Upload the inspection report. Get a categorized, editable repair request draft that references original report sections, distinguishes safety hazards from maintenance items, and gives you a starting point you can actually use.
The inspection report comes in. Forty-two pages. Six safety hazards. Fourteen maintenance items. Twenty-three "monitor and maintain" notes. And your job is to turn that into a repair request that's specific enough to be actionable, organized enough to be professional, and defensible enough that if something goes wrong later, the record shows you flagged it.
So you open the report, start scrolling, and begin typing. You're pulling language from page 12, referencing a photo on page 27, trying to categorize items by severity — and you're doing this at 9 PM because the inspection came in at 4.
The repair request itself isn't complicated. What's complicated is extracting, organizing, and formatting the right information under deadline pressure while making sure nothing important gets missed.
The draft is a starting point. You shape it into the final request based on your knowledge of the transaction, the buyer's priorities, and the agent's guidance.
Each extracted item is categorized by severity. Cosmetic and "monitor" items are excluded from the draft by default but listed separately for your reference.
Items the inspector identified as immediate safety concerns — exposed wiring, gas leaks, structural instability. Always listed first in the output.
Significant system or component failures requiring professional repair — HVAC failure, roof damage, plumbing leaks, code violations identified by inspector.
Items that are not emergencies but represent deferred maintenance that could escalate — aging water heater, deteriorating caulking, minor wood rot.
PDF inspection reports (text-based and scanned). Optimized for report formats commonly used in South Florida.
The tool includes the item but notes: "Severity not explicitly stated — categorized based on description language. Verify against original report."
When a report section could not be fully parsed (e.g., poor scan quality), the tool notes the affected section and recommends manual review.
When an item appears to be a duplicate (referenced in multiple report sections), the tool consolidates it into a single entry and notes all source references.
When the tool is unsure whether an item is cosmetic or significant, it includes it in the draft with a note rather than excluding it silently.
A structured repair request draft based on a realistic South Florida condo inspection report.
The following items were identified during the home inspection and are submitted for repair, remediation, or further evaluation by a licensed professional. All items reference the original inspection report by section and page.
The inspector identified exposed, unprotected wiring near the water heater in the utility room. This is noted as an immediate safety concern.
Report Reference: Section 8.2, Page 24
Inspector Recommendation: "Repair by licensed electrician prior to closing."
Outlets adjacent to the sink in the master bathroom do not have ground-fault circuit interrupter protection.
Report Reference: Section 8.5, Page 26
Inspector Recommendation: "Install GFCI-protected outlets per current safety standards."
The air conditioning system produced a temperature differential of 8 degrees F at the time of inspection. The inspector noted this is below the expected 15-20 degrees F range and may indicate a refrigerant or compressor issue.
Report Reference: Section 5.1, Pages 14-15
Inspector Recommendation: "Further evaluation by licensed HVAC contractor."
Evidence of water staining and moisture detected at the base of the master bedroom balcony sliding door. The inspector noted this may indicate a sealant failure or improper flashing.
Report Reference: Section 3.4, Page 11
Inspector Recommendation: "Repair by qualified contractor. Investigate extent of moisture intrusion."
The water heater (installed 2009) is past the typical 10-12 year expected service life. Operational at the time of inspection. No active leaks observed.
Report Reference: Section 6.2, Page 18
Inspector Recommendation: "Budget for replacement. Monitor for leaks."
Items classified as cosmetic or "monitor and maintain" by the inspector are not included in this request but are documented in the full inspection report.
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