How to Read a Home Inspection Report Without Losing Your Mind (A Friendly Guide for Arizona Buyers & Realtors)
You finally have the home inspection report in your hands—or your inbox—and it’s massive. Dozens of pages, tons of photos, and phrases like “serviceable condition” or “further evaluation recommended”. Sound familiar?
Don’t worry. Whether you’re buying, selling, or guiding a client through a deal, we’re breaking this down into something you can actually understand.
What’s Actually in an Inspection Report?
Most reports follow a similar structure:
Overview of the property
Sections for each major system (roof, HVAC, electrical, etc.)
Color-coded or tiered concern levels
Recommendations or next steps
Decoding the Lingo
Here’s what some of the most common phrases really mean:
| Phrase | Translation |
|---|---|
| "Appears serviceable" | Works fine today, not new |
| "Recommend further evaluation" | Call a specialist |
| "At or near end of life" | Might work now—but not for long |
| "Not visible or accessible" | Couldn’t check it—blocked, locked, or unsafe |
| "Deficiency observed" | This needs attention |
Want more tips and guidance on the inspection process? Check out our Residential Inspection Resources.
Most Common Issues Found in Arizona Homes
Cracked concrete roof tiles and damaged blocking caps
HVAC systems over 10-15 years old
Stucco cracks from environmental conditions
Loose or outdated electrical outlets
Plumbing issues under sinks or at the water heater
Missing GFCI outlets in kitchens or baths
These aren’t always dealbreakers—they’re just typical things inspectors find in our desert climate.
For Buyers: What Should You Actually Worry About?
Don’t panic over a long report. Focus on:
Red Flags
Foundation cracks
Mold or active water damage
Electrical panel issues
Active roof leaks
Yellow Flags
HVAC age and performance
Water heater rust
Cracked windows or stucco
Green Flags
Loose doorknobs
Cosmetic blemishes
Wear and tear from normal use
For Sellers: Be Proactive
If you’re selling, don’t wait for a buyer to find issues.
Consider scheduling a Pre-Listing Inspection to identify and address potential issues before listing your home.
Fix small items upfront
Disclose repairs and updates honestly
Provide receipts or documentation—buyers love transparency
For Realtors: Become a Report Interpreter
Many clients look to you to translate the report. Here’s how you can help:
Walk them through the highlights (not every item matters equally)
Recommend reliable contractors for repairs
Offer perspective on what’s normal in Arizona vs. what’s a red flag
Keep the conversation grounded in facts, not fear
Do You Need to Get Every Issue Fixed?
Not necessarily. It depends on:
Whether the issue is safety-related
If it will impact financing or insurance
The buyer’s comfort level
How hot the market is
Some items are negotiable, others aren’t. A good inspector—and a good agent—will help clients draw the line.
Pro Tip: Talk to Your Inspector
Don’t just skim the PDF—schedule a call or walkthrough. A 30-minute debrief with your inspector can help you prioritize what’s urgent and what can wait.
At AmeriSpec-Phoenix, we always walk our clients through reports in plain language. No jargon, no confusion-just honest answers.
“Rick was great! We wish he inspected our previous home! I greatly appreciate the video conference meeting that follows his inspection for the inspection review. He takes great care to walk us through the thorough report in its entirety. He takes our questions and answers them clearly. He is very detailed with his inspection.”
— Shellie B.
Ready to Book Your Inspection?
If you want more than just a report—you want clarity, confidence, and support—AmeriSpec-Phoenix is here for you.
We’ve helped thousands of Arizona buyers, sellers, and real estate professionals feel confident in there decisions with thorough, easy-to-understand inspections.
Not quite ready? Request a Quote and get personalized info tailored to your needs.
