Home Inspection Decoded

See a real decoded report

Example report — 1987 home in Tampa, FL. Your report's findings and cost ranges are specific to your home and region.

This is a sample — decode yours for $49Decode mine

Findings

Deal-relevant3

  • Roof at the end of its service life

    $8,800–$17,600
    “3-tab asphalt shingle roof installed approx. 2004; granule loss, multiple prior patch repairs, and curling visible at the ridge.” — p.4

    This roof is a little over 20 years old, past the typical lifespan for asphalt shingles in this climate. Expect to replace it soon rather than keep patching it — Florida insurers increasingly require a roof under 15-20 years old to write or renew a policy, which can affect financing.

    Ask for: Ask the seller for a full roof replacement, or a closing credit equal to the low end of the replacement estimate.

  • Federal Pacific electrical panel

    $1,650–$4,400
    “Main panel manufactured by Federal Pacific Electric (Stab-Lok); breakers original to panel.” — p.9

    Federal Pacific panels have a well-documented history of breakers that fail to trip during an overload or short, which is a fire risk. Electricians generally recommend replacing the whole panel rather than repairing it, and some insurers flag it during underwriting.

    Ask for: Ask the seller to replace the panel before closing, or credit the full replacement cost.

  • Polybutylene supply piping

    $4,400–$16,500if full scope confirms
    “Gray polybutylene piping visible at the water heater connections and under the kitchen sink, consistent with original 1987 construction.” — p.12

    Polybutylene pipe was standard in the late 1980s but is prone to cracking and failing from the inside out as it ages, especially with chlorinated municipal water. Failures usually happen without warning, inside walls or under the slab. A full repipe is the standard long-term fix.

    Ask for: Ask for a plumber's evaluation of the full extent, and negotiate a credit toward a repipe.

Fix soon1

  • Water heater nearing end of life

    $1,550–$2,650
    “Water heater manufacture date 2009 per data plate; unit appears original to a prior kitchen/laundry remodel, not the home.” — p.14

    A standard tank water heater is typically rated for 10-12 years. At around 17 years old, this one is well past that window and more likely to leak or fail outright. Plan to replace it on your own timeline rather than waiting for a failure that can also damage flooring.

    Ask for: Ask the seller for a credit toward replacement, or request it be replaced before closing.

Questions to ask your inspector or the seller

  • Can you get a plumber's evaluation of the full extent of the polybutylene piping before closing?
  • Will the seller replace or credit for the Federal Pacific electrical panel?
  • How old is the roof really, and is there a transferable warranty or invoice from the last replacement?
  • Has the seller had any water intrusion or standing water at the rear of the property?
  • Is the water heater original to a remodel, and does the seller have any maintenance records for it?
  • Are there other outlets in the home missing GFCI protection beyond what was noted here?

What to ask the seller for

Want a head start on negotiating?

Negotiation Pack ($19) unlocks seller-ready request language for every deal-relevant and fix-soon finding above.

Every finding in the $49 report already includes a one-line "Ask for" — the $19 Negotiation Pack adds full copy-paste email scripts and a step-by-step negotiation walkthrough.

Decoded in the full report