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sewer lines (pre-1970s homes often have clay or Orangeburg pipes), foundation settling or cracks, roof deterioration, outdated electrical panels (like Federal Pacific or Zinsco), and signs of pest damage.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.

How do I know what panel I have?

The brand is printed inside the door. Federal Pacific and Zinsco are the names to look for. A photo of the label is enough for the advisor to tell you.

Does homeowners insurance care?

Many insurers ask about panel brand and amperage, and some will not write a policy on a Federal Pacific panel. An upgrade can lower your premium.

How long does it take?

Most swaps are one day with the power off for several hours. Utility scheduling can add days to the overall timeline.

What does an electrical panel upgrade cost?

Replacing an old or unsafe panel is licensed electrician work with a permit. Here is the range and why the number moves so much.

Hire a pro

$1,500 to $4,000

Typical national range, done by a licensed electrician. Local labor rates move this up or down by a third.

Do it yourself

Not recommended

This is licensed or specialized work. The savings are in choosing the right pro and a fair quote.

Do I need a pro?

Call a pro

Never a DIY job. A panel swap means working at the service entrance, coordinating with the utility, and pulling a permit, and insurers care about who did it. Your part is knowing whether you need it: Federal Pacific, Zinsco and some Sylvania panels are known fire risks, a 60 amp service is too small for a modern house, and a full panel with no room for an EV charger or heat pump is a reason to upsize.

Why it costs what it costs

Amperage: 100 amp is the floor today; 200 amp costs more in both the panel and the service wire.
The utility side: if the meter base or service entrance cable needs replacing, the bill grows, and the power company may charge its own fee.
Permits and inspection are part of the price. A quote without a permit is a red flag.

When to stop and call someone

Breakers trip often, lights dim when appliances start, or there is any warmth, buzzing or scorching at the panel.
The panel is a Federal Pacific Stab-Lok, Zinsco or Sylvania-Zinsco: plan a replacement even without symptoms.
You are adding an EV charger, heat pump or electric range and the panel is full.

What would it cost at your house?

Ranges are national. The advisor knows your home's age, systems and region, and it's free: ask your first question with no account, then sign in free to ask as many as you like.

Ask about your home, free Add your home

Questions people ask

How do I know what panel I have?: The brand is printed inside the door. Federal Pacific and Zinsco are the names to look for. A photo of the label is enough for the advisor to tell you.
Does homeowners insurance care?: Many insurers ask about panel brand and amperage, and some will not write a policy on a Federal Pacific panel. An upgrade can lower your premium.
How long does it take?: Most swaps are one day with the power off for several hours. Utility scheduling can add days to the overall timeline.

Related guides

What does it cost to install a GFCI outlet, and can I do it myself? · $167 to $333
What does it cost to fix or replace an electrical outlet? · $167 to $417

Published 2026-10-06. Costs from Viorly's repair cost database; the DIY estimate is parts at retail, the pro range is before local labor differences. Lowest listed price is $1,500.