Most home inspection reports are long, and every house, even a new one, has a list of findings. The skill is sorting them: a few items affect safety or cost serious money, many are routine maintenance, and some simply need a closer look by a specialist. This guide shows how to read the report so you focus on what matters.
How a report is usually organized
Most reports follow the same pattern:
- Summary: the main findings in one place. Useful, but never read only this.
- Scope and limitations: what was inspected, what wasn't, and why.
- System sections: exterior, roof, structure, attic, heating and cooling, plumbing, electrical, interior and so on.
- Photographs: each with a caption and a location.
Read the limitations section early. If the roof wasn't walked because of snow, or the crawl space wasn't entered, those are gaps in what you know.
Sort every finding into four groups
| Group | What it means | Examples |
|---|---|---|
| Safety | Could injure someone or start a fire | Missing CO alarm, exposed wiring, loose railing, backdrafting gas appliance |
| Major repair | Expensive to fix, or causing ongoing damage | Active roof leak, failing foundation drainage, furnace at end of life |
| Further evaluation | The inspector saw a sign but can't confirm the cause | Crack pattern suggesting movement, staining of unknown origin |
| Maintenance | Normal upkeep for any home | Caulking, filter changes, clearing gutters, minor grading |
Safety items and major repairs drive your decisions and negotiations. Further evaluation items are uncertainty, and you should resolve them before your condition deadline if they could be large. Maintenance items are useful for your to-do list but rarely a reason to renegotiate.
Understanding inspection language
Inspectors choose words carefully. A few common phrases:
- "Recommend evaluation by a licensed ..." means the inspector saw something beyond the scope of a visual inspection. Take it seriously and get that evaluation.
- "Near the end of its typical service life" means the item still works but you should budget for replacement.
- "Monitor" means the issue isn't urgent now, but you should watch for change: a crack getting wider, a stain growing.
- "Not accessible" or "not inspected" means it is unknown, not that it is fine.
- "Evidence of past moisture" means something got wet. The question is whether it is still happening.
Reading the main systems
Roof and attic
Look for remaining life, active leaks and attic moisture. Frost or mould on the underside of the roof deck often points to warm, moist air leaking into the attic or poor ventilation. See attic ventilation and insulation basics.
Foundation and basement
Small vertical shrinkage cracks are common. Pay attention to wide, stepped or horizontal cracks, walls that bow, and signs of ongoing water entry. Grading and downspouts are often the cheapest fix.
Heating, plumbing and electrical
Note the age of the furnace, water heater and electrical panel. Older wiring types, undersized panels and certain pipe materials can affect insurance as well as safety. Our guides to plumbing red flags and knob-and-tube and aluminum wiring explain what those findings mean.
Don't let volume scare you. A thorough inspector will record dozens of small items. A report with many maintenance items and no major ones describes a house in reasonable shape. A short report on an old house may mean less was looked at.
Turning the report into decisions
- List the safety items and major repairs on one page.
- Get quotes from qualified trades for anything expensive or uncertain.
- Decide which items to ask the seller to fix, credit or reflect in price, and which you will handle yourself.
- Ask the inspector about any finding you don't understand.
- After closing, use the maintenance items as your first-year plan.
Repairs done by the seller should be done by qualified trades, with permits where required, and with receipts you can keep.
How ehZee can help
With our home inspections you hear the main findings in person before we leave, so the written report, which follows within two days, holds no surprises. If something in it is unclear, call us at 1-833-888-0091 or email contact@ehzee.ca.
Common questions
Why does the report recommend so many specialists?
A home inspection is a general visual review. When a finding needs testing, opening up or licensed work to confirm, the inspector refers it to the right trade. That protects you from guesses about hidden conditions.
Can I share the report with the seller?
That is up to you and your agent. Many buyers share the relevant pages to support a repair request or price adjustment.
Does the report guarantee there are no other problems?
No. It describes the visible condition on the day of the inspection. It is not a warranty or an insurance policy.