Most home inspections performed during real estate transactions are not public record. These inspections are private evaluations commissioned by the buyer, seller, or occasionally a third party like a lender. The resulting report is considered confidential and is only shared with the commissioning client and any authorized recipients. Understanding who has access—and under what conditions—is key to navigating privacy, disclosure, and legal responsibilities during the home buying or selling process.
Who Owns a Home Inspection Report?
In nearly all private real estate transactions, the home inspection report is the property of the person who ordered it—typically the buyer. Unless the client authorizes its release, no one else, including the seller, real estate agents, or future buyers, has a legal right to view or share that report.
Entities involved in ownership and access:
- Home inspector (licensed professional providing the report)
- Client (typically the buyer or seller)
- Broker/Agent (may receive access with written permission)
- Legal counsel or insurers (if involved in claims or disputes)
Can a Seller or Buyer Share a Report?
Yes—but only with written or contractual consent. A buyer may share their report with the seller when negotiating repairs, or with contractors to get repair quotes. Sellers sometimes share prior inspection reports with potential buyers to demonstrate transparency or in lieu of ordering a new inspection.
That said, sharing a report does not transfer ownership or liability. Inspectors usually disclaim responsibility to third parties who rely on the report without being the original client.
Are There Legal Requirements to Disclose an Inspection?
Yes—particularly for sellers. While home inspections themselves aren’t public, their contents may trigger mandatory disclosure obligations depending on the findings and local laws.
Seller disclosure requirements typically include:
- Known defects or hazards revealed in any inspection
- Previous inspection reports performed during the seller’s ownership
- Material facts that could affect property value or safety
In many states—including WV, MD, VA, and TN—failure to disclose known issues may lead to lawsuits, contract cancellation, or financial damages.
Can Real Estate Agents Access the Report?
Only if their client shares it. Agents do not automatically receive access to an inspection report. While many buyers choose to forward it to their agent for help interpreting findings or negotiating with the seller, this is optional.
Agents must also follow strict confidentiality guidelines and cannot share the report with others without the client’s consent.
What’s Included in a Typical Home Inspection Report?
Home inspection reports are detailed evaluations that often include:
- Structural observations (foundation, framing, roof)
- Mechanical systems (HVAC, electrical, plumbing)
- Interior and exterior conditions
- Maintenance recommendations
- Photos of problem areas
- Clear severity ratings and explanations
These reports are formatted as digital PDFs or interactive online documents and are typically delivered within 24–48 hours of the inspection.
How Long Are Home Inspection Records Kept?
Professional home inspectors are required by many state boards to retain inspection records for at least 3 to 5 years. These records include:
- Full reports
- Signed agreements
- Photos
- Client communications
Retention helps protect both inspector and client in case of future disputes. Digital storage is now standard practice.
Privacy and Ethical Obligations
Reputable inspectors follow codes of ethics, such as those set by InterNACHI or state licensing boards. These include:
- Keeping all client information confidential
- Not disclosing report contents without consent
- Balancing client privacy with public safety (e.g., reporting gas leaks)
Unless there’s an immediate threat to life or health, your report stays private.
Summary: What’s Public and What’s Private?
| Information Type | Public Record? | Access Restrictions |
|---|---|---|
| Home inspection report | No | Client and authorized parties only |
| Building permits | Yes | Accessible via public records requests |
| Seller disclosure forms | No (but shared) | Shared as part of real estate transaction |
| Code violation notices | Yes | Issued by local government |
Ellingwood Pro Respects Your Privacy
At Ellingwood Pro, we understand the importance of keeping your information confidential. We:
- Only share your report with you and those you authorize
- Maintain digital records securely for future reference
- Follow all legal and ethical standards in WV, MD, VA, and TN
If you have questions about how your inspection report is handled, or who has access, contact our team at (276) 566-5669 or request a free consultation online.
