Understanding Your Home Inspection Report
- Erik Hodge
- Jan 9
- 7 min read
Updated: 28 minutes ago
A Home Buyer's Guide from HHI Home Inspections
Your Inspection Report Just Arrived. Now What?
Whether you're buying in Rochester Hills, Troy, Sterling Heights, Livonia, or Flint, a home inspection is a smart step in your home buyer journey. And once your receive your report you'll notice a few things.
It's thorough. It's comprehensive. And it might feel overwhelming.
Here's how to read it, understand it, and actually use it to make smart decisions.
What You're Actually Looking At
Your HHI inspection report complies with the Standards of Practice of the International Association of Home Inspectors. This is a visual, non-invasive, snapshot-in-time inspection of readily accessible systems and components.
Important to understand:
I inspect what I can see and access at the time of inspection
Some areas aren't visible (inside walls, under slabs, behind stored items)
I identify material defects - issues that could significantly impact value, aren't working properly, or pose unreasonable risk
I'm a generalist who identifies issues rather than diagnosing specific causes or repair methods
This means: The report shows you what I observed on inspection day. I can't predict future conditions or see into concealed spaces.
How Your Report Is Organized
Your report follows a standardized format covering every major system:
The Main Sections:
Inspection Details - Who was present, weather conditions, home style
Roof - Covering, drainage, flashing, penetrations
Exterior - Siding, doors, walkways, decks, porches
Basement, Foundation, Crawlspace & Structure
Doors, Windows & Interior - Throughout the home
Heating - Furnace and distribution system
Cooling - Air conditioning equipment
Plumbing - Supply, drainage, water heater, fixtures
Electrical - Service, panels, wiring, outlets
Fireplace - If applicable
Attic, Insulation & Ventilation
Built-in Appliances
Garage - Doors and openers
Washer and Dryer - If applicable
Each section includes what I inspected, what I found, and helpful homeowner maintenance information.
Understanding the Color-Coded Categories
Your report organizes recommendations by severity using a color-coded system:
🔵 BLUE - Upgrades and/or Minor Maintenance Recommendations
What it means: Informational items for your future to-do list. Not typically used for negotiations.
What to do: Add to your ongoing maintenance plan. These are normal homeowner responsibilities.
Examples:
Clean gutters of debris
Caulk minor gaps
Paint touch-ups
Filter replacements
Seasonal maintenance items
🟠 ORANGE - Moderate Recommendations
What it means: Most findings fall here. May need a qualified contractor to evaluate and repair, though not always. Usually reasonable cost.
What to do: Get contractor opinions where recommended. Prioritize based on your timeline and budget.
Examples:
Window seal failures (fogging)
Minor plumbing leaks
Loose handrails
Foundation cracks requiring monitoring
HVAC items needing professional attention
🔴 RED - Significant and/or Safety Concerns
What it means: Immediate safety issues and/or items representing significant expense to repair or replace.
What to do: Address these first. Get specialist evaluations before closing when possible.
Examples:
Missing GFCI protection
Structural concerns
Major system failures
Active water intrusion
Safety hazards
Code violations
Understanding "Homeowner's Responsibility" Sections
Throughout your report, you'll see sections explaining your ongoing maintenance responsibilities. These aren't findings - they're educational.
Why I include these:
Your job as homeowner is to monitor systems between professional inspections
Every system slowly deteriorates - your attention prevents small issues from becoming major problems
These tips help you maintain your investment
Key maintenance reminders in your report:
Roof: Inspect annually with binoculars for damage
Exterior: Walk around during rainstorms to observe drainage
Foundation: Monitor for water intrusion signs
All systems: Regular seasonal checks prevent bigger problems
Photos & Why They Matter
Every finding includes photos showing exactly what I saw.
How to Use the Photos:
Visual confirmation - See the actual issue, not just text description
Contractor quotes - Share photos for more accurate estimates
Negotiation support - Document specific conditions
Future reference - Track changes over time
Understand severity - Pictures show scale and scope
Pro tip: Many findings include helpful DIY links or videos. I include these so you can see whether something is a quick fix or requires professional help.
Reading Between the Lines
What "Material Defect" Actually Means:
A material defect is defined as:
Having significant adverse impact on property value, OR
Not in normal working order, OR
Posing unreasonable risk to people
Important: A system being near or beyond its normal useful life is NOT, by itself, a material defect. Age is reported for your planning purposes.
What "Recommend Further Evaluation" Means:
When I recommend a specialist evaluation, it's because:
The issue requires specialized knowledge I don't have
I found evidence that needs deeper investigation
Diagnosis or repair is beyond general home inspection scope
Common specialists I recommend:
Structural engineers
Licensed electricians
HVAC technicians
Plumbers
Roofing contractors
Foundation specialists
Pest control professionals
This is protective, not alarming - I'd rather you get expert opinions than have me guess.
What "Monitor" Means:
Many findings recommend monitoring. This means:
I'm documenting current condition
It's not a problem right now
You should track whether it changes
Most monitored items never become actual problems
Example: Small foundation cracks are common and normal. I document them so you can see if they grow. Most never do.
Helpful Details You'll Find
Equipment Information:
Manufacture dates - Helps you plan for eventual replacement
Model numbers - Easy parts lookup and troubleshooting
Efficiency ratings - SEER for AC, AFUE for furnaces
Capacity - Water heater gallons, electrical amps, etc.
DIY Resources:
Links to helpful videos for minor repairs
Step-by-step articles for simple fixes
Maintenance guides from manufacturers
Who to Call:
Each recommendation includes suggested contractor type:
DIY/Handyman - Simple fixes
Qualified Professional - General contractor work
Specific Specialists - HVAC, electrical, plumbing, etc.
Estimating Repair Costs
Your report describes findings but doesn't include repair costs. Here's why:
Costs vary dramatically based on:
Actual scope once opened up
Material choices
Contractor rates in your area
Access and complexity
Related work discovered
Getting Accurate Estimates:
For RED items - Get 2-3 quotes from licensed specialists
For ORANGE items - One quote usually sufficient
For BLUE items - Often DIY or minimal cost
For unclear items - Call me to clarify before getting quotes
I'm happy to explain findings to contractors - this helps them quote accurately. Call me at 248-388-4783.
Using Your Report in Negotiations
Focus on RED items:
Safety concerns
Major system failures
Significant expense items
Issues affecting insurability or financing
Consider ORANGE items selectively:
Items you can't reasonably DIY
Problems affecting your use of the home
Repairs best done before moving in
Skip BLUE items for negotiations:
Normal maintenance
Minor cosmetic issues
Things you can easily handle
Items you knew about during showings
Three Common Approaches:
Seller repairs - They fix specific items before closing
Repair credits - Money off purchase price to handle yourself
Price adjustment - Reduce offer to account for known issues
Work closely with your agent - They understand local market norms and negotiation strategy.
Your Action Plan
Within 24 Hours:
Read the entire report once through
Note every RED item
List ORANGE items that concern you
Write down your questions
Don't panic - every home has findings
Within 48 Hours:
Call me with questions (248-388-4783)
Discuss findings with your agent
Get specialist quotes for major RED items if needed
Separate "must fix" from "nice to fix"
Develop negotiation strategy with your agent
Before Closing:
Verify agreed repairs are completed properly
Do your final walkthrough with your agent
Keep your inspection report permanently
Create a maintenance calendar for ongoing care
Budget for items flagged as aging or needing future attention
Age vs. Condition
You'll see manufacture dates throughout your report. Here's what to know:
Average Life Expectancies:
Water heaters: 8-12 years
Furnaces: 15-20 years
AC units: 10-15 years
Roofs: 15-30 years (depending on material)
But remember: Age alone doesn't determine condition. A 15-year-old furnace running perfectly is still working fine. A 5-year-old furnace improperly maintained might have problems.
I report both age AND condition so you can plan ahead.
Common Questions for Metro Detroit Homebuyers
Why are there so many findings?"
Because I'm thorough. Every house has issues - even new construction. What matters is understanding which ones are actually significant.
"Does this mean I shouldn't buy this house?"
I can't tell you that. My job is to give you the information you need to make an informed decision. Most findings are normal and manageable.
"The report says to monitor that crack. Is it serious?"
Probably not. I document current conditions so you can track changes. Most things I recommend monitoring never become actual problems.
"Can I get a summary report without all the BLUE items?"
Yes! I can create a summary showing just ORANGE and RED items if that's more useful for negotiations.
"What does 'further evaluation' really mean?"
It means I found something that needs expert eyes. I'm a generalist - I identify issues. Specialists diagnose and repair them.
"How do I know what to negotiate for?"
Focus on RED items and significant ORANGE items. Your agent knows market norms. Call me if you need clarification on severity.
"Can I call you after reading the report?"
Absolutely. I'd rather spend time explaining than have you worry unnecessarily. 248-388-4783.
About the Standards of Practice
Your inspection follows the International Association of Home Inspectors Standards of Practice. You can find these attached to your report.
Why this matters:
Defines exactly what's included in a home inspection
Sets clear boundaries on scope
Protects both of us with standardized protocols
Explains what's NOT included
Read the Standards if you want to understand the full scope and limitations of your inspection.
I'm Here to Help
Seriously, call me. I'd rather spend 10 minutes explaining something than have you stress about your report.
Your inspection doesn't end when I leave the property - it ends when you fully understand your home.
📞 248-388-4783
Final Thoughts
Your inspection report is not a list of reasons NOT to buy.
It's a tool to help you:
✓ Make an informed decision with eyes wide open
✓ Negotiate fairly based on actual conditions
✓ Plan your budget for immediate and future needs
✓ Maintain your investment properly
✓ Avoid surprises after you move in
Remember: I'm reporting on a snapshot in time. I identify material defects I can observe. I can't predict the future, see through walls, or diagnose every possible issue.
But I can give you the information you need to make a smart decision about your investment.
Every home has a story. Your inspection report is the honest first chapter of your ownership journey.
Serving Southeast Michigan: Oakland County • Macomb County • Wayne County • Lapeer County • Genesee County
This guide is for educational purposes. Every inspection report is unique to the specific property inspected. Questions about your specific findings? Call me - I'm here to help.