate at fixtures tested.”
— Inspector’s Report, pp. 31, 32
Recommendation
Plan for gradual replacement with copper or PEX as walls are opened during future remodels. Monitor for reduced pressure at upper-floor fixtures.
Negotiation Tip
Usually absorbed as a 'known condition' on older homes. Not a strong leverage item unless paired with evidence of pinhole leaks or low pressure.
Questions to Ask
- Have you experienced any pressure drops or discolored water?
- Is there any record of partial plumbing updates?
Stair railing baluster spacing is wider than current code allows
“Stairway balusters spaced approximately 5.5 inches on center. Current IRC requires 4-inch maximum to prevent a child's head from passing through. Home predates this code requirement.”
— Inspector’s Report, p. 18
Recommendation
This railing was compliant with the code in effect when the home was built, so the seller is not obligated to update it. Modern code tightened baluster spacing to 4 inches specifically to prevent small children from getting a head stuck between balusters. If young children will live in or regularly visit the home, a licensed carpenter can retrofit additional balusters or install a clear mesh guard for a few hundred dollars. Your agent can confirm this is a common grandfathered condition for homes of this era.
Questions to Ask
- Will young children live in or regularly visit the home?
Routine maintenance
1Minor items to absorb post-close. Listed for completeness; not worth negotiating.
General Maintenance & Cosmetic (combined)
“Multiple minor items noted throughout the report: caulk separation at primary bathroom tub; loose outlet cover plate in guest bedroom; hairline settlement crack in garage slab; loose cabinet hinge in kitchen; missing weatherstripping at rear door; dripping handle on laundry sink.”
— Inspector’s Report, pp. 29, 31, 33, 37, 41, 44
Recommendation
Bundle these together for a single handyman visit post-close. A half-day of a licensed handyman ($150 minimum visit plus $85–$125/hr) covers all of them. These are not individually worth tracking — they are the normal cost of owning a home this age.
Plus, on every real report
- Top Risks to the Buyer — the handful of items most likely to affect you in the first 1–5 years, with timeframes.
- Negotiation Priorities — a ranked list your agent can walk into the conversation with.
- Reviewer’s Gut Check— a plain-English read on whether the report tells a “normal for the age” story or a “be careful” one.
- Deal-Breaker Flag— we’ll call it out clearly if there’s something worth walking away from.
- Downloadable PDF — shareable with your agent, lender, or contractor.
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