Should I attend the inspection?

Yes if at all possible. The 3-4 hours with the inspector at the property is the most valuable education you can have about your future home. You learn about major systems, see issues firsthand, and can ask questions. Many inspectors prefer buyers arrive 1-2 hours into the inspection so the inspector can complete the systematic walk-through first, then discuss findings.

What if the inspection finds something major?

Options under typical purchase contract's inspection contingency: (1) ACCEPT and proceed; (2) NEGOTIATE — ask seller to repair, credit, or reduce price; (3) TERMINATE and recover earnest money. Choice depends on severity, your finances, and seller flexibility. Inspection findings are NOT a guarantee seller will fix — leverage is your termination right.

Can I sue an inspector who missed something?

Possibly, but recovery is limited. Most inspector contracts limit liability to inspection fee paid (typically $300-$600); courts generally uphold these for ordinary negligence. For gross negligence or fraud, limitation may not apply. State licensing offers disciplinary remedies. Best practice: choose reputable inspector with E&O insurance, attend inspection, get specialty inspections for areas of concern, and set realistic expectations.

Home Inspection Report Template

Comprehensive home inspection report for residential property — major systems with condition assessment and recommended actions. ASHI/InterNACHI scope.

Customise

Inspection date

Inspector — full name

Inspector — state license / certification

Inspector — contact

Client (typically Buyer)

Property address

Year built

Approximate square footage

Weather conditions during inspection

Occupancy status

Roof — condition and findings

Foundation — condition and findings

Plumbing — condition and findings

Electrical — condition and findings

HVAC — condition and findings

Exterior — siding, paint, decks, drainage

Interior — walls, floors, ceilings, windows

Kitchen and bathrooms — combined findings

Attic and garage findings

Safety items requiring immediate attention

Major concerns / further evaluation

Overall summary

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RESIDENTIAL HOME INSPECTION REPORT

Property: 4112 SE Hawthorne Blvd, Portland, OR 97214
Year built: 1947
Approx. sq ft: 2,180 sq ft (per public record)
Inspection date: May 11, 2026
Weather: 62°F, partly cloudy, dry; recent precipitation 3 days prior
Occupancy: Owner-occupied (furnished)

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INSPECTOR
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Name: Marcus Chen, Cascade Home Inspections
License/Cert: OR-CHI-09418, ASHI Certified Member 256117, InterNACHI Certified
Contact: marcus@cascadeinspections.example.com / +1 503 555 0488

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CLIENT
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Client name: Jordan Alex Taylor

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SCOPE AND LIMITATIONS
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This inspection was performed in accordance with the Standards of
Practice of the American Society of Home Inspectors (ASHI) or the
International Association of Certified Home Inspectors (InterNACHI).
The inspection is a VISUAL examination of accessible portions of the
Property. Concealed conditions, latent defects, and items not
inspected are excluded.

EXCLUDED (unless explicitly noted):
• Specialized inspections (wood-destroying organisms / pest, mold,
radon, asbestos, lead paint, septic, well, sewer scope,
structural engineering, environmental site assessment).
• Operational testing of items requiring power off, items behind
walls, items inspector cannot safely access.
• Code compliance, design adequacy, or future performance.
• Aesthetic / cosmetic items.

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1. ROOF
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Composition asphalt shingle roof; reportedly installed 2018 (8 years old). Inspected from ground level and accessible eaves; partial walk-on inspection limited by pitch. CONDITION: Satisfactory. Shingles intact, granular surface present. Flashing around chimney appears intact. Gutters clean. One small area at northeast valley shows accelerated wear; recommend monitoring. RECOMMENDATION: Continue annual gutter cleaning; plan replacement timeline 5-7 years.

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2. FOUNDATION AND STRUCTURE
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Concrete perimeter foundation with crawlspace. Hairline cracks at multiple locations on foundation wall; appear stable, no displacement, consistent with normal concrete shrinkage in 1947 construction. Sill plate sound; no rot or pest damage. Sump pump operational. NOTE: Foundation is unbolted to mudsill (typical 1947). RECOMMENDATION: Foundation seismic bolting recommended for Cascadia subduction zone region; estimated $4,000-$7,000.

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3. PLUMBING
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Water supply: copper (post-1995) and galvanized (pre-1995) in upstairs bath. Water pressure 65 psi (acceptable). All fixtures operational; no visible leaks. Water heater (40-gallon gas, 2018) operational; expansion tank installed; safety valve tested. Drains run clear. Sewer line: clay tile, age unknown (likely original 1947). Sewer scope NOT performed (recommended add-on). RECOMMENDATION: Sewer scope ($150-$300) before close; replace galvanized in upstairs bath ($1,500-$3,000) at next bath remodel.

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4. ELECTRICAL
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200-amp Square D panel, 2008, no recalled brand. Most circuits modern Romex. Two cloth-insulated circuits in attic (lighting only) — flagged for future replacement. GFCI in kitchen, baths, garage, exterior. Smoke detectors present; some appear over 10 years old. CO detector near furnace tested operational. RECOMMENDATION: Replace smoke detectors over 10 years old; consider combination smoke/CO units; replace cloth-insulated attic circuits at next remodel.

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5. HEATING / VENTILATION / AIR CONDITIONING
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Heating: Lennox forced-air gas furnace, 2015 (11 years old). Tested operational; flame clean. Annual service current. Cooling: Trane 2-ton central A/C, 2018. Tested operational. Refrigerant level adequate. Ductwork: minimal damage. RECOMMENDATION: Continue annual service. Furnace mid-life; budget replacement 5-10 years (~$4,000-$8,000).

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6. EXTERIOR
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Siding: original cedar lap (1947), painted 2020. Paint in good condition. Some weathering on south/west exposures. No visible rot at sill or window framing. Decks: rear deck (2010); some boards may need replacement 2-3 years. Railings sound. Drainage: positive grading away from foundation; downspouts discharge 4+ ft. RECOMMENDATION: Plan deck board replacement 2-3 years (~$1,500-$3,000); next paint cycle 8-10 years from 2020.

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7. INTERIOR
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Walls: plaster (original) with drywall in renovated areas. Hairline cracks consistent with age. No water staining (master bath previously remediated). Floors: hardwood main level (refinished 2018); tile in baths; carpet in basement bedroom (older — recommend replacement). Ceilings: knockdown in renovations; original plaster elsewhere. Doors and windows: original wood with later storms; functional but draft-prone. RECOMMENDATION: Replace basement bedroom carpet ($1,200-$2,000); window replacement is optional improvement (~$15,000-$25,000 full home).

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8. KITCHEN AND BATHROOMS
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KITCHEN: 1995 cabinets functional; granite counters intact. Range, oven, dishwasher (Bosch 2020), refrigerator all tested operational. Sink, faucet, disposal operational. No urgent items.

BATHROOMS: Master bath (2010 remodel) — fixtures operational, exhaust fan operational with timer (post-2021 mold remediation). Hall bath (1995) — toilet flapper occasionally leaks (DIY $15 fix); shower diverter slow (~$75-$150 service).

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9. ATTIC AND GARAGE
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ATTIC: Pull-down access. Insulation: blown cellulose ~R-30. Ventilation: ridge + soffit vents adequate. Structure (2x6 rafters with collar ties) sound. No rodent activity.

GARAGE: Detached (1962). Concrete slab; some cracking but stable. Manual 16-foot single-panel door. Roof composition shingle, age unknown (~10-15 yrs). RECOMMENDATION: Garage door opener ($250-$500); plan garage roof replacement 3-7 years.

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10. SAFETY ITEMS REQUIRING IMMEDIATE ATTENTION
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NONE OF MAJOR SAFETY CONCERN.

MINOR safety recommendations:
• Replace smoke detectors over 10 years old.
• Add second CO detector near sleeping area.
• Replace cloth-insulated attic circuits at next access opportunity.
• Foundation seismic bolting advisable for Cascadia zone.

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11. MAJOR CONCERNS / FURTHER EVALUATION
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NO MAJOR STRUCTURAL OR SYSTEM FAILURES IDENTIFIED.

Further evaluation recommended:
• Sewer scope (clay tile, age 79 years) — recommend before closing ($150-$300).
• Galvanized supply lines in upstairs bath — replace at next bath remodel ($1,500-$3,000).
• Foundation seismic bolting consideration ($4,000-$7,000).

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12. OVERALL SUMMARY
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This 1947 home has been well-maintained over 79 years. Major systems (roof, foundation, plumbing, electrical, HVAC) are in serviceable condition with no immediate failures. Recent improvements (2008 panel, 2015 furnace, 2018 roof + A/C, 2020 paint) bring the home well within modern habitability. Items requiring attention are typical for the home's age. Estimated near-term cost (sewer scope, smoke detectors, hall bath repairs): under $500. Medium-term reserves (5-10 years) should account for furnace replacement and exterior paint cycle. Long-term reserves: roof replacement and foundation seismic upgrade. Property's overall condition appears consistent with offered price.

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13. STATE-SPECIFIC INSPECTOR LICENSING
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CALIFORNIA — NO state license required for home inspectors. Voluntary
certifications: CREIA, ASHI, InterNACHI. Bus. & Prof. Code §7195
defines home inspection but does not require licensure. Hire a
certified member.

TEXAS — DOES require state licensure (Tex. Occ. Code §1102.001 et
seq.). TREC Standards of Practice (22 TAC §535.227).

FLORIDA — DOES require state licensure (Fla. Stat. §468.83 et seq.).
DBPR administers; CE required.

NEW YORK — DOES require state licensure (Real Property Law §444-a).

OREGON — DOES require certification (ORS §701.350 et seq.; CCB).

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14. RECOMMENDATIONS PRIORITIZED
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IMMEDIATE (before closing or 30 days):
☐ Sewer scope inspection
☐ Replace smoke detectors over 10 years old
☐ Hall bath flapper replacement

NEAR-TERM (1-2 years):
☐ Replace galvanized supply lines (next bath remodel)
☐ Service hall bath shower diverter
☐ Add second CO detector

MEDIUM-TERM (5-10 years):
☐ Furnace replacement
☐ Deck board replacement

LONG-TERM (10+ years):
☐ Roof replacement
☐ Foundation seismic upgrade
☐ Original wood window replacement (optional)

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INSPECTOR SIGNATURE
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_____________________________________ May 11, 2026
Marcus Chen, Cascade Home Inspections Date

License/Cert: OR-CHI-09418, ASHI Certified Member 256117, InterNACHI Certified

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DISCLAIMER
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This report represents the inspector's professional opinion of
conditions OBSERVED on the inspection date. The report is not a
warranty or guarantee. Concealed defects, latent conditions, and
items not inspected are excluded. Inspector liability is limited
per the inspection agreement. Client is encouraged to:

• Read the inspection agreement carefully.
• Attend the inspection or follow up with questions.
• Consider specialty inspections (sewer scope, mold, radon,
structural, pest) as recommended.
• Maintain the home; conditions change over time.

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COPY TO CLIENT — RETAIN FOR REFERENCE
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About this template

A Home Inspection Report is the deliverable from a residential property inspection — a comprehensive visual examination of accessible portions of the property and major systems. The inspection is one of the most important steps in a home purchase: it is the buyer's opportunity to identify problems before becoming the owner of those problems. Industry frameworks: (1) ASHI (American Society of Home Inspectors) Standards of Practice — widely-followed industry standard. (2) InterNACHI Standards. (3) State-specific standards (TX TREC 22 TAC §535.227, FL DBPR rules, NY DOS rules, OR CCB rules). State inspector licensing varies: California — NO state license required; voluntary CREIA/ASHI/InterNACHI certifications. Texas — DOES require state licensure (Tex. Occ. Code §1102.001). Florida — DOES require state licensure (Fla. Stat. §468.83). New York — DOES require state licensure (Real Property Law §444-a). Oregon — DOES require certification (ORS §701.350). What inspectors typically inspect: Roof (visible from ground or accessible eaves), Foundation/structure, Plumbing (visible piping, water heater, fixtures, pressure test), Electrical (panel, GFCI/AFCI, smoke/CO detectors, sample receptacles), HVAC (operational tests), Exterior (siding, drainage), Interior (walls, floors, ceilings, doors, windows), Kitchen and bathrooms (appliances, fixtures), Attic (insulation, ventilation), Garage. EXCLUDED from typical inspection: WDO/pest (separate), mold (separate), radon (separate test), asbestos, lead paint, septic, well water, sewer line condition (sewer scope add-on, $150-$300), structural engineering, environmental site assessment, chimney internal, pool detail, low-voltage systems, appliance refrigerant systems. Standard report structure: condition codes Satisfactory / Needs Repair / Major Concern / Safety Issue. Texas TREC report uses I/NI/NP/D checkboxes. Most inspectors include photographs. Common buyer mistakes: (1) Skipping inspection in competitive markets — saves $400-$800 but exposes to surprises. (2) Not attending — buyer learns more in person than from report. (3) Treating as pass/fail — every home has issues; the question is which are deal-breakers, negotiable, or acceptable. (4) Skipping recommended specialty inspections. (5) Re-negotiating cosmetic items (most contracts require "material" or "safety" issues). Specialty inspections worth considering: Sewer scope ($150-$300) for any home over 30 years old or with mature trees; Mold inspection ($300-$600) for water history or basements; Radon ($150-$200) for any home in EPA Zone 1 or 2; Pest/WDO ($100-$300) required by FHA/VA loans, recommended in termite-prone regions. Best practice for buyers: hire inspector early (within 5-7 days of contract acceptance); choose ASHI or InterNACHI certified, with state license where required; attend the inspection; get specialty inspections; use the report to negotiate repairs, credits, or terminate per inspection contingency.

When to use it

Documenting findings from a residential property inspection.
During the inspection contingency period of a real estate transaction.
For pre-listing inspection by Seller (to identify issues before listing).
For new-construction phase inspections.
For periodic inspection of an investment property.

What to include

Property identification and inspection date.
Inspector identification with license / certification.
Client identification.
Scope and limitations statement (ASHI/InterNACHI/state SOP reference).
Roof, foundation, plumbing, electrical, HVAC findings with conditions.
Exterior, interior, kitchen, bathrooms findings.
Attic and garage findings.
Safety items requiring immediate attention.
Major concerns requiring further evaluation.
Overall summary with prioritized recommendations.
State-specific inspector licensing notes.
Inspector signature with date.
Disclaimer regarding scope and warranty.

Frequently asked

Typical $300-$600 for a single-family home; $500-$1,200 for larger homes (3,000+ sq ft); add $150-$300 for sewer scope, $300-$600 for mold, $150-$200 for radon. Pricing varies by region, home size, inspector experience. A thorough inspection takes 3-4 hours; the inspector's expertise is the value, not report length.

⚠ Legal disclaimer. Home inspection reports are professional opinions based on visual examination. ASHI and InterNACHI Standards of Practice define scope and limitations. State licensing: TX (Tex. Occ. Code §1102.001), FL (Fla. Stat. §468.83), NY (Real Property Law §444-a), OR (ORS §701.350) require state licensure; CA does not (Bus. & Prof. Code §7195 defines but does not license). Specialty inspections (mold, radon, sewer scope, structural, WDO) are typically separate. The inspection is NOT a warranty. Inspector liability typically limited by contract. Federal lead-paint disclosure (40 CFR Part 745) is independent. Not legal advice — engage licensed/certified inspector and read inspection agreement carefully.

Jurisdiction: United States — federal RESPA (12 U.S.C. §2601+); TILA-RESPA Integrated Disclosure (TRID) Reg Z 12 CFR §1026; state real-property statutes (CA Civ. Code §§1090-1133; Tex. Prop. Code; Fla. Stat. Ch. 689-718; NY RPL; 21 P.S.) + state Real Estate License Law; HOA covenants.

Last reviewed: 2026-05

Reviewed by ScoutMyTool — consult a licensed attorney for binding use.