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1234 Main St.
Lawson, MO 64062
03/30/2020 9:00AM

Sample agent
agent

Agent Name

Agency Name
18
Maintenance item
38
Prioritized observation
5
Immediate concern

The inspection was essentially visual, not technically exhaustive, and did not imply that every defect would be discovered. The project was based upon conditions that existed at the time of the inspection. This inspection excluded and did not intend to cover any and all components, items, and conditions by nature of their location were concealed or otherwise difficult to inspect. There was no dismantling, destructive analysis, or technical testing of any component. Excluded were all cosmetic conditions, such as carpeting, vinyl floors, wallpapering, and painting. The inspection covered only the listed items and was evaluated for function and safety, not code compliance. This was not intended to reflect the value of the premises and did not make any representation as to the advisability or inadvisability of purchase. Hypothetical repair costs may have been discussed but must be confirmed by qualified contractor estimates.

THE INSPECTION DID NOT INCLUDE ANALYSIS OR TESTING OF ANY ENVIRONMENTAL HEALTH HAZARDS. No tests were conducted to determine the presence of airborne particles such as asbestos, noxious gases such as radon, formaldehyde, toxic, carcinogenic or malodorous substances or other conditions of air quality that may have been present; nor conditions which may cause the above. No representations were made as to the existence or possible condition of the lead paint, abandoned wells, private sewage systems, or underground fuel storage tanks. There were no representations as to any above or below ground pollutants, contaminants, or hazardous wastes. The quality of drinking water was excluded from this inspection.

THE INSPECTION DID NOT INCLUDE ANALYSIS OR TESTING FOR CONCEALED WOOD DECAY, MOLD, MILDEW OR FUNGI GROWTH (UNLESS OTHERWISE PURCHASED SEPARATE FROM HOME INSPECTION).

THE INSPECTION DID NOT INCLUDE ANALYSIS OR TESTING FOR INSECTS AND VERMIN.

THE INSPECTION AND REPORT ARE NOT A GUARANTEE OR WARRANTY, EXPRESSED OR IMPLIED, OF THIS BUILDING OR ANY OF ITS COMPONENTS. The inspection and report are furnished on ‘opinion only’ basis. This company assumes no liability and shall not be liable for any mistakes, omissions, or errors in judgment beyond the cost of this report. We assume no responsibility for the cost of repairing or replacing any unreported defects or conditions. This report is for the sole use of our client and no third party liability is assumed.

1 - Inspection Details

In Attendance
Home Owner, Inspector


Occupancy
Vacant, Vacation Home
Style
Lake Front Cabin
Temperature (approximate)
51 Fahrenheit (F)

51 Degrees


Weather Conditions
Cloudy, Dry
Type of Building
Single Family
Orientation: We'll Buy Your Home Back

If your home inspector misses anything, InterNACHI will buy your home back.  

And now for the fine print:

  • It's valid for home inspections performed for home buyers or sellers by participating InterNACHI members.
  • The home must be listed for sale with a licensed real estate agent.
  • The Guarantee excludes homes with material defects not present at the time of the inspection, or not required to be inspected, per InterNACHI's Residential Standards of Practice.
  • The Guarantee will be honored for 90 days after closing.
  • We'll pay you whatever price you paid for the home.



For more information, please visit www.nachi.org/buy.


Orientation: Honor Guarantee

InterNACHI is so certain of the integrity of our members that we back them up with our $10,000 Honor Guarantee. 

InterNACHI will pay up to $10,000 USD for the cost of replacement of personal property lost during an inspection and stolen by an InterNACHI-certified member who was convicted of or pleaded guilty to any criminal charge resulting from the member's taking of the client's personal property.  

For details, please visit www.nachi.org/honor


Orientation: Inspection Categories-Appreviated
Explained

All comments by the inspector should be considered before purchasing this home. Any findings / comments that are listed under "Immediate Concern" by the inspector suggests a second opinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair or replacement of item, component or unit should be considered before you purchase the property.

Explanation of Ratings (How to Read Report)

I= Inspected. This means the system or component was inspected and found to be functioning properly, or in acceptable condition at the time of the inspection. No further comment is necessary but whenever possible additional information about materials used in the construction and how to care for or maintain the home.

L = Limitations. This indicates that at least part of a system or component could not be inspected or inspected thoroughly.

NP = Not Present. This indicates that a system or component was not present at the time of inspection. If the system or component should have been present, a comment will follow.

O = Observation. This indicates that an action is recommended. Observations are color-coded to indicate the importance of the observation.

MAINTENANCE ITEMS

  • Maintenance items, DIY items, or recommended upgrades will fall into this category. These concerns will ultimately lead to Prioritized Observations or Immediate Concerns if left neglected for extended periods of time. These items are generally more straightforward to remedy.

PRIORITIZED OBSERVATIONS

  • A functional component that is not operating as intended or defective. Items that inevitably lead to, or directly cause (if not addressed in a timely manner) adverse impact on the value of the home, or unreasonable risk (unsafe) to people or property. These concerns typically require further evaluation or may be more complicated to remedy.

IMMEDIATE CONCERN

  • A specific issue with a system or component that may have a significant, adverse impact on the condition of the property, or that poses an immediate risk to people or property. These immediate items are often imminent or may be very difficult or expensive to remedy.
Orientation: What Really Matters in a Home Inspection

Now that you've had your inspection, you may still have some questions about your the house and the items revealed in your report. 

Home maintenance is a primary responsibility for every homeowner, whether you've lived in several homes of your own or are just purchasing your first one. Staying on top of a seasonal home maintenance schedule is important, and your InterNACHI Certified Professional Inspector can help you figure this out so that you never fall behind. Don't let minor maintenance and routine repairs turn into expensive disasters later due to neglect or simply because you aren't sure what needs to be done and when. 

Your home inspection report is a great place to start. In addition to the written report, checklists, photos, and what the inspector said during the inspection not to mention the sellers disclosure and what you noticed yourself it's easy to become overwhelmed. However, it's likely that your inspection report included mostly maintenance recommendations, the life expectancy for the home's various systems and components, and minor imperfections. These are useful to know about. 

But the issues that really matter fall into four categories: 

  1. major defects, such as a structural failure; 
  2. things that can lead to major defects, such as a small leak due to a defective roof flashing; 
  3. things that may hinder your ability to finance, legally occupy, or insure the home if not rectified immediately; and 
  4. safety hazards, such as an exposed, live buss bar at the electrical panel. 

Anything in these categories should be addressed as soon as possible. Often, a serious problem can be corrected inexpensively to protect both life and property. 

Most sellers are honest and are often surprised to learn of defects uncovered during an inspection. It's important to realize that sellers are under no obligation to repair everything mentioned in your inspection report. No house is perfect. Keep things in perspective as you move into your new home. 

And remember that home-ownership is both a joyful experience and an important responsibility, so be sure to call on + Home Inspections Certified Professionals to help you devise an annual maintenance plan that will keep your family safe and your home in good condition for years to come.


Orientation: Okay A Lot of Details. But It Will Help You!
Orientation

For the sake of this inspection the front of the home will be considered as the portion pictured in the cover photo. References to the left or right of the home should be construed as standing in the front yard, viewing the front of the home. This will assist in picture orientation.

Overview

+ Home Inspections strives to perform all inspections in substantial compliance with the Standards of Practice as set forth by interNACHI. As such, We inspect the readily accessible, visually observable, installed systems and components of the home as designated in these Standards of Practice. When systems or components designated in the Standards of Practice were present but were not inspected, the reason(s) the item was not inspected will be stated. This inspection is neither technically exhaustive or quantitative.

This report contains observations of those systems and components that, in our professional judgement, were not functioning properly, significantly deficient, or unsafe. All items in this report that were designated for repair, replacement, maintenance, or further evaluation should be investigated by qualified tradespeople within the clients contingency period or prior to closing, which is contract applicable, to determine a total cost of said repairs and to learn of any additional problems that may be present during these evaluations that were not visible during a "visual only" home inspection. 

This inspection will not reveal every concern or issue that may be present, but only those significant defects that were visible at the time of inspection. This inspection can not predict future conditions, or determine if latent or concealed defects are present. The statements made in this report reflect the conditions as existing at the time of Inspection only, and expire at the completion of the inspection. Weather conditions and other changes in conditions may reveal problems that were not present at the time of inspection; including roof leaks, or water infiltration into crawl spaces or basements. This report is only supplemental to the Sellers Disclosure and Pest (WDI) Inspection Report. Refer to the Inspection agreement regarding the scope and limitations of this inspection.

This inspection is NOT intended to be considered as a GUARANTEE OR WARRANTY, EXPRESSED OR IMPLIED, REGARDING THE CONDITIONS OF THE PROPERTY, INCLUDING THE ITEMS AND SYSTEMS INSPECTED, AND IT SHOULD NOT BE RELIED ON AS SUCH. This inspection report should be used alongside the sellers disclosure, pest inspection (WDI) report, and quotes and advice from the tradespeople recommended in this report to gain a better understanding of the condition of the home. Some risk is always involved when purchasing a property and unexpected repairs should be anticipated, as this is unfortunately, a part of home ownership. One Year Home Warranties are sometimes provided by the sellers, and are highly recommended as they will cover future repairs on major items and components of the home. If a warranty is not being provided by the seller(s), your Realtor can advise you of companies who offer them. This report incorporates by reference the "Inspection Agreement" previously entered into by the parties on the date the parties signed said agreement. 

Notice to Third Parties

Notice to Third Parties: This report is the property of + Home Inspections The Client(s) and their Direct Real Estate Representative named herein have been named as licensee(s) of this document. This document is non-transferrable, in whole or in part, to any and all third-parties, including; subsequent buyers, sellers, and listing agents. Copying and pasting deficiencies to prepare the repair request is permitted. THE INFORMATION IN THIS REPORT SHALL NOT BE RELIED UPON BY ANY ONE OTHER THAN THE CLIENT NAMED HEREIN. This report is governed by an Inspection agreement that contained the scope of the inspection, including limitations, exclusions, and conditions of the copyright. Unauthorized recipients are advised to contact a qualified Home Inspector of their choosing to provide them with their own Inspection and Report.  

Items Not Inspected and Other Limitations

ITEMS NOT INSPECTED - There are items that are not inspected in a home inspection such as, but not limited to; fences and gates, pools and spas, outbuildings or any other detached structure, refrigerators, washers/dryers, storm doors and storm windows, screens, window AC units, central vacuum systems, water softeners, alarm and intercom systems, and any item that is not a permanent attached component of the home. Also drop ceiling tiles are not removed, as they are easily damaged, and this is a non-invasive inspection. Subterranean systems are also excluded, such as but not limited to: sewer lines, septic tanks, water delivery systems, and underground fuel storage tanks. Unless a separate agreement is made for a sewer inspection.

Water and gas shut off valves are not operated under any circumstances. As well, any component or appliance that is unplugged or "shut off" is not turned on or connected for the sake of evaluation. I don't have knowledge of why a component may be shut down, and can't be liable for damages that may result from activating said components / appliances. 

Also not reported on are the causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; Calculate the strength, adequacy, design or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility. 

Lastly a home inspection does not address environmental concerns such as, but not limited to: Asbestos, lead, lead based paint, radon, mold, wood destroying organisms (termites, etc), cockroaches, rodents, pesticides, fungus, treated lumber, Chinese drywall, mercury, or carbon monoxide. Under separate agreement we do provide radon, mold, and WDO and sewer inspections.

Recommended Contractors Information

CONTRACTORS / FURTHER EVALUATION: It is recommended that licensed professionals be used for repair issues as it relates to the comments in this report, and copies of receipts are kept for warranty purposes. The use of the term "Qualified Person" in this report relates to an individual, company, or contractor whom is either licensed or certified in the field of concern. If I recommend evaluation or repairs by contractors or other licensed professionals, it is possible that they will discover additional problems since they will be invasive with their evaluation and repairs. Any listed items in this report concerning areas reserved for such experts should not be construed as a detailed, comprehensive, and / or exhaustive list of problems, or areas of concern. A listing of Recommended Contractors can be found here: http://homeadvisor.com

CAUSES of DAMAGE / METHODS OF REPAIR: Any suggested causes of damage or defects, and methods of repair mentioned in this report are considered a professional courtesy to assist you in better understanding the condition of the home, and in our opinion only from the standpoint of a visual inspection, and should not be wholly relied upon. Contractors or other licensed professionals will have the final determination on the causes of damage/deficiencies, and the best methods of repairs, due to being invasive with their evaluation. Their evaluation will supersede the information found in this report.

Thermal Imaging Information

THERMAL IMAGING: An infrared camera may be used for specific areas or visual problems, and should not be viewed as a full thermal scan of the entire home. Additional services are available at additional costs and would be supplemented by an additional agreement/addendum. Temperature readings displayed on thermal images in this report are included as a courtesy and should not be wholly relied upon as a home inspection is qualitative, not quantitative. These values can vary +/- 4% or more of displayed readings, and these values will display surface temperatures when air temperature readings would actually need to be conducted on some items which is beyond the scope of a home inspection. If a full thermal scan of the home is desired, please reach out to schedule this service. 

Other Notes - Important Info

INACCESSIBLE AREAS: In the report, there may be specific references to areas and items that were inaccessible or only partly accessible. We can make no representations regarding conditions that may be present in these areas but were concealed or inaccessible for review. With access and an opportunity for inspection, reportable conditions or hidden damage may be found in these areas.

COMPONENT LIFE EXPECTANCY - Components may be listed as having no deficiencies at the time of inspection, but may fail at any time due to their age or lack of maintenance, that couldn't be determined by the inspector. A life expectancy chart can be viewed by visiting our website at www.plushomeinspections.com

PHOTOGRAPHS: Several photos are included in your inspection report. These photos are for informational purposes only and do not attempt to show every instance or occurrence of a defect.

TYPOGRAPHICAL ERRORS: This report is proofread before sending it out, but typographical errors may be present. If any errors are noticed, please feel free to contact me for clarification.

After reading the report we will be happy to answer any questions you may have, or provide clarification.


Detached Item(s) Present

Only items and components directly and permanently attached to the structure are inspected according to the Standards of Practice. And most of these items are only required to be reported on with their respected affect on the structure. This home may contain detached patios, stairs, retaining walls, outbuildings, decks, pools, fireplaces, etc. If comments are made with regard to these items, any comments should be viewed as a courtesy only, and not be construed as an all-inclusive listing of deficiencies. If any detached items or structures are of concern, evaluation of these items should be conducted by qualified individuals prior to the end of your inspection period.

Comment Key - Definitions

This report divides deficiencies into three categories; Immediate concern which are also Major Defects (in red), Prioritized Observations which are Marginal Defects (in orange), and Maintenance Items which are Minor Defects or FYI (colored in blue). Safety Hazards or concerns will be listed in the Red or Orange categories depending on their perceived danger, but should always be addressed ASAP. 

  • Major Defects - Items or components that may require a major expense to correct. Items categorized in this manner require further evaluation and repairs or replacement as needed by a Qualified Contractor prior to then end of your contingency period. 
  • Marginal Defects - Items or components that were found to include a deficiency. These items may have been functional at the time of inspection, but this functionality may be impaired, not ideal, or the defect may lead to further problems. Repairs or replacement is recommended to items categorized in this manner for optimal performance and/or to avoid future problems or adverse conditions that may occur due to the defect, prior to the end of your contingency period. Items categorized in this manner typically require repairs from a Handyman or Qualified Contractor and are not considered routine maintenance or DIY repairs. 
  • Minor Defects/Maintenance Items/FYI - Items or components that were found to be in need of recurring or basic general maintenance and/or may need minor repairs which may improve their functionality. Also included in this section are items that were at the end of their typical service life or beginning to show signs of wear, but were in the opinion of the inspector, still functional at the time of inspection. Major repairs or replacement should be anticipated, and planned for, on any items that are designated as being past, or at the end of their typical life. These repairs or replacement costs can sometimes represent a major expense; i.e. HVAC systems, Water Heaters, etc. 

These categorizations are in professional judgement and based on what are observed at the time of inspection. This categorization should not be construed as to mean that items designated as "Minor defects" or "Marginal Defects" do not need repairs or replacement. The recommendations in each comment is more important than its categorization. Due to your perception, opinions, or personal experience you may feel defects belong in a different category, and you should feel free to consider the importance you believe they hold during your purchasing decision. Once again it's the "Recommendations" in the text of the comment pertaining to each defect that is paramount, not its categorical placement. 

Thank you!


Your Job As a Homeowner: Read Your Book

I have provided you a home maintenance book.  It includes information on how your home works, how to maintain it, and how to save energy.  Our contact information is within the book's inside cover, so that you can always contact me. 

We're neighbors! So, feel free to reach out whenever you have a house question or issue.  

Your Job As a Homeowner: Schedule a Yearly Home Maintenance Inspection

Even the most vigilant homeowner can, from time to time, miss small problems or forget about performing some routine home repairs and seasonal maintenance. That's why an Annual Home Maintenance Inspection will help you keep your home in good condition and prevent it from suffering serious, long-term and expensive damage from minor issues that should be addressed now. 

The most important thing to understand as a new homeowner is that your house requires care and regular maintenance. As time goes on, parts of your house will wear out, break down, deteriorate, leak, or simply stop working. But none of these issues means that you will have a costly disaster on your hands if you're on top of home maintenance, and that includes hiring an expert once a year. 

Just as you regularly maintain your vehicle, consider getting an Annual Home Maintenance Inspection as part of the cost of upkeep for your most valuable investment your home. 

+ Home Inspections can show you what you should look for so that you can be an informed homeowner. Protect your family's health and safety, and enjoy your home for years to come by having an Annual Home Maintenance Inspection performed every year. 

Schedule next year's maintenance inspection with your home inspector today!

Orientation: Some things to keep in mind

Not all minor problems reported: There are some things we'd like you to keep in mind about your home inspection. We may not comment on some minor things. The intent of the home inspection is to identify major structural and or mechanical deficiencies. Minor problems may have been noted in the report that was discovered while looking for more significant problems. We sometimes note these items as a courtesy but not every minor repair or problem. 

Intermittent Or Concealed Problems: Some problems can only be discovered by living in a house. They cannot be discovered during the few hours of a home inspection. For example, some shower stalls leak when people are in the shower, but do not leak when you simply turn on the tap. Some roofs and basements only leak when specific conditions exist. Some problems will only be discovered when carpets are lifted, furniture is moved or finishes are removed. Sometimes problems may have existed at the time of the inspection, but there were no clues or visible evidence as to their existence. Our inspections are based on the past performance of the house. If there are no clues / visible evidence of a past problem at the time of inspection, the inspector would not be able to foresee a future problem. If a problem manifests itself, it is very easy to have 20/20 hindsight. 


Contractor's Advice: Contractor's opinions often differ from ours. Don't be surprised when three roofers all say the roof needs replacement, when we said that the roof would last a few more years with some minor repairs. While our advice represents the most prudent thing to do, sometimes contractors may be reluctant to undertake these repairs. This is because of the last man theory. In other words the contractor fears that if he is the last person to work on the roof, he will get blamed if the roof leaks, regardless of whether or not the roof leak is his fault. Consequently, he won't want to do a minor repair with high liability, when he could re-roof the entire house for more money and reduce the likelihood of a callback. This is understandable. It is a good idea to seek advice from multiple sources when differing opinions are present. Keep in mind contractors earn money by performing work; the more work they perform the more money they make. 

Contractors sometimes may say "Why didn't the inspector find this problem?" There are several reasons. Most contractors have no clue what's inside or outside the scope of a home inspection.  All of our inspections are conducted in accordance with the Standards of Practice of The International Association of Certified Home Inspectors. The Standards of Practice specifically state what's included and excluded from the standard home inspection. Most contractors have no clue this document exists. We are generalists; we are not specialists. The heating contractor may indeed have more heating expertise than we do. This is because we are not expected to have heating expertise and plumbing expertise, structural expertise, electrical expertise, etc. A home inspection is a visual examination and appliances, equipment, etc  is tested and operated using normal operating controls. We do not perform invasive or destructive tests and or dismantle equipment / appliances. Problems can become apparent when carpets or plaster are removed, when fixtures or cabinets are pulled out, Furnace or A/C is dismantled or tested using specialty equipment and so on. It is important for homeowners to remember the circumstances in the house at the time of the inspection. The fact that it was snowing, there was storage everywhere or that the air conditioning could not be turned on because of cool temperatures outside, etc. It's impossible for contractors to know what the circumstances were when the inspection was performed. 

   

The Client Was Unable To Attend

Due to circumstances the client did not attend the home inspection. We were unable to teach the client certain details. The client's concerns at the time of the inspection were not addressed. This was a restriction and limitation of the home inspection.  As a result we will be available for extended phone conversations and in any way possible help the client in this regard to have a full understanding of the home and answer any questions they may have. 

2 - Roof

IN L NP O
2.1 General X
2.2 Coverings X
2.3 Flue Gas Vent Pipes X
2.4 Plumbing Vent Pipes X
2.5 Roof Drainage Systems X
2.6 Flashings X
Coverings: Estimated Age
First 1/3

 

Roof Drainage Systems: Downspout Material
Aluminum
Roof Drainage Systems: Gutter Material
Aluminum
General: Homeowner's Responsibility
Roof

As a homeowner it is important to monitor the roof. Because any roof can leak. To monitor a roof that is inaccessible use binoculars. Look for deteriorating or loosening of flashing, signs of damage to the roof covering and debris that can clog valleys and gutters.

Roofs are designed to be water-resistant. Roofs are not designed to be waterproof. Eventually, the roof system will leak. No one can predict when, where or how a roof will leak. 

Every roof should be inspected every year as part of a homeowner's routine home maintenance plan. Catch problems before they become major problems that can cause you time and money!


General: Inspection Method
Ladder

We attempted to inspect the roof from various locations and methods, including from the ground and a ladder. 

The inspection was not an exhaustive inspection of every installation detail of the roof system according to the manufacturer's specifications or construction codes.  It is virtually impossible to detect a leak except as it is occurring or by specific water tests, which are beyond the scope of our inspection.  We recommend that you ask the sellers to disclose information about the roof, and that you include comprehensive roof coverage in your home insurance policy.  

General: Roof Type/Style
Roof
Gable

3 Tier Gable roof. 3 Portions dissimilar heights. The addition which was a garage is lower than the main roof. The screened in porch is lower than the main roof as well. 

General: Type of Roof-Covering Described
Metal

I observed the roof-covering material and attempted to identify its type.  

This inspection is not a guarantee that a roof leak in the future will not happen. Roofs leak.  Even a roof that appears to be in good, functional condition will leak under certain circumstances. We will not take responsibility for a roof leak that happens in the future.  This is not a warranty or guarantee of the roof system.

Coverings: Material
Metal

I observed the roof-covering material and attempted to identify its type.  

This inspection is not a guarantee that a roof leak in the future will not happen. Roofs leak.  Even a roof that appears to be in good, functional condition will leak under certain circumstances. We will not take responsibility for a roof leak that happens in the future.  This is not a warranty or guarantee of the roof system.

Coverings: Number of Layers
1 layer

This asphalt or fiberglass composition roof surface appeared to have two or more layers of shingles. Additional layers of composition shingles typically last only 80% of their rated life, and the shingle manufacturer's warranty may be voided. The client should be aware that all layers of roofing will need to be removed when this roof surface needs replacing.

Plumbing Vent Pipes: Homeowner's Responsibility
Roof

As a homeowner it is important to monitor the flashing around the plumbing vent pipes that pass through the roof surface.  Sometimes they deteriorate and cause a roof leak.  

Be sure that the plumbing vent pipes do not get covered, either by debris, a toy, or snow.

Plumbing Vent Pipes: Plumbing Vent Pipes Inspected
Roof

I looked at DWV (drain, waste and vent) pipes that pass through the roof covering.  There should be watertight flashing (often black rubber material) installed around the vent pipes.  These plumbing vent pipes should extend far enough above the roof surface.    

Roof Drainage Systems: Gutters Were Inspected
Roof

I inspected the gutters.  I wasn't able to inspect every inch of every gutter.  But I attempted to check the overall general condition of the gutters during the inspection and look for indications of major defects.  

Monitoring the gutters during a heavy rain (without lightening) is recommended.  In general, the gutters should catch rain water and direct the water towards downspouts that discharge the water away from the house foundation. 

Roof Drainage Systems: Homeowner's Responsibility
Gutters

It is important as a homeowner to monitor the gutters and be sure that they function during and after a rainstorm. Look for loose parts, sagging gutter ends, and water leaks. The rain water should be diverted far away from the house foundation. 

Roof Drainage Systems: Recommend Gutter Guards
Gutters

Do to the close nature of tree and overhang gutter guards are excellent in not allowing buildup in gutters thereby allowing proper water runoff from home. Recommend installation of gutter guards.

Flashings: Eaves and Gables
Roof

I looked for flashing installed at the eaves (near the gutter edge) and at the gables (the diagonal edge of the roof).  There should be metal drip flashing material installed in these locations.  The flashing helps the surface water on the roof to discharge into the gutter.  Flashing also helps to prevent water intrusion under the roof-covering. 

General: Unable to See Everything
Roof

This is a visual-only inspection of the roof-covering materials. It does not include an inspection of the entire system. There are components of the roof that simply are not visible or accessible at all, including the underlayment, decking, fastening, flashing, age, what was under the metal roof, manufacturer installation recommendations, etc. 

Coverings: Metal Roofs - Neoprene Washers
Roof

Metal roofs have a long lifespan (50+ years); however, the exposed screws were installed with either rubber or neoprene washers which have half the lifespan of the roof coverings and can fail over time. Recommend monitor and replace screws when needed.

Flashings: Difficult to See Every Flashing
Roof

I attempted to inspect the flashing related to the vent pipes, wall intersections, eaves and gables, and the roof-covering materials.  In general, there should be flashing installed in certain areas where the roof covering meets something else, like a vent pipe or siding.  Most flashing is not observable, because the flashing material itself is covered and hidden by the roof covering or other materials.  So, it's impossible to see everything.  A home inspection is a limited visual-only inspection.  I took the extra time as a courtesy to examine as much of this as is possible. 

Please refer to the Home Inspection Standards of Practice related to inspecting the roof of the house.  

Monitor the roof covering because any roof can leak.  To monitor a roof that is inaccessible or that cannot be walked on safely, use binoculars. Look for deteriorating or loosening of flashing, signs of damage to the roof covering and debris that can clog valleys and gutters. 

Roofs are designed to be water-resistant.  Roofs are not designed to be waterproof.  Eventually, the roof system will leak.  No one can predict when, where or how a roof will leak. 


I. The inspector shall inspect from ground level or the eaves:

  1. the roof-covering materials;
  2. the gutters;
  3. the downspouts;
  4. the vents, flashing, skylights, chimney, and other roof penetrations; and 
  5. the general structure of the roof from the readily accessible panels, doors or stairs.


II. The inspector shall describe:

  1. the type of roof-covering materials.


III. The inspector shall report as in need of correction:

  1. observed indications of active roof leaks.

What's not inspected? Antennae, interiors of flues or chimneys which are not readily accessible, and other installed accessories.

This is not an exhaustive inspection of every installation detail of the roof system according to the manufacturer's specifications or construction codes. It is virtually impossible to detect a leak except as it is occurring or by specific water tests, which are beyond the scope of our inspection.


  • IN = Inspected
  • L = Limitations
  • NP = Not Present
  • O = Observation
$
Credit
Comment
2.2.1 - Coverings

Dipping/Sagging
Roof

Though fully functional at the time of the inspection the roof shows signs of aging. Primarily with the rafter's there is what is known as 'rafter sag'. This is common for a house of this age. It was noted as the roof had dipping. Continue to monitor as time goes by. 

$
Credit
Comment
2.2.2 - Coverings

Metal/Neoprene Fasteners
Roof

Metal roofs have a lifespan of up to 50 years, however, the neoprene fasteners on the metal fasteners have 1/2 the lifespan and need to be replaced every 20-25 years. Recommend monitor and replace as needed.

$
Credit
Comment
2.4.1 - Plumbing Vent Pipes

Flashing Incorrectly Installed
Roof

Roof vent penetration flashing were improperly installed at the time of the inspection. Please note the exposed fasteners. This could allow for eventual water penetration. This may cause roof leakage and result in moisture intrusion of the roof assembly.  However it appears the neoprene screws were used. Recommend monitoring.  

$
Credit
Comment
2.5.1 - Roof Drainage Systems

Debris - Gutter
Gutters

Debris has accumulated in the gutters which can:
- Limit the effectiveness of moving water away from home;
- Keep gutters from drying which accelerates water damage to gutters (causing leaks);
- Allow water to run up the back side of fascia potentially causing damage to the supportive structure.

Recommend: Cleaning gutters and downspout locations to facilitate water flow; installing over the gutter guards will limit debris buildup and reduce cleaning requirement.

Tools Handyman/DIY
$
Credit
Comment
2.5.2 - Roof Drainage Systems

Gutter/Downspout Separated
Downspout

Though fully functional, one or more sections of the gutter drainage system has separated. Recommend reattach and seal if necessary.

Wrench DIY

3 - Exterior

General: Exterior Was Inspected

I inspected the exterior of the house.

Exterior Doors: Exterior Doors Inspected

I inspected the exterior doors. 

Windows: Windows Inspected

A representative number of windows from the ground surface was inspected. 

General: Homeowner's Responsibility

The exterior of your home is slowly deteriorating and aging. The sun, wind, rain and temperatures are constantly affecting it. It is important as a homeowner to monitor the buildings exterior for its condition and weather tightness. 

Check the condition of all exterior materials and look for developing patterns of damage or deterioration. 

During a heavy rainstorm (without lightning), grab an umbrella and go outside. Walk around your house and look around at the roof and property. A rainstorm is the perfect time to see how the roof, downspouts and grading are performing. Observe the drainage patterns of your entire property, as well as the property of your neighbor. The ground around your house should slope away from all sides. Downspouts, surface gutters and drains should be directing water away from the foundation. 

Wall-Covering, Flashing & Trim: Type of Wall-Covering Material Described
Exterior
Vinyl

The exterior of your home is slowly deteriorating and aging.  The sun, wind, rain and temperatures are constantly affecting it.  Your job is to monitor the house's exterior for its condition and weathertightness. 

Check the condition of all exterior wall-covering materials and look for developing patterns of damage or deterioration. 

Eaves, Soffits & Fascia: Eaves, Soffits and Fascia Were Inspected
Exterior

I inspected the eaves, soffit and fascia.  I was not able to inspect every detail, since a home inspection is limited in its scope. 

Vegetation, Surface Drainage, Retaining Walls & Grading: Vegetation, Drainage, Walls & Grading Were Inspected

I inspected the vegetation, surface drainage, retaining walls and grading of the property, where they may adversely affect the structure due to moisture intrusion.

GFCIs & Electrical: Inspected GFCIs
Deck-By Sliding Glass Door

I inspected ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible. Functioned at time of inspection and had proper weather resistant cover.

Walkways & Driveways: Walkways & Driveways Were Inspected

I inspected the walkways and driveways that were adjacent to the house.  The walkways, driveways, and parking areas that were far away from the house foundation were not inspected. 

Stairs, Steps, Stoops, Stairways & Ramps: Stairs, Steps, Stoops, Stairways & Ramps Were Inspected

I inspected the stairs, steps, stoops, stairways and ramps that were within the scope of my home inspection. 

All treads should be level and secure. Riser heights and tread depths should be as uniform as possible. As a guide, stairs must have a maximum riser of 7-3/4 inches and a minimum tread of 10 inches. 

Porches, Patios, Decks, Balconies & Carports: Porches, Patios, Decks, Balconies & Carports Were Inspected

I inspected the porches, patios, decks, balconies and carports at the house that were within the scope of the home inspection. 

Railings, Guards & Handrails: Railings, Guards & Handrails Were Inspected

I inspected the railings, guards and handrails that were within the scope of the home inspection. 

Wall-Covering, Flashing & Trim: Inspection Was Restricted

I did not inspect all of the exterior wall-covering material.  A home inspection is not an exhaustive evaluation.  My inspection of the exterior was limited.  I did not reach and access closely every part of the exterior wall-covering. 

GFCIs & Electrical: Unable to Inspect Everything

I was unable to inspect every electrical component or proper installation of the GFCI system according to modern code. A licensed electrician or township building code inspector could perform that type of test, which is beyond the scope of my visual-only home inspection. I inspected the electrical system as much as I could according to the Home Inspection Standards of Practice.

Please refer to the Home Inspection Standards of Practice related to inspecting the exterior of the house. 


I. The inspector shall inspect:

  1. the exterior wall-covering materials; 
  2. the eaves, soffits and fascia;
  3. a representative number of windows;
  4. all exterior doors;
  5. flashing and trim;
  6. adjacent walkways and driveways;
  7. stairs, steps, stoops, stairways and ramps;
  8. porches, patios, decks, balconies and carports;
  9. railings, guards and handrails; and 
  10. vegetation, surface drainage, retaining walls and grading of the property, where they may adversely affect the structure due to moisture intrusion.


II. The inspector shall describe:

  1. the type of exterior wall-covering materials.


III. The inspector shall report as in need of correction:

  1. any improper spacing between intermediate balusters, spindles and rails.

$
Credit
Comment
3.2.1 - Wall-Covering, Flashing & Trim

Damaged Wall-Covering Material
Southwest

Prior damage and or installation previously installed removed. Siding caulked. Recommend observation to ensure Integrity of the sealant. Inquire of current homeowner as to reason.

Contractor Qualified Professional
$
Credit
Comment
3.2.2 - Wall-Covering, Flashing & Trim

Flashing Defect
West- By Air Conditioning Unit

I observed a defect at the flashing at the exterior.  This condition could result in moisture intrusion into the house. At a minimum recommend sealant and or a flashing boot.

Siding Siding Contractor
$
Credit
Comment
3.2.3 - Wall-Covering, Flashing & Trim

Loose Wall-Covering Material
South-Middle top portion of wall.

I observed indications of loose areas of the exterior wall-covering material.

Correction and further evaluation is recommended.

Tools Handyman/DIY
$
Credit
Comment
3.4.1 - Vegetation, Surface Drainage, Retaining Walls & Grading

Dense Vegetation
NorthSide-Under Deck

I observed  vegetation under the deck. This is not a current issue. Points to keep in mind - Dense vegetation and landscaping up against or near the house foundation and exterior walls may be prone to water penetration and insect infestation.  

Trimming, pruning and some landscaping is recommended though and should be kept a minimum of 12 inches from the house..  

Wrench DIY
$
Credit
Comment
3.4.2 - Vegetation, Surface Drainage, Retaining Walls & Grading

Negative Grading
Southwest Corner of Property Primarily

Grading is sloping towards the home in some areas. This could lead to water intrusion and foundation issues.

The ground around a house should slope away from all sides, ideally 6 inches for the first 10 feet from the house foundation perimeter. Downspouts, surface gutters and drains should also be directing water away from the foundation. 

Yard scissors Landscaping Contractor
$
Credit
Comment
3.6.1 - Walkways & Driveways

Trip Hazard
East-side of House leading down to lake.

I observed a trip hazard.  This condition is a safety concern. 

Correction and further evaluation is recommended. 

Tools Handyman/DIY
$
Credit
Comment
3.7.1 - Stairs, Steps, Stoops, Stairways & Ramps

Big Differences Between Treads (3/8")
East-side of house leading to lake.

I observed that there's a difference between the stair treads from one to another that is greater than 3/8 of an inch. 

This poses as a trip hazard. The difference between one step and other is at most 3/8 of an inch. 

Hammer Carpentry Contractor
$
Credit
Comment
3.7.2 - Stairs, Steps, Stoops, Stairways & Ramps

Loose Handrail
Back Deck at Stairwell.

I observed a loose handrail. Recommend correction.

Hammer Carpentry Contractor
$
Credit
Comment
3.7.3 - Stairs, Steps, Stoops, Stairways & Ramps

Width of Stairway Too Narrow (36")
Back Deck

I observed that the width of the stairway (above the handrail) is less than the standard minimum of 36 inches. 

Hammer Carpentry Contractor
$
Credit
Comment
3.7.4 - Stairs, Steps, Stoops, Stairways & Ramps

Handrail 6 inches crossmember missing
South Side Ramp

Spaces between deck guardrails balusters, beneath the guardrails or at the sides of the guardrails were too wide. Widely-accepted modern safety standards mandate that a 4-inch sphere may not pass through the handrail at any point. This condition is hazardous to small children. The Inspector recommends correction by a qualified contractor.

Additionally-Spaces between bottom of the staircase handrail assembly and the stair treads exceeded 6 inches at the open side of this deck staircase. Generally-accepted modern building standards mandate that a 6-inch sphere may not pass beneath the handrail assembly. This condition may be hazardous to small children. The Inspector recommends correction by a qualified contractor.

Handrail design made the handrail climbable at this deck staircase. Safe building practices dictate that the handrail should not be climbable (especially by children). This condition may be hazardous to small children. All corrections should be made by a qualified contractor.

Hammer Carpentry Contractor
$
Credit
Comment
3.7.5 - Stairs, Steps, Stoops, Stairways & Ramps

Handrail 6 inches crossmember missing
Rear Deck Stairs

Spaces between deck guardrails balusters, beneath the guardrails or at the sides of the guardrails were too wide. Widely-accepted modern safety standards mandate that a 4-inch sphere may not pass through the handrail at any point. This condition is hazardous to small children. The Inspector recommends correction by a qualified contractor.

Additionally-Spaces between bottom of the staircase handrail assembly and the stair treads exceeded 6 inches at the open side of this deck staircase. Generally-accepted modern building standards mandate that a 6-inch sphere may not pass beneath the handrail assembly. This condition may be hazardous to small children. The Inspector recommends correction by a qualified contractor.

Handrail design made the handrail climbable at this deck staircase. Safe building practices dictate that the handrail should not be climbable (especially by children). This condition may be hazardous to small children. All corrections should be made by a qualified contractor.

Hammer Carpentry Contractor
$
Credit
Comment
3.8.1 - Porches, Patios, Decks, Balconies & Carports

Deck - Flashing Defect
Rear Deck

I observed indications of a flashing defect. This flashing problem may allow water to enter into the wall cavity or building components. 

House front 1 Deck Contractor
$
Credit
Comment
3.8.2 - Porches, Patios, Decks, Balconies & Carports

Joist Hanger Defect
Rear Deck

I observed a defect at the joist hangers of the deck.  This condition is a major structural defect. This was noted in the screened in porch and a few places on the deck.

Correction and further evaluation is recommended. 

House front 1 Deck Contractor
$
Credit
Comment
3.8.3 - Porches, Patios, Decks, Balconies & Carports

Ledger Board Defect
Rear Deck

I observed indications of a defect at the ledger board of the deck. 

The ledger board is not properly attached to the building. This can cause the deck to pull away from the building and possibly collapse. Material defect. This is along the entire ledger.

Correction and further evaluation is recommended. 

House front 1 Deck Contractor
$
Credit
Comment
3.9.1 - Railings, Guards & Handrails

Guard Opening Was Too Large (4")

I observed improper spacing between intermediate balusters, spindles and rails at a required guard.  This is a safety hazard, especially for small children.

Guards may not allow the passage of a sphere 4 inches in diameter. 

Correction and further evaluation is recommended. 



Hardhat General Contractor
$
Credit
Comment
3.9.2 - Railings, Guards & Handrails

Loose Railing Component

I observed a loose railing component.  This condition is a safety hazard.

Correction and further evaluation is recommended. 

Wrenches Handyman
$
Credit
Comment
3.10.1 - Exterior Doors

Misaligned Deadbolt lock
Southwest Exterior Door

Recommend realignment. 

Tools Handyman/DIY

4 - Attic

IN L NP O
4.1 Attic Structure & Sheathing X
4.2 Exhaust Systems X
4.3 Insulation in Attic X
4.4 Ventilation in Attic X
Attic Structure & Sheathing: Access Type
Ceiling hatch
Attic Structure & Sheathing: Attic Inspection
Inspection by direct entry, Inspection from hatch
Attic Structure & Sheathing: Sheathing Material
Dimensional Lumber
Attic Structure & Sheathing: Structure Type
Attic
Rafters
Exhaust Systems: Exhaust Fan/Flue
Bathroom Fan
Insulation in Attic: Type of Insulation Observed
Fiberglass
Attic Structure & Sheathing: Structural Components Were Inspected

Structural components were inspected from the attic space according to the Home Inspection Standards of Practice

Insulation in Attic: Approximate Average Depth of Insulation
3-6 inches

Determining how much insulation should be installed in a house depends upon where a home is located. The amount of insulation that should be installed at a particular area of a house is dependent upon which climate zone the house is located and the local building codes.  It is not uncommon in this area to have a minimum of 10-14 inches of insulation depending on it's type. 

Insulation in Attic: Insulation Was Inspected

During the home inspection, I inspected for insulation in unfinished spaces, including attics, crawlspaces and foundation areas.  I inspected for ventilation of unfinished spaces, including attics, crawlspaces and foundation areas.  And I inspected mechanical exhaust systems in the kitchen, bathrooms and laundry area.

I attempted to describe the type of insulation observed and the approximate average depth of insulation observed at the unfinished attic floor area or roof structure.

I reported as in need of correction the general absence of insulation or ventilation in unfinished spaces.


Ventilation in Attic: Ventilation Inspected

During the home inspection, I inspected for ventilation in unfinished spaces, including attics, crawlspaces and foundation areas. And I inspected for mechanical exhaust systems. 

I report as in need of correction the general absence of ventilation in unfinished spaces.

Attic Structure & Sheathing: Could Not See Everything in Attic
Attic

I could not see and inspect everything in the attic space. The access is restricted and my inspection is limited. 

Attic Structure & Sheathing: Not Traversed Height/Ductwork
Attic

Portions of the attic was not able to be traversed at the time of inspection due to height, ductwork, or both. Visual inspection of accessible areas was conducted.

Attic Structure & Sheathing: Partially Traversed
Attic

The attic was only able to be partially traversed due to height, framing configuration, insulation levels, ductwork, or a combination of any of the afore-mentioned. The inspector makes every attempt to traverse the entire attic, except in instances where the inspector feels personal harm or and damage to HVAC components/ceiling surfaces may occur.

  • IN = Inspected
  • L = Limitations
  • NP = Not Present
  • O = Observation
$
Credit
Comment
4.2.1 - Exhaust Systems

Bathroom Fan Covered
Attic/Roof

Appeared to vent to outside thru roof. Vent not observed thru roof. Recommend further evaluation and consultation with homeowner for further information. 

Hammer Carpentry Contractor
$
Credit
Comment
4.3.1 - Insulation in Attic

Additional Insulation Recommended
Attic

I recommend air sealing and adding insulation to the attic. Approx 4 inches of insulation noted in attic. Recommend minimum of 12 inches. Blown in cellulose is both economical and easy to do. Recommend to improve energy efficiency.

House construction Insulation Contractor
$
Credit
Comment
4.3.2 - Insulation in Attic

Attic Access Lacks Insulation

I observed indications that the access to the attic was not insulated and sealed properly. This condition will create a heat/energy loss area. Adding insulation and air sealing at the attic access is recommended. 

House construction Insulation Contractor

5 - Interior, Doors, Windows, Etc

IN L NP O
5.1 Bathroom Toilets X
5.2 Bathrooms X
5.3 Ceilings X
5.4 Ceiling Fan X
5.5 GFCI & AFCI X
5.6 Doors X
5.7 Floors X
5.8 Shower X
5.9 Stairs, Steps, Stoops, Stairways & Ramps X
5.10 Smoke and CO Detectors X
5.11 Switches, Fixtures & Receptacles X
5.12 Walls / Ceilings X
5.13 Windows X
Bathrooms: Toilets Inspected
Bathroom

I flushed the toilet. All appeared operable.

Walls / Ceilings: Wall Material
Drywall, Paneling
Windows: Window Manufacturer
JELD-WEN
Windows: Window Type
Single-hung
Ceilings: Ceiling Material
Ceiling Tiles, Wood, Drywall
Floors: Floor Coverings
Vinyl
Bathrooms: Inspected Bath Exhaust Fans
Bathroom

I inspected the exhaust fans of the bathroom. All mechanical exhaust fans should terminate outside. Confirming that the fan exhausts outside is beyond the scope of a home inspection. However as previously noted it appears the bathroom fan does not exhaust to outside. 

Ceiling Fan: Ceiling Fans Tested
Kitchen Dining area, both ancillary rooms

All ceiling fans were tested for normal operation and stability. Any discrepancies will be noted.

Floors: Lamanite Flooring
Kitchen/Dining Area

Laminate flooring was noted installed in home. This type of flooring is normally very durable yet cosmetic bubbling or raising can occur over time as the flooring expands and contracts due to moisture in homes. Small areas will not be identified as small cosmetic areas are common in the laminate. 

Stairs, Steps, Stoops, Stairways & Ramps: Stairs, Steps, Stoops, Stairways & Ramps Were Inspected
Out the kitchen and into and out of the 2 bathroom doorways

At the time of the inspection, the Inspector observed no or minimal deficiencies in the condition of this staircase.  Inspection of staircases typically includes visual examination of the following: treads and risers; landings; angle of staircase; handrails; guardrails; lighting; headroom; windows; and walls and ceilings. I inspected the stairs, steps, stoops, stairways and ramps that were within the scope of my home inspection. 

All treads should be level and secure. Riser heights and tread depths should be as uniform as possible. As a guide, stairs must have a maximum riser of 7-3/4 inches and a minimum tread of 10 inches. 

These guidelines apply in principle even if there is one step. 


Smoke and CO Detectors: Inspected for Presence of Smoke and CO Detectors
Various Locations

I inspected for the presence of smoke and carbon-monoxide detectors. 

There should be a smoke detector in every sleeping room, outside of every sleeping room, and one every level of a house. 

Switches, Fixtures & Receptacles: Inspected a Switches, Fixtures & Receptacles
Whole House

I inspected a representative number of switches, lighting fixtures and receptacles. 

Walls / Ceilings: Cracks in Walls & Ceilings
Whole House

Minor cracks in the walls and ceilings are very common and are normally the result of long-term settling. Some settling is not uncommon especially in homes over 5 years old. Generally minor cracks are not a structural concern, though can be corrected for aesthetic purposes. More serious cracks or large amounts of cracks will be called out in the report.

Switches, Fixtures & Receptacles: Unable to Inspect Everything

I was unable to inspect every electrical component or proper installation of the system according to modern code. A licensed electrician or township building code inspector could perform that type of test, which is beyond the scope of my visual-only home inspection. I inspected the electrical system as much as I could according to the Home Inspection Standards of Practice.

What is inspected? A representative number of doors and windows by opening and closing them; floors, walls and ceilings; stairs, steps, landings, stairways and ramps; railings, guards and handrails; garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls.The inspector shall describe: A. a garage vehicle door as manually-operated or installed with a garage door opener. III. The inspector shall report as in need of correction: A. improper spacing between intermediate balusters, spindles and rails for steps, stairways, guards and railings; B. photo-electric safety sensors that did not operate properly; and C. any window that was obviously fogged or displayed other evidence of broken seals. IV. The inspector is not required to: A. inspect paint, wallpaper, window treatments or finish treatments. B. inspect floor coverings or carpeting. C. inspect central vacuum systems. D. inspect for safety glazing. E. inspect security systems or components. F. evaluate the fastening of islands, countertops, cabinets, sink tops or fixtures. G. move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure. H. move suspended-ceiling tiles. I. inspect or move any household appliances. J. inspect or operate equipment housed in the garage, except as otherwise noted. K. verify or certify the proper operation of any pressure-activated auto-reverse or related safety feature of a garage door. L. operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with local, state or federal standards. M. operate any system, appliance or component that requires the use of special keys, codes, combinations or devices. N. operate or evaluate self-cleaning oven cycles, tilt guards/latches, or signal lights. O. inspect microwave ovens or test leakage from microwave ovens. P. operate or examine any sauna, steamgenerating equipment, kiln, toaster, ice maker, coffee maker, can opener, bread warmer, blender, instant hot-water dispenser, or other small, ancillary appliances or devices. Q. inspect elevators. R. inspect remote controls. S. inspect appliances. T. inspect items not permanently installed. U. discover firewall compromises. V. inspect pools, spas or fountains. W. determine the adequacy of whirlpool or spa jets, water force, or bubble effects. X. determine the structural integrity or leakage of pools or spas.

  • IN = Inspected
  • L = Limitations
  • NP = Not Present
  • O = Observation
$
Credit
Comment
5.1.1 - Bathrooms

Improperly Exhausting
Bathroom

I observed that the bathroom fan is improperly exhausting air from the bathroom.

Exhaust air from bathrooms, toilet rooms, water closet compartments, and other similar rooms shall not be:

  • exhausted into an attic, soffit, ridge vent, crawlspace, or other areas inside the building; or
  • recirculated within a residence or to another dwelling unit.
Hardhat General Contractor
$
Credit
Comment
5.4.1 - Ceiling Fan

Apparent wall switch not operable
Kitchen Dining area

Wall switch for ceiling fan does not appear to turn on/off fan. Additionally this switch may operate the light or fixture for the porch that is not present. Ceiling fans are recommended to also be wall switched in case of chain failure. Either way this should be looked at. Recommend further evaluation.  

Electric Electrical Contractor
$
Credit
Comment
5.5.1 - GFCI & AFCI

No GFCI Protection Installed
Dining Room Bedroom Auxiliary Room

No GFCI protection present in all locations. Recommend licensed electrician upgrade by installing ground fault receptacles in all locations.

Here is a link to read about how GFCI receptacles keep you safe. 

Electric Electrical Contractor
$
Credit
Comment
5.6.1 - Doors

Hardware Loose and partially inoperable
Southeast Incoming Porch Door

Hardware was loose. Recommend tightening.

Tools Handyman/DIY
$
Credit
Comment
5.8.1 - Shower

Damage/Crack in Base
Bathroom

Apparent temporary repair made. Recommend immediate repair before use. 

Contractor Qualified Professional
$
Credit
Comment
5.10.1 - Smoke and CO Detectors

Low Battery/No Battery
Bedroom/Auxiliary room

Smoke detector failed to respond when tested. Recommend battery be replaced or installed if absent. 

Wrench DIY
$
Credit
Comment
5.10.2 - Smoke and CO Detectors

Missing CO Detector
Whole House

I observed indications of a missing carbon monoxide detectors. While no gas systems were installed other items can contribute to oxygen depletion. Recommend installation. Hazard. 

Tools Handyman/DIY
$
Credit
Comment
5.13.1 - Windows

Hardware Damaged
Kitchen

Window had hardware that was detached and or missing. Recommend replacement for proper window operation. 

Tools Handyman/DIY

6 - Kitchen

IN L NP O
6.1 Built-in Microwave X
6.2 Countertops & Cabinets X
6.3 Kitchen Sink X
6.4 Refrigerator X
6.5 Range/Oven/Cooktop X
6.6 AFCI X
6.7 GFCI X
6.8 Floors, Walls, Ceilings X
Countertops & Cabinets: Cabinetry
Wood
Countertops & Cabinets: Inspected Cabinets & Countertops
Kitchen

I inspected a representative number cabinets and counter-top surfaces. 

Countertops & Cabinets: Countertop Material
Laminate
Range/Oven/Cooktop: Exhaust Hood Type
Re-circulate
Range/Oven/Cooktop: Range/Oven Energy Source
Electric
Refrigerator: Brand
Kitchen
Frigidaire
Range/Oven/Cooktop: Cooktop/Range/Oven Brand
Kitchen
Admiral
Kitchen Sink: Ran Water at Kitchen Sink
Kitchen

I ran water at the kitchen sink. Hot was on the left as it should be. Water pressure was commensurate for the area. 

Refrigerator: Refrigerator Photos
Kitchen
Refrigerator: Refrigerator Was On
Kitchen

I checked to see if the refrigerator was on. It was. That's all I inspected in relation to a refrigerator. Refrigerators are beyond the scope of a home inspection. However all appeared fine and the ice makler had a full tray of ice. 

Range/Oven/Cooktop: Turned On Stove & Oven
Kitchen

I turned on the kitchen's stove and oven. All appeared operable at the time of the inspection.

GFCI: GFCI Tested
Kitchen

I observed ground fault circuit interrupter (GFCI) protection in the kitchen.  All appeared to be working at the time of the inspection. 

Floors, Walls, Ceilings: Floors, Walls, Ceilings Inspected
Kitchen

I inspected the readily visible surfaces of floors, walls and ceilings. I looked for material defects according to the Home Inspection Standards of Practice

The kitchen appliances are not included in the scope of a home inspection according to the Standards of Practice. 

The inspector will out of courtesy only check:

  • the stove, 
  • oven, 
  • microwave, and 
  • garbage disposer. 

  • IN = Inspected
  • L = Limitations
  • NP = Not Present
  • O = Observation
$
Credit
Comment
6.3.1 - Kitchen Sink

Defect at S-Trap
Kitchen Bathroom

In the future if repair needs to be done to plumbing drain lines under sink please ensure a P-trap is used. Refer to attached picture. 

Wrench DIY
$
Credit
Comment
6.5.1 - Range/Oven/Cooktop

Range Not Fastened
Kitchen

*Safety* Range was not fastened to the floor or the wall. This poses a safety hazard to children. Recommend correction by installing an approved anti-tip bracket to secure range.


Tools Handyman/DIY
$
Credit
Comment
6.6.1 - AFCI

Missing AFCI Protection

I observed indications of missing AFCI protection in the kitchen. 

All wall kitchen receptacles should be AFCI protected. Kitchen counter receptacles should be GFCI protected. 

Electric Electrical Contractor

7 - Laundry Room

IN L NP O
7.1 General X
7.2 Drain, Waste, & Vent Systems X
7.3 Exhaust Systems X
7.4 Hot Water Systems, Controls, Flues & Vents X
7.5 Main Water Shut-off Device X
General: Dryer Power Source
110 Volt, 220 Electric
General: Dryer Vent
Metal (Flex)
General: Filters
None
General: Flooring Insulation
None
General: Water Source
Public
Drain, Waste, & Vent Systems: Drain Size
2"
Drain, Waste, & Vent Systems: Material
ABS
Exhaust Systems: Exhaust Fans
None
Hot Water Systems, Controls, Flues & Vents: Capacity
40 gallons
Hot Water Systems, Controls, Flues & Vents: Location
Washer/Dryer Area
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Electric
Main Water Shut-off Device: Location
Front middle of house
South
Hot Water Systems, Controls, Flues & Vents: Manufacturer
Whirlpool

I recommend flushing & servicing your water heater tank annually for optimal performance. Water temperature should be set to at least 120 degrees F to kill microbes and no higher than 130 degrees F to prevent scalding. 

Here is a nice maintenance guide from Lowe's to help. 

  • IN = Inspected
  • L = Limitations
  • NP = Not Present
  • O = Observation
$
Credit
Comment
7.4.1 - Hot Water Systems, Controls, Flues & Vents

No Expansion Tank
Laundry Room

No expansion tank was present. Expansion tanks allow for the thermal expansion of water in the pipes. These are required in certain areas for new installs. Recommend a qualified plumber evaluate and install.
Pipes Plumbing Contractor
$
Credit
Comment
7.5.1 - Main Water Shut-off Device

Corrosion
Front Middle House

Water main shut-off shows signs of corrosion. This could be problematic in an emergency when the water needs to be shut-off. Such as a frozen broken pipe. Recommend a qualified plumber evaluate.

Pipes Plumbing Contractor

8 - Heating

IN L NP O
8.1 Equipment X
8.2 Distribution System X
8.3 HVAC Heat Pump Equipment X
8.4 Normal Operating Controls X
8.5 Vents, Flues & Chimneys X
Equipment: Brand
CAC/BDP
Equipment: Energy Source
Electric
Equipment: Heat Type
Forced Air, Heat Pump, Electric Elements
Distribution System: Configuration
Central, Insulated
Distribution System: Ductwork
Attic
Insulated
HVAC Heat Pump Equipment: Air Handler / Evaporator Brand
Payne
HVAC Heat Pump Equipment: Condenser Unit Brand
Payne
HVAC Heat Pump Equipment: Energy Source/Type
Electric
Heat System Tested
Laundry Room

The heating system was tested for proper function and heating ability.

Equipment: Estimated Equipment Age
Laundry Room
4 years old.

Furnace / Air Handler built in October 2015. Industry recognized 12-15 years lifespan.

Distribution System: Flex Duct
Attic

Flex ducting was installed which degrade at a faster rate than rigid ducting. Additionally, strapping used to support flex duct can restrict air flow producing uneven heating and cooling results. Recommend monitoring for proper operation.

Distribution System: Return Air Filter
Laundry Room

Return air filters trap larger particle, dust and debris from moving within your air system. Recommend changing air filters monthly during heavy use months and every three months during lower usage periods. 

HVAC Heat Pump Equipment: Condensation Line Satisfactory - Active
Laundry Room

Condensation line was inspected and found to be draining properly. Recommend cleaning line at least once a year to minimize chances of buildup or blockage.

Here is a link with guidance on how to clean line.

HVAC Heat Pump Equipment: Estimated Air Handler / Evaporator Age
3-4

Air Handler/ Evaporator built in 2003. Unit is late service life of a standard industry recognized 12-15 years lifespan.

HVAC Heat Pump Equipment: Estimated Condenser Age
3-4

Condensor unit was built in 2006. Unit is early service life of a standard industry recognized 12-15 years lifespan.

Normal Operating Controls: Thermostat Brand
2nd Bedroom/Auxiliary Room
White-Rodgers

Thermostat was tested. All functioned properly at the time of the inspection. 

I. The inspector shall inspect: A. the heating system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the heating system; B. the energy source; and C. the heating method. III. The inspector shall report as in need of correction: A. any heating system that did not operate; and B. if the heating system was deemed inaccessible. IV. The inspector is not required to: A. inspect or evaluate the interior of flues or chimneys, fire chambers, heat exchangers, combustion air systems, fresh-air intakes, humidifiers, dehumidifiers, electronic air filters, geothermal systems, or solar heating systems. B. inspect fuel tanks or underground or concealed fuel supply systems. C. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system. D. light or ignite pilot flames. E. activate heating, heat pump systems, or other heating systems when ambient temperatures or other circumstances are not conducive to safe operation or may damage the equipment. F. override electronic thermostats. G. evaluate fuel quality. H. verify thermostat calibration, heat anticipation, or automatic setbacks, timers, programs or clocks.

The heating & cooling system, using normal operating controls; depending on outside temperature. Under 65 degrees, cooling function is not tested; over 65 degrees, heat pump heating function is not tested. Furnace heating will be tested as long as outside temp is not higher than 80 degrees.

  • IN = Inspected
  • L = Limitations
  • NP = Not Present
  • O = Observation

9 - Cooling

IN L NP O
9.1 Cooling Equipment-General X
9.2 Thermostat and Normal Operating Controls X
9.3 Condensate X
9.4 Distribution System X
Cooling Equipment-General: Air Handler / Evaporator Brand
Payne
Cooling Equipment-General: Condenser Unit Brand
Payne
Cooling Equipment-General: Energy Source/Type
Electric
Distribution System: Configuration
Central
Cooling Equipment-General: Condenser Estimated Age
West
4.5 years

Condenser built in July 2015.

Cooling Equipment-General: Evaporator Serial Number
West
3015X72907
Cooling Equipment-General: Service Disconnect Inspected
West

I observed a service disconnect within sight of the cooling system. 

Thermostat and Normal Operating Controls: Thermostat Location
Located in room behind forced air unit.
Cooling Equipment-General: Homeowner's Responsibility
West

Most air-conditioning systems in houses are relatively simple in design and operation. The adequacy of the cooling is often quite subjective and depends upon occupant perceptions that are affected by the distribution of air, the location of return-air vents, air velocity, the sound of the system in operation, and similar characteristics. 

Remember to get the air conditioning system inspected and serviced every year. And if you're system has an air filter, be sure to keep that filter cleaned. 

Condensate: Condensate Discharge Confirmed
Laundry Room

I observed a discharge pipe apparently connected to the condensate pump installed at the cooling system. 

Distribution System: Ductwork Installed
Attic
Insulated

I observed ductwork in the house.  Air conditioning (cooling) systems, including heat pump systems, use ductwork to distribute the cooled, conditioned air throughout the house. I will attempt to determine if the each room has a cooling source or conditioned-air supply, but I may not be able to find every duct register.  

Cooling Equipment-General: HVAC Not Tested - Low Temperature
West

The A/C unit was not tested due to low outdoor temperature. This may cause damage the unit, due to temperature below 65 degrees. Recommend full test by qualified HVAC technician before summer.

Distribution System: Ductwork-Limited Visually
Attic

All ductwork not observed due to visual limitations.

I. The inspector shall inspect:

  1. the cooling system, using normal operating controls.


II. The inspector shall describe:

  1. the location of the thermostat for the cooling system; and
  2. the cooling method.


III. The inspector shall report as in need of correction:

  1. any cooling system that did not operate; and
  2. if the cooling system was deemed inaccessible.

What's not required? Determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system; inspect portable window units, through-wall units, or electronic air filters; inspect or determine thermostat calibration, cooling anticipation, or automatic setbacks or clocks; examine electrical current, coolant fluids or gases, or coolant leakage.

The heating & cooling system, using normal operating controls; depending on outside temperature. Under 65 degrees, cooling function is not tested; over 65 degrees, heat pump heating function is not tested. Furnace heating will be tested as long as outside temp is not higher than 80 degrees.


  • IN = Inspected
  • L = Limitations
  • NP = Not Present
  • O = Observation

10 - Plumbing

IN L NP O
10.1 Drain, Waste, & Vent Systems X
10.2 Fixtures & Faucets X
10.3 Hot Water Source X
10.4 Hot Water Systems X
10.5 Main Water Shut-Off Valve X
10.6 Water Supply, Distribution Systems X
10.7 Washer Connections / Drain Pipe X
Hot Water Systems: Capacity
40 gallons
Hot Water Systems: Power Source/Type
Electric
Main Water Shut-Off Valve: Location of Main Shut-Off Valve
Outside of House
Water Supply, Distribution Systems: Main Shut Off Valve
Home
Water Supply, Distribution Systems: Water Source
Public
Water Supply, Distribution Systems: Water Supply Material
Copper
Water Supply, Distribution Systems: Distribution Material
Crawlspace
Copper, Pex

The incoming line is copper then it transitions to PEX.

Drain, Waste, & Vent Systems: Inspected Drain, Waste, Vent Pipes
Crawlspace

I attempted to inspect the drain, waste, and vent pipes. It required crawling way deep into the crawlspace with about 1 foot clearance.  Ask the homeowner about water and sewer leaks or blockages in the past.  

The sewer scope test revealed clean main trunk lines with no obstructions, roots, or other types of damage.

Hot Water Source: Inspected Hot Water Source
Laundry Room

I inspected the hot water source and equipment according to the Home Inspection Standards of Practice

Hot Water Source: Inspected TPR Valve
Laundry Room

I inspected the temperature and pressure relief valve. It releases to the outside.  

Hot Water Source: Type of Hot Water Source
Electric Hot Water Tank

I inspected for the main source of the distributed hot water to the plumbing fixtures (sinks, tubs, showers).  I recommend asking the homeowner for details about the hot water equipment and past performance. 

Hot Water Systems: Estimated Water Heater Age
3

Water heater built in 2014. Unit is early service life of a standard industry recognized 8-12 years lifespan.

Hot Water Systems: Manufacturer
Laundry Room
Whirlpool

I recommend flushing & servicing your water heater tank annually for optimal performance. Water temperature should be set to at least 120 degrees F to kill microbes and no higher than 130 degrees F to prevent scalding.

Here is a maintenance guide.

Hot Water Systems: Water Heater Tested

Water heater was tested during inspection and found to be functional. Inspection only verifies water heater is able to heat water above ambient temps. Water temperature can vary depending on settings.

Main Water Shut-Off Valve: Homeowner's Responsibility
Front Middle House

It is important to know where the main water and fuel shutoff valves are located. And be sure to keep an eye out for any water and plumbing leaks. 

As already noted: recommend evaluation by a qualified plumber as valve is deteriorated. 

Water Supply, Distribution Systems: Filters
None

Filter and filtration systems are not tested during the inspection. Recommend qualified plumber further evaluate proper function if needed.

Water Supply, Distribution Systems: Water Supply Is Public

The water supply to the house appeared to be from the public water supply source based upon the observed indications at the time of the inspection.  To confirm and be certain, I recommend asking the homeowner for details. 

Washer Connections / Drain Pipe: Washer Connections - Satisfactory
Laundry Room

Water input nozzles and drain pipe appeared functional at time of inspection. This does not guarantee future use as neither was tested. Recommend using hoses with seals and properly looped drain line from washer. Always monitor both items for both leaks and proper draining when using a washer.

I. The inspector shall inspect: A. the main water supply shut-off valve; B. the main fuel supply shut-off valve; C. the water heating equipment, including the energy source, venting connections, temperature/pressure-relief (TPR) valves, Watts 210 valves, and seismic bracing; D. interior water supply, including all fixtures and faucets, by running the water; E. all toilets for proper operation by flushing; F. all sinks, tubs and showers for functional drainage; G. the drain, waste and vent system; and H. drainage sump pumps with accessible floats. II. The inspector shall describe: A. whether the water supply is public or private based upon observed evidence; B. the location of the main water supply shut-off valve; C. the location of the main fuel supply shut-off valve; D. the location of any observed fuel-storage system; and E. the capacity of the water heating equipment, if labeled. III. The inspector shall report as in need of correction: A. deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously; B. deficiencies in the installation of hot and cold water faucets; C. mechanical drain stops that were missing or did not operate if installed in sinks, lavatories and tubs; and D. toilets that were damaged, had loose connections to the floor, were leaking, or had tank components that did not operate. IV. The inspector is not required to: A. light or ignite pilot flames. B. measure the capacity, temperature, age, life expectancy or adequacy of the water heater. C. inspect the interior of flues or chimneys, combustion air systems, water softener or filtering systems, well pumps or tanks, safety or shut-off valves, floor drains, lawn sprinkler systems, or fire sprinkler systems. D. determine the exact flow rate, volume, pressure, temperature or adequacy of the water supply. E. determine the water quality, potability or reliability of the water supply or source. F. open sealed plumbing access panels. G. inspect clothes washing machines or their connections. H. operate any valve. I. test shower pans, tub and shower surrounds or enclosures for leakage or functional overflow protection. J. evaluate the compliance with conservation, energy or building standards, or the proper design or sizing of any water, waste or venting components, fixtures or piping. K. determine the effectiveness of anti-siphon, backflow prevention or drain-stop devices. L. determine whether there are sufficient cleanouts for effective cleaning of drains. M. evaluate fuel storage tanks or supply systems. N. inspect wastewater treatment systems. O. inspect water treatment systems or water filters. P. inspect water storage tanks, pressure pumps, or bladder tanks. Q. evaluate wait time to obtain hot water at fixtures, or perform testing of any kind to water heater elements. R. evaluate or determine the adequacy of combustion air. S. test, operate, open or close: safety controls, manual stop valves, temperature/pressure-relief valves, control valves, or check valves. T. examine ancillary or auxiliary systems or components, such as, but not limited to, those related to solar water heating and hot water circulation. U. determine the existence or condition of polybutylene plumbing. V. inspect or test for gas or fuel leaks, or indications thereof.

  • IN = Inspected
  • L = Limitations
  • NP = Not Present
  • O = Observation
$
Credit
Comment
10.1.1 - Drain, Waste, & Vent Systems

Active Leaking Pipe
Crawlspace

I observed an active plumbing leak coming from a drain and waste pipe pipe. 

Pipes Plumbing Contractor
$
Credit
Comment
10.2.1 - Fixtures & Faucets

Hose Bibb Anti-Siphon Missing
Crawlspace

Outdoor hose bibb does not have an anti-siphon (vacuum breaker) which prevents unsanitary water from being pulled back through a garden hose and contaminating your water system; this is known as a cross-connection. Recommend installation of a anti-siphon equipped hose bibb.
Tools Handyman/DIY
$
Credit
Comment
10.2.2 - Fixtures & Faucets

Hose Bibb Damaged
Crawlspace

Hose bib was noted broken and non-functioning. Recommend replace.

Tools Handyman/DIY
$
Credit
Comment
10.2.3 - Fixtures & Faucets

Faucet Not Frost Free
Crawlspace

Recommend installation of a frost-free faucet with backflow preventer.

Contractor Qualified Professional
$
Credit
Comment
10.6.1 - Water Supply, Distribution Systems

Improper Installation
Crawlspace

Distribution pipes were installed w/o proper support at all areas. Recommend a qualified plumber evaluate and properly fit and install supports. No insulation on water lines could result in a freeze problem in sub-freezing temperatures.

Pipes Plumbing Contractor

11 - Electrical

IN L NP O
11.1 Service Entrance Conductors X
11.2 Electric Meter & Base X
11.3 Main Service Panel X
11.4 Branch Wiring Circuits, Breakers & Fuses X
11.5 Smoke Detectors X
11.6 Lighting, Switches & Fans (All Accessible) X
11.7 Receptacles (All Accessible) X
11.8 Service Grounding & Bonding X
11.9 Carbon Monoxide Detectors X
11.10 Smoke Detectors X
11.11 AFCIs X
11.12 GFCIs X
Main Service Panel: Main Disconnect
Main Service Panel
Branch Wiring Circuits, Breakers & Fuses: Branch Wire 15/20 AMP
Copper
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Non-metallic Sheathed Cable
Lighting, Switches & Fans (All Accessible): Switches Operate Receptacles

Switches installed in noted locations operate receptacles. 

Service Entrance Conductors: Inspected the Service Head, Gooseneck & Drip Loops
Roof-Southwest Roof

I inspected the electrical service head, gooseneck and drip loops. 

Electric Meter & Base: Inspected the Electric Meter & Base
Southwest Front

I inspected the electrical electric meter and base. 

Main Service Panel: Panel Capacity
Laundry Room
200 AMP
Main Service Panel: Panel Type
Circuit Breaker
Service Entrance Conductors: Electrical Service Conductors
Southwest Roof
Overhead, 120-240 Voltage, Aluminum, 200 Amp Service
Receptacles (All Accessible): GFCI Tested

Installed GFCIs were tested and functional unless otherwise noted in this report.

Smoke Detectors: Smoke Detectors
Various Locations

Smoke detectors are visually identified as installed. Recommend changing the batteries when you take possession of the property and every 6 months afterwards. You will want to test them monthly. Detectors older than 10 years should be replaced.

GFCIs: Inspected GFCIs

I inspected ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible.

Branch Wiring Circuits, Breakers & Fuses: Unable to Inspect All of the Wiring

I was unable to inspect all of the electrical wiring. Obviously, most of the wiring is hidden from view within walls. Beyond the scope of a visual home inspection. 

GFCIs: Unable to Inspect Everything

I was unable to inspect every electrical component or proper installation of the GFCI system according to modern code. A licensed electrician or township building code inspector could perform that type of test, which is beyond the scope of my visual-only home inspection. I inspected the electrical system as much as I could according to the Home Inspection Standards of Practice.

What's Inspected? Service drop; overhead service conductors and attachment point; service head, gooseneck and drip loops; service mast, service conduit and raceway; electric meter and base; service-entrance conductors; main service disconnect; panelboards and over-current protection devices (circuit breakers and fuses); service grounding and bonding; representative number of switches, lighting fixtures and receptacles, including receptacles observed and deemed to be arc-fault circuit interrupter (AFCI)-protected using the AFCI test button, where possible; all ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible; smoke and carbon-monoxide detectors.

What's Not Inspected or Required? Insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures; operate electrical systems that are shut down; remove panelboard cabinet covers or dead frontsope; rate or re-set over-current protection devices or overload devices; operate or test smoke or carbon-monoxide detectors or alarms; inspect, operate or test any security, fire or alarms systems or components, or other warning or signaling systems; measure or determine the amperage or voltage of the main service equipment, if not visibly labeled; inspect ancillary wiring or remote-control devices; activate any electrical systems or branch circuits that are not energized; inspect low-voltage systems, electrical de-icing tapes, swimming pool wiring, or any time-controlled devices; verify the service ground; inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility; inspect spark or lightning arrestors; inspect or test de-icing equipment; conduct voltage-drop calculations; determine the accuracy of labeling; inspect exterior lighting.

  • IN = Inspected
  • L = Limitations
  • NP = Not Present
  • O = Observation
$
Credit
Comment
11.1.1 - Service Entrance Conductors

Not Enough Clearance
From PowerPole Over Driveway to House

*Safety* Service drop overhead were less than 10 feet above the ground at the driveway.Wires were about 7 feet from the ground. This is a shock hazard. A qualified electrician or the utility company should repair per standard building practices.

Contractor Utility Company
$
Credit
Comment
11.3.1 - Main Service Panel

Dirty / Dusty Panel/Box

A heavily dusty or dirty main service panel can become hazardous. Recommend correction by having panel and box cleaned. 

*Warning: all components in a panel are electrically charged and all precautions should be taken.*

Electric Electrical Contractor
$
Credit
Comment
11.3.2 - Main Service Panel

Doudle Tap-Hot/Neutral/Ground

I observed double tapped wires connected to the same single breaker disconnect/and or bus bar/or lug. 

Each should have just one conductor wire connected to it. 

Electric Electrical Contractor
$
Credit
Comment
11.3.3 - Main Service Panel

Missing Screws

Screws were missing from main service panel (panel is barely seated properly) and could be come dislodged.

Recommend: install proper service panel screws.

Here is an example of the type of screws. *Ensure proper fit for your brand panel before purchase.

Tools Handyman/DIY
$
Credit
Comment
11.4.1 - Branch Wiring Circuits, Breakers & Fuses

Improper Wiring
Various

*Safety* Exposed wires or wires where tape and caps could be removed causing shock were noted in a location where children could access. Recommend correction by installing wires in junction or receptacle boxes and installing cover plates.

Electric Electrical Contractor
$
Credit
Comment
11.6.1 - Lighting, Switches & Fans (All Accessible)

Lighting Fixture Loose (Exterior)
Front Door

Light fixture was loose in noted locations which could allow for moisture intrusion behind fixture. Wind could also continue to degrade fixture stability. Recommend light fixture is properly secured to the wall. Then caulking applied around the top and sides to protect from water intrusion. Recommend application of sealant to ALL outside lights.

Tools Handyman/DIY
$
Credit
Comment
11.6.2 - Lighting, Switches & Fans (All Accessible)

Lighting Fixture Loose (Interior)
Kitchen

Light fixture was loose which could completely detach from ceiling causing more damage. Recommend light fixture is properly secured to the ceiling. 
Tools Handyman/DIY
$
Credit
Comment
11.8.1 - Service Grounding & Bonding

Missing GEC Grounding Electrode Conductor
Southwest Corner

I was able to confirm proper installation of the system grounding and bonding according to modern code. Generally 2 ground rods placed 6 to 8 feet apart is recommended. Inspector unable to determine that.  A licensed electrician or township building code inspector could perform that type of test, which is beyond the scope of my visual-only home inspection. I inspected the grounding and bonding as much as I could according to the Home Inspection Standards of Practice. 

Electric Electrical Contractor
$
Credit
Comment
11.8.2 - Service Grounding & Bonding

Ground Wire not secured
Outside Main Service Panel

Ground wire not secured with bushing to meter base panel. 

Electric Electrical Contractor
$
Credit
Comment
11.11.1 - AFCIs

Missing AFCI Protection in Dining & Living Rooms
Whole House

I observed missing AFCI protection for receptacles thru-out the home. Current practice is to have AFCI protection. This can be accomplished with AFCI breakers at the main panel. Recommend further evaluation. 

An arc Fault Circuit Interrupter (AFCI) is a life-safety device (typically an AFCI circuit breaker or electrical outlet) designed to prevent fires by detecting unintended electrical arcs and disconnecting power to the affected branch circuit before the arc starts a fire.

AFCI protection of bedroom receptacles (including light fixtures and smoke alarms)  was first required by the National Electric Code (NEC) in 1999 (USA) and 2002 (Canada).

AFCI devices and AFCI protection requirements have changed over the years and requirements vary by jurisdiction, depending on which set of standards has been adopted. 

No arc-fault circuit interrupter (AFCI) protection was installed to protect electrical circuits in bedrooms. Safety standards with which new homes must comply require the installation of AFCI protection of all bedroom electrical receptacles. This type of protection is designed to detect electrical arcing, which is a potential fire hazard. Although AFCI protection was not required at the time the home was originally constructed, as general knowledge of safe building practices has improved with the passage of time, building standards have changed to reflect current understanding. The Inspector recommends updating the existing bedroom receptacles to provide AFCI protection. Arc-fault protection can be provided using either of two methods: 1. Arc Fault Circuit Interrupters (AFCI's) electrical receptacles that have this capability built in. 2. AFCI circuit breakers installed at the main electrical panel that provide this protection to all non-AFCI outlets on the circuit controlled by that AFCI breaker. All work should be performed by a qualified contractor.

Electric Electrical Contractor
$
Credit
Comment
11.12.1 - GFCIs

Missing GFCI
Non-Faucet/Laundry Areas

Although GFCI protection may not have been required at the time the home was built, for safety reasons, the Inspector recommends that electrical receptacles located in, crawlspaces, and interior receptacles located within 6 feet of a plumbing fixture be provided with ground fault circuit interrupter (GFCI) protection in good working order to avoid potential electric shock or electrocution hazards. This can be achieved relatively inexpensively by: 1. Replacing an individual standard receptacle with a GFCI receptacle (will protect that receptacle and all those downstream). 2. Replacing the electrical circuit receptacle located closest to the overcurrent protection device (usually a breaker) with a GFCI receptacle (will protect that receptacle and all those downstream). 3. Replacing the breaker currently protecting the electrical circuit that contains the receptacles of concern with a GFCI breaker (will protect all receptacles on that circuit). All work should be performed by a qualified electrical contractor.

Electric Electrical Contractor

12 - Basement, Foundation, Crawlspace & Structure

IN L NP O
12.1 Ceiling Structure X
12.2 Crawlspaces X
12.3 Floor Structure X
12.4 Foundation X
12.5 Vapor Retarders (Crawlspace or Basement) X
12.6 Wall Structure X
Floor Structure: Basement/Crawlspace Floor
Dirt
Floor Structure: Sub-floor
None
Crawlspaces: Crawlspace Access
Under Porch
Hatch Foundation, Hatch Interior
Crawlspaces: Crawlspace Inspection
Inspection by direct entry, Inspection From Access Point

Inspection typically includes evaluation of crawlspace floor; framed floor structure; foundation walls; plumbing (water, sewer, gas and any sump pumps); electrical; and HVAC (ducts and any equipment); insulation, vapor barrier.

Foundation: Material
Masonry Block, Concrete Block Piers
Vapor Retarders (Crawlspace or Basement): Vapor Barrier Recommended
A vapor barrier is recommended on the dirt portions of the crawlspace which will limit moisture in the area. 

I. The inspector shall inspect:

  • the foundation;
  • the basement;
  • the crawlspace; and
  • structural components.


II. The inspector shall describe:

  • the type of foundation; and
  • the location of the access to the under-floor space.


III. The inspector shall report as in need of correction:

  • observed indications of wood in contact with or near soil;
  • observed indications of active water penetration;
  • observed indications of possible foundation movement, such as sheetrock cracks, brick cracks, out-of-square door frames, and unlevel floors; and
  • any observed cutting, notching and boring of framing members that may, in the inspector's opinion, present a structural or safety concern.

  • IN = Inspected
  • L = Limitations
  • NP = Not Present
  • O = Observation
$
Credit
Comment
12.2.1 - Crawlspaces

Dryer Vent
Crawlspace

The dryer exhaust duct discharged into the crawlspace This condition is improper. To avoid excessively high moisture levels that can lead to mold growth and/or damage to materials, the exhaust duct should terminate at the home exterior. This condition is also a potential fire hazard due to the lint buildup. Lint buildup was noted at discharge point and in crawlspace line which had a dip in the line. Recommend line, exhaust flap and ground area cleaned and venting to outside. The Inspector recommends correction by a qualified contractor.

Pipes Plumbing Contractor
$
Credit
Comment
12.2.2 - Crawlspaces

Elevated Moisture Levels
Crawlspace

Moderate levels of moisture were noted in areas of the crawlspace. Recommend correction by installation of a vapor barrier to minimize ground moisture from entering space. And vent correction. 

$
Credit
Comment
12.2.3 - Crawlspaces

No Floor Insulation
Crawlspace

No insulation was installed in the unheated crawlspace. This condition will draw heat from the living space, increasing  heating costs and reducing comfort levels. The Inspector recommends installation of thermal insulation in the main floor. All work should be performed by a qualified contractor.

Tools Handyman/DIY
$
Credit
Comment
12.4.1 - Foundation

Foundation Cracks
Concrete foundation walls.

Over time slabs, foundations and foundation walls will settle which causes minor cracking. Cracks noted are commensurate with the age of the home. Recommend monitoring for future settlement and repair if needed.

Here is an informational article on foundation cracks.


Mag glass Monitor
$
Credit
Comment
12.4.2 - Foundation

Recommend Beam
Crawlspace

In the crawlspace, a wood structural beam appeared to be inadequately supported and exhibited crushing. The Inspector recommends correction by a qualified contractor.

Hammer Carpentry Contractor
$
Credit
Comment
12.5.1 - Vapor Retarders (Crawlspace or Basement)

No Vapor Barrier

There is no vapor barrier beneath the flooring in the crawlspace which can result in elevated moisture in the crawlspace. Recommend correction by installing a vapor barrier.

$
Credit
Comment
12.6.1 - Wall Structure

Cracks - Minor
Crawlspace

Minor cracking was observed in wall structure. This is common in homes this age. Recommend monitoring.

Mag glass Monitor