When I hand a client a 70-page inspection report, it isn’t because I enjoy typing. It’s because that’s what it takes to document, explain, and teach. Every photo, every paragraph, every code citation is there to give the buyer the full story: what’s wrong, why it matters, what standard it violates, and what the consequences will be if it isn’t fixed.
But here’s the game builders play: as soon as they see a thorough report, they pressure the buyer to ask me for a “short version.” They don’t want context, photos, or explanations — just a stripped-down list of defects and code sections. On the surface, it sounds reasonable. In reality, it’s a power move that stacks the deck in their favor.
Why Builders Love the Short Version
A “short version” gives the builder exactly what they want: a punch list with no narrative. It’s like walking into court with nothing but the charges listed, but no evidence, testimony, or legal arguments. The builder gets to reframe each defect however they want.
- No context: Without my explanations, a serious health or safety defect gets brushed off as a “minor punch item.”
- No teaching: The buyer loses the opportunity to learn how their home is supposed to function. Education is half the point of an inspection.
- No leverage: A naked code citation is easier for a builder to argue with. A photo paired with an explanation makes it very hard for them to deny reality.
- No accountability: With the detail stripped out, it becomes the builder’s word against the inspector’s — and guess who usually has the louder voice?
Why It’s More Work for Me (and Why I Won’t Do It)
Let’s be clear: I contract to produce one report — the full, detailed inspection. Asking me to make a second “short version” isn’t part of the deal. It’s extra labor, it benefits the builder (not the client), and it undermines the entire purpose of hiring me in the first place.
When you hire me, you’re paying for expert analysis, documentation, and education. I’m not a typist for builders. If they want a watered-down list, they can make one themselves from my report — but you should know exactly why they want to.
What Homebuyers Need to Understand
If your builder is pushing you to ask me for a “short version,” understand this:
- They don’t want you to understand the defects.
- They don’t want you to see the supporting evidence.
- They don’t want you to have the full leverage of a complete report.
They want to reduce my work to a bare checklist because they know they can argue their way out of a checklist. They can’t argue their way out of 70 pages of photos, code citations, and plain-language explanations.
The Bottom Line
Builders in Texas already enjoy a tilted playing field: no licensing, minimal oversight, and inspectors who often rubber-stamp construction with a “green tag.” My detailed reports are one of the few tools buyers have to level that field. When a builder tells you to ask for a “short version,” they’re not doing you a favor. They’re cutting their own workload at the expense of your protection.
Don’t hand them that advantage. Use the full report. Read it. Learn from it. Ask questions. That’s how you keep the builder honest — and how you avoid being steamrolled by the very people who just built your biggest investment.
