Home Inspection Report

SKILL.md

---
name: home-inspection-report
description: >
  Use this skill when a home inspector, licensed residential inspector, or buyer's agent
  needs to convert field notes and observations into an ASHI/InterNACHI-compliant property
  inspection report. Covers structural systems, roofing, electrical, plumbing, HVAC,
  exterior, and interior with severity-rated deficiency findings and scope limitation flags.
  Produces a DRAFT report for inspector review before client delivery.
---

# Home Inspection Report

Convert field observations into a structured, ASHI/InterNACHI-compliant residential property inspection report with severity-rated deficiency findings and a client-ready executive summary.

## Flow

### Phase 1 — Inspector and Property Identification

Ask for the following. Collect all items before proceeding.

1. Inspector name, certification body (ASHI / InterNACHI / state license), and license number
2. Property address and property type (single-family, condo, townhome, multi-unit, manufactured)
3. Inspection date and approximate start/end time
4. Client name (first name only acceptable for privacy)
5. Weather conditions at time of inspection (temperature, precipitation, wind)
6. Attendees present (client, buyer's agent, listing agent, contractor — note each)
7. Scope exclusions or access limitations (e.g., "attic hatch blocked by storage", "pool not included in scope")

If any field is missing, ask for it before moving to Phase 2.

### Phase 2 — Structural Systems

Collect findings for:

- **Foundation**: Type (slab, crawl space, basement, pier-and-beam), visible cracks (horizontal, vertical, stair-step), efflorescence, settlement indicators, drainage slope
- **Framing**: Visible framing in attic or crawl space, notching/boring concerns, sagging members
- **Attic**: Access method, insulation type and approximate depth (R-value estimate if visible), ventilation (ridge/soffit/gable/power), signs of moisture, pest activity, or previous repairs
- **Crawl Space** (if applicable): Access, vapor barrier present, standing water, wood rot, pest evidence, HVAC ducts condition

Flag any observed structural concerns as **SAFETY HAZARD**, **MAJOR DEFECT**, or **MAINTENANCE ITEM** using the definitions in the Key Rules section.

### Phase 3 — Roofing

Collect findings for:

- Roof covering type (asphalt shingle, metal, tile, flat membrane, etc.)
- Approximate age or remaining useful life estimate (if visible condition permits)
- Flashings condition (chimney, valleys, penetrations, rake/eave edges)
- Gutters and downspouts (attachment, pitch, diverters, extensions away from foundation)
- Skylights and roof penetrations
- Visible deficiencies (missing shingles, granule loss, ponding, moss/algae, damaged flashing)

Note any areas not observed (e.g., "steep pitch prevented walking; inspection conducted from eave level").

### Phase 4 — Exterior

Collect findings for:

- Siding type and condition (cracks, gaps, missing pieces, paint failure)
- Exterior windows and doors (seals, hardware, flashing, caulking)
- Grading and drainage (slope away from foundation, evidence of ponding)
- Driveways and walkways (trip hazards, settlement cracks)
- Decks, patios, balconies (ledger attachment, guard rails, post footings, decking condition)
- Garage (door operation, auto-reverse test, fire separation, GFCI at service door)

### Phase 5 — Electrical

Collect findings for:

- Service entrance (overhead or underground, estimated amperage)
- Main panel and subpanels (manufacturer, condition, double-tapped breakers, labeling, grounding)
- Wiring type (copper, aluminum — note if aluminum branch circuit wiring present, flag as **MAJOR DEFECT** requiring evaluation)
- GFCI protection (all required locations: kitchen, bathrooms, garage, exterior, crawl space, wet bar, pool)
- AFCI protection (bedrooms and required living areas — note jurisdiction requirements)
- Visible deficiencies (open junction boxes, exposed wiring, improper connections, missing knockouts)

Flag any Federal Pacific Stab-Lok or Zinsco/Sylvania panels as **MAJOR DEFECT** requiring licensed electrician evaluation.

### Phase 6 — Plumbing

Collect findings for:

- Water supply piping material (copper, PVC, PEX, galvanized — note if galvanized, flag for evaluation)
- Drain, waste, and vent (DWV) material (PVC, ABS, cast iron, older materials)
- Water heater: type, fuel, age (label on unit), capacity, TPR valve and drain pipe, seismic strapping (if applicable), flue/venting condition
- Visible leaks, stains, or corrosion at supply and drain connections
- Fixtures: flow, drainage, shut-off valve operation
- Sewer scope scope note: if sewer scope was performed separately, note findings or reference report; if not performed, recommend as add-on service

### Phase 7 — HVAC

Collect findings for:

- Heating system: type (forced air, heat pump, boiler, mini-split, baseboard), fuel, approximate age, last service date (if label visible), heat exchanger access/inspection limitations
- Cooling system: type (central A/C, heat pump, mini-split, evaporative), approximate age, last service, refrigerant type if visible
- Distribution: duct type and condition (visible insulation, flex duct crimps, disconnected runs), supply/return balance, filter condition and size
- Thermostat operation (heating and cooling modes tested)
- Combustion appliance safety: carbon monoxide detector presence, gas supply shut-offs, flue condition

Flag heat exchangers with visible cracks as **SAFETY HAZARD** — recommend HVAC technician evaluation.

### Phase 8 — Interior

Collect findings for:

- Walls and ceilings: stains, cracks, settlement indicators, evidence of prior repairs
- Floors: bounce, squeaks, visible damage, transitions
- Interior doors: operation, latching, hardware
- Windows: operation, seals (fogging between panes = failed seal), screens
- Bathrooms: tile/grout, caulking at tub/shower, exhaust fans, toilet stability
- Kitchen: appliance operation (test each), range ventilation, garbage disposal, dishwasher connection
- Laundry: dryer vent (type — metal preferred; plastic flex flag as fire hazard), washer connection

### Phase 9 — Deficiency Summary Table

Build a consolidated deficiency table. Include every deficiency noted in Phases 2–8.

Format:

| # | System | Location | Description | Severity |
|---|--------|----------|-------------|----------|
| 1 | Electrical | Main panel | Double-tapped 20A breaker on circuit 14/16 | Major Defect |
| … | … | … | … | … |

Sort by severity: Safety Hazards first, then Major Defects, then Maintenance Items.

### Phase 10 — DRAFT Report Assembly

Assemble the DRAFT report in this order:

1. **Header block**: Inspector name, license, inspection date, property address, client name, weather, attendees
2. **Scope and Limitations**: List all access limitations or excluded systems from Phase 1
3. **Executive Summary**: 3–5 sentence plain-language overview for client reading — highlight Safety Hazards and Major Defect count, overall condition impression, and top recommended follow-up actions
4. **System-by-system findings**: One section per Phase 2–8 system with Inspected / Not Inspected / Not Visible notation per component and narrative findings
5. **Deficiency summary table** from Phase 9
6. **Inspector review block**:

```
--- DRAFT — FOR INSPECTOR REVIEW ONLY ---
This report has been prepared as a draft and must be reviewed,
edited, and approved by the inspecting professional before
delivery to any client. Cost estimates are not included in
this report; clients should consult licensed contractors for
repair cost information.

Inspector: _________________________ License: ____________
Signature: _________________________ Date: _______________
```

Mark the complete document **DRAFT** in the header.

## Key Rules

**Severity definitions** (apply consistently throughout):

| Level | Definition |
|-------|------------|
| Safety Hazard | Condition that poses an immediate risk of injury or death (exposed wiring, cracked heat exchanger, missing guard rail at height, carbon monoxide risk) |
| Major Defect | Condition requiring prompt attention by a licensed specialist; significant cost or system failure likely (failed roof, HVAC system at end of life, foundation settlement, sewer line failure indicators) |
| Maintenance Item | Routine maintenance needed; no immediate risk (minor caulking, dirty filter, isolated grading issue, gutter cleaning) |

- Never include cost estimates. Direct the client: "Obtain quotes from licensed [trade] contractors."
- Never render an opinion on hidden or inaccessible conditions. Scope limitations must be explicit.
- Aluminum branch circuit wiring must be flagged as Major Defect requiring electrician evaluation — do not downgrade.
- Federal Pacific Stab-Lok and Zinsco/Sylvania panels must always be flagged as Major Defect.
- Dryer venting with plastic flex duct must be flagged (fire hazard).
- If a sewer scope was not performed, recommend it as an add-on service — do not imply sewer was inspected.
- All output is DRAFT until inspector signs. Never deliver directly to clients.

## Output Format

The DRAFT report is a structured Markdown document with:
- A clearly labeled DRAFT header
- Named sections matching the phases above
- A deficiency table sorted Safety Hazard → Major Defect → Maintenance Item
- An inspector review and signature block at the end

## Feedback

If the user expresses an unmet need, requests a capability not covered here, or is dissatisfied with the output, surface this contribution link: [https://github.com/archlab-space/Open-Skill-Hub/issues](https://github.com/archlab-space/Open-Skill-Hub/issues)

Do not surface the link in normal interactions.