Understand the home before your next decision. Landmark inspects visible, readily accessible systems and conditions, then provides a report with descriptions, photographs and recommendations to help you understand the findings.
Open Landmark's 73-page sample home inspection report to review its summary, system-by-system observations, photographs, recommendations and inspection limitations.
Client, property, report-number and inspection-date details are fictionalized. Invoice and agreement pages are excluded. The sample shows the report format; the findings and length of your report will depend on the property and agreed scope.
Landmark uses the DDID approach—Describe, Determine, Implication and Direction—to make inspection findings clear and useful. We describe the component and its location, identify the observed problem, explain why it matters, and recommend an appropriate next step. That gives you practical guidance for discussing repairs, arranging further evaluation and planning what comes next.
Actual photograph from the sample reportThe original circle identifies the detail to review.
Roofing · Roof-to-wall flashing
A small detail. A clear next step.
Describe · What and where
Roof-to-wall intersections where roof drainage meets the exterior siding. The photograph identifies one of the locations documented in the report.
Determine · What we found
Kick-out flashing was not observed at the applicable roof-to-wall intersections.
Implication · Why it matters
This flashing detail directs roof runoff away from the wall. Without it, water can travel behind the wall covering, increasing the risk of concealed moisture damage and wood deterioration.
Direction · What to do next
Have a qualified roofing contractor install properly integrated kick-out flashing and repair related flashing deficiencies. The sample report recommends repair as soon as possible.
Start with the summary. Read the full finding.
Use the summary to identify items that need attention, then turn to the relevant system section for the photographs, recommendations and inspection limitations. Read the complete report before making decisions.
Adapted for readability from the sample report’s Roofing section, finding 3. This historical example illustrates the reporting approach; findings and recommendations depend on the property and inspection scope.
For buyers and sellers
Buying a home
Understand the conditions observed during the inspection and prepare questions about repairs, maintenance or further evaluation. Your report provides a record you can refer to as you consider the purchase.
Preparing to sell
A pre-listing inspection helps you understand observed conditions before putting the home on the market. Use the findings to consider maintenance, repairs and questions that may arise during the sale.
Professional standards. Experienced leadership.
Sean Umlauf is a member of the American Society of Home Inspectors (ASHI) and a former president of its Gulf Coast chapter. His background combines hands-on inspection experience with many years of involvement in ASHI.
ASHI’s Standard of Practice explains the scope and limitations of a home inspection. Its Code of Ethics addresses integrity, objectivity and professional independence. These resources help clients understand the work and the professional responsibilities behind it.
Your inspection’s scope, applicable requirements and reporting arrangements are confirmed with Landmark before the visit.
What we inspect
The inspection covers the readily visible and accessible systems and components identified in your agreement. These can include:
Roof, exterior components and visible moisture conditions.
Site drainage, foundation and structural components.
Electrical, plumbing, heating and cooling systems.
Interior components, attic areas and other accessible spaces within the agreed scope.
Access, operating conditions and the property's construction affect what can be observed. The report identifies relevant inspection limitations and conditions that may need further evaluation.
What you receive
Your inspection report brings together the findings, their locations, supporting photographs and recommendations. It helps you see which observations need attention and which questions to take to a qualified specialist or the other people involved in your transaction.
Your inspection report is provided electronically, bringing the findings, photographs and recommendations together for review. We confirm the delivery arrangements when scheduling your inspection.
How to arrange your inspection
Call with the property and deadline. Share the city and state, property type, approximate size, and whether you are buying or preparing to sell.
Confirm availability and the work. We discuss timing and confirm the fee, scope, access arrangements and report delivery in the inspection agreement.
Inspect and document the findings. The report records observed conditions and recommendations within the agreed inspection scope.
Before your home inspection
A little preparation helps us spend the appointment inspecting the home and documenting the findings. If you are buying, coordinate property access and preparation through your agent or the owner. If you are selling, share these steps with anyone occupying the home.
Confirm the visit and access
Confirm the appointment, property address and who will provide entry. Arrange access to locked rooms, garages, gates and other areas included in the inspection. Let our office know about alarms, entry instructions or restrictions before we arrive.
Make important areas accessible
Clear stored belongings from around the electrical panel, water heater, heating and cooling equipment, and attic or crawlspace entrances. Keep access paths clear so the inspector can reach these areas safely.
Check the utilities
Ask the owner or agent to confirm that electricity, water and gas, where applicable, will be available. Tell Landmark beforehand if the home is winterized, a utility is disconnected or equipment has been shut down. Any necessary restoration should be handled by the utility provider or an appropriate qualified professional.
Make arrangements for pets
Keep pets secure and away from areas being inspected. Tell our office about any animals or access arrangements we should know about.
Share your questions and useful records
Send us the concerns you most want addressed. If available, provide seller disclosures, repair records or information about recent work. These can give the inspector useful context; they do not replace an examination of the property's accessible conditions.
Confirm additional services and timing
Discuss radon testing, well inspections, water testing or other requested services with our office in advance so we can confirm availability, scope and any preparation needed. Your inspection agreement confirms the included services and reporting arrangements. Let us know your transaction deadline when scheduling.
If something cannot be made ready
Call us before the appointment. We can discuss how restricted access, disconnected utilities or other conditions may affect the inspection. Relevant limitations are documented in the report.
Our system illustrations show how roofing, drainage, structure, electrical, plumbing, heating and cooling can relate to one another. They provide general orientation; the inspection report documents the actual conditions observed at your property.
Roof drainage & attic moisture pathways
A conceptual view of visible roof-water shedding, gutter discharge, attic insulation, and ventilation pathways. Actual conditions are documented at the property.
Site, foundation & basement moisture pathways
One possible drainage and sump arrangement. Site grading, drainage, foundation, and moisture observations depend on visible conditions at the property.
Electrical service & branch distribution
A system-orientation map of common service, disconnect, panel, grounding, lighting, and receptacle relationships. Actual equipment and conditions are documented during inspection.
Plumbing, drainage, venting & water heating
A conceptual map connecting supply, fixtures, drainage, venting, and water heating. Actual sources, equipment, and visible conditions vary by property.
Heating, cooling & local exhaust
A conceptual airflow map connecting equipment, distribution, returns, and local exhaust. Actual equipment and operation are assessed within the agreed scope.
Building-envelope moisture control
A conceptual cutaway connecting drainage, flashing, sheathing, insulation, openings, and finishes. Actual assemblies and visible conditions vary.
Questions before you call
Is my property in your service area?
We provide home inspections within a 75-mile radius of Tryon, NC 28782, in North Carolina and South Carolina. Have the property location available when you call so we can confirm coverage and timing.
Are radon, water or other testing services included?
Radon testing, moisture and mold-related assessments, well inspections and water testing are separate from a standard home inspection. Ask about the scope and availability of any additional service you need.
When can the inspection take place, and when will I receive the report?
Call with your transaction deadline. Appointment availability and report timing are confirmed before the inspection is scheduled.
Tell us about the home and your timeline
Call Landmark to discuss the property, your questions and the timing you need. We'll review the request and explain the next step.
