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

Sample agent
agent

Agent Name

Agency Name
20
Maintenance item
33
Prioritized observation
5
Immediate concern

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

THE INSPECTION DID NOT INCLUDE ANALYSIS OR TESTING OF ANY ENVIRONMENTAL HEALTH HAZARDS. No tests were conducted to determine the presence of airborne particles such as asbestos, noxious gases such as radon, formaldehyde, toxic, carcinogenic or malodorous substances or other conditions of air quality that may have been present; nor conditions which may cause the above. 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
Inspector, Client's Agent, Relatives


Occupancy
Vacant
Style
Gable with Hip and Valley
Type of Building
Single Family
Weather Conditions
Clear
51
51 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!

Homeowner Responsibilities: 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.  

Homeowner Responsibilities: 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

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 X
2.4 Plumbing Vent Pipes X X
2.5 Roof Drainage Systems X X
2.6 Flashings X
General: Roof Type/Style..Hip
Hip

Coverings: Estimated Age
First 1/3

 

Roof Drainage Systems: Downspout Material
Aluminum, Seamless Aluminum
Roof Drainage Systems: Gutter Material
Aluminum, Seamless 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, Ladder

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.

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

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

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

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

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

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

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

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. 

Flashings: Difficult to See Every Flashing
Roof

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

Fasteners Exposed
Roof

Areas of the roof had notable fasteners visible which can become leak points allowing for possible moisture intrusion. Recommend correction by replacing any fasteners and/or reapplying sealant.

Roof Roofing Professional
$
Credit
Comment
2.3.1 - Flue Gas Vent Pipes

Flashing Was Loose
Roof

I observed loose flashing at the vent pipe. This is prone to water penetration.  Recommend sealant be reapplied.Correction and further evaluation is recommended. 

Roof Roofing Professional
$
Credit
Comment
2.4.1 - Plumbing Vent Pipes

Sealant Recommended
Roof

Though boot or flashing is functioning as intended, recommend sealant be reapplied for added leak protection.

Wrenches Handyman
$
Credit
Comment
2.5.1 - Roof Drainage Systems

Downspout Extensions

Recommend downspout extensions installed to move water further away from the building foundation.

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

Downspouts Drain Near Building
Exterior DownSpout North South

One or more downspouts drain too close to the homes foundation in the rear portions of the home. This can result in excessive moisture in the soil at the foundation, which can lead to foundation/structural movement. Recommend installation of extensions routing water away from foundation for all downspout locations.

$
Credit
Comment
2.5.3 - 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

3 - Exterior

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
Brick, 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

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. 

Exterior Doors: Exterior Doors Inspected

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

Wall-Covering, Flashing & Trim: Inspection Was Restricted

I did not inspect all of the exterior wall-covering material,eaves, soffit, and fascia.  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. 

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.

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


I. The inspector shall inspect:

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


II. The inspector shall describe:

  1. the type of exterior wall-covering materials.


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

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

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

Damaged Wall-Covering Material

I observed indications of a lack of sealant at the exterior wall-covering material. Front window.

Correction and further evaluation is recommended.

Tools Handyman/DIY
$
Credit
Comment
3.5.1 - GFCI's, Lighting Fixtures-Outside

GFCI Missing
Rear 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
3.5.2 - GFCI's, Lighting Fixtures-Outside

Lighting Fixture Loose (Exterior)

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
3.6.1 - Walkways & Driveways

Major Cracking at Driveway

I observed indications of major cracking at the driveway.

Correction and further evaluation is recommended.

Gardening shovel tool shape Concrete Contractor
$
Credit
Comment
3.8.1 - Porches, Patios, Decks, Balconies & Carports

Deck - Fastener Defect

I observed a defect at the deck related to fasteners (i.e. nails or screws). 

Correction and further evaluation of the deck is recommended.

Tools Handyman/DIY
$
Credit
Comment
3.10.1 - Exterior Doors

Door Hardware Damaged

I observed damage at the exterior door hardware. Loose.

Correction and further evaluation is recommended.

Wrench DIY
$
Credit
Comment
3.10.2 - Exterior Doors

Exterior Door Surface in Poor Condiion

I observed that the surface of the exterior door was in poor condition. Cracks allowing light in also allows air in, increasing energy costs

Correction and further evaluation is recommended.

Tools Handyman/DIY
$
Credit
Comment
3.10.3 - Exterior Doors

Misaligned Deadbolt lock
2nd Floor West Dining Room

Recommend realignment. 

Hammer Carpentry Contractor
$
Credit
Comment
3.11.1 - Exhaust Hoods

Clogged Dryer Exhaust Hood

I observed an exhaust hood that seemed to be connected to the clothes dryer, and it was clogged. Fire hazard.  Recommend correction by cleaning.

Wrench DIY

4 - Attic

IN NI NP O
4.1 Attic Structure & Sheathing X
4.2 Exhaust Systems X
4.3 Insulation in Attic X
4.4 Ventilation in Attic X
Attic Structure & Sheathing: Access Type
Ceiling hatch
Attic Structure & Sheathing: Structure Type
Rafters
Attic Structure & Sheathing: Attic Inspection
Inspection from hatch
Attic Structure & Sheathing: Sheathing Material
Plywood
Exhaust Systems: Exhaust Fan/Flue
Gas Appliance Flue
Insulation in Attic: Type of Insulation Observed
Cellulose
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. 

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
Attic

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

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

5 - Interior, Doors, Windows, Walls, Ceilings, Bathrooms,Etc

IN NI NP O
5.1 Bathrooms X X
5.2 Bathroom Toilets X
5.3 Shower, Tubs & Sinks X
5.4 Doors X X
5.5 Floors/Walls/Ceilings X
5.6 Stairs X X
5.7 Windows X
5.8 Open Vent X
Windows: Window Manufacturer
Unknown
Windows: Window Type
Single-hung
Floors/Walls/Ceilings: Ceiling Material
Drywall
Floors/Walls/Ceilings: Wall Material
Drywall
Bathroom Toilets: Toilets Inspected

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

Shower, Tubs & Sinks: Functional flow/drainage

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

Floors/Walls/Ceilings: Floor Coverings
Laminate, Linoleum, Carpet
Floors/Walls/Ceilings: Cracks in Walls & Ceilings

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

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. 


Shower, Tubs & Sinks: Shower and tub not tested.

Do to note from plumber indicating do not touch tub faucet and fittings due to not being glued was unable to test shower and tub. This is an inspection limitation.

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
5.1.1 - Bathrooms

Missing Fan
Basement Bathroom

I observed that the bathroom does not have a mechanical exhaust fan installed. 

Regardless of what kind of ventilation system may be installed for the rest of the house, exhaust fans are recommended in the bathrooms to remove excess moisture, cleaning chemical fumes, etc. The fan should be ducted to exhaust outside of the home.

Hardhat General Contractor
$
Credit
Comment
5.3.1 - Shower, Tubs & Sinks

Damage

Damage was noted to the shower and/or bathtub which could allow moisture beyond protective surface potentially cause further water damage. Recommend further evaluation and repair.

Contractor Qualified Professional
$
Credit
Comment
5.4.1 - Doors

Door Doesn't Latch
2nd Floor Bedroom East

Door doesn't latch properly. Recommend handyman repair latch and/or strike plate.
$
Credit
Comment
5.6.1 - Stairs

Big Differences Between Treads (3/8")

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

This poses as a trip hazard. The difference between one step and other is at most 3/8 of an inch. The difference from the first step to the second step is more than a 2 inchs.

Contractor Qualified Professional

6 - Kitchen

IN NI NP O
6.1 Built-in Microwave X
6.2 Countertops & Cabinets X X
6.3 GFCI/AFCI X X
6.4 Kitchen Sink X X
6.5 Refrigerator X
6.6 Range/Oven/Cooktop X X
Countertops & Cabinets: Countertop Material
Laminate
Countertops & Cabinets: Inspected Cabinets & Countertops

I inspected a representative number of cabinets and countertop surfaces. 

Range/Oven/Cooktop: Cooktop/Range/Oven Brand
Tappan
Countertops & Cabinets: Cabinetry
Wood
Refrigerator: Brand
Hotpoint
Range/Oven/Cooktop: Range/Oven Energy Source
Electric
Range/Oven/Cooktop: Range Photos
GFCI/AFCI: GFCI Tested

I observed ground fault circuit interrupter (GFCI) protection in the kitchen. 

Kitchen Sink: Ran Water at Kitchen Sink

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

Refrigerator: Refrigerator Was On

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. 

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
6.2.1 - Countertops & Cabinets

Countertop Damaged

Countertops and/or backsplashes were damaged or deteriorated. Recommend correcting or replacing as necessary.

$
Credit
Comment
6.2.2 - Countertops & Cabinets

Island Not Secure
Kitchen

I observed that the kitchen island is not securely attached. Potential hazard or damage may occur upon force being applied such as someone tripping and catching themselves. 

House building Cabinet Contractor
$
Credit
Comment
6.3.1 - GFCI/AFCI

GFCI Wouldn't Reset
Kitchen

The tested GFCI would not reset. 

Electric Electrical Contractor
$
Credit
Comment
6.3.2 - 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
6.6.1 - Range/Oven/Cooktop

Burner Not Lighting

One or more heating elements did not heat up when turned on. Recommend qualified professional evaluate & repair.

Here is a DIY resource on possible solutions.

Wash Appliance Repair
$
Credit
Comment
6.6.2 - Range/Oven/Cooktop

Range Degraded
Kitchen

Noted part(s) of the oven/range/cooktop were degraded; did not stop unit from effectively operating. Recommend replace or repair. 

Wash Appliance Repair
$
Credit
Comment
6.6.3 - Range/Oven/Cooktop

Range Not Fastened

*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.


7 - Laundry Room

IN NI NP O
7.1 General X
7.2 Drain, Waste, & Vent Systems X
7.3 Washer Connections / Drain Pipe X
General: Dryer Vent
None Found
Drain, Waste, & Vent Systems: Material
ABS
Drain, Waste, & Vent Systems: Drain Size
1 1/2"
General: Dryer Power Source
220 Electric
Washer Connections / Drain Pipe: Washer Connections - Satisfactory

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

8 - Plumbing

IN NI NP O
8.1 Drain, Waste, & Vent Systems X X
8.2 Fixtures, Faucets and Spickets X X
8.3 Hot Water System X X
8.4 Water Supply, Distribution Systems X
8.5 Main Water Shut-Off Valve X
8.6 Fuel Storage & Distribution Systems X
Hot Water System: Power Source/Type
Gas
Hot Water System: Capacity
30 gallons
Water Supply, Distribution Systems: Water Source
Public
Water Supply, Distribution Systems: Distribution Material
Copper
Fixtures, Faucets and Spickets: Water Pressure
Hot Water System: Estimated Water Heater Age
28 years
Main Water Shut-Off Valve: Location of Main Shut-Off Valve
Front
Outside of House

Located on North wall at the bottom. 

Hot Water System: Manufacturer
Reliance

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.

Water Supply, Distribution Systems: Filters
None

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

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.  

Fuel Storage & Distribution Systems not present.

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
8.1.1 - Drain, Waste, & Vent Systems

Leaking Pipe - Interior

A waste line in noted locations showed signs of a leak which will cause additional damage to materials below leak. Recommend leak point is repaired. Also had flexible tubing and filled with caulk to prevent leaks recommend proper repair and replacement.

Tools Handyman/DIY
$
Credit
Comment
8.2.1 - Fixtures, Faucets and Spickets

Hose Bibb Anti-Siphon Missing
Rear South

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

Hose Bibb Leaking

Hose bibb valve was noted as leaking when turned on. Recommend correction by repair or replacement.

$
Credit
Comment
8.2.3 - Fixtures, Faucets and Spickets

Hose Bibb Not Operable
Rear

An exterior hose bibb was not operating at time of the inspection. Recommend further evaluation and repair/replace.
Pipes Plumbing Contractor
$
Credit
Comment
8.2.4 - Fixtures, Faucets and Spickets

Valve Missing
Kitchen under sink

No shut-off valves were observed in noted location. Recommend installation in the event of an emergency shut off.

Contractor Qualified Professional
$
Credit
Comment
8.3.1 - Hot Water System

Aging Unit
Basement

Though functional at the time of the inspection the unit is aging (approx 28 years). The water heater showed normal signs of wear and tear and is beyond the industry standard accepted 8-12 year service life. Recommend monitoring its effectiveness and replacing as needed.

Mag glass Monitor
$
Credit
Comment
8.3.2 - Hot Water System

No Expansion Tank
Basement

No expansion tank was present. Expansion tanks allow for the thermal expansion of water in the pipes. These are required in certain areas for new installs especially if your house was built after 2005 or your water system has a back flow prevention at the water main. Recommend a qualified plumber evaluate and install.

Please see this video of a homeowner explaining his experience of NOT having an expansion tank.

https://www.youtube.com/watch?v=4G7QUl6FrJ0

Pipes Plumbing Contractor

9 - Electrical

IN NI NP O
9.1 Service Entrance Conductors/Electric Meter and Base X X
9.2 Service Grounding & Bonding X X
9.3 Main Service Panel/Branch Wiring, Etc X X
9.4 Switches, Fixtures, Receptacles, Ceiling Fans X X
9.5 Smoke and CO2 Detectors X X
9.6 GFCI's and AFCI's X X
Main Service Panel/Branch Wiring, Etc: Panel Type
Circuit Breaker
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 Grounding & Bonding: Inspected the Service Grounding & Bonding

I inspected the electrical service grounding and bonding.

Main Service Panel/Branch Wiring, Etc: Main Disconnect
Main Service Panel
Main Service Panel/Branch Wiring, Etc: Panel Capacity
100 AMP
Service Entrance Conductors/Electric Meter and Base: Electrical Service Conductors
Overhead, 120-240 Voltage, Aluminum
Service Entrance Conductors/Electric Meter and Base: Inspected the Service Mast, Service Conduit & Raceway
Roof

I inspected the electrical service mast, service conduit and raceway.

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

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

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

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

Smoke detectors are visually identified as installed, yet not tested. 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: GFCI Tested
Various Locations Thru-out House

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

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
9.1.1 - Service Entrance Conductors/Electric Meter and Base

Splice Caps
Roof

One or more splice caps were damaged or substandard. Recommend repair.

Contractor Utility Company
$
Credit
Comment
9.1.2 - Service Entrance Conductors/Electric Meter and Base

Sub 200 Amp Service
Garage

The electric service to this property appeared to be rated at less than 200 amps and may be inadequate. Depending on the client's needs, recommend consulting with a qualified electrician about upgrading to a 200 amp service. Note that the electric service's rating is based on the lowest rating for the meter base, the service conductors, the main service panel and the main disconnect switch. One or more of these components may need replacing to upgrade.

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

AFCI Breakers Not Present
Various Locations Thru-out House

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
9.3.2 - Main Service Panel/Branch Wiring, Etc

Breaker Double Tapped
Garage

*Safety* Breaker was double tapped which means two different circuits are connected to one breaker which could cause the conductors to loosen leading to overheating or arcing. Recommend correction by either doing a 'pig tail' connection of the conductors before breaker, installing a tandem breaker and/or using empty slots (if available) for new breakers.

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

Exposed Conductors (Wires)
Kitchen under sink.

Exposed conductors (wire) was observed in the noted location which could cause arching or other issues. 

Recommend: installed properly sized wire caps over exposed wires. Or junction box properly installed with wire terminating correctly in junction box.

Contractor Qualified Professional
$
Credit
Comment
9.3.4 - Main Service Panel/Branch Wiring, Etc

Missing Screws
Garage

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

Recommend: install proper service panel screws.

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

Tools Handyman/DIY
$
Credit
Comment
9.3.5 - Main Service Panel/Branch Wiring, Etc

Opening, Missing Breakers
Garage

*Safety* One or more openings in the dead front cover of this service panel where circuit breakers were not installed were not properly covered. This condition may allow a person to come into contact with energized electrical components and is a potential shock/electrocution hazard. Recommend correction by installing filler plates made for this purpose.

Click here to purchase filler plates. (Ensure proper ones for you panel brand)

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

Open Knockout (Filler Missing)
Garage

I observed unused circuit-breaker panel opening that was not filled. Missing filler plate at the electrical panel cover. Hazardous. Fatal if someone sticks their finger through the opening and touches a live electrical component. 

"Knockouts" are missing on the electric panel. This poses a safety hazard and it is recommended that the opening in the panel caused by the missing knockout(s) be properly sealed by a licensed electrician.

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

Rust, Corrosion, Water Inside Cabinet
Garage

I observed indications of water intrusion, rust and corrosion inside the electrical panel cabinet. Hazard. 

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

Sub 200 Amp Service
Garage

The electric service to the main service panel is connected to the main breaker rated less than 200 amps and may be inadequate. Depending on the client's needs, recommend consulting with a qualified electrician about upgrading to 150-200 amp service. Note that the electric service's rating is based on the lowest rating for the meter base, the service conductors, the main service panel and the main disconnect switch. One or more of these components may need replacing to upgrade.

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

Ceiling Fan Unbalanced
Dining Room

Ceiling fan was unbalanced during operation. Recommend blades are balanced.

Helpful info for DIY ceiling fan balancing.

Tools Handyman/DIY
$
Credit
Comment
9.4.2 - Switches, Fixtures, Receptacles, Ceiling Fans

Cover Plate Missing
Dining Room Living 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 plates.

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

CO2 Detectors
Various Locations Thru-out House

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

Wrench DIY
$
Credit
Comment
9.6.1 - GFCI's and AFCI's

GFCI Not Operating
Basement Bathroom

*Safety* At the time of the inspection the GFCI was tested for proper operation - failed, which could result in a shock hazard by not tripping. Recommend correction by replacing GFCI receptacle.

Wrenches Handyman
$
Credit
Comment
9.6.2 - GFCI's and AFCI's

No GFCI Protection Installed - Exterior
Exterior

One or more of the exterior receptacles was not GFCI protected. Recommend installation in noted areas and can be achieved by any one of the methods below:

1. Replacing an individual standard receptacle with a GFCI receptacle. 
2. Replacing the electrical circuit receptacle located closest to the overcurrent protection device (usually a breaker) with a GFCI receptacle. 
3. Replacing the breaker currently protecting the electrical circuit that contains the receptacles of concern with a GFCI breaker.

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

$
Credit
Comment
9.6.3 - GFCI's and AFCI's

No GFCI Protection Installed - Garage
Garage Various Locations Thru-out House

Although GFCI protection of exterior circuits may not have been required at the time in which this home was built, as general knowledge of safe building practices has improved with the passage of time, building standards have changed to reflect current understanding. Recommend installation in noted areas and can be achieved by any one of the methods below:

1. Replacing an individual standard receptacle with a GFCI receptacle. 
2. Replacing the electrical circuit receptacle located closest to the overcurrent protection device (usually a breaker) with a GFCI receptacle. 
3. Replacing the breaker currently protecting the electrical circuit that contains the receptacles of concern with a GFCI breaker.

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

Wrenches Handyman

10 - Heating/ Cooling

IN NI NP O
10.1 Equipment X X
10.2 Distribution System X
10.3 Thermostat and Normal Operating Controls X X
10.4 Condensate X
10.5 Vents, Flues & Chimneys X
Equipment: Energy Source
Electric, Natural Gas
Equipment: Heat Type
Forced Air
Equipment: Age-Estimated Condenser
Manufactured in September 1998
Condenser built in 2016 (1 year old).
Distribution System : Configuration
Central, Non Insulated
Thermostat and Normal Operating Controls: Thermostat Location
Hallway
Vents, Flues & Chimneys: Flue - Satisfactory

No venting flue system deficiencies noted at the time of the inspection.

Equipment: Condenser Unit Brand
Exterior North
Lennox
Thermostat and Normal Operating Controls: Thermostat Brand
Lux
Homeowner's Responsibility

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. 

Equipment: Air Handler-Brand
Lennox
Equipment: Age-Estimated Air Handler Equipment
Made in September 1998

Furnace / Air Handler built in 1998. Unit is late service life of a standard industry recognized 12-15 years lifespan.

Vents, Flues & Chimneys: Furnace Flue System - Satisfactory

No deficiencies noted with the furnace flue system at the time of the inspection.

Equipment: AC Not Tested - Low Temperature

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

Condensate not present.

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
10.1.1 - Equipment

Aging Unit
Basement

Though fully functional at the time of the inspection the unit is aging (22 years). Recommend qualified HVAC tech fully test system, monitor for proper function, and replace as needed. It was also noted this is not a high efficiency furnace. Which run at 95% efficiency. Current furnace is an 80%.

The outside condenser is of same manufactured date. Above equally applies.  

$
Credit
Comment
10.1.2 - Equipment

Blower Panel Safety Switch Did Not Work

The safety switch located at the panel of the circulating blower fan for the furnace did not operate or function when I inspected it/and or was not present. Safety issue.  Correction and further evaluation is recommended. 

Th Heating and Cooling Contractor
$
Credit
Comment
10.1.3 - Equipment

Drip Leg Missing
Basement

Missing drip leg to catch debris and particulate in gas line. Recommend further evaluation and correction.

Fire HVAC Professional

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
Occupant Door (From garage to inside of home): No Fire Rated Door
Vehicle Door: Type
Up-and-Over, Sectional
Vehicle Door: Material
Metal, Insulated
Garage Door Opener: Number of Openers
One
General: Homeowner's Responsibility

Your job as 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. 

Vehicle Door: Overhead Garage Door

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

Defect at Lighting in Garage

I observed a defect at the lighting in the garage. 

Electric Electrical Contractor
$
Credit
Comment
11.2.2 - Electric in Garage

Missing GFCI-Protection in Garage

I observed a receptacle in the attached garage without GFCI (or ground fault circuit interrupter) protection. 

GFCI protection is required for all 15- and 20-amp receptacles, including outlets for refrigerators, garage door openers, and washing machines. 

Electric Electrical Contractor
$
Credit
Comment
11.2.3 - Electric in Garage

Missing Receptacle for Each Car Space in Garage

I observed that there is a missing receptacle for each car space in the attached garage. 

One receptacle outlet must be installed for each car space in the garage. 2014 NEC 210.52(G)

Electric Electrical Contractor
$
Credit
Comment
11.3.1 - Garage Door Opener

Photo Sensor Installed Wrong

*Safety* An automatic-reverse photoelectric sensor was improperly installed and is not operating as intended. Photoelectric sensors are devices installed to prevent injury by raising the vehicle door if the sensor detects a person in a position in which they may be injured by the descending door. Recommend correction by properly installing sensors to right and left of door track near bottom; no more than 6 inches off ground.

Garage Garage Door Contractor
$
Credit
Comment
11.5.1 - Occupant Door (From garage to inside of home)

Door Does Not Meet Separation Requirements

*Safety* Though not required at the time of building, the door separating the garage and home does not meet current safety standards. Doors in firewalls must be at least 1 3/8-inch thick, metal/steel or solid core wood, or a 20-minute fire-rated door, and sealed to keep vehicle gases from home. Recommend correction by installing a fire separation approved door with proper weather seals to keep garage environment out of home.

Door Door Repair and Installation Contractor
$
Credit
Comment
11.5.2 - Occupant Door (From garage to inside of home)

Not Self-closing

Door from garage to home should have self-closing hinges to help prevent spread of a fire to living space. Recommend a qualified contractor install self-closing hinges.

DIY Resource Link.

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
Foundation/ Wall Structure: Basement/Crawlspace Floor
Concrete
Floor Structure from above/Ceiling: Material
Wood Beams
Foundation/ Wall Structure: Material
Concrete, Frame

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