TOPIC: Normal vs Serious damage comments

In theory, I would agree. But in practice I see a lot of reports where inspectors place only a few major items in the summary. What you described is what I would consider a true summary.

Unfortunately, if you give some agents(who are guiding buyers) the means to ignore a portion of the report, that is what they will guide their clients to do as well. It is just my opinion, but I think there are two main reasons summaries are desired by those who stand to gain a commission from the sale of the home: laziness or fear of a deal going south. I know it's cynical, but I don't trust people. I feel I'm doing my clients a service by not providing a summary. I don't agree that a summary is better all around for all parties involved. I think it benefits agents fully and has some positive and some negative potential for clients.

Incidentally, as it relates to the OPs topic, I also don't use any color coding to separate out comments. I try to not rank any of the issues in the report, but rather, let the client decide what is important. My notes are clear enough and detailed in their recommendations that clients can judge what is most important based on their finances, connections or personal skills.

Cam I can not save the world and Agents have a legal duty to represent the client.
My job is to help the good Agents or the bad Agents and Lawyers as well who charge by the hour decide what is important.
I am bound by State SOP to report certain material comments which while in the body of the report usually have no place in the summary. I say help facilitate the process for all involved and encourage referrals rather than be the guy who gets none.
My viewpoint is that I should help all on the Clients team do their best. That's why I use HIP to begin with.

I don't think the issue of a summary has anything to do with saving the world. Around here few people use lawyers, agent don't charge by the hour and State requirements for material descriptions consist of about 5-10 lines of type. You stated correctly that it's just a business decision, I simply shared my reasoning.

Reports with larger amounts of descriptive and material comments unrelated to defects can benefit from having a summary. That way, clients are not forced to sift through pages of information and photos which do not have any bearing on their decision to purchase. I totally agree.

Seems strange to me that anyone would not use a Lawyer to negotiate the largest amount of money they will spend in their lifetime. Especially if using a duel Agent.
Perhaps the importance of a summary from my viewpoint makes more sense to you in that case.

I used a lawyer for mine, but then I've used just a realtor for purchasing rentals. We don't have many dual agent deals. Realtors handle the whole transaction usually, lawyers are rare.

Too Bad as I get Lawyer referrals along with Mortgage broker referrals directly based on the appreciation they have for the detailed report in the body along with the summary that cuts it down into demands.
Sure you and I know that is not the legal intention of the summary but who knows what need to be taken care of more than the inspector?
Seriously.

Just from forum comments at our association by E&O reps the two of us know a summary protects us legally.

Think of it from a Judges standpoint.