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1234 Main St.
Lawson, MO 64062
02/19/2020 9:00AM

Sample agent
agent

Agent Name

Agency Name
17
Maintenance item
32
Prioritized observation
6
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. Unless purchased separate or in the Bundle Agreement. 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
Client, Client's Agent, Inspector


Occupancy
Occupied
Style
Gable with Hip and Valley



Type of Building
Single Family
Weather Conditions
Clear, Dry
Temperature (approximate)
55 Fahrenheit (F)
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 may need correction, but it could also be in acceptable condition at the time of the inspection. Depending on the above no further comment may 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. 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 to some degree. 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 in some cases could 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: A Lot Of Information-But It Will Be Helpful To You!

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.

+ 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/Immediate Concern - 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/Prioritized Observation - 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!


Orientation: Some Things To Keep In Mind/Contractors

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. 

Lastly please keep in mind as you move into your new house it is just general good practice to replace ALL door locks to the outside and if you have an interior door leading to a garage it's a good idea to replace those locks too. You just don't know who all has keys to the house you just bought!

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!

Furniture Limits: Stored or Furnished Items
Thru-out the house

Many wall, floor and/or ceiling surfaces were obscured by large amounts of furniture and/or stored items. Certain areas could not be evaluated.

2 - Roof

IN NI NP O
2.1 General X
2.2 Coverings X X
2.3 Flue Gas Vent Pipes X
2.4 Plumbing Vent Pipes X
2.5 Roof Drainage Systems X X
2.6 Flashings X X
General: Roof Type/Style
Gable, Hip and Valley

Coverings: Estimated Age
First 1/3

 

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

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 defects.


General: Inspection Method
Roof Walked

We attempted to inspect the roof from various locations and methods, including from the ground and a ladder. According to the Home Inspection Standards of Practice, a home inspector is not required to walk upon any roof surface.  However, as courtesy only I walked the roof to ascertain all I could. 

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-Covering
Asphalt

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.

Coverings: Satellite Dish Penetration
North West Roof

Satellite dish mounts have penetrated roof coverings which could allow moisture intrusion if not kept sealed. Recommend periodic monitoring to ensure sealant used is in good condition and reapply as needed.

Flue Gas Vent Pipes: Homeowner's Responsibility

It is important as a homeowner to monitor the flashing around the flue gas vent pipes that pass through the roof surface.  Sometimes they deteriorate and cause a roof leak.  

Flue Gas Vent Pipes: Flue Gas Vent Pipe Inspected
Roof

I looked at flue gas vent pipes that pass through the roof covering. 

All gas-fired appliances must be connected to venting systems. There should be watertight metal flashing installed around the flue gas vent pipes.  The vent pipes should extend far enough above the roof surface.  

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: 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: Gutters Were Inspected
Gutters

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. 

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. 

Flashings: Wall Intersections
Roof

I looked for flashing where the roof covering meets a wall or siding material.  There should be step and counter flashing installed in these locations.  

General: Unable to See Everything

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 are not visible or accessible at all, including the underlayment, decking, fastening, flashing, age, shingle quality, manufacturer installation recommendations, etc. 

General: Unable to Walk Upon Roof Surface

According to the Home Inspection Standards of Practice, a home inspector is not required to walk upon any roof surface.  However, as courtesy only, I attempted to walk upon the roof surface, but was unable.  It was not safe.  It was not accessible.  This was a restriction to my inspection of the roof system.  You may want to consider hiring a professional roofer with a lift to check your roof system.   

Coverings: Unable to See Everything

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 are not visible or accessible at all, including the underlayment, decking, fastening, flashing, age, shingle quality, manufacturer installation recommendations, etc. 

Coverings: Unable to Walk Upon Roof Surface

According to the Home Inspection Standards of Practice, a home inspector is not required to walk upon any roof surface.  However, as courtesy only, I attempted to walk upon the roof surface, but was unable.  It was not safe.  It was not accessible.  This was a restriction to my inspection of the roof system.  You may want to consider hiring a professional roofer with a lift to check your roof system.   

Flashings: Difficult to See Every Flashing

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.  We will note all that we see in need of correction. 

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
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
$
Credit
Comment
2.2.1 - Coverings

Granule Loss
Roof

Asphalt shingles had suffered uniform granule loss across the roof; not all areas may be shown. This is not considered by insurance companies or manufacturer's to be a defective condition, but a natural result of the aging process. The bond between asphalt and granules deteriorates over time as asphalt loses volatile compounds, dries and shrinks. It does not affect the ability of the shingles to shed water but does allow underlying shingle to degrade faster.

Mag glass Monitor
$
Credit
Comment
2.2.2 - Coverings

Sealant Over Fasteners
Roof Ridge

Sealant over fasteners was missing and could be leak points. Recommend all exposed fasteners (such as nails) are sealed.

Wrenches Handyman
$
Credit
Comment
2.5.1 - Roof Drainage Systems

Debris - Gutter
Gutters North West South

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 Damaged

I observed damage to the gutter.  This is a defect that should be corrected by a professional contractor.  

Gutter cleaning icon Gutter Contractor
$
Credit
Comment
2.6.1 - Flashings

Flashing Loose/Separated
Chimney

Flashing observed to be loose or separated, which can lead to water intrusion and/or moisture damage to underlying structure. Recommend replacing, repairing or refastening flashing.

Hammer Carpentry Contractor

3 - Exterior

Exterior Doors: Exterior Doors Inspected
Front

I inspected the exterior doors. Any concerns will be noted in the report. 

Wall-Covering, Flashing & Trim: Worn Out Areas of Exterior Wall-Covering
Dormers

I observed indications of worn out areas, delayed maintenance, or aging. 

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

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

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
Front, Rear

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. 

Eaves, Soffits & Fascia: Inspection Was Restricted

I did not inspect all of the eaves, soffit, and fascia.  It's impossible to inspect those areas closely during a home inspection.  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 eaves, soffit, and fascia.

GFCI's, Lighting Fixtures-Outside: Unable to Inspect Everything

I was unable to inspect every electrical component or proper installation of the GFCI/AFCI 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.

Stairs, Steps, Stoops, Stairways & Ramps not present.

Railings, Guards & Handrails not present.

Exhaust Hoods: Unidentified Hoods
Rear Porch

I observed an exterior exhaust, but I was unable to identify it as to what it's purpose was. This is noted elsewhere in the report with a picture. 

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

Cracking - Minor
South Garage

Siding showed cracking in one or more places. Recommend monitoring. 

Wrench DIY
$
Credit
Comment
3.2.2 - Wall-Covering, Flashing & Trim

Damaged Wall-Covering Material
Dormer

I observed indications of a defect at the exterior wall-covering material.

Correction and further evaluation is recommended.

Wrenches Handyman
$
Credit
Comment
3.2.3 - Wall-Covering, Flashing & Trim

Discolored Vinyl Siding/Mildew/Algae
Exterior West East North

There are signs of algae and/or mildew on the siding. This is a cosmetic issue and is not uncommon especially on shaded portions of the home. Recommend that said areas be washed or cleaned on a regular basis.

Article on Algae on homes

https://www.silive.com/homegarden/2013/05/the_dirty_truth_about_vinyl_si.html

DIY Video on removal

https://youtu.be/aZ9w13xrRMc

Wrench DIY
$
Credit
Comment
3.2.4 - Wall-Covering, Flashing & Trim

Flashing Defect
East Garage

I observed a defect at the flashing at the exterior.  This condition could result in moisture intrusion into the house. Recommend repair.

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

Loose Soffit Covering Material
Front Rear porch areas

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

Correction and further evaluation is recommended.

Contractor Qualified Professional
$
Credit
Comment
3.3.1 - Eaves, Soffits & Fascia

Damage Observed at Fascia
West Front Porch Ceiling

I observed indications that one or more areas of the fascia were damaged. 

Correction and further evaluation is recommended.

Wrenches Handyman
$
Credit
Comment
3.3.2 - Eaves, Soffits & Fascia

Damage Observed at Soffit
Rear Porch

I observed indications that one or more areas of the soffit were damaged. 

Correction and further evaluation is recommended.

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

Drain Receptors aged
Southeast DownSpout

Recommend replacement of aged drain receptacles so as to prevent water intrusion glow foundation.

Wrench DIY
$
Credit
Comment
3.5.1 - GFCI's, Lighting Fixtures-Outside

GFCI Defect
West Side Exterior

I observed indications of a defect at a GFCI. Would not reset. Recommend further review and correction by qualified professional.

Electric Electrical Contractor
$
Credit
Comment
3.5.2 - GFCI's, Lighting Fixtures-Outside

GFCI Missing
Porch Front

I observed indications that a GFCI is missing in an area that is required to keep people safe. Recommend replacing with a GFCI. 

Electric Electrical Contractor
$
Credit
Comment
3.5.3 - GFCI's, Lighting Fixtures-Outside

Lighting Fixture Loose (Exterior)
Garage Front

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.

Tools Handyman/DIY
$
Credit
Comment
3.10.1 - Exterior Doors

Doorbell Does Not Ring
Front

While the doorbell is low voltage wire and not part of the home inspection standards of practice, as a courtesy the doorbell was inspected. It was found non operation at the time of the inspection. Recommend repair/replacement by a qualified carpenter/electrician or handyman.

As an option wireless doorbells can be purchased at any home improvement store and installed without having to run wires. 

Additionally doorbells are notoriously unreliable. Sometimes they work and other times they don't.

Tools Handyman/DIY
$
Credit
Comment
3.10.2 - Exterior Doors

Door Hardware Damaged
Front Door

I observed damage at the exterior door lock. Difficulty in locking thru the tumbler mechanism. Dead bolt worked. Correction and further evaluation is recommended.

Wrench DIY

4 - Heating/ Cooling

IN NI NP O
4.1 Equipment X
4.2 Distribution System X
4.3 Thermostat and Normal Operating Controls X
4.4 Condensate X
4.5 Vents, Flues & Chimneys X X
Equipment: Heat Type
Electric Wall Heater, Forced Air, Radiant Heat
Equipment: Air Handler-Brand
Ruud
Equipment: Age-Estimated Condenser
Northeast
3.5

Condenser built in June 2016 (3.5 years old).

Distribution System : Configuration
Central, Insulated
Thermostat and Normal Operating Controls: Thermostat Location
Hallway
Homeowner's Responsibility
Mechanical Room

Most HVAC 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. 

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

Packaged System - A/C & Furnace Gas-Electric
Mechanical Room

A packaged gas electric system offers you electric air conditioning and gas heating. In warm weather, it's an all-electric high-efficiency air conditioner. In cold weather, it provides warmth from natural gas or propane, giving you the best of both energy worlds.

Equipment: Energy Source
Electric, Gas
Equipment: Condenser Unit Brand
Northeast
Rheem
Equipment: Age-Estimated Air Handler Equipment
Mechanical Room
3.5

Furnace / Air Handler built in 2016. Unit is in early service life of a standard industry recognized 12-15 years lifespan.

Distribution System : Flex Duct
Attic Areas

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.

Thermostat and Normal Operating Controls: Thermostat Brand
Hallway
White-Rodgers

2 Thermostats were noted but there was only one air handler in the mechanical room. Advise buyer to ask homeowner as to purpose. Possibly one thermostat related to the convention floor heating. This is unknown. 

Condensate: Condensate Discharge Confirmed
Mechanical Room

I observed a discharge pipe apparently connected to the condensate pump installed at the high efficiency furnace. 

Vents, Flues & Chimneys: Furnace Flue System - Satisfactory
Mechanical Room/Roof

No deficiencies noted with the furnace flue system 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
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
$
Credit
Comment
4.5.1 - Vents, Flues & Chimneys

Chimney Liner Dirty
Chimney

Chimney liner had layer of creosote dust, so underlying structure couldn't be inspected for cracks. Recommend qualified chimney sweep company inspect and/or clean.

Fireplace Chimney Sweep
$
Credit
Comment
4.5.2 - Vents, Flues & Chimneys

Flue Needs Cover
Rear Porch-Wall

Exhaust flue was improperly installed. Recommend a screen installed to prevent birds from nesting in the vent pipe. Many birds die this way and produce 'smell' as they decompose. 

Tools Handyman/DIY
$
Credit
Comment
4.5.3 - Vents, Flues & Chimneys

Ask Homeowner
North Exterior Porch Ceiling

Unorthodox vent exhaust. Recommend asking homeowner reason and source.

Tools Handyman/DIY

5 - Attic

IN NI NP O
5.1 Attic Structure & Sheathing X
5.2 Exhaust Systems X
5.3 Insulation in Attic X
5.4 Ventilation in Attic X
Attic Structure & Sheathing: Structure Type
Unknown Framing Structure
Attic Structure & Sheathing: Attic Inspection
Not Accessible
Attic Structure & Sheathing: Sheathing Material
Uknown Sheathing
Exhaust Systems: Exhaust Fan/Flue
Bathroom Fan
Insulation in Attic: Type of Insulation Observed
Undeterminted
Attic Structure & Sheathing: Access Type
Wall hatch
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
9-12 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. 


Due to the nature of the roof construction likely 9 in insulation

Insulation in Attic: Insulation Was Inspected
Attic

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 report 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

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

Ventilation in Attic not present.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations

6 - Electrical

IN NI NP O
6.1 Service Entrance Conductors/Electric Meter and Base X
6.2 Service Grounding & Bonding X X
6.3 Main Service Panel/Branch Wiring, Etc X X
6.4 Switches, Fixtures, Receptacles, Ceiling Fans X X
6.5 Smoke and CO2 Detectors X X
6.6 GFCI's and AFCI's X X
Service Entrance Conductors/Electric Meter and Base: Electrical Service Conductors
Underground, 120-240 Voltage, Aluminum, 200 Amp Service
Main Service Panel/Branch Wiring, Etc: Panel Capacity
200 AMP
Main Service Panel/Branch Wiring, Etc: Wiring Method
Non-metallic Sheathed Cable
Main Service Panel/Branch Wiring, Etc: Branch Wire 15/20 AMP
Copper
Service Entrance Conductors/Electric Meter and Base: Inspected the Electric Meter & Base
Exterior West

I inspected the electrical electric meter and base. 

Main Service Panel/Branch Wiring, Etc: Main Disconnect
Main Service Panel
Main Service Panel/Branch Wiring, Etc: Panel Type
Circuit Breaker
Service Grounding & Bonding: Inspected the Service Grounding & Bonding
Garage

I inspected the electrical service grounding and bonding. Due to the nature of the underground system it was difficult to determine compliant grounding. Recommend further evaluation by a qualified electrician. 

Main Service Panel/Branch Wiring, Etc: Differences Between AFCI Circuit Breakers and Normal Circuit Breakers
Garage

The AFCI should not be confused with the GFCI. The AFCI (Arc Fault Circuit Interrupter) protects against fires caused by arcing faults. Arcing faults often occur in damaged or deteriorated wires and cords. The GFCI (Ground Fault Circuit Interrupter) is designed to protect people from severe or fatal electric shocks.

Please view the video to learn more.

https://www.youtube.com/watch?v=a6ouo9He1QY

Switches, Fixtures, Receptacles, Ceiling Fans: Inspected a Switches, Fixtures & Receptacles
Thru-out the home

I inspected a representative number of switches, lighting fixtures and receptacles. All operable unless noted in this report.

Switches, Fixtures, Receptacles, Ceiling Fans: Ceiling Fans Tested
Various Locations

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

Smoke and CO2 Detectors: Inspected for Presence of Smoke and CO Detectors

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. 

Smoke and CO2 Detectors: Smoke Detectors
Upper Level

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.

GFCI's and AFCI's: Inspected GFCIs

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

Switches, Fixtures, Receptacles, Ceiling Fans: 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.

Smoke and CO2 Detectors: Unable to Test Every Detector

I was unable to test every detector. We recommend testing all of the detectors.  Ask the seller about the performance of the detectors and of any issues regarding them.  We recommend replacing all of the detectors (smoke and carbon monoxide) with new ones just for peace of mind and for safety concerns.  

GFCI's and AFCI's: Unable to Inspect Everything

I was unable to inspect every electrical component or proper installation of the AFCI/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
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
$
Credit
Comment
6.2.1 - Service Grounding & Bonding

Unable to Confirm Presence of Grounded Conductor
Garage

I observed indications that the grounding electrode conductor to the ground rod could be inadequate and should be checked by a licensed electrician.

Due to the nature of the underground system it was difficult to determine compliant grounding. Recommend further evaluation by a qualified electrician.

Electric Electrical Contractor
$
Credit
Comment
6.3.1 - Main Service Panel/Branch Wiring, Etc

AFCI Breakers Not Present
Garage

An arc-fault circuit interrupter (AFCI) also known as an arc-fault detection device (AFDD) is a circuit breaker that breaks the circuit when it detects an electric arc in the circuit it protects to prevent electrical fires. An AFCI selectively distinguishes between a harmless arc (incidental to normal operation of switches, plugs, and brushed motors), and a potentially dangerous arc (that can occur, for example, in a lamp cord which has a broken conductor). AFCI breakers have been required for circuits feeding electrical outlets in residential bedrooms by the electrical codes of Canada and the United States since the beginning of the 21st century; the U.S. National Electrical Code has required them to protect most residential outlets since 2014.

Please click the link below to learn more.

https://en.m.wikipedia.org/wiki/Arc-fault_circuit_interrupter

Also please view this 2 minute video explaining what an AFCI does. 

https://www.youtube.com/watch?v=C-SBly_2bPQ

Electric Electrical Contractor
$
Credit
Comment
6.3.2 - Main Service Panel/Branch Wiring, Etc

Doudle Tap-Hot/Neutral/Ground
Garage

In the service panel, multiple neutral conductors and ground wires terminated under one screw on the neutral and or ground bus bar. This condition is dangerous because it complicates the isolation of individual circuits. The Inspector recommends correction by a qualified electrical contractor.

Electric Electrical Contractor
$
Credit
Comment
6.3.3 - Main Service Panel/Branch Wiring, Etc

Foreign Object / Contamination Inside Panel
Garage

I observed indications of foreign objects and contamination inside the electrical panel. This can be hazardous in the event of arching. Recommend cleaning of panelbox. 

Electric Electrical Contractor
$
Credit
Comment
6.3.4 - Main Service Panel/Branch Wiring, Etc

Missing clamps/grommets/bushings
Garage

*Safety* Non-metallic conductors passed through knock-outs in the service panel that had no protective device installed. Connectors designed to protect conductors where they pass through sheet metal include busings, cable clamps, grommet, or other connectors. Without some protective device, the sharp edges of sheet metal may damage the conductors. This condition is a potential a shock/electrocution or fire hazard. The Inspector recommends that protective devices approved for this purpose be installed by a qualified electrical contractor.

Electric Electrical Contractor
$
Credit
Comment
6.3.5 - Main Service Panel/Branch Wiring, Etc

Neutral White Wire Connected to Breaker
Garage

I observed indications of a neutral white-color wire that was connected to a breaker. This is not permitted unless relabeled. Potentially hazardous. 

Electric Electrical Contractor
$
Credit
Comment
6.4.1 - Switches, Fixtures, Receptacles, Ceiling Fans

Cover Plate Missing
Mechanical Room

*Safety* One or more receptacles or switches are missing a cover plate which can lead to a short and is a shock risk. Recommend installation of cover plate.

Tools Handyman/DIY
$
Credit
Comment
6.5.1 - Smoke and CO2 Detectors

CO2 Detectors

*Safety* Inspector unable to locate CO detectors (possibly combined with smoke detectors). Home is equipped with wood burning appliance/equipment and CO detectors should be installed if they are not already.

Wrench DIY
$
Credit
Comment
6.5.2 - Smoke and CO2 Detectors

Not Enough Smoke Detectors
Thru-out

*Safety* Inspector recommends installing additional smoke detectors to provide improved fire protection for home. Generally-accepted current safety standards recommend smoke detectors be installed at the following locations:

- In the immediate vicinity of the bedrooms
- In all bedrooms
- In each story of a dwelling unit, including basements and cellars, but not including crawl spaces and uninhabitable attics.
- In residential units of 1,200 square feet or more, automatic fire detectors, in the form of smoke detectors shall be provided for each 1,200 square feet of area or part thereof.
- Any smoke detector located within 20 feet of a kitchen or bedroom containing a tub or shower must be a photoelectric type.

Wrench DIY
$
Credit
Comment
6.5.3 - Smoke and CO2 Detectors

Old Detectors, New Detectors Recommended
Thru-out

I observed indications of old smoke detectors in the house. Detectors should be replaced every 5-10 years. They can be hard-wired with electricity and have a battery backup feature in case the electricity turns off-this is preferable. However constraint often require battery only smoke detectors. New smoke detectors are recommended in this home. 

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

Tools Handyman/DIY
$
Credit
Comment
6.6.1 - GFCI's and AFCI's

GFCI Protection Not Installed - Interior
Kitchen , West Exterior

*Safety* One or more areas inside home did not have working ground fault circuit interrupter (GFCI) for electrical receptacles located within 6 feet of a plumbing fixture; potential shock or electrocution hazard. Though not required at the time of original construction Inspector highly recommends correction by installing GFCI protection.

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

2 ground fault circuit interrupter (GFCI) electrical receptacles at the home did not respond to testing, did not re-set, were slow to re-set or made a buzzing sound when re-set. This indicates that the condition of GFCI electrical receptacles in the home is deteriorating. This is a safety issue. The Inspector recommends replacement of all interior and exterior GFCI receptacles to ensure that they work correctly when required. All work should be performed by a qualified contractor.

Electric Electrical Contractor
$
Credit
Comment
6.6.2 - GFCI's and AFCI's

Missing AFCI Protection at Interior Room
Whole House

I observed missing AFCI protection for receptacles in the interior rooms of the house. 

Electric Electrical Contractor
$
Credit
Comment
6.6.3 - GFCI's and AFCI's

No GFCI Protection Installed
Various Locations

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

7 - Interior, Doors, Windows, Etc

IN NI NP O
7.1 Bathrooms X X
7.2 Bathroom Toilets X
7.3 Shower, Tubs & Sinks X
7.4 Doors X
7.5 Floors/Walls/Ceilings X X
7.6 Stairs X
7.7 Windows X X
7.8 Open Vent X X
Windows: Window Manufacturer
Unknown
Windows: Window Type
Single-hung, Casement
Floors/Walls/Ceilings: Ceiling Material
Drywall
Floors/Walls/Ceilings: Wall Material
Drywall
Bathrooms: Inspected Bath Exhaust Fans
Bathrooms

I inspected the exhaust fans of the bathroom(s). All mechanical exhaust fans should terminate outside. Confirming that the fan exhausts outside is beyond the scope of a home inspection.

Bathroom Toilets: Toilets Inspected
Bathrooms

I flushed all of the toilets. No defects observed at the time of the inspection. 

Shower, Tubs & Sinks: Functional flow/drainage
Bathrooms

The tub/shower had functional flow and functional drainage at the time of the inspection.

Floors/Walls/Ceilings: Floor Coverings
Laminate, Tile
Floors/Walls/Ceilings: Cracks in Walls & Ceilings
Various locations thru-out 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.

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

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. 


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
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
$
Credit
Comment
7.5.1 - Floors/Walls/Ceilings

Minor Corner Cracks
Upstairs Various Areas

Minor cracks at the corners of doors and windows in walls. Appeared to be the result of long-term settling. Some settling is not unusual in a home of this age and these cracks are not a structural concern.

Contractor Qualified Professional
$
Credit
Comment
7.5.2 - Floors/Walls/Ceilings

Nail Pops
Various Locations thru-out house.

Protruding nail heads visible at the time of the inspection appeared to be the result of contact with moisture. These particular nail pops appear to be cosmetic in nature only. Many are the result of moisture. The moisture meter test did not indicate presence of moisture. If the aesthetics is undesirable recommend repair be performed by a qualified drywall or painting contractor.

Putty knife Drywall Contractor
$
Credit
Comment
7.5.3 - Floors/Walls/Ceilings

Poor Patching
Garage East

Sub-standard drywall patching observed at time of inspection. Recommend re-patching with a permanent sealant both inside and outside.

Tools Handyman/DIY
$
Credit
Comment
7.7.1 - Windows

Aging Windows - Mostly Functional
Thru-out

Though mostly functional at the time of the inspection the windows are older and starting to display signs of age. As time goes on they may become difficult to open and close, will not stay open or closed, not smooth operation. Recommend monitoring and lubrication as needed to prolong use. 

Tools Handyman/DIY
$
Credit
Comment
7.7.2 - Windows

Glass Cracked
2nd Floor East Bedroom

Glass was noted as cracked; likely from a hard object impact; pane damaged is outside pane. Recommend repair.

Window Window Repair and Installation Contractor
$
Credit
Comment
7.7.3 - Windows

Missing Screen

Window missing screens were missing in a few locations; not all windows may be pictured. Recommend correction by installation. Speak with owner/seller as usually screens are on property.

Wrench DIY
$
Credit
Comment
7.7.4 - Windows

Damaged Screen
Various Locations

Damaged window screen. Recommend repair or replacement.

Window Window Repair and Installation Contractor
$
Credit
Comment
7.7.5 - Windows

Sealant Recommended
All Windows-Exterior

Window or window casement needs sealant. Recommend application. 

Tools Handyman/DIY
$
Credit
Comment
7.8.1 - Open Vent

No vent cover.
2nd Floor Open Area

Recommend appropriate size vent cover on open flue. Childrens arms or even heads can get stuck in opening of this size. This is a hazard. 


Wrench DIY

8 - Kitchen

IN NI NP O
8.1 Built-in Microwave X
8.2 Countertops & Cabinets X X
8.3 GFCI/AFCI X X
8.4 Kitchen Sink X
8.5 Refrigerator X
8.6 Range/Oven/Cooktop X X
Countertops & Cabinets: Inspected Cabinets & Countertops
Kitchen

I inspected a representative number of cabinets and countertop surfaces. 

Range/Oven/Cooktop: Cooktop/Range/Oven Brand
GE
Countertops & Cabinets: Cabinetry
Wood
Countertops & Cabinets: Countertop Material
Laminate
Refrigerator: Brand
Kenmore
Range/Oven/Cooktop: Range/Oven Energy Source
Gas
Kitchen Sink: Ran Water at Kitchen Sink
Kitchen

I ran water at the kitchen sink.  No issues seen at the time of the inspection. 

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. 

I attempted to determine if there was a water shutoff to the ice-maker. Unable to determine. Recommend homeowner check this and install one if one is not present. 

Range/Oven/Cooktop: No gas leak detected
Kitchen

Tested for leaking gas with a gas tester. No leak detected at the time of the inspections. 

Built-in Microwave: Microwave Not Built In

Microwave was present at the time of the inspection and tested though unit may not convey.

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
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
$
Credit
Comment
8.2.1 - Countertops & Cabinets

Cabinet Door Not Installed

Cabinet door was present, yet not installed. Recommend installation. *May require purchased hinges.

Tools Handyman/DIY
$
Credit
Comment
8.2.2 - Countertops & Cabinets

Cabinet Hinge Loose
Kitchen

One or more cabinet hinges were loose. Recommend correction by tightening fastener. 

Here is a helpful DIY article on cabinet repairs.

Tools Handyman/DIY
$
Credit
Comment
8.3.1 - GFCI/AFCI

GFCI Wouldn't Reset
Kitchen

The tested GFCI would not reset. 

Electric Electrical Contractor
$
Credit
Comment
8.3.2 - GFCI/AFCI

Missing AFCI Protection
Kitchen

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
$
Credit
Comment
8.6.1 - Range/Oven/Cooktop

Range Not Fastened
Kitchen

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


$
Credit
Comment
8.6.2 - Range/Oven/Cooktop

Low Burn
Kitchen

Burner not running with optimum efficiency. Recommend monitoring and or further review by an appliance professional.

Contractor Qualified Professional

9 - Laundry Room

IN NI NP O
9.1 General X
9.2 Drain, Waste, & Vent Systems X
9.3 Washer Connections / Drain Pipe X
General: Dryer Power Source
Laundry Room
220 Electric
Drain, Waste, & Vent Systems: Material
Laundry Room
PVC
Drain, Waste, & Vent Systems: Drain Size
1 1/2"
General: Dryer Vent
Laundry Room
Metal (Flex), Vinyl (Flex)

While this venting appears adequate. Over time this collapses and deteriorates. Recommend rigid PVS or Metal. Continue to monitor this venting. 

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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations

10 - Plumbing

IN NI NP O
10.1 Drain, Waste, & Vent Systems X
10.2 Fixtures, Faucets and Spickets X X
10.3 Hot Water System X
10.4 Water Supply, Distribution Systems X
10.5 Main Water Shut-Off Valve X
10.6 Fuel Storage & Distribution Systems X
Hot Water System: Capacity
Mechanical Room
40 gallons on the left one. 50 Gallons on the right side one. gallons
Water Supply, Distribution Systems: Water Source
Public
Water Supply, Distribution Systems: Distribution Material
Copper
Fuel Storage & Distribution Systems: Main Gas Shut-off Location
East
Gas Meter
Fuel Storage & Distribution Systems: Natural gas, public utility
East

The building was fueled by natural gas supplied by a public utility.

Main Water Shut-Off Valve: Location of Main Shut-Off Valve
Mechanical Room

Located on North wall at the bottom. 

Drain, Waste, & Vent Systems: Inspected Drain, Waste, Vent Pipes
Thru-Out Home

I attempted to inspect the drain, waste, and vent pipes.  Not all of the pipes and components were accessible and observed.  Inspection restriction.  Ask the homeowner about water and sewer leaks or blockages in the past.  None were noted at the time of this inspection. 

Fixtures, Faucets and Spickets: Water Pressure
Exterior South Porch

Water pressure was adequate. However pressure did not seem to be commensurate with public supply pressures. May have effect when various fixtures are used at the same time.Recommend ensuring main water valve is entirely open or consult with the public utility. 

Hot Water System: Power Source/Type
Electric, Natural Gas
Hot Water System: Manufacturer
AO Smith, Kenmore

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 System: Estimated Water Heater Age
Mechanical Room
Left one was about 3 years old. The right one was 10 years old.

Water heater on the left was built in September 2017.

water heater on the right was built in June of 2009.

Unit on left is early service life of a standard industry recognized 8-12 years 

Unit on the right is 10 years into its service life. Plan in your budget to replace this possibly within the next few years.

Hot Water System: Water Heater Photos
Mechanical Room

Recommend communicating with homeowner on the separate uses of these units. One appears top be connected to the radiant floor heating system. 

Water Supply, Distribution Systems: Filters
Whole house conditioner

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

Water Supply, Distribution Systems: Water System Photos
Mechanical Room
Main Water Shut-Off Valve: Homeowner's Responsibility

It's 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. 

Drain, Waste, & Vent Systems: Not All Pipes Were Inspected

The inspection was restricted because not all of the pipes were exposed, readily accessible, and observed.  For example, most of the drainage pipes were hidden within the walls.  

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
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
$
Credit
Comment
10.2.1 - Fixtures, Faucets and Spickets

Hose Bibb Not Frost Free
South West Sides of House

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

Contractor Qualified Professional
$
Credit
Comment
10.2.2 - Fixtures, Faucets and Spickets

Water Pressure Low
Thru-Out House

Water pressure was adequate. However pressure did not seem to be commensurate with public supply pressures. May have effect when various fixtures are used at the same time. Recommend ensuring main water valve is entirely open or consult with the public utility/ and or a qualified plumbing contractor.

Pipes Plumbing Contractor

11 - Garage

IN NI NP O
11.1 General X
11.2 Electric in Garage X X
11.3 Garage Door Opener X X
11.4 Moisture Intrusion in Garage X
11.5 Occupant Door (From garage to inside of home) X X
11.6 Vehicle Door X
Garage Door Opener: Opener Brand
Craftsman
Vehicle Door: Type
Garage
Up-and-Over
Vehicle Door: Material
Metal, Insulated
Garage Door Opener: Number of Openers
Garage
One
General: Homeowner's Responsibility

It's important for the homeowner is to 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. 

General: Roof Was Inspected
Roof

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: Type of Roof-Covering Described
Asphalt

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.

Garage Door Opener: Photo Sensor Satisfactory
Garage

The photo-electric sensor designed to activate the automatic-reverse at the overhead garage door responded to testing as designed.

Occupant Door (From garage to inside of home): Door - Satisfactory
Garage Laundry Room

Door was a proper solid door and has seals on bottom which delays spread of fire and limits CO to interior of home.

Vehicle Door: Overhead Garage Door
Garage

Inspection of overhead garage doors typically includes examination for presence, serviceable condition and proper operation of the following components: door condition; mounting brackets; automatic opener; automatic reverse; photo sensor; switch placement; track & rollers; manual disconnect.

Inspection of the garage typically includes examination of the following: 

- general structure; 
- floor, wall and ceiling surfaces; 
- operation of all accessible conventional doors and door hardware; 
- overhead door condition and operation including manual and automatic safety component operation and switch placement; 
- proper electrical condition including Ground Fault Circuit Interrupter (GFCI) protection; 
- interior and exterior lighting; 
- stairs and stairways;
- proper firewall separation from living space; 
- proper floor drainage

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
$
Credit
Comment
11.2.1 - Electric in Garage

Missing light protection
Garage

Missing light protection in garage. Recommend covers for safety.

Electric Electrical Contractor
$
Credit
Comment
11.3.1 - Garage Door Opener

Pressure Test Failed
Garage

*Saftey* Modern automatic garage door openers are installed with a pressure sensitive function which will reverse garage door if an object obstructs the path. Door failed to auto-reverse or too much pressure was needed to reverse which can result in harm to pets or persons and especially young persons. Recommend pressure sensitivity is adjusted.

Tools Handyman/DIY
$
Credit
Comment
11.5.1 - Occupant Door (From garage to inside of home)

*Safety* keyed exit from interior.

The exit from the interior house to the garage is keyed on the interior. This is a safety hazard in the event of an immediate evacuation need. Recommending changing deadbolt to a toggle type.

Tools Handyman/DIY

12 - Basement, Foundation, Crawlspace & Structure

IN NI NP O
12.1 Floor Structure from above/Ceiling X
12.2 Foundation/ Wall Structure X
12.3 Crawlspaces X
12.4 Vapor Retarders (Crawlspace or Basement) X

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
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations

13 - Chimney, Fireplace, or Stove

IN NI NP O
13.1 Wood-Burning Stove X X
Wood-Burning Stove: Not Inspected
Dining Room

The home inspection does not include the wood-burning stove and its components. A stove is not part of a home inspection. Please ask the homeowner or occupant about the stove, how it works, how to maintain it, and what problems may exist. 

However examination was made and recommend installation of heat insulation material below cinder blocks.

I. The inspector shall inspect:

  1. readily accessible and visible portions of the fireplaces and chimneys;
  2. lintels above the fireplace openings;
  3. damper doors by opening and closing them, if readily accessible and manually operable; and
  4. cleanout doors and frames.


II. The inspector shall describe:

  1. the type of fireplace.


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

  1. evidence of joint separation, damage or deterioration of the hearth, hearth extension or chambers;
  2. manually operated dampers that did not open and close;
  3. the lack of a smoke detector in the same room as the fireplace;
  4. the lack of a carbon-monoxide detector in the same room as the fireplace; and
  5. cleanouts not made of metal, pre-cast cement, or other non-combustible material.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
$
Credit
Comment
13.1.1 - Wood-Burning Stove

Defect at Stove

I observed a defect at the stove. Sealant is missing in areas. This can lead to vacuum flowback of carbon monoxide. Recommend repair by a qualified 

Contractor Qualified Professional