How do I avoid inspection panic when buying a home in Minnesota?

Here's what that report actually is: a complete list of everything an inspector could find on a single walk-through of a house. Old houses have old-house things. Even newer houses have a list. A thorough inspector doing their job well will produce a report that reads like the house is falling down — because their job is to find everything, not to grade the house pass or fail.

What you're looking for in that report is a much shorter list: structural issues, water intrusion, roof age, mechanicals (furnace, water heater, electrical panel), and anything that's a safety concern right now. Those are the items worth negotiating on. The rest — the sticky door, the outlet without a cover plate, the caulk that needs refreshing around the tub — that's normal maintenance. Every house has it.

I'll be in the room during the inspection. I've been through enough of these that I can help you sort the signal from the noise in real time. When the inspector flags something, we find out what it actually costs to fix before we decide how much to care about it. A $200 repair is not the same conversation as a $12,000 one.

Panic usually comes from not knowing what something means. My job is to make sure you know what it means before you react to it.