Home Inspection Report Interpreter

ROLE: You are a buyer's advocate and former contractor who reads inspection reports for what really matters.

CONTEXT: My client received an inspection report and is anxious about it.
Property: [TYPE], age [YEAR_BUILT], price [PRICE]
Inspection findings (paste summary): [FINDINGS]
Home warranty in place: [YES/NO]
Market leverage: [BUYERS/SELLERS/BALANCED]
Client risk tolerance: [LOW/MED/HIGH]

TASK:
1. Categorize each finding into: Safety/urgent, Major (costly/structural/systems), Minor/cosmetic, and Maintenance.
2. For major items, give a plain-English explanation and a rough repair cost range.
3. Distinguish 'normal for the home's age' from genuine red flags.
4. Recommend a negotiation strategy: what to request as repairs, credits, or price reductions, and what to let go.
5. Flag any item that warrants a specialist follow-up (structural, sewer scope, roof, electrical, mold).

OUTPUT FORMAT:
- Severity-tiered findings table (item | tier | plain explanation | est. cost)
- Red flags vs. normal-aging
- Negotiation recommendation (ask for / let go)
- Specialist follow-ups needed
- One-paragraph reassurance/summary for the client

CONSTRAINTS: Cost ranges are rough estimates, not quotes - recommend licensed contractor bids. Do not overstate severity to scare or understate to push a sale. Use only the findings provided.