Your Inspector Found Some Issues. Now What?

An inspection report can feel overwhelming. Learn how to prioritize findings, compare repair proposals, verify contractor credentials, and choose the right next steps before committing to work on your home.

Very few homes have zero issues. The goal of an inspection is not to find a perfect house. It is to help you understand the house you are buying.

Even well-maintained homes usually have a mix of minor defects, deferred maintenance, aging components, safety concerns, and items that deserve further evaluation. You should never expect an inspection report to come back empty.

A home inspection is not a pass-or-fail test. It gives you information so you can make an informed decision about one of the largest purchases of your life.

You reviewed the findings and decided to move forward. Congratulations.

Now you may want to repair, monitor, or further evaluate some of the conditions identified in the report. That leads to another important decision:

Who should do the work?

You chose Dunsing because you wanted experienced professionals, appropriate insurance, specialized credentials, modern inspection technology, and a company that remains available when questions arise after the inspection.

Do not lower those standards when choosing the contractors who will repair or alter your home.

Put the Findings in Perspective

A long inspection report can feel overwhelming, especially for a first-time buyer. But the length of the report does not necessarily tell you whether the house is a good or bad purchase.

Modern inspection reports include photographs, explanations, safety information, maintenance recommendations, and documentation of relatively minor conditions. A detailed report may simply mean your inspector was thorough.

Not every finding needs immediate repair. A loose handrail, an active plumbing leak, an aging furnace, peeling paint, and a damaged outlet cover may all appear in the same report, but they do not carry the same urgency.

Start by grouping the findings into practical categories:

• Immediate safety concerns
• Conditions causing active damage
• Major systems requiring further evaluation
• Near-term repairs and maintenance
• Longer-term improvements that can be planned and budgeted

Your inspector can explain why an item was reported and how urgently it should be addressed. The inspection report is the starting point, but it is not always the final diagnosis or repair plan.

A home inspection is primarily a visual evaluation of the conditions that were visible and accessible at the time. Inspectors generally do not open walls, dismantle equipment, excavate underground piping, or perform destructive testing.

A qualified contractor or specialist may need to conduct a more focused evaluation before recommending a specific repair.

Compare the Recommendation, Scope, and Price

Once a contractor evaluates an issue, remember that the company recommending the solution may also be paid to perform it.

A roofer who installs roofs may recommend replacement. That recommendation could be completely correct, but it is still reasonable to ask what evidence supports it, whether repair remains an option, and whether another opinion would be helpful.

The same applies to waterproofing companies, foundation contractors, HVAC companies, electricians, plumbers, and other specialists. Their recommendations may naturally reflect the services and products their companies provide.

That does not mean contractors are untrustworthy. Most are legitimate professionals trying to solve real problems. But homeowners should understand the difference between an independent evaluation and a repair recommendation made by the company selling the work.

That is one benefit of your Dunsing inspection. We do not get paid based on which repairs you approve or which contractor you hire. Our role is to document what we observe and help you understand the condition of the property.

Once you understand why a contractor is recommending a particular solution, compare what each proposal actually includes.

Two contractors may appear to be quoting the same repair while proposing different materials, methods, warranties, or levels of work. One roofing estimate may include removal of existing materials, damaged decking, flashing, ventilation, disposal, permits, and a workmanship warranty. Another may include only the new roof covering.

The second estimate may look cheaper because part of the project is hiding between the lines.

A written proposal should clearly identify:

• The specific work being performed
• Materials and products being installed
• Areas being removed, repaired, or replaced
• Permit responsibilities and fees
• Cleanup and disposal
• Expected start and completion dates
• Total cost and payment schedule
• Workmanship and manufacturer warranties
• Items excluded from the proposal
• How unexpected conditions and change orders will be handled

Compare the recommendation and the scope, not just the number at the bottom.

Verify Credentials, Insurance, and Permits

There is no single license that qualifies one contractor to perform every type of work. Requirements depend on the trade and where the property is located.

Illinois regulates certain professions at the state level, including roofing contractors and plumbing professionals. Cities and villages may also impose their own licensing, registration, insurance, and permit requirements.

Before hiring someone, ask:

• Is a state or local license required?
• Is the contractor’s credential active?
• Is the credential issued to the company providing the proposal?
• Who will actually perform the work?
• Will employees or subcontractors be used?
• Who will obtain any required permits?

Do not rely only on a license number printed on a truck, proposal, or website. Verify it through the appropriate state license database or local municipality.

You should also ask for a current certificate of insurance. Confirm the legal name of the insured business, policy dates, general liability coverage, and workers’ compensation coverage when applicable. The business listed on the insurance document should match the business providing the proposal.

Insurance matters because repairs do not always go according to plan. A plumbing repair could cause water damage. Roofing work could damage siding or landscaping. A worker could be injured at the property.

The question is not whether the contractor expects something to go wrong. The question is whether appropriate protection exists if it does.

Permit requirements also vary by municipality and project. Ask the local building department whether a permit is required, who must obtain it, what inspections must occur, and whether the permit must be formally closed.

Be cautious when a contractor says permits are unnecessary because “everyone does it this way.” Confirm that with the municipality instead.

Get the Agreement in Writing

A verbal promise is difficult to enforce once work begins. Your contract should identify the contractor’s legal business name, scope of work, materials, total cost, payment schedule, estimated timing, warranties, exclusions, permit responsibilities, and change-order procedures.

Read the agreement before signing. Pay attention to cancellation terms, financing provisions, arbitration clauses, warranty exclusions, responsibility for subcontractors, and language allowing materials or prices to change.

Never sign an agreement containing blank spaces or terms you do not understand.

The Illinois Attorney General provides a Home Repair: Know Your Consumer Rights guide and additional home-repair resources for Illinois homeowners.

Avoid paying the entire project cost before work begins. Payments should correspond with clear milestones, such as material delivery, completion of defined stages, municipal approval, or the final walkthrough.

Before making the final payment, confirm that the agreed work is complete, required inspections occurred, debris was removed, warranty documents were provided, outstanding items were corrected, and lien waivers were supplied when appropriate.

Ask What Happens If the Repair Fails

Contractors often explain what will happen during the project. Homeowners should also ask what happens six months or three years later.

Before signing, determine whether there is a written workmanship warranty, how long it lasts, what it excludes, whether labor is included, whether manufacturer warranties apply, and who responds if the original condition returns.

A warranty is only as useful as the company standing behind it. A long promise from a contractor with no established address, unclear ownership, or limited history may provide less protection than a shorter warranty from an established company.

Ask the same accountability questions you considered when choosing your inspector:

• Will the contractor return your call?
• Will someone come back to evaluate the concern?
• Will the company explain what happened?
• Will it take responsibility when corrective work is appropriate?

Pay Attention When Something Does Not Add Up

Strong reviews, personal referrals, and a long local history are meaningful signs of a reputable contractor. They show how a company has treated customers over time and should be part of your decision.

Still, pay attention when the details do not line up. A few of the biggest warning signs are:

• The business name on the proposal does not match the license or insurance documents
• The contractor avoids questions about permits, provides a vague scope, or keeps important promises verbal
• You are pressured to sign immediately or discouraged from getting another opinion
• The payment request does not match the work being performed

A deposit can be completely normal, especially when the contractor needs to order materials or reserve significant crew time. The important question is what the deposit covers and whether the amount makes sense for the project.

Make sure the deposit and payment schedule are included in the signed contract. Later payments should correspond with clear milestones, such as materials being delivered, defined work being completed, required inspections passing, and the final walkthrough.

Be cautious when a contractor demands full payment upfront, asks for a large unexplained deposit, requires payment to an individual instead of the contracted company, or expects payments to stay ahead of the work.

A reputable contractor should be comfortable explaining the scope, documents, payment schedule, and who will handle future warranty concerns. Clear answers and consistent paperwork are usually good signs that you are dealing with a professional.

Keep the Documentation

Keep your inspection report, contractor estimates, signed agreements, permits, invoices, lien waivers, photographs, warranty documents, and municipal approvals together.

These records can help with future maintenance, warranty claims, insurance questions, and the eventual sale of the property.

If a contractor uncovers additional damage during the repair, photograph it before the area is closed and request a written explanation of any change in scope.

Call Dunsing for an Independent Viewpoint

If a contractor recommends work that seems broader than what appeared in your inspection report, or you receive conflicting opinions, call Dunsing.

Because we inspected the property, we can connect the contractor’s recommendation back to what we observed, help clarify the likely scope based on the conditions visible at the time, and identify where further evaluation may be appropriate.

We do not profit from the repair itself, so our focus remains on helping you understand the issue and make an informed decision before committing to the work.

Do Not Lower the Bar After the Inspection

You chose Dunsing because you wanted reliable information from experienced professionals before committing to the home.

Carry that same standard into the repair process.

The fastest contractor is not necessarily the best contractor. The lowest estimate is not always the least expensive solution. A repair that must be repeated, corrected, or completed by someone else can cost far more than doing the work properly the first time.