Receiving your home inspection report is a major milestone in the home buying process—but it’s not the end. It’s the beginning of your due diligence. At Stonebriar Property Inspections, we provide detailed inspection reports throughout the Dallas/Fort Worth area, complete with photos, videos, and expert observations covering all major systems in the home.
You’ve toured the home, submitted the offer, and now you’re holding a home inspection report in your hands. This is where the real decision-making begins.
A home inspection report is more than just paperwork—it’s a snapshot of the home’s condition, a negotiation tool, and a guide to protecting your investment. Whether you’re a buyer or an agent, how you handle this step can save thousands of dollars—and prevent a ton of headaches later.
Let’s break it down into a step-by-step post-inspection game plan, peppered with real-life scenarios to show just how much this stage matters.
1. Read the Report in Full (Yes, Even the Dry Parts)
A standard inspection report for a single-family home can be 50–100 pages long, especially if the home is older or larger. It will include photographs, recommendations, safety observations, and general notes. It may look overwhelming at first, but each section offers key insights into the property’s condition.
It’s tempting to skim the summary, but the fine print often holds critical details. Look out for phrases like “further evaluation recommended” or “monitor this condition”—those are your cues to investigate deeper.
Real-Life Scenario: A buyer skipped over a note buried on page 67 that mentioned “unusual moisture staining near attic vent.” Thinking it was just cosmetic, they didn’t dig deeper. After move-in, mold remediation and roof repairs cost them $8,000. That detail could’ve sparked a second inspection—and saved them the trouble.
Agent Tip: Help clients break the report down by category: health/safety issues, major systems, and cosmetic notes. This makes the information easier to digest and act on.
2. Remember—Inspectors Are Generalists, Not Specialists
Home inspectors are trained to evaluate every major system in a home—but they’re not licensed electricians, HVAC techs, or foundation engineers. If something looks questionable, your next step is to get a specialist involved.
Real-Life Scenario: An inspector flagged corrosion on an electrical panel. A licensed electrician later found outdated aluminum wiring behind the walls—a potential fire hazard. Because the buyer brought in a pro during the option period, they negotiated a $6,500 concession to update the wiring before closing.
3. Get Specialist Evaluations Before the Option Period Ends—or Write It Into the Contract
Timing is everything. If your inspection reveals a potential concern that needs further evaluation—like foundation settling, moisture intrusion, HVAC inefficiencies, or electrical anomalies—you must arrange those additional inspections during your option period.
Failing to do so means you could lose your ability to:
- Cancel the contract
- Request repairs
- Negotiate a price reduction or repair credit
If time is too short, work with your agent to write into the contract that the seller agrees to allow further evaluation before closing—and to address the findings accordingly. This protects you and keeps the deal alive while important details are sorted out.
Real-Life Scenario: A buyer’s inspector noted possible foundation settling. The option period had only two days left, and a structural engineer couldn’t come out in time. The agent amended the contract to extend the option period and include seller cooperation for the engineer’s visit. The report confirmed shifting piers, and the seller agreed to a $10,000 foundation repair prior to closing.
Pro Tip: Agents should build in time buffers or contingencies when big-ticket concerns are on the table.
4. Prioritize What Matters Most: Safety, Structural Integrity, and Resale Value
Not everything in the report needs immediate attention. Focus on issues that impact your safety, the structural soundness of the home, and future resale value.
Real-Life Scenario: A home had beautiful landscaping—but no GFCI outlets outside. During inspection, the buyer learned this was a shock hazard. For less than $500, the buyer had the seller install new outlets. Small fix, big safety win—and it prevented future buyers from seeing it as a red flag.
5. Use the Report to Renegotiate—Smartly
An inspection report is a negotiation tool. If serious defects are uncovered, you can ask the seller to repair them, offer a credit, or reduce the sale price. But be strategic. Don’t nitpick chipped paint—but do push on big-ticket items.
Real-Life Scenario: A couple discovered water intrusion around a chimney. The inspector suspected flashing issues. A roofer confirmed damage and estimated repairs at $4,200. The seller didn’t want to do the work, so they offered a $5,000 closing credit. The buyers got the repair done post-move-in—and pocketed the extra $800.
Agent Tip: Present repair requests with documentation, cost estimates, and a collaborative tone to keep negotiations moving forward.
6. Know the Difference: Home Inspection ≠ Code Inspection
Many buyers assume that if a home “passes” inspection, it must be “up to code.” That’s not always the case.
Real-Life Scenario: A buyer thought a 15-year-old home with no handrail on a short set of stairs was fine. But their elderly mother was moving in. A local building inspector later flagged it as a safety hazard—even though the home inspector hadn’t. Had they asked questions earlier, they could’ve had the seller install it at no cost.
7. Understand the Limitations of a Home Inspection
A home inspection is a visual, non-invasive assessment. Inspectors don’t move furniture, open walls, or test systems that aren’t accessible.
Real-Life Scenario: An attic looked fine from the hatch, but the inspector couldn’t move stored boxes to inspect a covered section. After closing, the buyers discovered rodent damage in that area. If they’d asked the seller to clear the space or had it written into the contract, they might’ve found it in time to renegotiate.
Bottom Line: If something isn’t accessible, ask the seller to make it accessible—or have it reinspected once it is.
8. Use the Report to Plan Your Ownership Timeline
Think beyond closing. A good inspection report also helps you budget for the future.
Real-Life Scenario: An inspection showed that the HVAC system was working—but 20 years old. The buyers didn’t ask for replacement, but negotiated a $2,000 credit. They then set aside that money to apply toward a new unit two years later. No surprise breakdowns, no financial stress.
Final Thoughts: Use It, Don’t Lose It
The home inspection report isn’t just a formality—it’s a buyer’s playbook. Used correctly, it can help you:
- Avoid financial pitfalls
- Strengthen negotiations
- Prioritize safety and investment value
- Plan for future upgrades or repairs
- Walk away from a bad deal—before it becomes your problem
Remember:
“Don’t let the seller’s issue$ become your$.”
Be proactive. Ask questions. Bring in the pros. And never, ever let the clock run out on your option period without a solid plan.
At Stonebriar Property Inspections, we’re here to support home buyers throughout the Dallas/Fort Worth area of Texas. Our comprehensive reports include high-quality images, videos, and clear documentation of all findings. We don’t just point out problems—we help you understand what they mean, so you can move forward with confidence.
If you’re under contract and need a thorough, unbiased inspection, we’re ready to assist. Let’s make your home buying journey a little easier—with clarity, professionalism, and peace of mind.
