Why Cosmetic Issues Are Not Included in a Home Inspection Report

When it comes to home inspections, one of the most frequent misunderstandings is the role of cosmetic issues in the final report. As a home inspector, my primary duty is to assess the structural integrity, safety, and functionality of a property. While I understand that chipped paint or minor scuffs might catch your eye, these cosmetic imperfections are not part of a home inspection report.

Here’s why cosmetic issues don’t make it into the report—and some examples of what counts and what doesn’t:

1. Focus on Structural Integrity and Safety

The purpose of a home inspection is to ensure that the home’s critical systems are functioning correctly and safely. These include:

• Roof and foundation condition
• Electrical systems
• Plumbing and HVAC
• Structural components like framing, beams, and load-bearing walls

Cosmetic issues, like small cracks in the paint or dents in a door, typically don’t affect the safety or functionality of the home. Our job is to alert buyers to issues that may affect the structure, the livability, or could require costly repairs—not aesthetic concerns that have no real bearing on these matters.

2. What’s Considered Cosmetic?

Here are a few examples of common cosmetic issues that I do not include in a home inspection report:

• Minor Wall Dents or Nail Holes: These imperfections are often caused by normal use, like hanging pictures. Unless a wall shows signs of significant structural damage (e.g., large cracks from settling), minor cosmetic blemishes won’t be part of the report.
• Chipped Paint: While it might not be visually appealing, chipped paint is a surface-level issue that doesn’t impact the home’s overall condition. It’s also something that can be easily repaired and doesn’t pose any risk to safety.
• Stained Carpets or Flooring: Worn or stained carpeting, though unsightly, isn’t a safety concern. Flooring issues only make it into the report if they present a hazard (e.g., uneven floors that could cause someone to trip or wood floors that have rotted).
• Worn Countertops or Cabinet Doors: Normal wear and tear on countertops, cabinets, or fixtures is expected. Unless there are significant issues like water damage under the sink or improperly installed countertops that could lead to bigger problems, they remain outside the scope of the inspection.

3. Cosmetic Issues Are Subjective

What one person views as an eyesore, another might find charming. For example, some buyers might love the patina on old wooden floors, while others might see it as an immediate need for replacement. Cosmetic details are largely a matter of personal taste, and home inspections are meant to deliver an objective evaluation of the property’s core systems, rather than aesthetic opinions.

4. The Buyer’s Responsibility

It’s important for buyers to understand that they should evaluate the home’s appearance themselves. During your walkthrough, make note of any cosmetic items that you’d like addressed and factor those into your decision-making process. I recommend that homebuyers set aside a budget for cosmetic fixes and updates once they move in, but those concerns are not part of the inspection.

5. Examples of Issues That Will Be Included

To contrast cosmetic issues, here are examples of defects that will make it into the inspection report:

• Roof Damage: A roof with missing shingles or flashing could result in water intrusion, which is a significant issue.
• Electrical Hazards: Exposed wiring or outdated electrical panels are major safety concerns and need immediate attention.
• Water Damage: Even a small leak can cause long-term structural damage or mold growth, making this a critical issue to address.
• Structural Problems: A cracked foundation or signs of termite damage are far from cosmetic—they indicate underlying issues that could be costly to repair.

Conclusion

Cosmetic issues are simply not the focus of a home inspection, and for good reason. My job as an inspector is to give buyers peace of mind by identifying serious defects that could impact their decision to buy or require major repairs. If you’re worried about aesthetics, I recommend you take note of these on your own walkthrough and negotiate them separately.

In short: Don’t sweat the small stuff. Leave that for when you’re personalizing your new home!