31 findings. Two that matter.
Your inspection report sorted by urgency, with cost ranges and the repair list for your agent. $49, 2 days.
Ranges from named public cost guides, not a contractor's quote. The real triage links every range to its guide.
Three steps.
Send the report
The PDF your inspector gave you, when your inspection period ends, and what the summary page scared you with.
We grade every finding
Safety now, before closing, after you move in, or cosmetic, in your inspector's own words, with a cost range from a named public guide for each.
Hand your agent the list
A repair-request list in the order that matters, with the wording, and the items that make more sense as a credit.
What you send, what you get.
1420 Maple Court, Ohio (invented) Inspection report: 38 pages, 31 findings, 2009 house. Inspection period ends Thursday. Closing 14 Nov. We are first-time buyers and the summary page scared us.
1420 Maple Court
The two that matter
A double-tapped breaker and a missing GFCI at the kitchen sink: an electrician, half a day. Safety now
Before closing · 5 items, $1,900–$4,800
Roof flashing and shingles, the 2009 water heater, the furnace's cracked flue collar, a leaking supply line under the hall bath, the deck ledger with no flashing. Each with a range and the guide it came from. Ask the seller
Your repair-request list
Seven lines, in the order an agent would put them, with the words to use ("licensed electrician to correct… and provide receipt") and the items worth a credit instead of a repair. Ready for your agent
An invented sample. A real triage names the guide behind every range and quotes your inspector's own words for each finding.
A second inspection is $300–$500 and the seller rarely allows one. A contractor's visit before closing is a favour you may not get in time. This is the reading you can get by Thursday.
- Every finding graded: safety now, before closing, after you move in, cosmetic
- A cost range for each graded item, from a named public cost guide
- The items a licensed trade should look at before you close
- A draft repair-request list for your agent, in order, with the wording
- Which items to ask for as a credit instead
- Sold to the buyer only · United States · not an inspection or a quote
Send the report.
Three questions.
What is in the triage?
A PDF of 5–9 pages on one report: a one-screen count (how many findings are safety now, before closing, after you move in, cosmetic); every finding quoted from your inspector's own words with its grade and a one-line reason; a cost range for each graded item from a named public cost guide (we say which one, every time), with a plain "not a contractor's quote" label; the items where a licensed trade should look before closing; and a draft repair-request list in the order an agent would put it, with the wording and the items that make more sense as a credit.
Is this an inspection, or a contractor's quote?
Neither. We read the report your inspector already wrote; nobody visits the house, nothing is re-inspected, and we do not replace your inspector's judgment or a licensed trade's quote. Every cost is a range from a public cost guide and is labelled that way. The triage is not advice on whether to buy the house; it is the sorted list and the numbers you need to talk to your agent and to a contractor with your eyes open.
What if my report is fine?
Then the triage says so: a report with nothing in the safety-now or before-closing bands gets the same reading and a plain "nothing urgent here" verdict, and the after-you-move-in list becomes your first-year plan. Turnaround is 2 days from payment; if your inspection period ends sooner and you tell us the date, we work to that date.
Read the sample first
The whole invented Maple Court triage as a PDF, plus our one-page list of the ten findings that are almost always worth asking the seller to fix.