Pat's report says "This Summary outlines potentially significant issues from a cost or safety standpoint". Here are some line items he missed:
1) There were plugs that were not up to code (near the sinks) and the fireplace plug was not live - despite an electric fireplace being placed in situ ($700)
3) There was no hot running water in the bathroom upstairs (Turned out they had drywalled the shutoff valve into the wall in the "off position" but again this wasnt picked up by Pat) (600 plumbing + 2K for tiling)
4) Valve in the downstairs shower was broken (700)
5) There was evidence of flooding in the basement - that we had put down to poor housekeeping but perhaps an inpector should have noted the stains around the baseboards and toilets were as a result of ongoing flooding from the sewage pipes (20K).
6) The roofer told us there was evidence of roof patches that had been made. This was ostensibly a fairly new roof (just 6 years old) but Pat didnt pick up on the patches - or at least didnt mention them. Apparently we needed roof vents too... Nor did he note the many layers of caulk around the skylights (they also failed soon after we bought the property (6k)
I would say CAVEAT EMPTOR his report isn't worth the paper its printed on. Hire a contractor to walk through the property with you.