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.
In plain terms — GFCI outlets are the shut-off type that protect you near water — kitchens, baths, outside. This one is missing or not working, so that safety cutoff isn't there.
What we observed
The exterior receptacles and the garage receptacles are not protected by ground-fault circuit interrupters. These are wet and damp locations where GFCI protection is the current safety standard; the home predates the requirement.
Why it matters
Have a licensed electrician add GFCI protection at the exterior and garage receptacles. This is an inexpensive upgrade with a meaningful shock-safety benefit.
Recommended
Have a qualified professional evaluate before closing.Planning range: $ – $$ · rough range, not a quote
01.2
Service panel orderly with capacity for current use
○Informational Basement, main panel
Reference image — not this property
Reference image — not this property.
In plain terms — This is the home's electrical panel — the box of breakers that feeds power everywhere. The note flags something to have an electrician tidy up.
What we observed
The 200-amp service panel is neatly wired, fully labeled, and has open positions for future circuits. No double-taps, scorching, or improper conductors were observed.
Recommended
No action needed — retained for the record.
02
Roof
◆ 1Major defect○ 1Informational
02.1
Shingle granule loss concentrated on the south slope
◆Major defect South roof slopeNear-term
In plain terms — Shingles are the roof's outer layer that sheds water. Some are worn, cracked, lifted, or missing here — the kind of thing a roofer evaluates so water stays out.
What we observed
The architectural shingles on the south-facing slope show accelerated granule loss and exposed asphalt in scattered patches, heaviest near the ridge. The north slope retains most of its granule surface. No active leakage was visible in the attic below at the time of inspection.
Why it matters
Have a licensed roofing contractor evaluate the south slope and provide a repair-versus-replacement opinion with remaining-life context. Budget planning should assume covering replacement on this slope within the next few seasons.
Recommended
Request repair, credit, or a specialist quote during negotiation.Planning range: $$$ – $$$$ · rough range, not a quote
02.2
Gutters clear and draining at time of inspection
○Informational All elevations
Reference image — not this property
Reference image — not this property.
In plain terms — Gutters and downspouts carry rain away from the house. When they're clogged, loose, or draining at the foundation, water can pool where you don't want it.
What we observed
Gutters and downspouts were clear of debris and discharged properly through extensions at all four corners during the inspection.
Recommended
No action needed — retained for the record.
03
Exterior & Grounds
◆ 1Major defect● 1Repair & maintenance
03.1
Grade slopes toward the foundation at the rear patio
◆Major defect Rear elevation, patio edgeNear-term
In plain terms — The ground should tilt slightly AWAY from the house so rain runs off. Here it slopes toward the foundation, which sends water where it can cause trouble over time.
What we observed
Surface grading along roughly twelve feet of the rear elevation directs runoff toward the foundation rather than away from it. The interior foundation wall in this area showed no elevated moisture readings at the time of inspection, but the drainage pattern will work against the house every storm.
Why it matters
Regrade the affected area to fall away from the foundation — a minimum of six inches over the first ten feet is the common guideline — and extend the nearest downspout so roof runoff discharges beyond the regraded slope.
Recommended
Request repair, credit, or a specialist quote during negotiation.Planning range: $$ – $$$ · rough range, not a quote
03.2
Sealant joints open at cladding-to-trim transitions
●Repair & maintenance Window trim, south and west elevationsNear-term
In plain terms — Caulk or grout keeps water out of seams around tubs, sinks, and counters. Refreshing it is cheap upkeep that prevents hidden moisture damage.
What we observed
Perimeter sealant at several window and trim transitions has weathered and pulled away, leaving open joints on the south and west elevations. No moisture staining was observed on interior finishes adjacent to these openings.
Why it matters
Cut out failed sealant and re-seal the open joints as part of seasonal maintenance to keep bulk water out of the wall assembly.
Recommended
Plan for repair after move-in or during routine maintenance.Planning range: $$ – $$$ · rough range, not a quote
04
Heating & Cooling
◆ 1Major defect○ 1Informational
04.1
Air-conditioning condenser at its service-life horizon
◆Major defect Rear yard, condenser padNear-term
In plain terms — The heating/cooling system was checked. The note is about its age, service, or a component — routine things a technician can service.
What we observed
The outdoor condensing unit's data plate shows a 2009 manufacture date. The system cooled normally during testing, but at this age the unit is operating beyond the typical 12–15 year design life, and the refrigerant it uses has been phased out, which raises the cost of future repairs.
Why it matters
Budget for condenser replacement rather than major repair. A qualified HVAC contractor can quote replacement now so an eventual failure becomes a scheduled project instead of an emergency.
Recommended
Request repair, credit, or a specialist quote during negotiation.Planning range: $$$ – $$$$ · rough range, not a quote
04.2
Furnace serviced within the last year
○Informational Utility room
Reference image — not this property
Reference image — not this property.
In plain terms — The heating/cooling system was checked. The note is about its age, service, or a component — routine things a technician can service.
What we observed
The gas furnace carries a service tag dated within the past twelve months and operated normally through a full heating cycle during the inspection.
Recommended
No action needed — continue annual service.
05
Plumbing
● 1Repair & maintenance○ 1Informational
05.1
Surface corrosion at fixture supply stops
●Repair & maintenance Kitchen sink; hall bathroom
In plain terms — Mineral buildup or light rust has formed on a pipe or fitting — common with age. It's worth watching so a slow drip doesn't start later.
What we observed
The angle stops under the kitchen sink and hall bathroom lavatory show surface corrosion at the compression fittings. No active leakage was present, but corroded stops are less likely to close fully when they are eventually needed.
Recommended
Replace the corroded angle stops during routine plumbing service so each fixture can be isolated reliably in an emergency.
05.2
Water heater manufactured 2019 — mid-life
○Informational Utility room
Reference image — not this property
Reference image — not this property.
In plain terms — The water heater and its safety relief valve were checked. The note is about its age, condition, or that safety valve — normal things to keep an eye on.
What we observed
The 50-gallon water heater's data plate shows a 2019 manufacture date, placing it mid-life against a typical 10–12 year service expectation. Installation details, including the TPR discharge, were proper.
Recommended
No action needed — plan replacement in the ordinary course toward the end of its service life.
06
Interior
● 1Repair & maintenance
06.1
Garage overhead door reverses properly; opener force at limit
●Repair & maintenance Garage
Reference image — not this property
Reference image — not this property.
What we observed
The garage door's photo-eye safety reverse functioned correctly. The pressure-reverse test required more resistance than expected before the door reversed, suggesting the opener's force setting is at the high end of its adjustment.
Recommended
Adjust the opener's down-force setting per the manufacturer's instructions so the door reverses readily on contact.
07
Attic & Ventilation
● 1Repair & maintenance
07.1
Insulation slightly below current guidance; eave baffles absent
●Repair & maintenance Attic
Reference image — not this property
Reference image — not this property.
In plain terms — These are the boards under and along the roof's edge. The note flags wear or damage — usually a paint, seal, or carpentry fix.
What we observed
Attic insulation averages roughly eight inches of blown fiber — functional, but below current regional guidance — and the eave bays lack ventilation baffles, allowing insulation to restrict soffit airflow at several bays.
Recommended
When insulation is topped up, install eave baffles first so soffit ventilation is preserved. This is an efficiency improvement, not a defect repair.
08
Structure & Basement
○ 1Informational
08.1
Foundation and framing serviceable where visible
○Informational Basement
Reference image — not this property
Reference image — not this property.
In plain terms — A crack or movement was noted in the foundation. Many are cosmetic and stable, but a specialist can tell you which kind this is and whether it needs work.
What we observed
Visible foundation walls, the main beam, and floor framing probed sound where accessible. Minor shrinkage cracking typical of the home's age was noted and does not currently indicate movement.
Recommended
No action needed — retained for the record.
09
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: No GFCI protection at exterior and garage receptacles. 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: Shingle granule loss concentrated on the south slope · Grade slopes toward the foundation at the rear patio · Air-conditioning condenser at its service-life horizon. 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 4 items, e.g. Sealant joints open at cladding-to-trim transitions · Surface corrosion at fixture supply stops · Garage overhead door reverses properly; opener force at limit. 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. Gutters clear and draining at time of inspection · Foundation and framing serviceable where visible · Service panel orderly with capacity for current use. 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.
10
Scope & limitations
8/8 systems inspected
Every accessible system on this property was inspected. The full roster is below for your records.
RoofInspected
Exterior & GroundsInspected
Structure & BasementInspected
ElectricalInspected
PlumbingInspected
Heating & CoolingInspected
InteriorInspected
Attic & VentilationInspected
Fireplace & ChimneyNot applicable
Legend: ▲ Safety attention · ◆ Major defect · ● Repair & maintenance · ○ Informational · ◌ Not inspected
11
Inspection photographs
6 photos
12
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
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
Thermal imaging scan
Whole-home IR scan to find missing insulation and air leaks.
Typical cost: $150 – $300
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
3 items
Recommended Maintenance
4 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.
