LOCAL RULES: 68 PA.C.S. 7508

Pennsylvania home inspection report requirements

Your Pennsylvania home inspection report has 4 rules to meet. ReportDraft puts every one on your checklist and checks your draft before you sign.

  • The scope, naming the structural elements, systems and subsystems covered
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Pennsylvania does not license home inspectors, but its Home Inspection Law, chapter 75 of Title 68, says what every home inspection report must contain: a description of the scope, the material defects with recommendations, any defect posing an unreasonable risk to people identified conspicuously, and four statements set out conspicuously word for word. It also restricts repair cost estimates. Here is each rule with a link to the official text, and how field notes become a Pennsylvania report.

Last reviewed October 10, 2026 against the official sources listed below.

Home inspectionPENNSYLVANIA / SAMPLE

Sample notes, 149 words

Client: Dana Whitfield
Inspector: Sam Ortega
Date: October 3, 2026
1408 Larkspur Lane, Harrisburg, PA
Weather: clear, 74F. Occupied. Built 1987.
...
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75%of your draft is ready from these notes

We sorted 14 items into 8 sections and flagged 4 to fix first.

  • Fix firstElectrical

    Main panel has a double tapped breaker and an open splice in the attic junction box.

  • Fix firstElectrical

    No GFCI protection at the kitchen counter outlets.

  • Fix firstGarage

    Garage door opener did not reverse when it hit the test board.

4 Pennsylvania rules on your checklist, including the scope, naming the structural elements, systems and subsystems covered.

Still to add

  • RecommendedNotes for cooling
  • RecommendedNotes for fireplaces and chimneys

Filled in for you

Client nameDana Whitfield
Property address1408 Larkspur Lane, Harrisburg, PA
Inspection dateOct 3, 2026
Inspector nameSam Ortega
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What Pennsylvania requires

  • The report sets out conspicuously the four statements the Home Inspection Law prescribes: what a home inspection is based on, no representation about latent or concealed defects and no warranty, the advice to seek a professional opinion when the inspector is not a licensed structural engineer or similar professional, and that the report is not an appraisal68 Pa.C.S. s. 7508 (a) (3), Home inspection reports
  • The report describes the scope of the inspection, identifying the structural elements, systems and subsystems it covers68 Pa.C.S. s. 7508 (a) (1)
  • The report describes any material defects noted, with any recommendation to retain experts to determine their extent and any corrective action; a material defect that poses an unreasonable risk to people on the property is conspicuously identified as such68 Pa.C.S. s. 7508 (a) (2)
  • Every deficient item is written up so the material defects are described68 Pa.C.S. s. 7508 (a) (2)
  • A material defect is a problem with the property that would significantly reduce its value or involves an unreasonable risk to people on it; a structural element, system or subsystem being near, at or beyond the end of its normal useful life is not by itself a material defect68 Pa.C.S. s. 7102, Definitions ("material defect")
  • A home inspector may not state a repair cost estimate, orally or in writing, unless the report names the estimate's source, states it as a range, and says the parties should consider an estimate from a contractor who does that type of repair68 Pa.C.S. s. 7508 (c)
  • Unless the law requires otherwise, the report goes only to the client unless the client consents; the seller may ask for a free copy from the person for whom it was prepared68 Pa.C.S. s. 7508 (b)
  • Home inspections are covered by the Unfair Trade Practices and Consumer Protection Law; offering repairs for an extra fee on a structure the inspector or employer reported on within 12 months (radon and wood destroying insect work excepted), or inspecting a property in which they have a financial or transfer interest, is an unfair or deceptive practice68 Pa.C.S. s. 7505
  • An agreement of transfer that gives the buyer a home inspection calls for a full member in good standing of a national home inspection association, a licensed professional engineer or architect, or a person supervised by a full member who signs the report68 Pa.C.S. s. 7506
  • A home inspection contract may define the scope and exclusions, but a limit on liability for gross negligence or willful misconduct, or a waiver of the Home Inspection Law, is void; a claim arising from a report must be brought within one year after the report is delivered68 Pa.C.S. s. 7507 ยท 68 Pa.C.S. s. 7512
  • Violating the report section is a summary offense with a fine of up to 500 dollars68 Pa.C.S. s. 7511 (b)

The four statements

Every report sets out four statements conspicuously: that a home inspection assists in evaluating the dwelling's overall condition and is based on its visible and apparent condition on the inspection date; that the results make no representation about latent or concealed defects and carry no warranty or guaranty; that a client whose inspector is not a licensed structural engineer or similar professional may be advised to seek a professional opinion; and that the report is not an appraisal.

ReportDraft prints all four, word for word, in bold boxes at the top of page 1 of every Pennsylvania report.

Scope and material defects

The report describes the scope of the inspection and identifies the structural elements, systems and subsystems it covers. It describes any material defects, with any recommendation to retain experts to determine their extent and the corrective action to take.

A material defect is a problem that would significantly reduce the property's value or involves an unreasonable risk to people on it. Something near, at or beyond the end of its normal useful life is not a material defect for that reason alone. Any material defect posing an unreasonable risk to people is identified conspicuously as such: ReportDraft labels it "Material defect: unreasonable risk to people".

Repair cost estimates

You may not give a repair cost estimate, orally or in writing, unless the report names its source, states it as a range of costs, and says the parties should consider getting an estimate from a contractor who does that type of repair. ReportDraft leaves cost estimates out of the draft; add one yourself only on those terms.

Who may inspect, and contracts

A sale agreement that gives the buyer a home inspection calls for a full member in good standing of a national home inspection association, a licensed professional engineer or architect, or someone supervised by a full member who signs the report.

The contract may define the scope and exclusions, but a limit on liability for gross negligence or willful misconduct, or a waiver of the law, is void. A claim arising from a report must be brought within one year after the report is delivered.

Confidentiality and conflicts

The report goes only to the client unless the client consents, though the seller may ask for a free copy from the person for whom it was prepared. Offering repairs for an extra fee on a structure you reported on within 12 months, other than radon or wood destroying insect work, or inspecting a property in which you have a financial interest, is an unfair or deceptive practice. Violating the report section can bring a fine of up to 500 dollars.

From field notes to a finished Pennsylvania report

Note each system and what you found. ReportDraft prints the four statements at the top, lists the systems covered in the scope, labels any material defect that poses an unreasonable risk to people, recommends the expert to retain for each material defect, and keeps cost estimates and value comments out.

Common mistakes

  • Leaving out or rewording any of the four required statements.
  • Not identifying a material defect that poses an unreasonable risk to people as such.
  • Calling an old furnace or roof a material defect only because of its age.
  • Quoting a single repair price with no source, no range and no advice to get a contractor's estimate.
  • Sending the report to the agent without the client's consent.

Sources

Last reviewed October 10, 2026. Next review due January 10, 2027. This page explains published rules to help you write your report. It is not legal advice; the official text linked above governs.