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Grok+17 agentsHome Inspection Report Decoder
Turn a home inspection report into walk-risk, negotiate, or cosmetic, with cost ranges and the seller ask-list.
$5
Home Inspection Report Decoder
Example session with this skill installed
Inspection on a 1978 ranch house in Ohio, $340k, offer accepted, objection deadline Friday. Findings: roof shingles at end of life with two soft spots; Federal Pacific electrical panel; furnace from 2004 working but past typical life; evidence of past water in basement corner, currently dry; several outlets without GFCI in kitchen; cracked driveway; window seals failed on 3 windows. First home, budget is tight. Decode this.
- Read your context and instructions
- Compiled the home inspection report
- Generated the document
Inspection Decode: 1978 ranch, Ohio — objection deadline: Friday
The one-paragraph verdict: Negotiate hard, and get one specialist in before Friday. Two findings carry real money (roof, electrical panel) and one carries uncertainty (basement water history). None is an automatic walk on its own, but together they justify a substantial credit, and the panel is a safety item you should not absorb.
Triage table
| Finding (report §) | Plain English | Cost range | Tier |
|---|---|---|---|
| Roof end of life, soft spots | Full replacement, not a patch; soft spots suggest decking damage | $9,000–$16,000 | 🔴 negotiate |
| Federal Pacific panel | A panel type widely recommended for replacement on safety grounds | $2,000–$4,000 | 🔴 negotiate |
| Basement water evidence | Past intrusion; cause unknown, currently dry | $0–$8,000 (grading fix vs. drainage system) | 🟡 specialist-inspect |
| 2004 furnace | Working, aging; plan for replacement | $4,000–$7,000 when it fails | 🟡 negotiate (credit) |
| Kitchen outlets no GFCI | Simple electrical update | $150–$400 | 🟢 maintenance |
| Failed window seals (3) | Fogged glass, not a leak | $300–$900 | 🟢 cosmetic |
| Cracked driveway | Cosmetic unless heaving | $0 | 🟢 cosmetic |
🚩 The money findings
Roof — the driver is decking: soft spots mean sheathing replacement on top of shingles. Get a roofer's quote; ask them to walk it.
- Electrical panel — the driver is the panel type, not its condition. Specialist quote flag: electrician.
Basement water — the driver is cause. Gutter and grading issues are cheap; a drainage system is not. Specialist quote flag: waterproofing contractor.
The seller list (ranked by leverage)
- Roof: credit at closing for the roofer's quote, or seller replaces with a transferable warranty before closing. Wording: "The inspection identified an end-of-life roof with decking damage; we request a $12,000 credit or replacement prior to closing."
- Panel: seller replaces before closing, licensed electrician, permit pulled.
- Basement: request the seller's disclosure history on water intrusion and a credit contingent on the waterproofing assessment.
- Furnace: $2,000 credit toward replacement.
Ask your inspector
- Did you probe the roof soft spots, and did the decking feel compromised?
- Any signs of the panel having tripped or overheated?
- Where did the basement water come in, and does the grading explain it?
- Would you buy this house?
Budget reality — year-one likely spend if you buy as-is: $12,000–$22,000 (roof and panel; more if the basement needs a system).
This is a plain-language reading, not a professional inspection, engineering, or legal opinion — cost ranges are regional estimates; get specialist quotes for anything load-bearing before your objection deadline.
home-inspection-report-decoder.pdf
PDF · document
Example file from a real run - the skill writes it into your workspace.
Connects securely to your tools. The creator never sees your data.
What you get
About this skill
The problem
Inspection reports list sixty findings with equal weight, from a missing outlet cover to a cracked foundation. Buyers panic at the length or miss the one item that should change the deal, and the objection deadline is days away.
What it does
- Triages every finding into walk-risk, negotiate, or cosmetic-and-maintenance.
- Attaches an order-of-magnitude repair range to each meaningful finding and flags where a specialist quote is needed.
- Builds the seller ask-list ranked by leverage, framed as repairs, credits, or price.
- Gives the questions to ask your inspector verbally, which are often franker than the written report.
- Estimates year-one likely spend if you buy as-is.
Why this beats prompting it yourself
A general prompt summarises the report. This skill applies a fixed three-tier triage, insists on cost ranges with regional caveats, and outputs a negotiation list with wording, all before your objection deadline.
Use cases
- Deciding what to ask for after an inspection on a first home.
- Separating deal-killers from noise in a long report.
- Prioritising specialist inspections in a short contingency window.
- Budgeting year-one repairs before committing.
Known limitations
Not a professional inspection, engineering, or legal opinion. Cost ranges are regional estimates; anything structural, electrical, or roofing gets a specialist-quote flag rather than a number you should rely on.
How to install
Works the same in every agent - Claude, Cursor, Codex, Copilot and 20+ more.
- 1
Download the ZIP
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- 2
Unzip into your skills folder
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- 3
Ask your agent to use it
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