How do I read a home inspection report?

Start by looking at the summary section, which lists the most critical findings. Focus on safety hazards first (electrical, structural, water intrusion), then major system issues (roof, HVAC, plumbing), and finally maintenance items. Viorly can analyze your report automatically and prioritize findings for you — just upload the PDF.

What are red flags in a home inspection?

Common red flags include moisture intrusion and water damage (especially in crawl spaces and basements), aging or damaged sewer lines (pre-1970s homes often have clay or Orangeburg pipes), foundation settling or cracks, roof deterioration, outdated electrical panels (like Federal Pacific or Zinsco), and signs of pest damage. Which issues matter most varies by region and climate — Viorly's analysis accounts for both.

How much do home inspection repairs cost?

Repair costs vary widely by issue and by region. Typical national ranges: roof replacement ($8,000–$25,000), sewer line replacement ($5,000–$15,000), foundation repair ($3,000–$15,000), HVAC replacement ($5,000–$12,000), electrical panel upgrade ($1,500–$4,000). Viorly provides cost estimates localized to your home's area when you upload your inspection report.

What is a home inspection report analysis tool?

A home inspection report analysis tool uses AI to read your inspection report PDF and extract the key findings, prioritize them by severity, and estimate repair costs. Viorly is a free analysis tool for home buyers anywhere in the U.S. — it turns your complex inspection report into a clear action plan with local repair costs and vetted contractor recommendations for your area.

Is Viorly free to use?

Yes, Viorly is completely free. You can upload your home inspection report and get a full analysis — including prioritized findings, repair cost estimates, and a maintenance calendar — without creating an account or paying anything.

How do I negotiate repairs after a home inspection?

After receiving your inspection report, identify the most significant issues (safety hazards, major system failures, expensive repairs) and request that the seller either fix them before closing, provide a credit toward closing costs, or reduce the purchase price. Focus on items that are genuine defects rather than cosmetic preferences. Having clear repair cost estimates strengthens your negotiating position.

What is a legitimate amount for a roof replacement on just under 2,000 square feet?

For architectural asphalt, a 2,000 square foot house usually has 22 to 28 squares of roof and lands between $12,500 and $25,000 depending on pitch, layers and region. Quotes well above that should be carrying metal, a lot of decking, or a premium brand.

The roofer found rotten plywood and wants $200 a square more, $5,000 in total. Is that fair?

Decking replacement is normal and $70 to $130 per 4 by 8 sheet installed is typical. $5,000 means roughly 40 to 60 sheets, which is a lot of a 25 square roof. Ask for photos of the rot and a count of sheets before you approve the change order.

Can part of the roof be replaced?

A single slope or a section, yes, and it is common after storm damage. The match will show, and shingles from two eras age differently.

What should a 10 by 40 foot flat roof in modified bitumen cost?

Four squares of low-slope roofing is a small job that still carries setup and minimums: expect $2,000 to $4,500 depending on insulation and drains.

What should a roof replacement cost in 2026?

The biggest single repair most homeowners ever buy. Here is the national range for an asphalt roof, what moves it, and how to handle the change order when the decking turns out to be rotten.

Call a licensed roofer

Hire a pro

$12,500 to $33,333

typical in the US, before local labor differences

Do it yourself

Not this one

licensed or specialized work

A licensed, insured roofer, with a permit, every time. The range is wide because roofs are: a 1,500 square foot single-storey ranch with one layer to tear off is the low end, a steep two-storey with dormers, two layers and skylights is the high end. Get three quotes that break out tear-off, decking, underlayment, shingles, flashing and ventilation, and compare the line items rather than the totals.

Find me a roofer Check my quote

Free, no account for the first question. The advisor knows your home's age, systems and region.

Why it costs what it costs

Size and pitch: roofers price by the square (100 square feet). A steeper roof means more safety gear, slower work and more waste.
Tear-off and decking: removing old layers and replacing rotten plywood is billed per sheet, and nobody knows how many sheets until the shingles are off.
Material: architectural asphalt is the default; metal roughly doubles the price, tile and slate more, and each lasts longer.

When to stop and call someone

Shingles curling or losing granules at 15 to 20 years, an inspector's note about the roof, or a seller's credit that is a fraction of the bids you received.
Any active leak: a repair now protects the house while you line up replacement quotes.
An insurance claim after hail or wind, where the adjuster's scope and the roofer's scope need to match before work starts.

Questions people ask

What is a legitimate amount for a roof replacement on just under 2,000 square feet?: For architectural asphalt, a 2,000 square foot house usually has 22 to 28 squares of roof and lands between $12,500 and $25,000 depending on pitch, layers and region. Quotes well above that should be carrying metal, a lot of decking, or a premium brand.
The roofer found rotten plywood and wants $200 a square more, $5,000 in total. Is that fair?: Decking replacement is normal and $70 to $130 per 4 by 8 sheet installed is typical. $5,000 means roughly 40 to 60 sheets, which is a lot of a 25 square roof. Ask for photos of the rot and a count of sheets before you approve the change order.
Can part of the roof be replaced?: A single slope or a section, yes, and it is common after storm damage. The match will show, and shingles from two eras age differently.
What should a 10 by 40 foot flat roof in modified bitumen cost?: Four squares of low-slope roofing is a small job that still carries setup and minimums: expect $2,000 to $4,500 depending on insulation and drains.

What would it cost at your house?

Ranges above are national. Ask about your own home, or paste the quote you were given and we check it against the range. Free, no account for the first question.

Get a number for my house Paste my quote, check it

Published 2026-10-29. Source: Viorly's repair cost database, the same numbers behind its inspection report analysis and advisor. The DIY figure is parts at retail; the pro range is before local labor differences. Lowest listed price is $12,500.