You now know this home inside and out. Here's what to handle first.
Every home has findings — a report like this is how you stay ahead of them, not a reason to worry. Your inspector wrote it all down so nothing surprises you later.
Planning ranges across 6 findings: $4,575 – $24,105 · rough ranges, not contractor quotes
01
Exterior & Site
▲ 1Safety attention○ 1Informational
01.1
Terrace deck ledger relies on nail-only attachment
▲Safety attention Rear terrace at kitchen levelBefore closing
What we observed
The elevated rear terrace's ledger board is attached to the band joist with nails only — no lag screws or through-bolts were visible at the accessible portion, and no ledger flashing was observed above it. Ledger attachment is the most common failure point in elevated deck collapses, and this terrace stands over a walk-out patio.
Why it matters
Have a qualified contractor retrofit the ledger with properly spaced structural fasteners and add ledger flashing. Until the attachment is verified, avoid concentrated gatherings on the terrace.
Recommended
Have a qualified professional evaluate before closing.Planning range: $$$ – $$$$ · rough range, not a quote
01.2
Stone and fiber-cement cladding transitions well executed
○Informational All elevations
Reference image — not this property
Reference image — not this property.
What we observed
Cladding transitions, kick-out flashings, and window head details are executed to a high standard, with consistent sealant joints and proper clearances to grade. Recorded as a baseline for future maintenance.
Recommended
No action needed — reseal joints on a normal five-to-seven-year cycle.
02
Pool & Spa
◆ 1Major defect○ 1Informational
02.1
Equipment bonding continuity could not be verified
◆Major defect Pool equipment padNear-term
What we observed
The pool equipment pad is orderly and the pump, filter, and heater all operated normally. However, the bonding conductor at the heater's bonding lug was disconnected, and continuity of the equipotential bonding grid could not be verified by visual inspection.
Why it matters
Have a licensed electrician reconnect the bonding conductor and verify continuity of the bonding grid across all pool equipment. Bonding is the system that keeps every touchable metal surface at the same electrical potential — it protects swimmers, and it must be intact.
Recommended
Request repair, credit, or a specialist quote during negotiation.Planning range: $$ – $$$ · rough range, not a quote
02.2
Safety cover anchors and barrier compliance documented
○Informational Pool deck
Reference image — not this property
Reference image — not this property.
What we observed
The automatic safety cover operated properly, deck anchors are secure, and the barrier gates self-close and self-latch as required.
Recommended
No action needed — retained for the record.
03
Electrical
◆ 1Major defect○ 1Informational
03.1
Double-tapped breaker in the garage subpanel
◆Major defect Garage subpanelNear-term
In plain terms — Two wires are sharing one breaker slot that's built for a single wire. It can loosen and overheat over time — a quick fix for an electrician.
What we observed
One breaker in the garage subpanel serves two conductors under a single lug — likely added when the EV charging circuit was installed. The breaker is not listed for two conductors, and this connection point can loosen and overheat over time.
Why it matters
Have an electrician move one conductor to its own breaker. A single open position remains in this subpanel, so the correction is straightforward.
Recommended
Request repair, credit, or a specialist quote during negotiation.Planning range: $$ – $$$ · rough range, not a quote
03.2
Standby generator and transfer switch documented
○Informational Side yard; basement transfer switch
What we observed
The standby generator started on its scheduled exercise cycle during the inspection and the automatic transfer switch is properly labeled. Service records show annual maintenance.
Recommended
No action needed — continue the existing service contract.
04
Heating & Cooling
● 1Repair & maintenance○ 1Informational
04.1
Wine-room condensate routed to a concealed wall cavity
The wine room's dedicated cooling unit drains its condensate into a concealed wall cavity rather than to a visible, serviceable termination. No moisture was detected in the adjacent finishes at the time of inspection, but a blocked concealed drain would announce itself as hidden damage first.
Why it matters
Reroute the condensate line to a serviceable termination with an air gap, or add a float switch that shuts the unit down if the drain backs up.
Recommended
Plan for repair after move-in or during routine maintenance.Planning range: $$ – $$$ · rough range, not a quote
04.2
Dual-zone systems balanced and serviced
○Informational Mechanical room; attic air handler
What we observed
Both heating/cooling systems operated normally with appropriate temperature differentials at supply registers. Service tags are current, condensate management includes float protection at the attic air handler, and zoning dampers responded to thermostat calls.
Recommended
No action needed — continue semi-annual service.
05
Plumbing
● 2Repair & maintenance
05.1
Tankless water-heater cascade documented; descaling due
●Repair & maintenance Mechanical roomNear-term
Reference image — not this property
Reference image — not this property.
What we observed
Two condensing tankless water heaters operate as a cascade with proper isolation valves. Service tags show the last descaling was over two years ago; the manufacturer recommends annual descaling in this water hardness region.
Why it matters
Schedule descaling service and return to an annual cycle to protect the heat exchangers and preserve the warranty.
Recommended
Plan for repair after move-in or during routine maintenance.Planning range: $$ – $$$ · rough range, not a quote
The irrigation system's backflow preventer carries a test tag from two seasons ago; most jurisdictions require annual testing.
Recommended
Have the backflow assembly tested and tagged for the current season.
06
Interior
○ 1Informational
06.1
Interior finishes, doors, and hardware at a high standard
○Informational Throughout
Reference image — not this property
Reference image — not this property.
What we observed
Interior finishes are consistent with a custom build of this caliber: doors latch and swing true, cabinetry is well fitted, and stone surfaces are properly sealed. Baseline documented for your records.
Recommended
No action needed — retained for the record.
07
Your maintenance timeline
Findings mapped onto a simple calendar — what to handle now, what can wait, and the routine upkeep every home needs.
Now
1
Address before closing
These items have safety implications. Have a qualified, licensed professional evaluate and document them before you close. Includes: Terrace deck ledger relies on nail-only attachment. Use these findings to negotiate repair credits or seller-completed repairs prior to taking ownership.
Next 30 days
1
Negotiate or address soon
These are material defects worth addressing in your contract or in the first months after move-in. Includes: Equipment bonding continuity could not be verified · Double-tapped breaker in the garage subpanel. Request specialist quotes; ask the seller for repair, credit, or a price adjustment.
This year
1
Plan into the first year
Smaller repairs and maintenance items that can be handled at your pace. Includes: Wine-room condensate routed to a concealed wall cavity · Tankless water-heater cascade documented; descaling due · Irrigation backflow preventer test due. Group them into a maintenance plan to keep the home in good shape.
Ongoing upkeep
6
Keep for reference
Background context and items to monitor over time. Includes 5 items, e.g. Stone and fiber-cement cladding transitions well executed · Safety cover anchors and barrier compliance documented · Standby generator and transfer switch documented. Save this report — you'll want it on file for warranties and resale.
Replace HVAC filters· routine
Every 1–3 months to protect the system and air quality.
Test smoke & CO detectors· routine
Test monthly; replace batteries twice a year.
Clean gutters & downspouts· routine
Spring and fall to protect the roof and foundation.
Flush the water heater· routine
Annually to clear sediment and extend its life.
Reseal exterior caulk & grout· routine
Annually around windows, tubs, and counters to keep water out.
08
Scope & limitations
6/6 systems inspected
Every accessible system on this property was inspected. The full roster is below for your records.
Exterior & SiteInspected
Pool & SpaInspected
ElectricalInspected
Heating & CoolingInspected
PlumbingInspected
InteriorInspected
Guest HouseNot applicable
Legend: ▲ Safety attention · ◆ Major defect · ● Repair & maintenance · ○ Informational · ◌ Not inspected
09
Inspection photographs
3 photos
10
Worth discussing
Based on your findings — ask your inspector about these.
Radon test
48-hour test of indoor radon levels in basements or lowest occupied space.
Typical cost: $125 – $200
Well water + septic test
Bacteriological water test and septic dye / load test.
Typical cost: $250 – $500
Sewer scope inspection
Camera the main sewer line to check for cracks, root intrusion, or belly.
Typical cost: $200 – $350
Mold / IAQ inspection
Air sampling and surface testing by a certified mold inspector.
Typical cost: $300 – $700
Structural engineer evaluation
Licensed PE evaluation and repair-scope letter.
Typical cost: $450 – $900
Repair request summary
A prioritized list to support your conversation with the seller. Tick the items you want to raise, then copy the list for your agent. Full photos and context for each item are in the report.
Safety Items to Address
1 item
Major Repairs to Negotiate
2 items
Recommended Maintenance
3 items
Prepared from the SightSpec inspection report to support a conversation with the seller. Items are summarized from the report, which contains the full photographs and context. This is not legal advice and does not change the contents of the underlying report.
