Homeowner guide How to read an inspection report.

Start with the summary

Begin with the report summary rather than reading every page from beginning to end. The summary is a starting point for identifying conditions that may need attention. From there, use the detailed sections, photographs, videos and recommendations to understand the location, condition and context of each item. If something is unclear, the detailed observation holds the information behind the summary.

Understand the labels

Inspection reports use different categories or severity levels to organize observations. The labels do not all mean the same thing, and not every item represents a defect. Depending on the report, an item may represent:

• Deficiency. A condition that does not meet the expected condition for the component or stage of construction and should be addressed.
• Safety concern. A condition that may present a safety risk and should receive appropriate attention.
• Further evaluation. A condition that requires evaluation by an appropriately qualified professional before its significance can be determined.
• Informational. Information provided to explain a component, condition, limitation or construction detail. An informational comment does not necessarily identify a deficiency.
• Monitor. A condition that does not necessarily require immediate correction but should be observed as construction continues or over time.

Why it matters. The terminology and categories vary between inspection companies, so always review the definitions used in your specific report.

In a Home IQ report. Every section of the house is organized under three headings: Information, what was inspected and what we saw; Limitations, what could not be seen and why; and Observations, the items that need attention. Each observation carries a badge that says how serious it is, such as Recommendation, Safety Hazard or Further Evaluation Recommended, and a line naming who it is addressed to, usually your builder. See a page from each report.

A long report does not automatically mean a bad home

This is one of the most important things to understand. A report can be lengthy because it is thorough, not because the home has serious problems. A new-construction report may contain photographs, videos, descriptions, system information, limitations, safety observations, informational comments and a number of relatively minor conditions. Each item is still worth documenting even when it does not represent a major concern.

Think of the report as a record of the inspection, not a scorecard for the house. Page count is not a measure of construction quality.

Look at the condition, not just the label

A category or label by itself does not tell the whole story. When reviewing an item, look at four things:

• What was observed? What condition did the inspector actually see?
• Where is it located? The location puts the observation into context.
• Why does it matter? The report should explain how the condition may affect safety, performance, durability, moisture management or another component, where that applies.
• What is recommended? Correction, further evaluation, monitoring or another action.

Why it matters. The observation and the recommendation are the context behind the category.

How a finding is written. Here is a structural item as it appears in a Home IQ report: "A large opening was observed drilled through the referenced roof truss member near the edge and adjacent to a truss joint. Roof trusses are engineered structural components and field modifications, including drilled openings, may affect their designed load-carrying capacity. We recommend evaluation by the truss manufacturer or a qualified structural engineer, with repairs completed in accordance with an approved engineered repair detail as needed." All four things are there: what was observed, where, why it may matter, and what should happen next. See the photo in the deficiency library.

Sort items by what happens next

Not every item needs the same response. A useful way to organize the report is to think in three groups.

• Address now. Conditions that should be brought to the builder's attention while there is still an opportunity to correct them. In new construction this can include structural components, water management, electrical or plumbing systems, safety, improper installation, or anything that will become concealed or harder to reach later.
• Address before closing. Items that may not need immediate action at an earlier inspection but should be corrected or completed before the home is accepted and turned over: incomplete work, damaged components, installation issues, or conditions identified at the pre-closing inspection.
• Monitor. Conditions that do not require immediate correction but should be watched as construction continues or as the home ages. Monitoring does not mean ignoring an item. It means the appropriate response is observation rather than immediate correction.

Where an inspection fits. The "address now" items usually come out of the pre-slab and pre-drywall reports, because those are the two visits before things get covered up. "Address before closing" is the pre-closing list. The "monitor" items are what the 11-month warranty inspection goes back to check.

Pay attention to conditions that will be concealed

This is particularly important during new construction. Some components can be observed directly during framing and rough-in but will later be covered by insulation, drywall, finishes or other materials. When an inspection identifies a condition in work that will soon be concealed, understanding and communicating that observation while it is still visible is especially valuable. Once the wall is closed, seeing what is behind it becomes much more difficult.

Use the photos and videos

Photographs and videos give visual context for what the inspector observed. Photographs show the specific condition and its location. Videos, when available, add context for conditions that are better understood through movement, operation, sequence or a wider view of the area. When discussing an item with the builder, these visual records also help identify the location and condition more clearly.

When reviewing an observation, consider the written description, the recommendation, the photographs and any video together. The combination gives a much clearer picture than the description alone.

Remember that construction is always changing

A new home is not static during construction. An item documented at one inspection may be corrected before the next phase. Likewise, a condition that was not visible at an earlier stage may become apparent as construction progresses. Each report is a snapshot of the home at that stage of construction.

The report documents visible conditions at the time of the inspection. It is not a guarantee that every future condition will remain the same, or that conditions not visible at that stage will be identified.

Keep the report as part of your home's record

Save your inspection reports, photographs, videos, builder responses and other construction documentation. Over time these records help you understand what was observed during construction and what was addressed before the home was completed. For a new home, the inspection documentation becomes part of the home's construction history.

Keep your own copy. Every Home IQ report arrives as a PDF that is yours to keep, and any 360° imaging or sewer scope footage you added comes with it. Reports are also available through the online client portal, but that portal runs on our report software and we cannot promise how long access lasts, so save the files with your closing documents. The record is only useful if you can find it at month 11.

The bottom line.

Do not read an inspection report by counting defects or pages. Read it by asking:

• What was observed?
• Why does it matter?
• What needs to happen next?
• Does it need to be corrected, evaluated or monitored?

A good inspection report gives you the information you need to understand the conditions observed and to communicate clearly with the builder about the next steps.

Because even a new home deserves a second set of eyes.