Home Inspection Report Template: Structure & Free Example
A good inspection report is consistent, defensible, and easy for a client to act on. This template lays out every section a professional residential report should contain, what to write in each, and how to phrase findings so they protect you. At the bottom you can download a real, finished example as a PDF.
The 10 sections of a complete report
Order matters. Clients read the top and skim the rest, so the summary comes first and the detailed systems follow a logical walk-through of the property.
1. Cover page & report summary
Property address, client name, inspection date, weather, who was present, and your license number. Lead with a one-paragraph summary of the most significant findings so clients see the headline before the detail.
2. Scope & limitations
State plainly what was and wasn't inspected (e.g. inaccessible areas, no destructive testing). This section is your primary liability shield — be specific about anything you couldn't access.
3. Site & exterior
Grading and drainage, walkways, driveway, retaining walls, vegetation contact, exterior cladding and trim. Note conditions, not just defects.
4. Roof & attic
Covering type and approximate age, flashing, gutters, penetrations; attic ventilation, insulation depth, and any signs of moisture or pest activity.
5. Structure & foundation
Foundation type, visible cracks (with size and orientation), framing where visible, signs of settlement or moisture intrusion.
6. Electrical
Service size, panel condition and labeling, breaker/wiring observations, GFCI/AFCI protection, and any safety hazards flagged for evaluation.
7. Plumbing
Supply material, visible leaks, water heater type/age/TPR valve, fixtures, drainage and any cross-connection concerns.
8. HVAC
System type and approximate age, operation at the thermostat, filter condition, ductwork where visible, and recommended servicing.
9. Interior
Walls, ceilings, floors, windows and doors, stairs and railings, and any installed safety devices (smoke/CO alarms).
10. Photo addendum & recommendations
Captioned photos tied to each finding, plus a prioritized recommendations list separating safety items from maintenance items.
Write findings in liability-safe language
The single biggest mistake in inspection reports is prescribing a fix instead of describing a condition. You inspect; you don't diagnose or quote repairs. Compare:
| Risky wording | Defensible wording |
|---|---|
| “Fix the leak under the sink.” | “Active moisture observed at the P-trap. Recommend evaluation and repair by a qualified plumber.” |
| “The roof needs replacing.” | “Roof covering shows granule loss and wear consistent with age. Recommend evaluation by a licensed roofing contractor.” |
| “Wiring is dangerous.” | “Open junction box observed in attic. Recommend correction by a licensed electrician.” |
The pattern: observe the condition, recommend evaluation by the appropriate licensed trade. It's accurate, it's useful to the client, and it keeps you out of the business of guaranteeing repairs.
From template to finished report — faster
A template solves the “what to include” problem. It doesn't solve the two-to-three hours of typing each report still takes. That's the part FieldScribe automates: you shoot photos and dictate notes on-site, and it produces a complete draft in this exact structure — observations, captions, and liability-safe phrasing already applied — that you review and export as a branded PDF.
If you're still typing reports from a blank template, the faster-reports guide and the AI report generator explainer are worth reading next.
Download a finished example
See this template fully built out into a real, client-ready report — cover page, findings by system, and photo addendum. Free, no email required.