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 9 findings: $3,215 – $24,840 · rough ranges, not contractor quotes
01
Garage
▲ 1Safety attention○ 1Informational
01.1
Unsealed penetration in the garage/dwelling separation
▲Safety attention Garage, wall to utility roomBefore closing
What we observed
A conduit penetration through the garage-to-dwelling separation wall is not fire-sealed. The separation wall is the assembly that slows a garage fire from reaching the living space, and every penetration through it must be sealed with an approved material.
Why it matters
Builder item: seal the penetration with an approved fire-rated sealant before closing. Verify at the completion walkthrough.
Recommended
Have a qualified professional evaluate before closing.Planning range: $$ – $$$ · rough range, not a quote
01.2
Overhead door and opener operate correctly
○Informational Garage
Reference image — not this property
Reference image — not this property.
What we observed
Both safety-reverse mechanisms functioned properly and the door tracks are plumb and secure.
Recommended
No action needed — retained for the record.
02
Exterior & Site
◆ 1Major defect● 2Repair & maintenance
02.1
Final grade slopes toward the foundation at the rear patio
◆Major defect Rear elevation at patioNear-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
Final grading was not complete at the time of inspection: along the rear patio the grade currently directs runoff toward the foundation. New-construction backfill also settles over the first seasons, which will make this worse before it makes it better.
Why it matters
Builder item: complete final grading to fall away from the foundation and confirm the swale between lots carries water to the street. Re-check after the first heavy rain and again at the eleven-month warranty walkthrough.
Recommended
Request repair, credit, or a specialist quote during negotiation.Planning range: $$ – $$$ · rough range, not a quote
02.2
Siding penetrations for utilities not fully sealed
●Repair & maintenance Right elevation, near meterNear-term
Reference image — not this property
Reference image — not this property.
In plain terms — The home's exterior skin has a worn, cracked, or damaged spot. Sealing or repairing it keeps weather and pests on the outside.
What we observed
Two utility penetrations through the fiber-cement siding lack sealant collars, leaving small gaps into the wall assembly.
Why it matters
Builder item: seal both penetrations with an approved exterior sealant.
Recommended
Plan for repair after move-in or during routine maintenance.Planning range: $ – $$ · rough range, not a quote
02.3
Downspout extensions not yet installed
●Repair & maintenance All cornersNear-term
Reference image — not this property
Reference image — not this property.
In plain terms — Gutters and downspouts carry rain away from the house. When they're clogged, loose, or draining at the foundation, water can pool where you don't want it.
What we observed
Downspouts currently discharge at the foundation; extensions or drains were not yet installed.
Why it matters
Builder item: install extensions carrying discharge at least six feet from the foundation.
Recommended
Plan for repair after move-in or during routine maintenance.Planning range: $$ – $$$ · rough range, not a quote
03
Interior Finish
● 2Repair & maintenance○ 1Informational
03.1
Drywall nail pops and corner-bead cracking — first-year settlement set
In plain terms — A small crack or bump in the wall or ceiling surface — extremely common as a house settles and seasons change. Usually cosmetic; patch and paint.
What we observed
Scattered drywall nail pops and one hairline corner-bead crack were noted — ordinary first-year settlement items in new construction, listed here so they enter the builder's warranty record now.
Recommended
Document with the builder and repair at the eleven-month warranty walkthrough, after the structure completes its first full seasonal cycle.
03.2
Two interior doors rub their frames
●Repair & maintenance Bedroom 3; hall bathroom
Reference image — not this property
Reference image — not this property.
What we observed
Two doors rub at the latch side of their frames and do not latch smoothly.
Recommended
Builder item: adjust hinges/strikes so both doors close and latch cleanly.
03.3
Window hardware complete and operable throughout
○Informational Throughout
Reference image — not this property
Reference image — not this property.
What we observed
All accessible windows opened, closed, locked, and tilted properly; screens are present and undamaged.
Recommended
No action needed — retained for the record.
04
Attic & Insulation
● 1Repair & maintenance
04.1
Insulation baffles missing at four eave bays
●Repair & maintenance Attic, north eaveNear-term
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
Four eave bays on the north side lack ventilation baffles, and blown insulation is blocking soffit airflow at those bays. The remainder of the attic meets the insulation specification on the builder's certificate.
Why it matters
Builder item: install baffles at the four affected bays and redistribute the insulation.
Recommended
Plan for repair after move-in or during routine maintenance.Planning range: $$ – $$$ · rough range, not a quote
05
Electrical
● 1Repair & maintenance
05.1
AFCI/GFCI protection verified; two cover plates missing
●Repair & maintenance Basement, two locations
Reference image — not this property
Reference image — not this property.
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
Arc-fault and ground-fault protection tested correctly throughout. Two receptacle cover plates in the unfinished basement are not yet installed.
Recommended
Builder item: install the missing cover plates.
06
Heating & Cooling
● 1Repair & maintenance
06.1
Supply airflow imbalance at two second-floor rooms
●Repair & maintenance Bedrooms 3 and 4
Reference image — not this property
Reference image — not this property.
What we observed
During cooling operation, supply airflow at bedrooms 3 and 4 measured noticeably weaker than the rest of the second floor, suggesting dampers need balancing.
Recommended
Builder item: have the HVAC installer balance the system so all rooms condition evenly.
07
Plumbing
○ 2Informational
07.1
All fixtures functional; water heater commissioning verified
○Informational Throughout
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
Functional flow and drainage verified at every fixture; no leaks observed at accessible connections; the water heater's installation, expansion tank, and TPR discharge are correct.
Recommended
No action needed — retained for the record.
07.2
Exterior hose bibs not yet tested — supply valved off
○Informational Both exterior hose bibs
Reference image — not this property
Reference image — not this property.
In plain terms — This is the small valve that lets you shut water off to one fixture. The note flags it as missing, stuck, or worn.
What we observed
Both exterior hose bibs were valved off at interior stops, so they could not be functionally tested.
Recommended
Ask the builder to open the supplies and verify both bibs at the completion walkthrough.
08
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: Unsealed penetration in the garage/dwelling separation. 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: Final grade slopes toward the foundation at the rear patio. 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 7 items, e.g. Siding penetrations for utilities not fully sealed · Downspout extensions not yet installed · Drywall nail pops and corner-bead cracking — first-year settlement set. 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 4 items, e.g. Overhead door and opener operate correctly · Window hardware complete and operable throughout · All fixtures functional; water heater commissioning verified. 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.
09
Scope & limitations
7/7 systems inspected
Every accessible system on this property was inspected. The full roster is below for your records.
GarageInspected
Exterior & SiteInspected
Interior FinishInspected
Attic & InsulationInspected
PlumbingInspected
ElectricalInspected
Heating & CoolingInspected
Landscaping & IrrigationNot applicable
Legend: ▲ Safety attention · ◆ Major defect · ● Repair & maintenance · ○ Informational · ◌ Not inspected
10
Inspection photographs
3 photos
11
Worth discussing
Based on your findings — ask your inspector about these.
Structural engineer evaluation
Licensed PE evaluation and repair-scope letter.
Typical cost: $450 – $900
Radon test
48-hour test of indoor radon levels in basements or lowest occupied space.
Typical cost: $125 – $200
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
1 item
Recommended Maintenance
7 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.
