Inspection Review
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A licensed GC will read every page of your inspection report and send back a clear, written Red Flag Summary — what’s urgent, what’s cosmetic, real repair ranges, and what to negotiate before you close.
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Why people trust Oversite
A real builder reads your report. Not a bot.
Every review is done by a licensed general contractor with decades of field experience. No AI summaries, no copy-paste templates, no outsourced work. Just a clear, simplified breakdown of what the report actually means — and what to do about it.
Things you should know
Inspection reports: the stuff nobody tells you.
A few honest answers to questions buyers actually ask — plus a few fun facts about what’s really in that 40-page document.
How long is a typical home inspection report?
Most inspection reports run 30 to 80 pages. The average is around 45. That’s a lot of reading when you’re trying to close on a house in two weeks.
And here’s the thing: most reports have 30 to 60 flagged items. That sounds alarming — but inspectors are trained to note everything, from a missing smoke detector battery to a cracked foundation. A good review separates the five things that matter from the fifty-five that don’t.
Why do reports make everything sound scary?
Inspectors have legal liability. If they miss something, they get sued. So they flag everything defensively — and the language is often technical, hedged, or alarming on purpose.
“Moisture intrusion observed” could mean a serious leak or a splash stain from last week’s storm. “Recommend further evaluation by a licensed professional” is the most common phrase in any report — and it appears on both critical findings and minor ones. Someone who actually builds homes can tell the difference. That’s what we do.
What don’t inspectors check?
A standard home inspection is a visual, non-invasive walkthrough. Inspectors typically do not check:
· Inside walls or behind finished surfaces
· Sewer lines or septic systems (separate inspection)
· Chimney interiors (separate inspection)
· Pools, spas, or detached structures in detail
· Cosmetic or code-compliance issues
· Anything above arm’s reach if not safely accessible
That means a clean report isn’t a clean bill of health. A GC review reads between the lines — what was skipped, what should have been flagged, and what’s likely hiding based on the home’s age and style.
Which red flags actually matter most?
The expensive ones, ranked roughly in order of pain:
· Foundation & structural — cracks beyond hairline, bowing, settling ($5K–$50K+)
· Roof age & condition — past 80% of life ($8K–$30K)
· HVAC at end of life — systems 15+ years old ($6K–$15K)
· Electrical panel issues — Federal Pacific, Zinsco, undersized ($2K–$8K)
· Sewer line — cast iron or clay in older homes ($3K–$25K)
· Water intrusion — active or historical ($500–$40K)
What to ignore? Missing outlet covers, loose handrails, minor caulk gaps, the inspector’s note that the 20-year-old dishwasher “may need future replacement.” Those are negotiation noise, not deal breakers.
Can I just ask AI to summarize my report?
You can, and a lot of people do. Here’s what AI is good at: pulling out keywords, listing flagged items, writing a neat summary.
Here’s what it can’t do: know that the “minor efflorescence on basement wall” photo actually shows early water intrusion that’ll cost you $12K in three years. Or that the 30-year roof the report flagged still has eight good years left because it’s architectural shingle, not 3-tab. AI reads the words. A builder reads the house.
For a $99 second opinion before you close on a house worth hundreds of thousands, a real person’s eyes are worth it.
How much do buyers usually negotiate off after an inspection?
In a balanced market, buyers who negotiate after inspection save an average of 1–3% of the purchase price. On a $500K home, that’s $5,000 to $15,000. On a $1M home, $10K to $30K.
But here’s the catch: most buyers either negotiate nothing (because the report overwhelmed them) or ask for the wrong things (cosmetic items the seller laughs off). A GC review gives you a short, specific list of what to ask for — and the reasoning behind each item — so your agent can actually use it.
What’s the weirdest thing you’ve seen in an inspection report?
A few favorites: a “bee-shaped water stain” on a ceiling that turned out to be an actual beehive in the attic. A home where the “unusual humming from basement” was an old, forgotten grow operation. And the classic — a kitchen island hiding a hole in the floor that the seller had covered with a rug for 14 years.
Inspectors catch these. Builders know what they mean. The beehive was a $4K remediation. The grow operation meant rewiring the entire basement. The hole was termite damage that spread to three joists.
If the inspector already flagged everything, why pay for a review?
Because flagging isn’t the same as explaining. An inspector tells you what they saw. A builder tells you what it means, what it costs, and what to do about it.
Three different jobs:
· Inspector — identifies and documents visible issues
· Contractor — bids on fixing specific items (motivated to upsell)
· Independent GC review — translates the report, prices reality, and tells you what to negotiate — with no stake in who does the work
The whole point of Oversite is that we don’t bid on your repairs. So when we tell you something’s fine, it’s actually fine. And when we tell you to push back, we mean it.