Home Inspection Report Codes Explained: What I, NI, NP, S, R, and D Mean
Your inspection report is full of single-letter codes and abbreviations. Here is what every one of them means — and which ones should get your attention.
Home inspection reports use standardized rating codes to quickly communicate the status of each item inspected. These codes follow guidelines from the American Society of Home Inspectors (ASHI) and are used by most inspection software platforms including Spectora, HomeGauge, and Home Inspector Pro. Once you know what they mean, the report becomes much easier to navigate.
The Core Rating Codes
These are the primary codes you will see throughout your report. Each item inspected gets one of these ratings:
Inspected
The item was inspected and found to be in acceptable condition for the home's age and type. No action needed.
Example: “Roof covering — I — Architectural shingle roof, approximately 8 years old, normal wear observed, no active leaks.”
Not Inspected
The item was not inspected. This usually means conditions prevented access — snow on the roof, locked utility rooms, personal belongings blocking access, or safety concerns.
Example: “Attic insulation — NI — Attic access blocked by stored items. Unable to evaluate insulation depth or condition.”
What to do: NI items are gaps in your inspection coverage. If the item is significant (like the roof, attic, or crawlspace), ask whether a re-inspection is possible once access is cleared.
Not Present
The system or component does not exist in this home. Not a problem — just documenting what is and is not part of the property.
Example: “Sprinkler system — NP — No irrigation system present.”
What to do: Nothing. This is informational only.
Repair Recommended
The item has a deficiency that should be repaired. This does not necessarily mean it is urgent — it means the item is not functioning as intended or has deteriorated beyond normal wear.
Example: “Bathroom exhaust fan — R — Fan is non-functional. Recommend repair to prevent moisture buildup.”
What to do: Evaluate cost and urgency. Some R items are $50 fixes, others are $10,000 projects. Context matters.
Safety Concern
The item presents a safety hazard. These are the most critical findings in any report and should always be addressed before occupancy.
Example: “Electrical panel — S — Double-tapped breakers observed on three circuits. Fire hazard. Recommend immediate evaluation and repair by licensed electrician.”
What to do: Always include S items in your repair request. These are non-negotiable for safe occupancy.
Deficient
The item is not performing its intended function. Similar to R but often used for more significant deficiencies. Some inspection software uses D and R interchangeably; others use D for more severe issues.
Example: “Crawlspace vapor barrier — D — Vapor barrier is torn and displaced, leaving exposed soil. Moisture readings elevated.”
What to do: Treat like an R item but be aware it may indicate a more significant issue. Get a cost estimate.
Additional Codes You May Encounter
Beyond the core codes, some inspectors and inspection platforms use additional ratings:
| Code | Meaning | Action Required |
|---|---|---|
| FE | Further Evaluation Recommended | Schedule a specialist inspection |
| MN | Maintenance Needed | Address after move-in, not urgent |
| MC | Monitor Condition | Watch for changes over time |
| IN | Informational Note | No action — just documentation |
| LC | Life/Safety Concern | Same as S — address immediately |
| WDI/WDO | Wood Destroying Insect/Organism | Get pest inspection and treatment estimate |
Condition Ratings (Numeric Scale)
Some inspectors also use a numeric scale to rate the overall condition of major systems. This is less standardized, but here is a common version:
- 1 — New/Like New: Recently installed, full remaining lifespan
- 2 — Good: Functioning well, normal wear for age, no concerns
- 3 — Fair: Showing age, functioning but may need attention in 3-5 years
- 4 — Poor: Near end of useful life, budget for replacement within 1-3 years
- 5 — Failed/Unsafe: Not functioning or creating a hazard, needs immediate attention
Common Abbreviations in Report Narratives
Beyond the rating codes, inspectors use shorthand throughout the report text. Here are the most common ones:
| Abbreviation | Meaning |
|---|---|
| GFCI | Ground Fault Circuit Interrupter (safety outlet near water) |
| AFCI | Arc Fault Circuit Interrupter (prevents electrical fires) |
| TPR | Temperature/Pressure Relief valve (on water heater) |
| HVAC | Heating, Ventilation, and Air Conditioning |
| OSB | Oriented Strand Board (engineered wood sheathing) |
| PEX | Cross-linked polyethylene (modern flexible plumbing pipe) |
| K&T | Knob and Tube (early electrical wiring, common in pre-1950 Seattle homes) |
| FPE | Federal Pacific Electric (recalled panel brand, safety concern) |
| WDI | Wood Destroying Insects (carpenter ants, termites) |
| EMT / Romex | Types of electrical wiring/conduit |
How to Use Codes to Prioritize Your Response
Once you understand the codes, here is a simple prioritization framework:
- Address immediately (S, LC): Safety concerns go in your repair request every time. These protect you and your family.
- Negotiate (D, R with high cost): Deficiencies and major repairs are your negotiation leverage. Get cost estimates and decide what to ask for.
- Follow up (NI, FE): Items that were not inspected or need specialist evaluation represent unknown risk. Schedule follow-up inspections.
- Plan for later (R with low cost, MN): Minor repairs and maintenance items go on your post-move-in list. These are normal homeownership tasks.
- Ignore (I, NP, IN): Inspected-OK, not-present, and informational items need no action.
PNW-Specific Findings to Watch For
In Seattle and the greater Puget Sound area, certain findings appear more frequently due to our climate and housing stock:
- Moisture readings: Look for elevated moisture noted in crawlspaces, window frames, and exterior walls. Our wet climate makes this common but still important.
- Moss/biological growth on roofing: Nearly universal in Western Washington. Usually maintenance (MN) not a deficiency — unless it has damaged shingles.
- Aging sewer lines: Many Seattle homes have original clay or concrete sewer pipes from the 1950s-1970s. These are often flagged as FE (further evaluation) and warrant a sewer scope.
- Oil tank decommissioning: Common in older Seattle homes. Look for notes about underground storage tanks.
For more on regional concerns, see our guide to Seattle home inspection red flags.
Why Different Reports Look Different
If you are comparing reports from different inspectors, you may notice variations in codes and formatting. This is because:
- Different inspection software (Spectora, HomeGauge, Home Inspector Pro) uses different default code sets
- Some inspectors customize their rating scales or add proprietary codes
- ASHI provides guidelines but does not mandate a specific code system
- Washington State licensing requires specific disclosures but not a specific format
The core concepts (inspected, not inspected, safety concern, deficient, repair needed) are universal — just the letters and formatting vary.
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