No Report Inspections

Had a thought, that turned into this question for the members. Have any of you hear of No Report Inspections (or anything similar). Essentially the Inspector inspects the home as normal, notes the deficient items, and then delivers his findings in person during a walk through (same or next day) with the client. Client takes their own pictures and their own notes. Inspector disclaims the findings as the client is taking their own notes and pictures. Just curious if this is a thing.

Hi Jay,

Over the years, this has been brought up numerous times.
I’ve seen them called “walk and talks”, “walk through inspections” etc.

Another thing to consider: Licensing. If you are required to be licensed, you’ll have to review what a home inspection is and is not.

Here’s a link to an old forum:

I do walk-throughs, plus a few other types. Check with your licensing for sure, and with your insurance provider/s.

I’ve done that in the past 6-8 times for the same client buying industrial and commercial properties. I walk around with his maintenance man, I tell him what was wrong, or what I saw, and he would take notes.
But, I took all the pictures, spend the same amount of time as I would for a regular inspections, put the pictures on a CD, write out a summary and get paid by the hour.
He did not want to pay for a report.
Even paid for the mileage. Charged him by the hour.

I never did it. I liked what David Valley had to share from the above link:

"No, I do not offer walk through inspections because nothing is officially documented.

My advice to those of you who do offer these inspections, make sure your inspection agreement covers you/your company on these sort of inspections.

In other words, I would have them sign an agreement stating that this inspection was not documented and something to the effect of “you/your company will not be held liable for any defects found after they move in”."

It works well for some, not for others. I’m comfortable offering the different types of services that can go with the business. We have the required agreements in place to cover us, and our insurance providers know and are fine with offering these type of services. We always try to upsell a full inspection vs a walk and talk. However, sometimes a client is looking at a few properties and just want to do a walk and talk, to get a feed of the property and narrow their decisions. For example, I deal with some clients here who own 20-plus properties, and are constantly looking at/purchasing others. A walk and talk helps narrow their decision when they’re looking at 3 or 4 properties, and they’ve also hired me to do full inspections on the decided property.


Exactly, for those that live in an area of sue happy world, it might not be a good idea.
Here, you don’t even need an agreement, just do it and paid on the spot. They are just looking for the trained eye to supplement what the maintenance guy knows.

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In Florida if an HI received any compensation he/she has to provide a written report.
However, Me being a licensed contractor I can do a consultation without a written report.

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Illegal in Ohio unless you are doing a code inspection

Oh heck, butlers can do it in OH if the have the licenses, certifications, etc. :smile:


According to the InterNACHI SOP - No (note use of the term “shall”)

1.3. A home inspection report shall identify, in written format, defects within specific systems and components defined by these Standards that are both observed and deemed material by the inspector. Inspection reports may include additional comments and recommendations.

Some states require a written report. Texas example:

(3) complete the standard inspection report form
as required by §535.222 and §535.223 of this

Your E&O carrier might require a written report in order for you to have coverage.

I would never perform a no-report inspection for a non-professional consumer.

Butlers make great money - this is Butler can do an inspection without a report - advantage of being state certified.

Who are you a butler for?

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People who pay me. Private parties, the state, counties, and some municipalities.
I do back up for certified building departments.

I used to carry a full tray of full wine glasses and not spill a drop.

In Florida if an HI received any compensation he/she has to provide a written report.
However, Me being a licensed contractor I can do a consultation without a written report.

Roy where does it say that?

Which part of my statement are you referring to?
If you are referring to this…
468.8311 Definitions.—As used in this part, the term:

(1) “Department” means the Department of Business and Professional Regulation.

(2) “Home” means any residential real property, or manufactured or modular home, which is a single-family dwelling, duplex, triplex, quadruplex, condominium unit, or cooperative unit. The term does not include the common areas of condominiums or cooperatives.

(3) “Home inspector” means any person who provides or offers to provide home inspection services for a fee or other compensation.

(4) “Home inspection services” means a limited visual examination of the following readily accessible installed systems and components of a home: the structure, electrical system, HVAC system, roof covering, plumbing system, interior components, exterior components, and site conditions that affect the structure, for the purposes of providing a written professional opinion of the condition of the home.

Does that answer your question?

Walk & Talk … mainly for investors.

They have 4 houses they are interested in. For $195 each we WALK thru them AND then we TALK about what we see WITHOUT inspecting. No written report / No pictures.

After our WALK & TALK, they usually make an offer on 1 or 2 AND we do a FULL inspection

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