Reading an Akron Home Inspection Report Without Panicking

An inspection report on an older Akron house can run dozens of pages, and nearly every house produces a long list. The skill is sorting that list so the small items don't scare you and the big ones don't slip past. I learned why that matters the hard way.

Why I read these reports closely

Long before I was a licensed agent, I bought a for-sale-by-owner house. The seller never filled out a residential property disclosure. I later learned the house had been condemned before I bought it, and that foundation damage had been repaired without anyone telling me. Years later, other parts of the basement began to fail.

If a professional had been advising me, I might have known those facts before I bought. That's why I tell every buyer to take the inspection and the paperwork seriously, and why I strongly encourage every buyer to have one. If a buyer decides not to, I want them to sign something saying so. That protects you as much as anyone.

Before the inspection: set it up right

A good report starts before the inspector shows up. Book as early as you can, because your contract gives you a limited number of days to inspect and respond. Ask what the standard inspection covers and what costs extra. On an older house, consider adding a sewer line camera scope, and ask about any other tests that make sense for that property. Plan to attend the end of the inspection so the inspector can walk you through what they found in person. Photos in a report never tell the whole story.

It also helps to read the seller's disclosure before the inspection, if there is one, and to bring any questions from it to your inspector. When a disclosure says something was repaired, ask for the receipts and who did the work. That's exactly the kind of history I didn't have on my first house.

Bucket one: safety and structure

These findings can end a deal or reset the price. Active foundation movement, a failing roof, serious water coming into the house, hazardous wiring and gas problems all belong here. Have a specialist look at anything in this bucket before you decide. A general inspector flags it. A specialist tells you what it costs.

Bucket two: big systems nearing the end

An old furnace, water heater or electrical panel isn't a defect so much as a bill that's coming. The question is when. Ask the inspector for the remaining life and get a rough replacement quote. Then decide whether to ask the seller for a credit, or whether you'd rather plan for it yourself.

Bucket three: cosmetic and minor

Loose handrails, worn caulk, small drainage tweaks and dated finishes. Don't spend negotiating energy here. These are the items that make a report look long without making the house a bad buy. You can fix them yourself over time, and a seller who sees a list full of small items is less likely to take your big items seriously.

Older-home items to price before you commit

Older houses can have outdated wiring, galvanized plumbing and aging sewer lines. Ask the inspector what they saw, and get a number next to each item before you decide whether the house still works for you.

A few questions worth asking directly: How old are the furnace and water heater, and what's their remaining life? Is the wiring original, and is any knob-and-tube still in use? An electrician's quote and a call to your insurance agent will tell you whether that's a deal breaker or just a bill. Where has water been, and do the grading and downspouts send it away from the foundation? A good inspector will walk you through each answer and show you the photos.

How to use the report

After sorting everything, ask three questions. What has to be fixed before I move in? What can wait a year? What would make me walk away? If you can't answer the third question, you're not ready to negotiate.

Then put a rough budget next to bucket one and bucket two. That turns a scary 40-page report into a short list with dollar amounts, which is something you can actually make a decision about. It's also what your agent needs to write a reasonable request to the seller.

Keep an eye on the calendar the whole time. Your contract sets the days you have to inspect and respond, and missing that deadline can limit your options. Know the date before you book anything.

If you're shopping for an older home in Akron and want someone in your corner who reads these reports closely, schedule a time with me or someone on our team at 21mike.com.

Mike Ferrante
The Mike Team at LPT Realty
www.21mike.com
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