Buying or selling a home? A home inspection is one of the most important steps in the process, giving buyers a clear understanding of a home’s condition and helping sellers prepare their property for a smooth transaction. But when you receive an inspection report, how do you know which issues matter most?
We sat down with Gus Guzman, owner of Atta-Boy Property Inspections, to break down how home inspectors categorize their findings—so buyers and sellers can focus on what truly matters.
How a Home Inspection Report is Structured
A home inspection report includes everything an inspector finds, from minor cosmetic concerns to serious safety hazards. To make it easier to understand, findings are prioritized into different categories based on urgency and impact.
1. Monitor & Maintenance: The Minor Fixes ✅
Not every issue in a home is an emergency! Some findings fall into the monitor & maintenance category, meaning they:
- Don’t need immediate action but should be monitored over time.
- Can typically be fixed by the homeowner with basic maintenance.
- May include things like caulking, minor drywall cracks, or loose door hinges.
Example:
- Peeling exterior paint → Aesthetic issue, not urgent.
- Small hairline cracks in drywall → Common settling, no structural concern.
👉 These are low-priority concerns that won’t impact the safety or function of the home but should be addressed eventually.
2. Repair & Replace: Needs Professional Attention 🚧
Some inspection findings require more than just basic maintenance—they need repairs or replacement to keep the home safe and functional.
Common issues in this category include:
- Aging HVAC systems (furnaces, water heaters, AC units nearing the end of their lifespan).
- Plumbing issues (slow leaks, corroded pipes, outdated materials).
- Roof concerns (missing shingles, signs of water penetration).
- Electrical concerns (outdated panels, flickering lights, exposed wires).
Example:
- Water heater is over 15 years old → Plan for replacement soon.
- Missing shingles on the roof → May lead to leaks, needs repair.
👉 These issues don’t necessarily mean you shouldn’t buy the home, but they may require immediate attention or negotiation with the seller.
3. Safety Concerns: Immediate Red Flags ⚠️
Safety hazards are top priority and should be addressed as soon as possible. These are issues that could pose a risk to the occupants and may even be required for insurance approval.
Common safety concerns include:
- Exposed electrical wiring or improperly installed outlets.
- Carbon monoxide leaks from gas appliances.
- Foundation instability (major cracks, shifting walls).
- Mold growth or high moisture levels in basements or attics.
- Handrails missing from staircases (a fall hazard).
Example:
- Smoke detectors not functioning → Serious safety risk.
- Major cracks in foundation → Possible structural issue, needs immediate evaluation.
👉 If safety concerns come up in a report, they should be addressed before moving in. These are typically non-negotiable repairs!
How to Use Your Home Inspection Report Effectively
Whether you’re buying or selling, understanding a home inspection report helps you make informed decisions. Here’s how to use it to your advantage:
For Buyers:
- Prioritize major concerns first. If the home has structural issues, electrical hazards, or major system failures, those should be the focus of negotiations.
- Use the report as a bargaining tool. Some repairs may be negotiable—work with your REALTOR® to request credits or seller repairs.
- Plan for maintenance and future expenses. Even if everything is fine now, your report helps you plan for upcoming home maintenance needs.
For Sellers:
- Fix easy issues before listing. Small repairs (loose outlets, peeling paint) can make a home more appealing and prevent buyer concerns.
- Be upfront about major repairs. If the home has a 25-year-old furnace, expect buyers to negotiate or request replacements.
- Consider a pre-listing inspection. This gives you time to fix concerns before a buyer’s inspection and helps ensure a smoother sale.
Final Thoughts: Not Every Issue is a Dealbreaker!
A home inspection isn’t about passing or failing—it’s about helping buyers understand what they’re getting into and helping sellers prepare their homes for a smooth transaction.
📋 Remember:
- ✅ Minor maintenance issues? Not urgent—just keep an eye on them.
- 🚧 Repair & replace items? Worth negotiating or budgeting for.
- ⚠️ Safety concerns? Address ASAP to protect occupants.
🏡 Thinking of buying or selling? A home inspection helps you plan for the future, negotiate wisely, and avoid costly surprises.
