Property Inspector General Report Explained: Key Findings and Next Steps

Property Inspector General Checklist: What to Expect During InspectionA property inspection can make or break a real estate transaction. Whether you’re buying, selling, or ensuring compliance for a portfolio, the Property Inspector General (PIG) plays a critical role in assessing a building’s condition, safety, and code compliance. This article gives a comprehensive checklist and explains what to expect during an inspection, how to prepare, and how to interpret the findings.

Who is the Property Inspector General?

The Property Inspector General is typically a certified inspector or an office/role within an organization responsible for evaluating properties. Their responsibilities include identifying safety hazards, structural problems, code violations, and maintenance issues; documenting findings; and recommending corrective actions. They may work for local governments, large property management firms, or as independent consultants.

Before the Inspection: Preparation Checklist

• Confirm appointment date and time with the inspector.
• Provide keys, access codes, or arrange for occupants to allow entry.
• Gather relevant documents: previous inspection reports, building plans, maintenance records, warranties, and permits.
• Identify major concerns you want the inspector to prioritize (roof leaks, foundation cracks, HVAC performance, mold, etc.).
• Ensure pets and occupants are informed and safe during inspection.
• Clear clutter that obstructs access to utility panels, crawlspaces, attics, basements, and major appliances.
• Turn on utilities (water, gas, electricity) so systems can be tested.

Inspection Scope: What the Inspector Will Check

A PIG inspection usually covers major components of a property. Expect a mix of visual examination, simple functional testing, and documentation. Some items may require specialized testing (e.g., asbestos, radon, or structural engineering) and will be recommended separately.

• Exterior

  • Roof condition: shingles, flashing, gutters, signs of leaks or sagging.
  • Siding, paint, and exterior walls: rot, cracks, pest damage.
  • Foundation and grading: visible cracks, settlement, drainage issues.
  • Driveways, walkways, porches, decks: tripping hazards, rot, structural supports.
  • Windows and doors: seals, operation, weatherstripping, security.
  • Exterior drainage and gutters: downspouts, water flow away from foundation.
  • Landscaping that may affect structure (trees, roots near foundation).

• Interior Structure and Finish

  • Ceilings, walls, and floors: cracks, stains, unevenness, signs of water intrusion.
  • Structural members: visible beams, joists, posts for signs of damage or alteration.
  • Basements and crawlspaces: moisture, insulation, vapor barriers, pests.

• Roofing and Attic

  • Attic insulation and ventilation.
  • Roof deck condition from accessible vantage points.
  • Signs of past leaks or inadequate ventilation.

• Plumbing

  • Water supply lines and visible plumbing for leaks, corrosion, and proper supports.
  • Water heater condition, age, pressure relief valve.
  • Fixtures and drains for leaks and drainage issues.
  • Sewer line issues may be noted and a separate camera inspection recommended.

• Electrical

  • Service panel: proper labeling, breakers, grounding, visible hazards.
  • Outlets and switches: operation and signs of improper wiring.
  • GFCI/AFCI protection where required.
  • Visible wiring, junction boxes, and lighting.

• HVAC

  • Heating and cooling system operation and visible condition.
  • Filters, vents, ductwork visible for damage or obstructions.
  • Thermostat function and age of units.

• Interior Systems & Safety

  • Appliances (if included): visible condition and basic operation.
  • Smoke and CO detectors presence and probable function.
  • Fire separation and egress: doors, stairways, railings, window egress in bedrooms.
  • Mold, mildew, and odor indicators (note: lab testing not typically included).

• Environmental & Specialty Concerns

  • Asbestos, lead paint, radon, pest infestations — typically noted as possible issues and referred to specialists for testing.
  • Floodplain and zoning concerns may be flagged for further review.

During the Inspection: What Happens

• Walk-through: The inspector will perform a room-by-room walkthrough, taking photos and notes.
• Functional tests: They’ll test faucets, toilets, basic appliance function, HVAC run cycles, and electrical outlets.
• Access checks: Attic, crawlspace, mechanical rooms, and exterior systems will be accessed where safely possible.
• Safety precautions: Inspectors avoid destructive testing; they will not move major appliances or remove built-in finishes without permission.
• Timeframe: Typical inspections last 1–3 hours for a single-family home; larger or multi-unit properties take longer.
• Communication: Good inspectors explain findings on-site and answer immediate questions.

After the Inspection: Reports and Next Steps

• Written report: Expect a detailed report with photos, descriptions of deficiencies, and severity ratings. Reports often include recommended repairs and estimated urgency.
• Major vs. minor findings: Items affecting safety or structural integrity are prioritized; cosmetic issues are usually listed but lower priority.
• Repair estimates: Some inspectors provide rough cost ranges; for bidding or major repairs, get contractor estimates.
• Negotiation: Buyers often request repairs, credits, or price adjustments based on the report. Sellers may choose to make repairs before listing.
• Follow-up inspections: After repairs, request a re-inspection or provide receipts/warranties to the buyer.
• Specialist referrals: For issues outside the inspector’s scope (lead, asbestos, structural engineering, sewer camera), expect referrals.

Common Red Flags to Watch For

• Active roof leaks or significant water stains.
• Foundation cracks wider than ⁄₄ inch, sloping floors, or doors that won’t close.
• Major electrical hazards: knob-and-tube wiring, overloaded panels, or missing grounding.
• Inadequate HVAC function or evidence of long-neglected systems.
• Significant mold growth, persistent moisture, or recurring pest damage.
• Improper additions or structural alterations without permits.

Tips for Buyers, Sellers, and Owners

• Buyers: Attend the inspection. You’ll learn how systems work and what maintenance is required.
• Sellers: Pre-inspections can identify issues to fix before listing and reduce surprises.
• Owners/Managers: Use inspections proactively for maintenance planning and budgeting.

Sample Quick Checklist (Printable)

• Utilities on: water, gas, electricity — yes/no
• Access provided to attic/crawlspace — yes/no
• Previous inspection reports provided — yes/no
• Roof age/condition noted — good/fair/poor
• Foundation visible cracks — none/minor/major
• Evidence of water intrusion — none/minor/major
• Electrical panel condition — OK/warning/hazard
• HVAC operational — yes/no
• Water heater age/condition — good/fair/poor
• Smoke/CO detectors present — yes/no
• Mold/odor present — yes/no
• Specialists recommended — list

Final Thoughts

A Property Inspector General inspection gives a clear snapshot of a property’s condition and helps buyers, sellers, and owners make informed decisions. Treat the inspection report as a roadmap for immediate safety fixes, medium-term maintenance, and long-term capital planning. Good communication with the inspector and timely follow-up with qualified contractors will turn findings into actionable outcomes.