Why Is My Home Inspection Report So Long?

You’ve just received a link to your home inspection report, and you are excited to see it. Of course, you are, you found a great place, and this report is the next step on your road to home ownership. You open the file only to see that the report is 62 pages long.

Don’t panic!

Believe it or not, this is pretty standard. Home inspection reports are long, regardless of the state of the house. True, some are longer than others and there may in fact be some issues that the inspector found, but a long home inspection report does not mean a bad report. In short, a home inspection report answers three questions:

What is it?

Does it work? (Could it work better?)

Is it safe?

So, why is the report so long?

First things first, in Texas professional home inspectors are regulated by the Texas Real Estate Commission (TREC) and the report form that all home inspectors must use is mandated by TREC. Form REI 7-6 must be used when inspecting any residential structures with up to four housing units and up to three stories high. As to what is covered under the typical inspection, you can have a look at this post where the outline is spelled out in detail. Now let’s take a look at the contents covered and we’ll start to see the report take shape.

A note before we start

Pictures. Pictures. Pictures. Our reports would be a heck of a lot shorter were it not for all of the pictures, but we believe it’s helpful to you to include images with just about every comment so you have a better understanding of what we’re noting. We want reports to be a real resource in helping you along your home-buying journey, and the illustrations really go a long way.

What is it? Information about the home

Your home inspection report is loaded with general information about the home which you need to be aware of. Things like the location of the water meter, the main water shut-off, and the main clean-out. Obviously, if you have a plumbing issue at some point you’ll want to know this. Information about the mechanical systems are included here, like the location of the AC units, furnace, and water heater; including their ages, capacities, energy sources. The location of the circuit breaker panel, house amperage, wiring type, and disconnect will be on the report.

We also note all of the materials used in the construction of the house. There will be notes of the materials used for the roof, exterior walls, interior wall and ceilings, flooring, and foundation. We include the type of wiring, water and gas piping, and drains present in the home. Why does it matter? Well, in the case of wiring and piping there are some materials that don’t last as long or are now considered unsafe that you may need to be aware of.

For example, when CSST (corrugated stainless steel tubing) piping was introduced as gas piping back in the late nineties some home builders saw it as an innovation which could save time and money. Plus, being a coil of tubing there were fewer connections and therefore fewer places for leaks. In time they discovered that a lack of appropriate bonding left the tubing prone to fire from nearby lighting strikes since the tubing walls were so thin. The problem was addressed through changes to standards in 2006 but any home with CSST built prior would need to be evaluated for proper bonding.

Another common example is the presence of galvanized steel or PVC water supply lines. Galvanized steel water lines were very common in older homes and will eventually corrode and become restricted or begin to leak. PVC water lines can last longer but they are more brittle and are more prone to break during freezes. Also PVC is not intended to be used for hot water supply lines; CPVC are more heat resistant and should be used instead. These are things your inspector is aware of and would confirm.

Does it work? There will be a test

The next collection of information contained in your home inspection report is the results of all of the testing that the inspector is going to perform. Do the doors swing and latch? Do the windows open and close? Does the air condition cool, where does the condensate drain, does the heater heat? We’ll check to make sure the exhaust fans, kitchen exhaust, and dryer vent all ventilate where they belong…outside. If they don’t, we’ll let you know.

All of the built in appliances will be tested and run through cycles, as well as a washer, dryer, and refrigerator if present. Every toilet, sink, tub, shower, and fixture will be operated and checked for defects and leaks.

We’ll walk the roof, crawl through the crawlspace, and climb around the attic to check the framing and look for leaks (or potential leaks). Some inspectors will check the level of the foundation (us included) even though we’re not required to. Speaking of above and beyond we’ll also scan the house with a FLIR (forward looking infra-red) camera which allows us to see temperature. We do this because it will show us things the eye can’t, leaks will appear as cold spots and an overheated circuit can be seen inside a wall. It’s very effective at finding things that would have otherwise been missed.

Does it work? Part two: Could it be better?

During our inspection we’ll make you aware of items that aren’t deficiencies, but have room for improvement. Home building is always improving and standards change and while an older home doesn't have to be brought up to current standards some things are worth mentioning. For example, we very often inspect older homes that have no GFCI receptacles and we’ll let our client know that, while not required, it’s a good idea to have them installed. Things in the improvement bucket do tend to be applicable to older homes; like exhaust fans, smoke detectors, etc.

Is it safe?

The one thread that runs through every aspect of our home inspection. There is nothing more important to us, and to you. Yes, it’s a visual inspection but we’re looking for potential issues in the electrical and ventilation systems that could pose a risk to the health and safety of your family. We’re on the lookout for tripping and falling hazards as well and anything we come across is passed along to you.

Long story long

Yes, home inspection reports are long, but they’re worth it. If there ends up being zero issues to report, you still learned a lot about the home and can have peace of mind going into closing. On the other end of that spectrum, you uncover an issue that you needed to be aware of. In my experience, I will say that 90% of home inspections are somewhere in the middle. Yes, we will most likely find some issues that aren’t deal-breakers, and you’ll be glad you know exactly what to expect.