Your inspection report lays out the facts about a house, highlighting issues that need attention or might need attention soon. For buyers and sellers, a detailed report helps with real estate decisions and repair plans. Similarly, homeowners want to catch and address issues ASAP to avoid hazards or heftier-than-necessary repair bills.
Not every issue in a report is a deal-breaker or emergency, but having a clear picture of the home’s health is important—this post is here to give you an idea of what’s typical (and what’s not).
How a Home Inspection Report is Structured
An inspection report should give a complete, easy-to-understand overview of a house’s condition. It clearly documents what’s in good shape, what needs maintenance, and what may require repairs.
Buyers, sellers, and homeowners rely on them to make real estate decisions or renovation plans for a property. Most reports follow a consistent structure, breaking down findings into specific categories.
Typically, an effective inspection report will include:
- Basic details, like the inspection date, address, and weather conditions at the time of inspection
- A high-level summary of key inspection findings, highlighting major defects, safety concerns, and recommended repairs
- A room-by-room or system-based breakdown, covering:
- Structural Components – Foundation, walls, framing, and roof conditions
- Roof and Exterior – Shingles, gutters, siding, drainage, and porches
- Electrical, Plumbing, and HVAC – Outlets, breaker panels, pipes, water heaters, heating, and cooling systems
- Interior Features and Appliances – Walls, ceilings, floors, windows, doors, and built-in appliances
- Safety concerns and code violations, like visible fire hazards, exposed wiring, ventilation issues, or other risks
The report should clearly differentiate between minor maintenance, recommended repairs, and urgent concerns, often using photos and descriptions to explain why an issue matters and what action is needed.
Typical Defects and Problem Items
Many homes show at least a few of the common defects below. Some are minor maintenance concerns, but others can become safety risks or structural issues if unaddressed.
While these findings don’t necessarily mean a home is in poor condition, they do highlight areas that need attention. Many of them can be handled before an inspection to avoid red flags, making the process smoother.
1) Smoke and Carbon Monoxide Detectors: Missing or Not Working
- Smoke detectors should be installed inside and outside bedrooms and on every level of the home
- Mecklenburg County requires a carbon monoxide (CO) detector in homes
- Many reports flag missing or non-working alarms—an easy fix before inspection
2) Loose Toilets
- If a toilet shifts when light pressure is applied, it’s a common issue in reports
- Bolts may need tightening, or the wax seal may need replacement
- If movement continues, a plumber or handyman may be needed
3) Soil Too Close to Wood Siding
- Soil should be at least 6 inches below untreated wood to prevent moisture damage and wood-boring pests
- When soil is too high, inspectors flag it as a risk for wood rot and insect activity
- Excess soil should be carefully removed to keep water draining away from the foundation
4) Overgrown Shrubs, Climbing Vines, or Debris Near the Home
- Vegetation touching the home can trap moisture, attract pests, and damage siding
- Overgrown plants may block access to exterior walls, making inspection difficult
- Cutting back shrubs and removing vines can prevent issues and improve visibility
5) Clogged Gutters and Roof Debris
- Leaves, dirt, and debris block gutters, causing water overflow that can damage fascia, soffits, and the roof edge
- Gutters pulling away from the home can lead to foundation water intrusion
- Routine cleaning prevents water damage, mold growth, and expensive repairs
Overgrown vegetation touching the house and causing clogged gutters
6) Debris Under the Home
- Inspectors frequently find wood scraps or construction debris left under the home
- Organic debris attracts termites and wood-destroying organisms
- While checking, it’s smart to also look for plumbing leaks or disconnected heating ducts
7) Missing or Non-Compliant GFCI Outlets
- GFCI outlets have been required in wet areas since the late 1990s
- If missing from kitchens, bathrooms, garages, or exterior outlets, this will be flagged as a recommended upgrade
- GFCIs cost around $20 each and are a simple safety improvement
8) Excessive Storage Blocking Key Areas
- Too much storage in garages, basements, or utility areas can prevent inspectors from accessing walls, floors, or electrical panels
- Blocked areas often result in a re-inspection, which costs sellers extra money and delays the process
- Ensuring clear access helps the inspector provide a complete and accurate report
9) Utilities Turned Off During Inspection
- If water, gas, or electricity is off, inspectors cannot check major systems
- This often results in delays and additional inspection costs
- Ensuring all utilities are on avoids the need for a second visit
During and After Your Inspection
Inspectors follow a systematic process to evaluate major components and ensure everything is working as intended.
During an inspection, we’ll typically go through these motions to make sure you’ve got a clear plan of what needs to happen next. Inspectors don’t make repairs, but the findings are your compass for negotiating, repair budgeting, or maintenance.
- Check the foundation and structure for cracks, moisture damage, or settling issues
- Inspect the roof for missing shingles, leaks, or poor drainage
- Test electrical systems, ensuring outlets, breaker panels, and wiring meet safety standards
- Evaluate plumbing fixtures for leaks, water pressure issues, and drainage concerns
- Assess HVAC performance, checking for airflow restrictions and efficiency
- Look for safety hazards, including fire risks, mold, ventilation issues, and gas leaks
- Check insulation and ventilation, identifying energy efficiency or moisture concerns
- Document findings with photos and detailed notes, ensuring an actionable and clear report
- Review the report with your real estate agent to understand any major concerns
- Decide if there will need to be any repair requests or price adjustments
- Get estimates for necessary fixes to avoid unexpected costs after closing
- Address minor repairs that could make the home more appealing to buyers
- Be prepared for buyers to negotiate repairs or price reductions based on report findings
- Ensure the home is accessible for a smooth and complete inspection process
- Use the report as a maintenance guide to prevent small problems from becoming big ones
- Prioritize repairs based on the urgency and potential impact
- Plan for future upgrades that can improve home safety and efficiency
Other Recommended Maintenance
A house inspection report provides a useful snapshot of a home’s condition, but regular maintenance helps prevent many of the common issues inspectors find. Staying ahead of minor repairs can save money, reduce stress, and keep a home in better shape over time.
- Test smoke and carbon monoxide detectors regularly and replace batteries as needed
- Clean gutters twice a year to prevent clogs and water damage
- Trim back shrubs and vines to keep them from touching the home’s exterior
- Check under sinks and around the water heater for leaks
- Inspect the foundation for cracks and ensure proper drainage away from the home
- Verify GFCI outlets are installed and working in kitchens, bathrooms, and outdoor areas
- Keep storage areas accessible so critical systems like electrical panels are easily accessible
- Schedule annual HVAC servicing to keep heating and cooling systems running efficiently
When to Call a Professional
Not every issue in a house inspection report requires immediate action, but some findings should get the eyes of a specialist before they lead to bigger problems.
If an inspection uncovers significant damage, safety risks, or system failures, calling the right professional can prevent further deterioration and costly repairs.
- Major structural concerns – Large foundation cracks, sagging floors, or shifting walls
- Persistent roof leaks – Water stains on ceilings, missing shingles, or damaged flashing
- Electrical hazards – Exposed wiring, overloaded breaker panels, or frequent power issues
- Plumbing problems – Active leaks, poor drainage, or signs of hidden water damage
- HVAC system failures – Inconsistent heating or cooling, strange noises, or poor airflow
- Mold, moisture, or ventilation issues – Musty odors, visible mold growth, or excessive indoor humidity
- Signs of pest damage – Wood deterioration, droppings, or entry points in the structure
Conclusion
A house inspection report isn’t just for real estate transactions—it’s valuable for homeowners, buyers, and sellers at any stage. If you’re looking for a detailed assessment of your home’s condition, a professional inspector with clear, digestible reports will give you the confidence you need.
In Charlotte and surrounding areas, schedule an inspection today to stay ahead of these (and other) issues at home.
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