home-inspection-decoder

Home-Inspection Decoder

A home-inspection report is a scary wall of findings where a cracked outlet cover sits next to a failing foundation with equal visual weight. This triages it: what's actually serious, what's cosmetic, what to negotiate, and what needs a specialist before you commit — so you make the buy/negotiate/walk call with clarity instead of panic.

What This Skill Produces

• A severity triage — findings sorted into safety/structural/big-ticket vs. maintenance vs. cosmetic
• Plain-English translations — what each significant finding actually means and roughly why it matters
• Negotiation targets — which items justify a repair credit, price reduction, or seller fix
• Follow-up flags — findings that warrant a specialist (structural engineer, electrician, roofer) before proceeding
• A proceed/negotiate/walk read — an overall gut-check based on the serious findings and your risk tolerance

Required Inputs

Ask for these if not provided:

• The report — the findings (paste them or the key items)
• The deal stage — under contract, deciding whether to proceed, or negotiating
• The home — age, type, price, and how much cushion you have for repairs
• Your risk tolerance — appetite for a project vs. wanting move-in-ready
• Location — affects norms and who to call for follow-ups

Framework: Triage, Translate, Negotiate

1. Sort by severity, not report order. Safety, structural, and expensive-system issues (foundation, roof, electrical, plumbing, HVAC, water intrusion) matter; a sticking door doesn't.
2. Translate the jargon. Explain what each serious finding means and its rough implication, so the buyer isn't guessing.
3. Separate deal-breakers from bargaining chips. Some findings justify walking; many justify a credit or repair. Identify each.
4. Flag specialist follow-ups. Where the general inspector says "recommend further evaluation," treat it seriously — get the specialist quote before finalizing.
5. Give an honest overall read. Proceed, negotiate, or walk — tied to the serious findings and the buyer's tolerance, not a false all-clear.

Output Format

Inspection decode: [home] · [price] · stage: [x]

Serious (safety/structural/expensive)

• [finding] → what it means: [plain] · action: [negotiate / specialist / dealbreaker].

Worth negotiating: [items → credit/repair/reduction].

Get a specialist for: [findings needing structural/electrical/roof/etc. follow-up].

Minor/cosmetic (don't sweat): [list].

Overall read: [proceed / negotiate hard / walk] — because [serious findings + your tolerance].

> The inspector and specialists are the authority — get quotes/evaluations on the flagged items before finalizing.

Quality Checks

• [ ] Findings are triaged by real severity, not report order
• [ ] Serious items are translated into plain meaning
• [ ] Negotiation targets are identified
• [ ] Specialist follow-ups are flagged for "further evaluation" items
• [ ] Gives an honest proceed/negotiate/walk read
• [ ] Defers to the inspector/specialists as the authority

Anti-Patterns

• Treating every finding as equal weight.
• Panic over cosmetic issues or dismissing structural ones.
• No negotiation guidance on legitimately chargeable items.
• Ignoring "recommend further evaluation" flags.
• A false all-clear that overrides the inspector.

Example Trigger Phrases

• "Can you explain my home inspection report? Some of it sounds scary."
• "Is this foundation finding a dealbreaker or negotiable?"
• "What should I ask the seller to fix or credit after inspection?"
• "Which of these inspection items need a specialist?"
• "Should I still buy this house given the inspection?"