After the Inspection
By Ian Dolby, Certified Master Inspector and owner of Smart Choice Inspection Company
Quick Answer
Do not treat the report as a list of everything that must be fixed immediately. First understand what was found. Organize findings into safety items, minor and maintenance items, and repairs or major items. Then think in three time horizons: now, the next 12 months, and the next five years.
Start With What You Thought You Were Buying
Ian often asks, “What do you plan on doing with the house?” A move-in-ready buyer, a renovator, and someone comfortable with maintenance can reasonably react differently to the same condition. Start by comparing what you thought you were buying with what the inspection showed you are buying.
The Inspection Report Can Look Worse Than the House
A report stacks electrical safety items, caulking, appliances, plumbing, paint, roof observations, handrails, and dozens of other findings together. The inspection report can look worse than the house. Every house has things. The first job is not to count defects; it is to understand them.
Basket 1 Safety Items
Safety findings deserve appropriate and generally prompt attention. Safety does not necessarily mean expensive or emergency. The category keeps conditions involving personal safety from disappearing among maintenance observations.
Basket 2 Minor and Maintenance Items
This is often the largest group: deteriorated caulking, adjustment needs, exterior maintenance, dripping fixtures, aging paint and sealants, and small repairs. Ignoring maintenance indefinitely can create larger problems, but a long list does not necessarily mean a bad house. It often means a house.
Basket 3 Repairs and Major Items
These conditions may require a larger repair, financial commitment, or specialist evaluation. A major item is not automatically a reason not to buy. The question is whether the buyer understands it and is comfortable taking it on.
Now
Address safety conditions, active leaks, ongoing deterioration, and other issues where delay may create unnecessary risk or damage. Obtain follow-up evaluation promptly when needed.
The Next 12 Months
Plan important but nonurgent repairs and maintenance during the first year while learning how systems operate, establishing routines, and seeing the home through different seasons.
The Next Five Years
Keep aging roofs, heating and cooling equipment, exterior components, and other approaching capital needs on the radar. The inspection cannot predict the exact failure date. It can help the owner anticipate likely commitments.
The Report Is Not Automatically a Seller Repair List
The report documents condition. Some findings may matter to negotiations; others become the buyer’s responsibility; some require more information. Ian often describes the agent as the buyer’s head negotiator. Once condition is established, the agent can help the buyer consider how it applies to the transaction.
When a Contractor Is Needed
A contractor or specialist can determine repair method, scope, access needs, materials, and cost. Smart Choice reports visible residential conditions and does not price residential defects. Contractor names in reports are offered only as a convenience; Smart Choice receives no paid or unpaid benefit, and clients may choose anyone.
Keep the Report
Use it after closing to remember maintenance, monitor aging systems, plan projects, and become familiar with the home. You do not need to complete your inspection report. You need to own and maintain the house. The report becomes a roadmap for doing that.
About Ian Dolby
Ian Dolby is the owner of Smart Choice Inspection Company, a Certified Master Inspector, and an Indiana licensed home inspector, License #02200088. He serves residential clients throughout Southwest Michigan and Northwestern Indiana. Learn more about Ian Dolby and his professional background.
Schedule a Home Inspection
To learn more about Smart Choice Inspection Company or schedule a residential home inspection, visit the residential inspection service page or call or text 269-800-0111.
