Sample Home Inspection Report

Most home inspectors won't show you a sample report before you book. We will. Here's what you actually get from a SPEC Home Services inspection.

Format

The full SPEC inspection report is delivered as a bookmarked, hyperlinked PDF — typically 35 to 60 pages depending on home size and complexity. The PDF is structured so you can navigate to any major system in two clicks, and so your realtor can extract the negotiation-relevant findings without reading the entire document.

Cover Summary

The first page is the executive summary — a one-page overview that names the home, the date, the inspector, and a color-coded snapshot of major-system condition. Green means we found no significant issues. Yellow means deferred-maintenance issues worth addressing. Red means safety concerns or structural issues requiring immediate attention.

Repair Priorities (the section your realtor reads first)

The repair priorities section is the single most-referenced part of the report during negotiation. We organize findings into four buckets:

• Safety / Major: immediate-attention items (Federal Pacific panel, cracked heat exchanger, severe foundation movement).
• System Replacement: major-system items at end of service life (water heater past Years, furnace past 25 years, roof past Years experience).
• Maintenance / Repair: deferred-maintenance items the next 12-24 months should address.
• Monitor: findings that aren't urgent but warrant tracking over time.

System-by-System Detail

The body of the report covers, in order: site & grading, exterior, roof, attic, structure & foundation, basement, electrical, plumbing, HVAC, interior, insulation & ventilation, doors & windows, garage, and built-in appliances. Each system gets its own section with photos, narrative findings, and specific recommendations.

Photographic Documentation

Every finding includes at least one photograph, often three or four. For thermal imaging findings, we include both the visible-light photo and the thermal scan side-by-side. For sewer scope findings, we include the still frame from the video.

Cost Ballparks for Major Items

For major-system findings (roof replacement, panel replacement, sewer line repair), we include current Twin Cities-area cost ballparks based on what we hear back from the contractors who do the work. These are not bids; they're educational ranges that help you budget. The actual repair quote comes from a licensed contractor for that trade.

Schedule

Want to see what a SPEC report looks like for your specific home? Get your FREE instant quote or call 218-600-2938.