Realistic sample report

See how a long inspection report becomes a buyer action plan.

This sample uses a realistic older-home scenario: not a disaster, not perfectly clean. It shows how InspectionTruth separates confirmed repairs, important unknowns, seller ask planning ranges, negotiation posture, and what appears acceptable.

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Score, plain-English meaning, and checklist

Sample buyer action plan

Buyable home, real due diligence: roof, sewer, HVAC, water history, and safety repairs.

This sample is intentionally not a disaster report. It shows the most common buyer situation: the home may still be a good purchase, but several items should be verified, priced, or negotiated before the inspection deadline.

ELEVATED ATTENTION
58
/100
WHY THIS ATTENTION LEVEL

Elevated attention because the report has multiple material pre-closing unknowns plus confirmed lower-cost safety and water-related items. It does not mean automatically walk away. It means verify the bigger unknowns and use the results to negotiate with less guesswork.

View attention logic ↓
Roof not fully verifiedSewer not scopedOlder HVACWater history questionGFCI / detector repairsNo confirmed structural failure

A clean new-construction report would stay low. A severe active structural or water-damage report would be high. This sample sits in the middle because the buyer has meaningful verification work before closing, but no confirmed catastrophic defect from the inspection text alone.

SELLER ASK PLANNING$2,800–$11,500

Known safety, water-management, and repair items to discuss with your agent before deciding what to ask for.

SPECIALIST VERIFICATION$1,050–$4,250

Specialist checks needed before closing. Not the same as full replacement cost.

POSSIBLE OWNERSHIP EXPOSURE$12,000–$46,000

Possible larger exposure if roof, sewer, HVAC, or moisture findings test poorly.

BEFORE YOUR DEADLINE CHECKLIST
1
Order a sewer camera scope before the inspection deadline and request repair pricing if defects are found.
2
Hire a roofing contractor for a close-up roof and flashing inspection with photos and remaining-life opinion.
3
Have an HVAC technician perform combustion-safety, heat-exchanger, and remaining-life evaluation; request seller service records.
4
Ask seller for basement water-intrusion history, prior drainage repairs, sump use, and waterproofing documentation.
5
Have an electrician repair the failed exterior GFCI and verify smoke/CO detector placement before occupancy.
6
Use contractor findings to request seller repair, credit, escrow, or additional inspection time before closing.
Decision points

Top deal risks

R-01 · Sewer / PlumbingPRE-CLOSING UNKNOWN
$250–$500 test

Original sewer lateral not camera-scoped

What it means: The report identifies older cast-iron drain material inside the home and mature trees near the service line, but the underground lateral was not scoped.

Next step: Order a sewer camera scope before the inspection deadline. If defects are found, request seller repair, credit, or additional time to obtain a contractor quote.

Source: Plumbing limitations: “Underground sewer lateral not evaluated.” Interior materials: “Cast iron visible at basement cleanout.” Site notes: “Mature trees at front yard.”View why it matters ↓
Why it matters

This is not a confirmed sewer failure. It is a material unknown that can affect negotiation because underground line repairs can become expensive if the scope finds root intrusion, offsets, collapse, or heavy deterioration.

R-02 · RoofVERIFY
$250–$650 inspection

Roof viewed from ladder only; rear slopes and flashing not fully verified

What it means: The inspector saw no active ceiling leak, but several roof areas were not walked due to pitch, height, and weather conditions.

Next step: Hire a roofing contractor for a close-up inspection and written remaining-life opinion. Ask whether any repairs are needed before closing.

Source: Roof section: “Viewed from ladder and ground only; rear slope and chimney flashing not walked.” Interior: “No active ceiling moisture observed.”View why it matters ↓
Why it matters

A roof limitation should not be treated as a failed roof. But if key roof planes, valleys, chimney flashing, or penetrations were not closely evaluated, the buyer should verify condition before relying on the home.

R-03 · HVACSYSTEM DUE DILIGENCE
$150–$450 evaluation

Older HVAC system operated, but remaining life and heat exchanger condition are unknown

What it means: The furnace and AC responded at inspection, but the system is approximately 18 years old and internal heat-exchanger condition was not visible.

Next step: Request service records and have an HVAC technician perform a combustion-safety and remaining-life assessment before closing.

Source: HVAC section: “System operated during normal controls.” Limitation: “Heat exchanger not visible without disassembly.” Equipment label: “2006 manufacture date.”View why it matters ↓
Why it matters

Operational at inspection is positive evidence. It lowers the concern. But age, service history, refrigerant status, and combustion safety still matter because replacement timing can affect a buyer’s near-term budget.

R-04 · Water / ExteriorWATCH CLOSELY
$500–$3,500

Basement moisture staining and exterior drainage conditions need follow-up

What it means: The inspection notes old moisture staining at the rear basement wall plus short downspouts and negative grading near one corner.

Next step: Ask the seller for water-intrusion history, extend downspouts, and get a drainage or waterproofing opinion if moisture readings or disclosures are concerning.

Source: Basement: “Historic moisture staining at rear wall; dry at time of inspection.” Exterior: “Downspouts terminate near foundation; soil slopes toward rear-left corner.”View why it matters ↓
Why it matters

Old staining does not prove active water intrusion. The issue is whether drainage corrections are enough or whether the home has a recurring moisture history that should affect negotiation.

R-05 · Electrical / SafetySAFETY REPAIR
$250–$900

Failed exterior GFCI and incomplete smoke/CO detector coverage

What it means: A wet-location exterior receptacle failed testing and detector coverage appears incomplete for modern safety expectations.

Next step: Have a licensed electrician correct GFCI protection and verify smoke/CO detector placement before occupancy. Request seller ask or repair if timing matters.

Source: Electrical: “Exterior GFCI did not trip when tested.” Safety: “Smoke detector missing at lower-level bedroom; CO detector not located near sleeping areas.”View why it matters ↓
Why it matters

These are usually not dealbreakers, but they are confirmed safety items. The buyer should not ignore them just because they are lower-cost than roof, sewer, or HVAC work.

Verify before relying on the home

Pre-closing unknowns

U-01 · SewerVERIFY BEFORE CLOSING
$250–$500

Underground sewer lateral condition unknown

What it means: A standard visual inspection cannot confirm underground pipe condition.

Next step: Order a sewer scope and review video findings before the contingency deadline.

Source: Plumbing limitation language plus older drain material noted at cleanout.View why it matters ↓
Why it matters

The right action is a sewer camera scope, not panic. The score treats this as buyer due diligence unless failure is confirmed.

U-02 · RoofVERIFY
$250–$650

Close-up roof and flashing condition not fully verified

What it means: Accessible areas were visually checked, but roof planes and flashing details were not fully inspected close-up.

Next step: Get a roofer condition report with photos, age estimate, and any recommended repair scope.

Source: Roof limitation: ladder/ground view only; rear slope and flashing not walked.View why it matters ↓
Why it matters

This is a common inspection limitation. It matters most when the roof is older, weathered, steep, or difficult to access.

U-03 · HVACSPECIALIST NEEDED
$150–$450

Heat exchanger and remaining life not confirmed

What it means: The HVAC system operated, but internal components and remaining useful life were not fully evaluated.

Next step: Schedule HVAC technician evaluation and request seller service history.

Source: HVAC: system operated; heat exchanger not visible; age label indicates older equipment.View why it matters ↓
Why it matters

The output stays balanced: operation is positive evidence, but older equipment still deserves specialist verification before a buyer relies on it.

U-04 · Basement / MoistureDISCLOSURE / VERIFY
$0–$800 review

Moisture history behind finished surfaces not fully known

What it means: Finished wall areas limited visibility, and old staining was noted at one rear basement wall.

Next step: Request seller disclosure on water history, sump use, drainage repairs, and prior waterproofing work. Consider moisture scan if answers are unclear.

Source: Basement: finished wall limitations; old moisture staining present but dry at inspection.View why it matters ↓
Why it matters

A finished basement can hide prior repairs or water history. The report does not confirm active intrusion, but a buyer should ask the right disclosure questions.

Seller ask planning

Confirmed, verification, and possible ownership exposure

Seller ask planning ranges are separated on purpose.

The sample does not treat every possible future cost as a confirmed repair. Seller ask planning, verification/testing, and potential hidden-condition exposure are shown separately so buyers can negotiate with more precision.

Seller ask planning
$2,800–$11,500

GFCI/detector repair, localized plumbing leak, exterior trim/drainage corrections, and likely contractor repairs.

Verification / testing
$1,050–$4,250

Sewer scope, roofer visit, HVAC evaluation, and optional moisture follow-up.

Possible ownership exposure
$12,000–$46,000

Larger possible costs only if roof, sewer, HVAC, or moisture findings test poorly.

What to say next

Agent-ready email

Ready-to-send agent note

“I reviewed the inspection findings. This does not look like an automatic walk-away, but I would like to verify the sewer, roof, HVAC, and basement moisture items before finalizing terms. Please ask the seller which items they will repair, credit, or allow access for specialist review before the deadline.”

Seller documentation request

“Please provide any roof records, HVAC service history, sewer or drain repair history, basement water-intrusion disclosures, sump/waterproofing documentation, and receipts for any recent exterior drainage work.”

Negotiation framing

“We are separating confirmed repairs from verification costs. If the sewer scope, roof inspection, HVAC evaluation, or moisture follow-up identifies larger defects, we will need to revisit repair scope, seller ask, or closing terms.”

Balance

What appears acceptable

OK-01 · StructureAPPEARS OK

Visible foundation areas showed no active structural displacement

What it means: The report did not describe bowing foundation walls, active settlement, or structural movement in accessible areas.

Next step: Keep monitoring after closing and revisit if new cracks, water, or movement appear.

Source: Foundation: “Accessible foundation walls viewed; no significant movement observed.”View why it matters ↓
Why it matters

This matters because the score should not overreact to every basement limitation. Positive structural observations reduce the attention level.

OK-02 · Electrical PanelAPPEARS OK

Main panel appeared serviceable aside from listed safety repairs

What it means: The panel was accessible, no overheating was reported, and the main service size appeared typical for the home.

Next step: Bundle GFCI and detector work with an electrician visit; no panel replacement is indicated by the sample report alone.

Source: Electrical panel: “Panel accessible; no visible overheating; 200A service.”View why it matters ↓
Why it matters

A failed exterior GFCI is a real safety item, but it does not automatically mean the entire electrical system is defective.

OK-03 · InteriorAPPEARS OK

No widespread interior water damage observed

What it means: Interior ceilings and most finished surfaces did not show active staining or widespread water damage at inspection.

Next step: Confirm condition again at final walkthrough, especially after heavy rain.

Source: Interior rooms: “No active ceiling staining observed in sampled areas.”View why it matters ↓
Why it matters

Balanced reporting helps buyers avoid over-negotiating based on unknowns alone. The report should show what appears serviceable too.

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