Sample report center
Real sample reports. Real inspection language. Real buyer-facing structure.
These sample reports show how Inspectors OS organizes the inspection, the repair language, and the buyer or realtor outputs after the inspector approves the final draft.
Sample 1
Buyer Home Inspection Report
842 Willow Creek Drive, Round Rock, TX 78681
Client
Sarah Mitchell
Inspection date
June 3, 2026 at 9:00 AM
Inspector
Michael Stone, TREC #22418
Year built
1998
Square footage
2,460 sq ft
Foundation
Slab-on-grade
Roof covering
Architectural shingles
Total findings
34
Major concerns
3
Safety items
4
Photos attached
158
Client summary
The home is serviceable overall, but several repair items deserve attention soon. The most important items are active moisture staining at the roof-to-wall flashing, a double-tapped breaker in the main panel, and aged HVAC performance that should be evaluated before closing.
Repair request view
The approved report can be grouped into negotiation-ready buckets: moisture intrusion repair, electrical safety correction, HVAC service evaluation, and visible plumbing leak repair at the hall bath supply stop.
Major concerns
- - Roof-to-wall flashing shows moisture staining and failed patching at the rear slope intersection.
- - The main electrical panel has an identified breaker that should be corrected.
- - The utility condenser coil should be inspected after deferred weak temperature split and maintenance.
Safety issues
- - Missing anti-tip bracket at the kitchen range.
- - Loose handrail connection at the interior stair landing.
- - Open junction box noted in the attic above the hallway.
- - No GFCI protection at one garage receptacle near the vehicle bay sink.
Repair items
- - Repair leaking angle stop below the hall bath sink.
- - Seal cracked exterior caulking at rear windows and service roof penetrations.
- - Replace damaged weatherstripping at the back patio door.
Maintenance items
- - Clean debris from lower roof valley and confirm drainage during the next rain event.
- - Service the water heater due to age, visible rust at fittings, and venting observations.
- - Trim vegetation back from the siding and condenser clearances.
Included in this sample report
- 1. Inspection details and property facts
- 2. Client summary and repair-request summary
- 3. Major concerns, safety issues, repair items, and maintenance
- 4. Sample findings with observation, implication, and recommendation
- 5. System conditions, report sections, and delivery notes
Sample findings from the report
Each finding shows the observed condition, what to know, and what the next step should be.
Roof-to-wall flashing moisture staining
Roof / rear slope
Observed: Visible moisture staining and prior sealant patching were present where the rear roof slope meets the wall cladding.
What to know: The condition can allow concealed water entry and interior damage if not corrected and monitored.
Recommendation: Recommend qualified roofing contractor evaluation and correction before closing, followed by monitoring during rain events.
Inspector approval required before delivery
Photo: rear roof-wall flashing with visible staining and prior sealant patching.
Granule wear at rear slope shingles
Roof / rear slope
Observed: Shingle granule loss and exposed matting were visible at several rear slope tabs near the valley line.
What to know: Advanced wear can shorten roof-covering life and make the surface more vulnerable to moisture entry.
Recommendation: Budget for roofing contractor review and repair planning before the next storm season.
Inspector approval required before delivery
Photo: rear slope shingles showing visible granule wear near the valley.
Double-tapped breaker and crowded neutral terminations
Main electrical panel
Observed: One breaker appeared to serve two conductors not clearly rated for that connection, and multiple neutrals were landed with limited spacing.
What to know: Improper panel terminations can increase the risk of loose connections, overheating, or inaccurate overcurrent protection.
Recommendation: Recommend licensed electrician correction before closing.
Inspector approval required before delivery
Photo: main panel showing doubled termination and crowded neutral layout.
Leak at supply stop below vanity sink
Hall bathroom
Observed: Moisture was present at the cold-water shutoff connection and minor cabinet-base staining was visible below.
What to know: Continued leakage can damage cabinet materials and contribute to concealed moisture conditions.
Recommendation: Repair or replace the leaking stop and verify no additional leakage remains after repair.
Inspector approval required before delivery
Photo: hall bath sink supply stop with visible moisture and cabinet-base staining.
Older water heater with visible rust at fittings
Water heater closet
Observed: The unit appeared older than expected and budget rust was visible at upper fittings.
What to know: An aging equipment component can fail unexpectedly and may require replacement planning sooner than newer components.
Recommendation: Service the unit, monitor for active leakage, and budget for replacement based on contractor guidance.
Inspector approval required before delivery
Photo: water heater upper fittings with visible rust and age-related wear.
HVAC filter was dirty at time of inspection
Hall closet air handler
Observed: The return-air filter was visibly dirty and near replacement condition.
What to know: Restricted airflow can reduce system efficiency and contribute to extra wear on equipment.
Recommendation: Replace the filter now and continue using the manufacturer-recommended replacement interval.
Inspector approval required before delivery
Photo: return-air filter with visible dust loading.
Weatherstripping was loose at back patio door
Rear patio door
Observed: Portions of the lower weatherstrip were loose and did not fully seal at the threshold.
What to know: Loose weatherstripping can allow air leakage, minor water intrusion, and reduced energy performance.
Recommendation: Repair or replace the loose weatherstrip and verify a full seal at the threshold.
Inspector approval required before delivery
Photo: lower patio door threshold showing loose weatherstrip.
Exterior caulk was missing at trim joint
Front window trim
Observed: Open trim joints with missing sealant were visible at the front elevation window assembly.
What to know: Open joints can admit moisture and accelerate trim deterioration over time.
Recommendation: Seal the exposed trim joints with exterior-grade caulk and monitor during routine exterior maintenance.
Inspector approval required before delivery
Photo: front trim joint with open caulk line.
How the full report is organized
A finished report needs a clear order so the client can read it fast and still drill down into the details.
Cover and inspection details
The report opens with the property address, client name, inspection date, weather conditions, occupancy state, and the standards of practice used.
Summary page
The summary page groups the items the client and agent usually read first so the main issues are clear before reading every system note.
System sections
Each system section keeps the observation, implication, location, and recommendation together so the report stays easy to review after a long inspection day.
Photo appendix and delivery copy
The final pages keep key photos, maintenance notes, and the buyer-facing delivery language together without mixing them into the main finding text.
What the client receives after approval
Client web report
The client receives the approved report with grouped findings, photo details, and simple next-step language.
Printable PDF copy
The same report structure can be saved as a PDF for recordkeeping, forwarding, or transaction emails.
Repair-request summary
Agents can work from a cleaner repair-request summary that stays separate from the full inspection report.