For many buyers, the home inspection report is the most stressful part of the purchase process. Inspection reports can be long, technical, and full of photos and bolded language that make problems feel overwhelming.
In Santa Fe, where homes often have unique construction, age, and systems, inspection reports can look especially intimidating. The key is understanding what the report is designed to do, and how to interpret it without jumping to conclusions.
What a Home Inspection Is, and Is Not
A home inspection is a general evaluation of a property’s visible and accessible components at a moment in time.
It is not:
- A guarantee or warranty
- A code compliance report
- A prediction of future failure
- A list of required repairs
Inspectors are trained to note potential concerns and recommend further evaluation when appropriate. Their job is to inform, not to alarm.
Why Santa Fe Inspection Reports Look Different
Santa Fe homes often include features that are uncommon in other markets, such as:
- Adobe or adobe-style construction
- Flat roofs and canales
- Radiant in-floor heating
- Septic systems and private wells
- Older electrical and plumbing systems
Because of this, inspection reports here may contain more commentary and disclaimers than buyers expect. This does not automatically mean the home is in poor condition.
How to Read the Report in the Right Order
Rather than starting with the photos or summary, read the report in this sequence:
- Overall condition summary, if provided
- Safety issues
- Major system concerns
- Deferred maintenance items
- Minor repairs and observations
This helps separate meaningful issues from routine homeownership items.
Understand the Language Inspectors Use
Inspection reports are written conservatively by design. Common phrases include:
- “Recommend further evaluation”
- “Beyond the scope of this inspection”
- “Monitor and maintain”
- “Typical for age”
These phrases do not mean something is broken. They mean the inspector is flagging areas to be aware of.
Focus on What Actually Matters
In Santa Fe transactions, buyers and sellers typically focus on:
- Active water intrusion or roof concerns
- Electrical safety issues
- Structural movement beyond normal settlement
- Heating system performance
- Septic or well system findings
Cosmetic issues and routine maintenance are usually not deal drivers.
Special Considerations for Older Santa Fe Homes
Older homes often show:
- Cracks in plaster or stucco
- Non-standard construction methods
- Outdated but functional systems
- Past repairs using materials common at the time
These conditions are often normal and expected. Age alone does not mean a home is deficient.
Why Inspections Often Recommend Specialists
Inspectors frequently recommend further evaluation by:
- Roofers
- Electricians
- Plumbers
- Structural engineers
- HVAC professionals
This is standard practice and does not mean something is wrong. It means the inspector is staying within their scope and protecting both buyer and seller.
How to Use the Inspection Report Strategically
An inspection report is a tool for:
- Understanding the home’s condition
- Planning future maintenance
- Negotiating repairs or credits when appropriate
- Deciding whether to move forward
Not every item in the report needs to be addressed before closing.
Avoid Common Buyer Mistakes
Buyers sometimes:
- Assume every item must be fixed
- Focus on minor cosmetic issues
- Compare the home to new construction standards
- Read the report without professional guidance
Context matters, especially in Santa Fe’s diverse housing stock.
The Role of Your Real Estate Agent
An experienced local agent helps by:
- Explaining what is typical for Santa Fe homes
- Prioritizing legitimate concerns
- Recommending appropriate specialists
- Guiding repair requests strategically
- Keeping emotions in check
This is where local expertise makes a meaningful difference.
Final Thoughts
Inspection reports are meant to inform, not frighten. When read calmly and with proper context, they help buyers understand what they are purchasing and help sellers address legitimate concerns.
In Santa Fe, where homes often reflect history and craftsmanship, inspection reports should be viewed as part of the learning process, not a verdict.
✨ About Adrienne DeGuere, Sotheby’s International Realty, Santa Fe
I am a licensed Realtor specializing in Santa Fe’s luxury and relocation markets, with 130 successful transactions and extensive experience guiding buyers and sellers through inspections, negotiations, and due diligence unique to Northern New Mexico homes.
If you are reviewing an inspection report and feeling uncertain about what truly matters, contact me. I am happy to help you interpret findings clearly and make confident, informed decisions.
