diff --git a/harness/report.py b/harness/report.py
index 28af881d..cfa8d570 100644
--- a/harness/report.py
+++ b/harness/report.py
@@ -211,3 +211,122 @@ def parity_report_for(reports: Iterable[PropertyReport]) -> ParityReport:
         if report.lodged_sap is not None and report.calculated_sap is not None
     ]
     return build_parity_report(cases)
+
+
+def _fmt_money(value: Optional[float]) -> str:
+    return "n/a" if value is None else f"£{value:,.0f}"
+
+
+def _fmt_triggers(triggers: dict[str, Any]) -> str:
+    """Render trigger fields as `field=value, field=value` for the "why" line."""
+    return ", ".join(f"{field}={value}" for field, value in triggers.items())
+
+
+def _calculator_error_section(reports: list[PropertyReport]) -> list[str]:
+    """Section 1 — the cohort parity stats plus a per-property lodged-vs-
+    calculated table with the |Δ| > 0.5 flag (and any scoring errors)."""
+    parity: ParityReport = parity_report_for(reports)
+    flagged: int = sum(1 for report in reports if report.sap_error_exceeds_threshold)
+    worst: str = (
+        f" · worst Δ {abs(parity.worst_cases[0].predicted_sap - parity.worst_cases[0].actual_sap):.2f}"
+        if parity.worst_cases
+        else ""
+    )
+    lines: list[str] = [
+        "## 1. Calculator error — lodged vs calculated SAP",
+        "",
+        f"Cohort parity ({parity.case_count} scorable certs): "
+        f"MAE {parity.global_mae:.2f} · RMSE {parity.global_rmse:.2f} · "
+        f"bias {parity.global_bias:+.2f}{worst}",
+        f"Flagged (|Δ| > {SAP_ERROR_THRESHOLD}): {flagged} of {len(reports)}",
+        "",
+        "| Cert | Lodged | Calculated | Δ (lodged−calc) | Flag |",
+        "| --- | --- | --- | --- | --- |",
+    ]
+    for report in reports:
+        if report.calculator_error is not None:
+            lines.append(
+                f"| {report.name} | — | — | — | error: {report.calculator_error} |"
+            )
+            continue
+        lodged: str = "—" if report.lodged_sap is None else str(report.lodged_sap)
+        calculated: str = (
+            "—" if report.calculated_sap is None else f"{report.calculated_sap:.2f}"
+        )
+        delta: str = "—" if report.sap_error is None else f"{report.sap_error:+.2f}"
+        flag: str = "⚠ FLAG" if report.sap_error_exceeds_threshold else ""
+        lines.append(
+            f"| {report.name} | {lodged} | {calculated} | {delta} | {flag} |"
+        )
+    return lines
+
+
+def _plan_costings_section(reports: list[PropertyReport]) -> list[str]:
+    """Section 2 — the optimised Plan and its costings, per property."""
+    lines: list[str] = ["## 2. Plans + costings", ""]
+    for report in reports:
+        if report.plan is None:
+            note: str = report.plan_error or report.calculator_error or "not modelled"
+            lines.extend([f"### {report.name}", f"- No Plan — {note}", ""])
+            continue
+        plan: Plan = report.plan
+        measure_types: str = (
+            ", ".join(measure.measure_type for measure in plan.measures)
+            if plan.measures
+            else "none (already efficient)"
+        )
+        lines.extend(
+            [
+                f"### {report.name}",
+                f"- SAP: {plan.baseline.sap_continuous:.1f} → "
+                f"{plan.post_sap_continuous:.1f} "
+                f"(band {plan.baseline_epc_rating.value} → {plan.post_epc_rating.value})",
+                f"- Measures: {len(plan.measures)} — {measure_types}",
+                f"- Cost of works: {_fmt_money(plan.cost_of_works)} "
+                f"(+ {_fmt_money(plan.contingency_cost)} contingency)",
+                f"- Bill savings: {_fmt_money(plan.energy_bill_savings)}/yr · "
+                f"CO₂ savings: {plan.co2_savings_kg_per_yr:,.0f} kg/yr",
+                f"- Valuation uplift: {plan.valuation.average_pct * 100:+.1f}%",
+                "",
+            ]
+        )
+    return lines
+
+
+def _measures_triggers_section(reports: list[PropertyReport]) -> list[str]:
+    """Section 3 — each fired measure and the EPC attribute(s) behind it."""
+    lines: list[str] = ["## 3. Recommended measures + their triggers", ""]
+    for report in reports:
+        if not report.measure_triggers:
+            continue
+        lines.append(f"### {report.name}")
+        lines.extend(
+            f"- **{trigger.measure_type}** — fired because "
+            f"{_fmt_triggers(trigger.triggers)}"
+            for trigger in report.measure_triggers
+        )
+        lines.append("")
+    return lines
+
+
+def format_report_markdown(reports: list[PropertyReport]) -> str:
+    """Render the three-section property inspection report as Markdown:
+    (1) calculator error vs lodged SAP, (2) Plans + costings, (3) recommended
+    measures and the attributes that triggered them."""
+    modelled: int = sum(1 for report in reports if report.plan is not None)
+    errored: int = sum(1 for report in reports if report.calculator_error is not None)
+    header: list[str] = [
+        "# Property inspection report",
+        "",
+        f"{len(reports)} properties · {modelled} modelled · "
+        f"{errored} calculator errors",
+        "",
+    ]
+    sections: list[str] = [
+        *header,
+        *_calculator_error_section(reports),
+        "",
+        *_plan_costings_section(reports),
+        *_measures_triggers_section(reports),
+    ]
+    return "\n".join(sections).rstrip() + "\n"
diff --git a/tests/harness/test_report.py b/tests/harness/test_report.py
index e60d95ff..9f84c905 100644
--- a/tests/harness/test_report.py
+++ b/tests/harness/test_report.py
@@ -11,6 +11,7 @@ from harness.report import (
     PropertyReport,
     build_property_report,
     build_property_reports,
+    format_report_markdown,
     parity_report_for,
 )
 
@@ -158,6 +159,35 @@ def test_cohort_parity_report_excludes_unscorable_certs() -> None:
     assert abs(parity.global_mae - expected_mae) <= 1e-9
 
 
+def test_markdown_renders_the_three_sections(tmp_path: Path) -> None:
+    # Arrange — a measure-bearing within-tolerance cert, a flagged cert, and an
+    # unscorable one.
+    bad: Path = tmp_path / "broken.json"
+    bad.write_text(json.dumps({"not": "an epc"}))
+    reports: list[PropertyReport] = build_property_reports(
+        [
+            _GOLDEN / f"{_WITHIN_TOLERANCE}.json",
+            _GOLDEN / f"{_DIVERGENT}.json",
+            bad,
+        ]
+    )
+
+    # Act
+    markdown: str = format_report_markdown(reports)
+
+    # Assert — the three sections are present.
+    assert "## 1. Calculator error" in markdown
+    assert "## 2. Plans + costings" in markdown
+    assert "## 3. Recommended measures" in markdown
+    # Section 1 carries the cohort parity stats and a flag on the divergent cert.
+    assert "MAE" in markdown
+    assert _DIVERGENT in markdown
+    assert "broken" in markdown  # the unscorable cert still appears, as an error
+    # Section 3 explains a fired measure via its trigger fields.
+    assert "solid_floor_insulation" in markdown
+    assert "floor_construction_type" in markdown
+
+
 def test_unparseable_cert_is_captured_not_raised(tmp_path: Path) -> None:
     # Arrange — a payload the mapper rejects must not abort the report.
     bad: Path = tmp_path / "broken.json"