Sample report

What one inspection report turns into

This is our analysis of a fictional inspection report for a made-up house in Texas, the report we use to test the analysis. Everything below is real output: an AI read the report and wrote each item, and nothing was edited by hand. It is a summary of an inspection report, not an inspection. Check anything that matters with a professional.

Free, with no account: how many items the analysis found and in which categories, the 3 highest-priority items in full, and counts for the rest.

The 3 highest-priority items, in full

Active moisture below primary bathroom
High priority · Address before closing
Where: Garage ceiling below primary bathroom
A moisture stain approximately 18 x 24 inches is on the garage ceiling below the primary bathroom; the moisture meter read 28% at inspection, indicating active moisture. Have a plumber investigate and repair the likely shower drain or supply connection leak.
Why this priority: Ongoing moisture can damage concealed materials and may worsen before the leak source is repaired.
Get a quote. We have no sourced range for this repair.
Missing panel knockout exposes energized parts
High priority · Address before closing
Where: Electrical panel
A knockout is missing at the lower-left of the panel cover, exposing energized components. Have an electrician install a proper cover or knockout plug.
Why this priority: Exposed energized components can cause electric shock or injury.
National range: $100–$200 (source: HomeGuide) · directional, not a quote. An AI matched this finding to “Electrician visit for a small fix (for example, a missing panel cover or knockout)”. This prices a visit for a small fix; the repair may cost more.
Upstairs hallway smoke alarm failed test
High priority · Address before closing
Where: Upstairs hallway
The smoke alarm in the upstairs hallway did not respond to its test button. Replace the alarm and verify operation.
Why this priority: A nonworking alarm may fail to warn occupants of a fire.
National range: $110–$410 per alarm (source: HomeGuide) · directional, not a quote. An AI matched this finding to “Install or replace a smoke alarm”.

The other 39 items stay locked

In the other 39 items, the AI's reading of the report found:

10 to address before closing, including 9 safety items
38 with a sourced national cost range

Home Action Plan shows which items these are, why each got its priority, and the cost ranges. Cost ranges are directional, not quotes.

Plumbing: locked
Electrical: locked
Electrical: locked
Electrical: locked
Safety: locked
Garage: locked
Safety: locked
Chimney: locked

…and 31 more locked items.

Home Action Plan ($19.99) shows all 42 items, each with its priority, the reason for it, what to do about it, and a sourced national cost range where one exists. Complete Move Plan ($29.99) adds saving the plan to your account, a print-ready export and a Move Dashboard.

Address before closing (13)

Active moisture below primary bathroom
High priority · Address before closing
Where: Garage ceiling below primary bathroom
A moisture stain approximately 18 x 24 inches is on the garage ceiling below the primary bathroom; the moisture meter read 28% at inspection, indicating active moisture. Have a plumber investigate and repair the likely shower drain or supply connection leak.
Why this priority: Ongoing moisture can damage concealed materials and may worsen before the leak source is repaired.
Get a quote. We have no sourced range for this repair.
Missing panel knockout exposes energized parts
High priority · Address before closing
Where: Electrical panel
A knockout is missing at the lower-left of the panel cover, exposing energized components. Have an electrician install a proper cover or knockout plug.
Why this priority: Exposed energized components can cause electric shock or injury.
National range: $100–$200 (source: HomeGuide) · directional, not a quote. An AI matched this finding to “Electrician visit for a small fix (for example, a missing panel cover or knockout)”. This prices a visit for a small fix; the repair may cost more.
Upstairs hallway smoke alarm failed test
High priority · Address before closing
Where: Upstairs hallway
The smoke alarm in the upstairs hallway did not respond to its test button. Replace the alarm and verify operation.
Why this priority: A nonworking alarm may fail to warn occupants of a fire.
National range: $110–$410 per alarm (source: HomeGuide) · directional, not a quote. An AI matched this finding to “Install or replace a smoke alarm”.
Missing temperature and pressure relief discharge pipe
High priority · Address before closing
Where: Water heater in garage
The temperature and pressure relief valve has no discharge pipe installed. Have a plumber install the required pipe.
Why this priority: Without a discharge pipe, hot water or steam released by the valve can cause burns or injury.
National range: $125–$350 (source: HomeGuide) · directional, not a quote. An AI matched this finding to “Plumber small repair (for example, adding a relief-valve discharge pipe or a drain pan)”. This prices a visit for a small fix; the repair may cost more.
Double-tapped 20-amp breaker at position 14
High priority · Address before closing
Where: Electrical panel, position 14
At position 14, two conductors are under a 20-amp breaker terminal not rated for two; have an electrician correct the double tap.
Why this priority: An improperly terminated breaker connection can overheat and create a fire or shock hazard.
National range: $150–$250 (source: Home Inspection Insider) · directional, not a quote. An AI matched this finding to “Fix a double-tapped breaker (two wires on one breaker)”.
Missing GFCI protection at five receptacles
High priority · Address before closing
Where: Kitchen island, front porch, and rear patio
Kitchen island receptacles and two exterior receptacles at the front porch and rear patio lack GFCI protection. Have an electrician install GFCI protection.
Why this priority: GFCI protection reduces the risk of electric shock, especially near water and outdoors.
National range: $90–$200 per outlet (source: HomeGuide) · directional, not a quote. An AI matched this finding to “Replace an outlet with a GFCI outlet”.
Open-ground receptacle in primary bedroom
High priority · Address before closing
Where: Primary bedroom
A three-prong receptacle in the primary bedroom tests open ground. Have an electrician correct the wiring or replace the receptacle as appropriate.
Why this priority: An ungrounded receptacle may not provide the intended protection against electric shock.
National range: $100–$300 per outlet (source: HomeGuide) · directional, not a quote. An AI matched this finding to “Ground an ungrounded (open-ground) outlet”.
Gas range missing anti-tip device
High priority · Address before closing
Where: Kitchen
The gas range has no anti-tip device installed. Install the required bracket and verify it secures the range.
Why this priority: The range could tip forward and cause serious injury if weight is placed on an open oven door.
National range: $75–$200 (source: HomeGuide) · directional, not a quote. An AI matched this finding to “Handyman visit for a small fix (for example, an anti-tip bracket or a missing clamp)”. This prices a visit for a small fix; the repair may cost more.
Garage door auto-reverse failed
High priority · Address before closing
Where: Garage
The garage door opener's auto-reverse did not activate when obstructed. Repair the system and verify the safety reversal function.
Why this priority: A door that fails to reverse can crush or injure a person or damage property.
National range: $125–$300 (source: HomeGuide) · directional, not a quote. An AI matched this finding to “Replace garage door safety sensors (auto-reverse)”.
No carbon monoxide alarms observed
High priority · Address before closing
Where: Home
No carbon monoxide alarms were observed in the home, which has gas-burning appliances and an attached garage. Install CO alarms in appropriate locations.
Why this priority: Gas appliances and an attached garage can expose occupants to potentially fatal carbon monoxide without warning.
National range: $120–$360 per alarm (source: HomeGuide) · directional, not a quote. An AI matched this finding to “Install a carbon monoxide alarm”.
Missing fireplace damper clamp
High priority · Address before closing
Where: Fireplace
The damper clamp is not installed despite gas logs being present; install the required clamp.
Why this priority: A missing clamp could allow the damper to close and trap combustion gases, including carbon monoxide.
National range: $75–$200 (source: HomeGuide) · directional, not a quote. An AI matched this finding to “Handyman visit for a small fix (for example, an anti-tip bracket or a missing clamp)”. This prices a visit for a small fix; the repair may cost more.
Lint at dryer vent exterior termination
High priority · Address before closing
Where: Exterior dryer vent termination
Lint has accumulated at the dryer vent's exterior termination. Clean the vent and termination.
Why this priority: Lint buildup can restrict exhaust and create a fire hazard.
National range: $80–$185 (source: HomeGuide) · directional, not a quote. An AI matched this finding to “Clean a clogged dryer vent”.
Differential movement cracks
Medium priority · Address before closing
Where: Northeast exterior corner and above primary bedroom door
Up to 1/4-inch diagonal stair-step cracks in brick veneer at the northeast exterior corner and drywall cracks above the primary bedroom door suggest differential movement; have a structural engineer evaluate.
Why this priority: Movement may continue and cause further damage; an evaluation can determine whether structural repairs are needed.
National range: $350–$900 (source: HomeGuide) · directional, not a quote. An AI matched this finding to “Structural engineer inspection and report”. This prices the evaluation; the repair itself needs a quote.

Consider negotiating (9)

17–19-year-old worn asphalt roof
Medium priority · Consider negotiating
Where: Roof; south slope and ridge cap
Composition asphalt shingles are estimated 17–19 years old, with widespread granule loss, two lifted/creased shingles on the south slope, and exposed ridge-cap nail heads; the roof is near the end of its expected life. Plan for replacement.
Why this priority: A worn roof near the end of its service life is more vulnerable to leaks and may require replacement soon.
National range: $5,700–$12,000 (source: HomeGuide) · directional, not a quote. An AI matched this finding to “Replace an asphalt shingle roof (whole house)”.
2013 water heater near end of service life
Medium priority · Consider negotiating
Where: Garage
The 50 gallon gas water heater in the garage was manufactured in 2013 (approximately 13 years old) and is near the end of typical service life. Budget for replacement.
Why this priority: An aging heater may fail and require replacement with little warning.
National range: $600–$3,100 (source: HomeGuide) · directional, not a quote. An AI matched this finding to “Replace a tank water heater”.
Aging, underperforming 2008 condenser
Medium priority · Consider negotiating
Where: Exterior
The exterior condenser was manufactured in 2008 (about 18 years old), exceeding typical service life. Delta-T is 12°F, below the typical 15–22°F range, which may indicate low refrigerant or reduced efficiency. Exterior suction-line insulation is deteriorated; have an HVAC technician evaluate the system and repair as needed.
Why this priority: The aged system may need costly replacement, and its low temperature differential suggests reduced cooling performance.
National range: $150–$500 (source: HomeGuide) · directional, not a quote. An AI matched this finding to “HVAC inspection (AC, furnace and ducts)”. This prices the evaluation; the repair itself needs a quote.
Negative grading and downspout discharge
Medium priority · Consider negotiating
Where: East side and northeast corner
Soil is flat to negatively graded along the east side and does not slope away for the first 6 feet; the northeast downspout discharges against the foundation. Regrade and direct discharge away.
Why this priority: Poor drainage can direct water toward the foundation and contribute to moisture or movement problems.
National range: $1,000–$5,000 (source: HomeGuide) · directional, not a quote. An AI matched this finding to “Regrade soil so it slopes away from the house”.
Chimney flashing sealed with mastic
Medium priority · Consider negotiating
Where: Chimney chase
Flashing at the chimney chase is sealed with surface mastic only; have the flashing repaired with a durable, proper installation.
Why this priority: Mastic-only sealing can fail and allow water intrusion around the chimney.
National range: $300–$1,800 (source: HomeGuide) · directional, not a quote. An AI matched this finding to “Repair chimney flashing”.
Water pressure is 88 psi; no regulator observed
Medium priority · Consider negotiating
Where: Exterior hose bib
Static pressure measured 88 psi at the exterior hose bib, above the recommended maximum of 80 psi. No pressure-reducing valve was observed; have a plumber assess and install one as needed.
Why this priority: Excessive pressure can stress plumbing and fixtures, increasing the risk of leaks or damage.
National range: $300–$650 (source: HomeGuide) · directional, not a quote. An AI matched this finding to “Install or replace a water pressure-reducing valve”.
Previous subterranean termite mud tubes
Medium priority · Consider negotiating
Where: Garage slab at east wall
Previous subterranean termite mud tubes were observed on the garage slab at the east wall; no live activity was observed. Have a termite inspector evaluate for current or past damage and activity.
Why this priority: Past termite activity may have caused concealed wood damage or could indicate ongoing risk.
National range: $0–$250 (source: HomeGuide) · directional, not a quote. An AI matched this finding to “Termite inspection”. This prices the evaluation; the repair itself needs a quote.
Moisture-damaged rear fascia trim
Medium priority · Consider negotiating
Where: Rear fascia
Wood trim at the rear fascia shows moisture damage and possible wood rot. Have the damaged trim assessed and repaired or replaced, and address the moisture source.
Why this priority: Rot can spread and weaken the trim if the moisture source and damaged wood are not addressed.
National range: $500–$2,600 (source: HomeGuide) · directional, not a quote. An AI matched this finding to “Repair soffit or fascia (for example, wood rot at the eaves)”.
Rear patio gutter sagging from fascia
Medium priority · Consider negotiating
Where: Rear patio
The rear patio gutter has pulled away from the fascia and is sagging; reattach and repair it.
Why this priority: A sagging gutter may drain poorly and allow water to damage the exterior or foundation.
National range: $100–$450 (source: HomeGuide) · directional, not a quote. An AI matched this finding to “Repair gutters or downspouts (re-hang, reseal or reattach)”.

Plan after closing (12)

Disconnected bathroom exhaust duct
Medium priority · Plan after closing
Where: Attic
One bathroom exhaust fan duct is disconnected and vents into the attic; reconnect and route it to an appropriate exterior termination.
Why this priority: Moist exhaust released into the attic can contribute to condensation and damage.
National range: $200–$700 (source: HomeGuide) · directional, not a quote. An AI matched this finding to “Repair ductwork (minor, for example a crushed or disconnected duct)”.
Crushed flex duct near bedroom 3
Medium priority · Plan after closing
Where: Attic near upstairs bedroom 3 supply register
A flex duct in the attic is crushed near the upstairs bedroom 3 supply register. Have the duct repaired to restore airflow.
Why this priority: Restricted airflow can impair comfort and system performance in the served room.
National range: $200–$700 (source: HomeGuide) · directional, not a quote. An AI matched this finding to “Repair ductwork (minor, for example a crushed or disconnected duct)”.
Attic insulation averages 6 inches
Low priority · Plan after closing
Where: Attic
Attic insulation averages 6 inches (approximately R-19), below current recommended levels; add insulation as appropriate.
Why this priority: Insufficient insulation can increase heating and cooling costs and reduce comfort.
National range: $1,000–$2,700 (source: HomeGuide) · directional, not a quote. An AI matched this finding to “Add attic insulation”.
Loose laundry room threshold tile
Low priority · Plan after closing
Where: Laundry room threshold
Ceramic tile is loose at the laundry room threshold; secure or replace the tile and check the substrate as needed.
Why this priority: Loose tile can worsen with use and may become a tripping hazard.
National range: $150–$500 (source: HomeGuide) · directional, not a quote. An AI matched this finding to “Repair flooring (for example, a loose or cracked tile)”.
Failed seals in two upstairs windows
Low priority · Plan after closing
Where: Upstairs bedroom 2
Two double-pane windows in upstairs bedroom 2 have fogging between the panes, indicating failed seals; replace the failed seals or glazing units.
Why this priority: Failed seals reduce clarity and insulating performance, though they do not indicate water entering the home.
National range: $100–$250 per window (source: HomeGuide) · directional, not a quote. An AI matched this finding to “Replace a failed window seal (fogged glass)”.
Primary bath toilet is loose at floor mount
Low priority · Plan after closing
Where: Primary bath
The primary bath toilet is loose at its floor mount. Have a plumber secure it and check the connection for damage or leakage.
Why this priority: Movement can damage the seal and lead to leakage or damage around the toilet.
National range: $130–$300 (source: HomeGuide) · directional, not a quote. An AI matched this finding to “Repair a toilet (loose, rocking, running or leaking at the base)”.
Water heater lacks elevation and drain pan
Low priority · Plan after closing
Where: Garage
The water heater is not elevated 18 inches above the garage floor and has no drain pan. Have a plumber correct the installation as appropriate.
Why this priority: A missing pan or improper elevation can leave the garage vulnerable to water damage if the unit leaks.
National range: $125–$350 (source: HomeGuide) · directional, not a quote. An AI matched this finding to “Plumber small repair (for example, adding a relief-valve discharge pipe or a drain pan)”. This prices a visit for a small fix; the repair may cost more.
Secondary condensate drain shows past dripping
Low priority · Plan after closing
Where: Soffit
The secondary condensate drain terminates in the soffit, where there is evidence of past dripping. Have an HVAC technician inspect and correct the drain termination as needed.
Why this priority: Improper drainage can cause moisture damage if the condensate continues to drip onto building materials.
National range: $100–$195 (source: HomeGuide) · directional, not a quote. An AI matched this finding to “Repair an AC condensate drain line”.
Dishwasher drain lacks high loop or air gap
Low priority · Plan after closing
Where: Dishwasher
The dishwasher operated, but its drain line has no high loop or air gap. Install an air gap to provide drain backflow protection.
Why this priority: Without backflow protection, contaminated drain water could enter the dishwasher.
National range: $80–$150 (source: HomeGuide) · directional, not a quote. An AI matched this finding to “Install a dishwasher air gap (drain backflow protection)”.
Cracked and separated exterior caulking
Low priority · Plan after closing
Where: Windows and trim
Exterior caulking at windows and trim is cracked and separated in multiple locations; recaulk the gaps.
Why this priority: Open gaps can let moisture and air reach the building materials.
National range: $150–$300 (source: HomeGuide) · directional, not a quote. An AI matched this finding to “Recaulk exterior gaps at windows, doors and trim”.
Surface rust on chimney chase cap
Low priority · Plan after closing
Where: Chimney
The chimney chase cap shows surface rust; have it assessed and repair or replace it if needed.
Why this priority: Rust can progress and eventually allow water damage if the cap deteriorates.
Get a quote. We have no sourced range for this repair.
Tree limbs overhang west-side roof
Low priority · Plan after closing
Where: West side roof
Tree limbs overhang the roof on the west side; trim them back from the roof.
Why this priority: Overhanging limbs can scrape or damage roofing and drop debris onto it.
National range: $400–$900 per tree (source: HomeGuide) · directional, not a quote. An AI matched this finding to “Trim a tree (for example, limbs over the roof)”.

Routine maintenance (8)

Minor hallway drywall cracks
Low priority · Routine maintenance
Where: Hallway
Minor cosmetic drywall cracks were noted in the hallway; patch and repaint as desired.
Why this priority: The cracks are cosmetic and can be repaired during routine interior upkeep.
National range: $350–$1,000 (source: HomeGuide) · directional, not a quote. An AI matched this finding to “Repair drywall cracks”.
Rear patio door requires force to latch
Low priority · Routine maintenance
Where: Rear patio door
The rear patio door does not latch without force; adjust or repair the door and latch so it closes and latches properly.
Why this priority: A door that does not latch properly can be inconvenient and may compromise security.
National range: $132–$372 (source: HomeGuide) · directional, not a quote. An AI matched this finding to “Repair a door (latch, hinges, sticking or not closing)”.
Worn front entry weatherstripping
Low priority · Routine maintenance
Where: Front entry door
Weatherstripping at the front entry door is worn; replace it to improve the seal.
Why this priority: Worn weatherstripping can allow drafts and reduce energy efficiency.
National range: $130–$470 (source: HomeGuide) · directional, not a quote. An AI matched this finding to “Install weatherstripping”.
Kitchen faucet drips when closed
Low priority · Routine maintenance
Where: Kitchen
The kitchen faucet drips when closed. Have a plumber repair the faucet.
Why this priority: The drip wastes water and can worsen if the faucet fault progresses.
National range: $125–$350 (source: HomeGuide) · directional, not a quote. An AI matched this finding to “Fix a dripping or leaking faucet”.
Slow hall bathroom sink drain
Low priority · Routine maintenance
Where: Hall bathroom sink
The hall bathroom sink drains slowly. Have the drain cleared and check for an obstruction if the problem persists.
Why this priority: A restricted drain can become fully clogged and prevent normal sink use.
National range: $100–$275 one drain (source: HomeGuide) · directional, not a quote. An AI matched this finding to “Clear a slow or clogged drain”.
Heavily soiled air filter
Low priority · Routine maintenance
The air filter is heavily soiled; replace it and maintain it regularly.
Why this priority: A dirty filter can restrict airflow and reduce heating and cooling efficiency.
National range: $100–$175 (source: HomeGuide) · directional, not a quote. An AI matched this finding to “Replace a furnace or AC filter (by a technician)”.
Debris-filled gutters on north side
Low priority · Routine maintenance
Where: North side
Gutters on the north side are full of debris. Clean them and confirm water drains freely.
Why this priority: Blocked gutters can overflow and contribute to moisture damage around the home.
National range: $100–$250 (source: HomeGuide) · directional, not a quote. An AI matched this finding to “Clean gutters”.
Broken zone 3 irrigation spray head
Low priority · Routine maintenance
Where: Irrigation system, zone 3
Irrigation system zone 3 has a broken spray head; replace the head.
Why this priority: A broken head can waste water and leave parts of the landscape without proper irrigation.
National range: $130–$275 per head (source: HomeGuide) · directional, not a quote. An AI matched this finding to “Replace a broken irrigation sprinkler head”.

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42 repair items, by category

The 3 highest-priority items, in full

Active moisture below primary bathroom

Missing panel knockout exposes energized parts

Upstairs hallway smoke alarm failed test

The other 39 items stay locked

Address before closing (13)

Active moisture below primary bathroom

Missing panel knockout exposes energized parts

Upstairs hallway smoke alarm failed test

Missing temperature and pressure relief discharge pipe

Double-tapped 20-amp breaker at position 14

Missing GFCI protection at five receptacles

Open-ground receptacle in primary bedroom

Gas range missing anti-tip device

Garage door auto-reverse failed

No carbon monoxide alarms observed

Missing fireplace damper clamp

Lint at dryer vent exterior termination

Differential movement cracks

Consider negotiating (9)

17–19-year-old worn asphalt roof

2013 water heater near end of service life

Aging, underperforming 2008 condenser

Negative grading and downspout discharge

Chimney flashing sealed with mastic

Water pressure is 88 psi; no regulator observed

Previous subterranean termite mud tubes

Moisture-damaged rear fascia trim

Rear patio gutter sagging from fascia

Plan after closing (12)

Disconnected bathroom exhaust duct

Crushed flex duct near bedroom 3

Attic insulation averages 6 inches

Loose laundry room threshold tile

Failed seals in two upstairs windows

Primary bath toilet is loose at floor mount

Water heater lacks elevation and drain pan

Secondary condensate drain shows past dripping

Dishwasher drain lacks high loop or air gap

Cracked and separated exterior caulking

Surface rust on chimney chase cap

Tree limbs overhang west-side roof

Routine maintenance (8)

Minor hallway drywall cracks

Rear patio door requires force to latch

Worn front entry weatherstripping

Kitchen faucet drips when closed

Slow hall bathroom sink drain

Heavily soiled air filter

Debris-filled gutters on north side

Broken zone 3 irrigation spray head

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