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1234 Main St.
Henderson , NV 89044
11/16/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
9
Minor concern/maintenance needed
12
Moderate concern/repair
1
Serious concern/action needed

Thank you for choosing 702 Certified Inspections LLC. to perform this General Home Inspection. Our commitment to excellence helps to ensure that both the home and your investment are safe! My goal; Peace of Mind, Quantified.


INSPECTION LIMITATIONS 

The Inspection is Visual 

The purpose of this report is to reflect as accurately as possible the visible condition of the home at the time of the inspection. Although the inspector may use basic instruments, the inspection performed to provide data for this report was primarily visual and non-invasive. This inspection is not a guarantee or warranty of any kind. Its purpose is to identify safety hazards and defects in system/major accessible components. 

Not Pass/fail 

The property does not "Pass" or "Fail" a General Home inspection. An inspection is designed to reflect the visual condition of the home at the time of the inspection. Please feel free to contact me with any questions about either the report or the property, soon after reading the report, or at any time in the future! 

SCOPE of the INSPECTION

The inspection was performed in compliance with the Standards of Practice of the International Association of Certified Home Inspectors. The following conditions lie beyond the scope of the General Home inspection: 

• Identification of building regulation violations; 

• Conditions not readily observable; 

• Failure to follow the manufacturer's installation recommendations, or 

• Any condition requiring research. 

NOT TECHNICALLY EXHAUSTIVE 

Please keep in mind that home inspectors are generalists, not specialists. Homes contain a huge variety of systems and components of different types, of varying quality and age, installed by those with varying skill levels in different climate zones. 

To have the same level of expertise, the library of knowledge, or to perform inspections to the same technical degree as would contractors specializing in each of those systems is not possible for a home inspector. 

Because home inspectors do not perform research, the General Home Inspection does not include confirmation of compliance with any manufacturer's recommended installation instructions, confirmation of property boundary limits or compliance with structure setback regulations. 

Although some conditions commented on in this report may be building code violations, identification of building code violations lies beyond the scope of the General Home Inspection. To understand more fully what is and is not included in a General Home Inspection, please visit the Standards of Practice page of the International Association of Certified Home Inspectors at www.nachi.org/sop

The goal of this inspection report is not to make a purchase recommendation, but to provide you with useful, accurate information that will be helpful in making an informed purchase decision. 

READ the REPORT! 

Please read your entire inspection report carefully. Although the report has a summary that lists the most important considerations, the body of the report also contains important information. 

REPAIRS, EVALUATIONS, and CORRECTIONS 

For your protection, and that of others, all repairs, corrections, or specialist evaluations should be performed by qualified contractors or licensed professionals. Safety hazards or poorly performed work can continue to be a problem, or even be made worse when home sellers try to save money by hiring inexpensive, unqualified workmen, or by doing work themselves. Be sure to take whatever actions are necessary before the expiration of your Inspection Object Deadline! 

DO A FINAL WALKTHROUGH! Because conditions can change very quickly, we recommend that you or your representative perform a final walk-through inspection immediately before closing to check the condition of the property, using this report as a guide. 

WE'RE HERE to HELP! If you have questions about either the contents of this report or about the home, please don't hesitate to contact us for help, no matter how much time has passed since your home inspection. We'll be happy to answer your questions to the best of our ability. 


NOTICE TO THIRD PARTIES This report is the joint property of the Inspection company that created it and the Client for whom it was prepared. Unauthorized transfer of this report to any third parties or subsequent buyers is not permitted and may place those in violation, or those who improperly depend on the information contained herein in jeopardy. This report and supporting inspection were performed according to a written agreement that limits its scope and the manner in which it may be used. Unauthorized recipients are advised to not rely on the contents of this report but instead to retain the services of the qualified home inspector of their choice to provide them with an updated report.

1 - Inspection Details

IN NI NP O
1.1 Occupancy X
Occupancy: State of Occupancy
Empty- short term
Property Elevation
2000 feet/610 metres
Weather, 2 days prior to the Inspection
Overcast with occasional light rain
Weather at the Inspection
Overcast with occasional light rain
Weather-related Property Condition
Dry
Approximate Temperature at the Inspection
70s F
Utilities: all utilities on

All utilities were on at the time of the inspection.


Occupancy: Occupancy: unoccupied
The home was unoccupied and was empty of furniture at the time of the inspection.
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations

2 - Homesite

IN NI NP O
Moderately-sloped lot

The home was built on a moderately-sloped lot with adequate drainage.

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

3 - Roof

IN NI NP O
3.1 Roof Structure Ext. X
3.2 Roof Configuration X
3.3 Flashing X X
3.4 Vents X
3.5 Concrete Tile X X
Roof Configuration: Roof Configuration
Gable and hip
Roof inspection method
walked the roof

The inspector viewed the roof using this method.

Walked the roof

The Inspector inspected the roof and its components by walking on the roof.

Flashing : Flashing Material
Aluminum
Concrete Tile: Concrete Tile Roof Materials
Interlocking
Concrete Tile: Tile Profile
S-tiles
Concrete Tile: Substrate Type
Roof sheathing
Concrete Tile: Fastening Method
Galvanized nails
Roof Structure Ext. : What's inspected?

Inspection of the roof structure from the exterior typically includes: 

  • The general roof structure appearance; 
  • Roof-covering material condition; 
  • Flashing protecting roof-covering material penetrations, changes in roof-covering materials, and transitions where roof slopes change; 
  • Condition of combustion, plumbing and attic ventilation vents and devices; 
  • Chimney conditions; and 
  • Roof drainage systems and components.
Flashing : General description

Flashing is a general term used to describe (typically) sheet metal fabricated into shapes and used to protect areas of the roof from moisture intrusion. Inspection typically includes inspection for condition and proper installation of flashing in the following locations: 

  • Roof penetrations such as vents;
  • Electrical masts;
  • Chimneys;
  • Mechanical equipment;
  • Patio cover attachment points; 
  • Around skylights; 
  • Junctions at which roofs meet walls; 
  • Roof edges; 
  • Areas at which roofs change slope; 
  • Areas at which roof-covering materials change; and 
  • Areas at which different roof planes meet (such as valleys).
Concrete Tile: Profile: S-tiles
The roof was covered with concrete "S" tiles that interlocked edges with tiles in the same course and overlap tiles in the course below.

I. The inspector shall inspect from ground level or the eaves: A. the roof-covering materials; B. the gutters; C. the downspouts; D. the vents, flashing, skylights, chimney, and other roof penetrations; and E. the general structure of the roof from the readily accessible panels, doors or stairs. II. The inspector shall describe; A. the type of roof covering materials. III. The inspector shall report as in need of correction: A. observed indications of active roof leaks. IV. The inspector is not required to: A. walk on any roof surface. B. predict service life expectancy. C. inspect underground downspout diverter drainage pipes. D. remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces. E. move insulation. F. inspect antennae, satellite dishes, lightning arresters, de-icing equipment, or similar attachments. G. walk on any roof areas that appear, in the inspector's opinion, to be unsafe. H. walk on any roof areas if doing so might, in the inspector's opinion, cause damage. I. perform a water test. J. warrant or certify the roof. K. confirm proper fastening or installation of any roof-covering material.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
3.3.1 - Flashing

Valley: keep clear of debris
North

Valleys have some minor debris. This condition may inhibit water drainage at the affected valleys. Recommend cleaning as needed.

Tools Handyman/DIY
Credit
Comment
3.3.2 - Flashing

Evidence of pigeon nesting
North

The area under eves showed signs of Pigeon nesting. Recommend install pest deterrent.

Pest control Pest Control Pro
Credit
Comment
3.5.1 - Concrete Tile

Cracked/broken- QC
North

The roof had cracked and/or broken concrete roof tiles that should be replaced to help prevent damage from moisture intrusion to the home materials, the roof structure and to prevent the development of microbial growth such as mold. The Inspector recommends a qualified contractor to discuss options and costs for repairs.

Roof Roofing Professional

4 - Exterior

IN NI NP O
4.1 Grounds X
4.2 Driveway X
4.3 Walkways X
4.4 Patio X
4.5 Exterior Trim X
4.6 Siding, Stucco/EIFS X
Grounds: Boundary Wall Material
Concrete block (CMU)
Grounds: Retaining Wall Material
Concrete block (CMU)
Driveway: Driveway Surface
Concrete
Walkways: Walkway Materials
Concrete
Patio: Patio Location
Rear of home
Patio: Patio Materials
Poured concrete
Exterior Trim: Trim Material
Wood
Siding, Stucco/EIFS: Hardcoat stucco

Exterior walls of the home were covered with hard coat stucco.

Grounds: Landscape irrigation: control panel, garage

The landscape irrigation (sprinkler) system control panel located in the garage.

Grounds: Landscape irrigation: operation, beyond the scope
The home was equipped with a landscape irrigation system. Inspection of irrigation systems lies beyond the scope of the General Home Inspection and the Inspector did not inspect the system. You may wish to have this system inspected by a qualified irrigation or landscape contractor before the expiration of your Inspection Objection Deadline. Remember to have the irrigation system winterized before weather cold enough to cause freeze damage arrives.
Patio: General condition: OK
South
The Inspector observed no deficiencies in the condition of this patio. Inspection of the patio typically includes examination of the following: - surface damage; - installation deficiencies; - level and flat; - deterioration; - heaving or settling; and - roof or cover and its supporting structure.
Exterior Trim: Fascia: Regular maintenance

The home had weathered fascia that needed prepped and painted. The inspector recommends maintenance by a qualified contractor.

Siding, Stucco/EIFS: General Condition: mostly OK

The Inspector observed a few deficiencies in the condition of stucco covering exterior walls of the home. Notable exceptions will be listed in this report.

I. The inspector shall inspect: A. the exterior wall-covering materials, flashing and trim; B. all exterior doors; C. adjacent walkways and driveways; D. stairs, steps, stoops, stairways and ramps; E. porches, patios, decks, balconies and carports; F. railings, guards and handrails; G. the eaves, soffits and fascia; H. a representative number of windows; and I. 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: A. the type of exterior wall-covering materials. III. The inspector shall report as in need of correction: A. any improper spacing between intermediate balusters, spindles and rails. IV. The inspector is not required to: A. inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting. B. inspect items that are not visible or readily accessible from the ground, including window and door flashing. C. inspect or identify geological, geotechnical, hydrological or soil conditions. D. inspect recreational facilities or playground equipment. E. inspect seawalls, breakwalls or docks. F. inspect erosion-control or earth-stabilization measures. G. inspect for safety-type glass. H. inspect underground utilities. I. inspect underground items. J. inspect wells or springs. K. inspect solar, wind or geothermal systems. L. inspect swimming pools or spas. M. inspect wastewater treatment systems, septic systems or cesspools. N. inspect irrigation or sprinkler systems. O. inspect drainfields or dry wells. P. determine the integrity of multiple-pane window glazing or thermal window seals.

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

5 - Structure

IN NI NP O
5.1 Foundation X
Foundation: Foundation Type
Slab-on-grade

I. The inspector shall inspect: A. the foundation; B. the basement; C. the crawlspace; and D. structural components. II. The inspector shall describe: A. the type of foundation; and B. the location of the access to the under-floor space. III. The inspector shall report as in need of correction: A. observed indications of wood in contact with or near soil; B. observed indications of active water penetration; C. observed indications of possible foundation movement, such as sheetrock cracks, brick cracks, out-of-square door frames, and unlevel floors; and D. any observed cutting, notching and boring of framing members that may, in the inspector's opinion, present a structural or safety concern. IV. The inspector is not required to: A. enter any crawlspace that is not readily accessible, or where entry could cause damage or pose a hazard to him/herself. B. move stored items or debris. C. operate sump pumps with inaccessible floats. D. identify the size, spacing, span or location or determine the adequacy of foundation bolting, bracing, joists, joist spans or support systems. E. provide any engineering or architectural service. F. report on the adequacy of any structural system or component.

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

6 - Interior

IN NI NP O
6.1 General Interior X
6.2 Door/Window/Skylight X
6.3 Kitchen X X
6.4 Laundry Room X
6.5 Bathroom X X
6.6 Bedroom X
General Interior: General Floor Materials
Ceramic tile
Door/Window/Skylight : Interior Door Types
Hollow core
Door/Window/Skylight : Window Frame Material
Aluminum, Vinyl
Door/Window/Skylight : Window Glazing Type
Double-pane
Door/Window/Skylight : Window Style(s)
Single hung, Sliding, Fixed
Kitchen: Kitchen Floor Materials
Ceramic tile
Kitchen: Range/Oven/Cooktop Type
Gas-fired range, Gas cooktop
Kitchen: Range/Cooktop Brand
GE
Kitchen: Range Hood Type
Vent to exterior
Kitchen: Dishwasher Brand
GE
Bathroom: Number of Bathrooms
2 bathrooms
Bathroom: Bathroom Configuration
1sink in cabinet/toilet/tub-with-shower, 2 sinks in cabinet/toilet/tub-with-shower
Bathroom: Toilet type(s)
Conventional
Bathroom: Bathroom Floor Materials
Ceramic tile
Bathroom: Room Ventilation
Exhaust fan
Bathroom: Sinks: faucets, aerators installed
The bathroom sink faucets had aerators installed to help conserve water.
Bedroom: Bedroom Floor Materials
Carpet
Laundry Room: Gas shut-off: photo showing location
The gas shut-off for the dryer is shown in the photo.
General Interior: Walls: insulation, 2x4/R-11
Exterior walls appeared to framed with 2x4 providing cavities for thermal insulation approximately 3.5 inches thick. If insulation is fiberglass batt, which would be typical, this would provide an R-value of R-11.
Kitchen: Kitchen - What's inspected?

Inspection of kitchens typically includes the following: 

ROOM 

  • Wall, ceiling and floor;
  • Windows, skylights and doors 


APPLIANCES 

  • Range/cooktop (basic functions, anti-tip) ;
  • Range hood/downdraft (fan, lights, type);
  • Dishwasher (operated only at the Inspector's discretion) 

CABINETS

  • Exterior and interior;
  • Door and drawer 

SINK 

  • Basin condition;
  • Supply valves;
  • Adequate trap configuration
  • Functional water flow and drainage
  • Disposal 

ELECTRICAL 

  • Switch operation;
  • Outlet placement, grounding, and GFCI protection 

Note: Appliances are operated at the discretion of the Inspector

Kitchen: Sink: faucet filter installed
A water filter was installed on the kitchen sink faucet. You should contact the manufacturer to learn about any maintenance requirements connected with its use.
Bedroom: AFCI receptacles: installed
Bedroom
Arc-fault circuit interrupter (AFCI) protection was installed to protect electrical circuits in the bedrooms.

I. The inspector shall inspect: A. a representative number of doors and windows by opening and closing them; B. floors, walls and ceilings; C. stairs, steps, landings, stairways, and ramps; D. railings, guards and handrails; and E. garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls. II. 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, steam-generating 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
6.3.1 - Kitchen

Cabinets: deterioration, minor

The kitchen cabinets exhibited minor deterioration commensurate with the age of the home.
Credit
Comment
6.3.2 - Kitchen

Cabinets: under-sink, floor damage- past leaks

The floor of the kitchen sink cabinet exhibited damage from past moisture intrusion. The moisture meter showed no elevated levels of moisture present in the floor at the time of the inspection indicating that the source of the leak has been repaired.
Credit
Comment
6.3.3 - Kitchen

Dishwasher: Heating element not functioning

The dishwashers heating element was not functioning per the seller's disclosure. The Inspector recommends service by a qualified plumbing contractor or technician.

Wash Appliance Repair
Credit
Comment
6.3.4 - Kitchen

Microwave: door handle missing

The microwave oven was missing a door handle.
Wash Appliance Repair
Credit
Comment
6.3.5 - Kitchen

Microwave: filters dirty
Kitchen

The microwave oven vent filters were dirty. Clean filters promote efficient air circulation and reduce the risk of fire from ignited cooking grease. Recommend cleaning or replacement as necessary.

Tools Handyman/DIY
Credit
Comment
6.3.6 - Kitchen

Sink: damage, cosmetic

The kitchen sink had cosmetic damage that will not affect its functionality.
Credit
Comment
6.3.7 - Kitchen

Sink: faucet loose- QC

The kitchen sink faucet was loose and needed maintenance. All work should be performed by a qualified plumbing contractor.
Pipes Plumbing Contractor
Credit
Comment
6.5.1 - Bathroom

Bathtub: damage, minor
Guest Bathroom

The bathtub in this bathroom had minor damage visible to the drain cover.

Tools Handyman/DIY
Credit
Comment
6.5.2 - Bathroom

Bathtub: sealant, caulking - QC
Guest Bathroom

The area where the tub meets the floor had sections of grout instead of proper sealant. This may allow damage from moisture intrusion. The Inspector recommends maintenance by a qualified contractor.

Wrenches Handyman
Credit
Comment
6.5.3 - Bathroom

Cabinets: deterioration, minor

The cabinets in this bathroom exhibited minor deterioration commensurate with the age of the home.
Credit
Comment
6.5.4 - Bathroom

Lighting: light damaged

An interior light fixture in this bathroom is missing bulbs and was damaged due to excess moisture.

Contractor Qualified Professional
Credit
Comment
6.5.5 - Bathroom

Walls: damage & deterioration, minor

Interior walls in this bathroom exhibited minor damage or deterioration near the shower curtain rod. recommend repair.

Tools Handyman/DIY
Credit
Comment
6.5.6 - Bathroom

Toilet tissue holder is damaged.

Recommend replace/repair

Tools Handyman/DIY

7 - Garage

IN NI NP O
7.1 Garage Reference X
7.2 Automatic Opener X X
7.3 Floors, Walls, & Ceiling X X
7.4 Garage Electrical X
7.5 Garage Ventilation X
7.6 Overhead Doors X
Garage Description
Attached, 3-car
Automatic Opener: Number of Automatic Openers
1
Garage Ventilation: Roof structure ventilation: gable vents

Gable vents were installed as part of the garage roof structure ventilation system.


Overhead Doors: Door tracks: OK
The overhead garage door tracks appeared to be correctly installed and stable.
Overhead Doors: Overhead doors: mostly OK
The Inspector observed few deficiencies in the condition of the overhead vehicle doors. Notable exceptions will be listed in this report.
Overhead Doors: Overhead doors: what's inspected?
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; and - manual disconnect.
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
7.2.1 - Automatic Opener

Automatic opener: damaged keypad

The keypad mounted on the garage exterior that is designed to activate the automatic door opener was damaged and may be inoperable. You should ask the seller about its functionality.

Contractor Qualified Professional
Credit
Comment
7.2.2 - Automatic Opener

Automatic opener: inoperable- QC

An automatic door opener was inoperable. The Inspector recommends service by a qualified contractor or technician.
Garage Garage Door Contractor
Credit
Comment
7.2.3 - Automatic Opener

Automatic reverse: photo sensor, above 6"- QC

An overhead garage door photo sensor was installed at a height greater than 6 inches above the floor. 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. Installation of photo sensors in new homes has been required by generally-accepted safety standards since 1993. Safety standards designed to protect small children limit the maximum mounting height for garage door photo sensors to 6 inches. The Inspector recommends correction by a qualified garage door contractor.
Garage Garage Door Contractor
Credit
Comment
7.3.1 - Floors, Walls, & Ceiling

Walls: drywall damage, minor

The garage walls exhibited common drywall cracking. Recommend monitoring.

8 - Electrical

IN NI NP O
8.1 Service Drop X
8.2 Electric Meter X
8.3 Service Entrance Cables X
8.4 Service Panel X
8.5 Service Grounding & Bonding X
8.6 Branch Circuits X X
Service Drop: Service Conductors
Copper
Service Drop: Service Type
Public utility, Photovoltaic
Service Drop: Type of Attachment
Side of structure
Service Drop: Service Lateral: underground
Conductors supplying electricity to the home were buried underground.
Electric Meter: Electric Meter Type
Electromechanical (conventional)
Electric Meter: Electric Meter Location
Right side
Service Entrance Cables: Service Entrance Cable Ampacity
2/0 copper/200 amps
Service Entrance Cables: Viewed Service Entrance Conductors at:
In the service panel
Service Panel: Service Panel Location
Garage
Service Panel: Service Panel Type
Flush mount
Service Panel: Service Panel Brand
Square D
Service Panel: Service Panel Ampacity
225 amps
Service Panel: Main Disconnect Type
Breaker
Service Panel: Main Disconnect Ampacity
225 amps
Service Panel: Main disconnect location: at service panel
The main disconnect was located at the service panel.
Service Panel: OCPD: location, in service panel
Overcurrent protection was located in the service panel.
Service Grounding & Bonding: Grounding Electrode Type
Driven rod
Branch Circuits: Branch Circuit Conductor Type
Copper
Branch Circuits: Overcurrent Protection Type
Circuit breakers, GFCI, AFCI
Service Panel: Manufacturer: label photo
The manufacturer's label for the service panel is shown in the photo.
Service Panel: Main disconnect type: breaker
The service disconnect was a breaker type. A service disconnect is a device designed to shut off power to all overcurrent devices (circuit breakers or fuses) and branch circuits in the home.
Service Panel: OCPD: AFCI present
The main electrical service panel contained Arc Fault Circuit Interrupter (GFCI) breakers designed to provide fire protection by shutting off current flow should sensors detect arcing at outlets on the protected circuit. AFCI protection of electrical outlets in sleeping rooms is required in new construction.
Service Panel: OCPD condition: breakers OK
At the time of the inspection, the Inspector observed no deficiencies in the condition of circuit breakers in the electrical service panel.
Service Panel: OCPD type: breakers
Overcurrent protection of branch circuits was provided by circuit breakers located in the service panel.
Service Panel: Service Panel General Condition - What's inspected?
Inspection of the electrical service panel typically includes examination of the following: - Panel interior and exterior condition - Panel amperage rating - Main disconnect amperage rating and condition - Main conductor amperage ratings - Branch conductor types, amperage rating and condition - Wiring visible materials, types, condition and connections - Circuit breaker types, amperage ratings and condition - Label information present - Service and equipment grounding - Bonding of service equipment
Branch Circuits: AFCI: protection installed
Arc-fault circuit interrupter (AFCI) protection was installed to protect electrical circuits in bedrooms.
Branch Circuits: About AFCI protection

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

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

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

Branch Circuits: Exterior receptacles: GFCI response, OK
At the time of the inspection, the Inspector observed no deficiencies in the response of exterior Ground Fault Circuit Interrupter (GFCI)-protected electrical receptacles.
Branch Circuits: Exterior receptacles: weather-protected
Exterior electrical receptacles were Ground Fault Circuit Interrupter (GFCI)-protected, and enclosed in weather-resistant covers.
Branch Circuits: GFCI protection installed
The home had ground fault circuit interrupter (GFCI) protection that appeared to comply with generally-accepted modern safety standards. A representative number of GFCI-protected electrical receptacles were tested and responded in a satisfactory manner at the time of the inspection.

I. The inspector shall inspect: A. the service drop; B. the overhead service conductors and attachment point; C. the service head, gooseneck and drip loops; D. the service mast, service conduit and raceway; E. the electric meter and base; F. service-entrance conductors; G. the main service disconnect; H. panelboards and over-current protection devices (circuit breakers and fuses); I. service grounding and bonding; J. a 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; K. all ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible; and L. smoke and carbon-monoxide detectors. II. The inspector shall describe: A. the main service disconnect's amperage rating if labeled; and B. the type of wiring observed. III. The inspector shall report as in need of correction: A. deficiencies in the integrity of the service entrance conductors insulation, drip loop, and vertical clearances from grade and roofs; B. any unused circuit-breaker panel opening that was not filled; C. the presence of solid conductor aluminum branch circuit wiring, if readily visible; D. any tested receptacle in which power was not present, polarity was incorrect, the cover was not in place, the GFCI devices were not properly installed or did not operate properly, evidence of arcing or excessive heat, and where the receptacle was not grounded or was not secured to the wall; and E. the absence of smoke detectors. IV. The inspector is not required to: A. insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures. B. operate electrical systems that are shut down. C. remove panelboard cabinet covers or dead fronts. D. operate or re-set over-current protection devices or overload devices. E. operate or test smoke or carbon-monoxide detectors or alarms F. inspect, operate or test any security, fire or alarms systems or components, or other warning or signaling systems. G. measure or determine the amperage or voltage of the main service equipment, if not visibly labeled. H. inspect ancillary wiring or remote-control devices. I. activate any electrical systems or branch circuits that are not energized. J. inspect low-voltage systems, electrical de-icing tapes, swimming pool wiring, or any time-controlled devices. K. verify the service ground. L. inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility. M. inspect spark or lightning arrestors. N. inspect or test de-icing equipment. O. conduct voltage-drop calculations. P. determine the accuracy of labeling. Q. inspect exterior lighting.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
8.6.1 - Branch Circuits

Switch: minor wear on toggle switch

A few light switches showed signs of age and excess wear. The switches were operable at the time of inspection. Recommend Qualified electrician evaluate and replace or repair as needed.

Electric Electrical Contractor

9 - Plumbing

IN NI NP O
9.1 Water Supply X
9.2 Drain, Waste and Vent (DWV) X
9.3 Water Heater X
Water Supply: Water Source
Public
Water Supply: Water Service Pipe Material
Copper
Water Supply: Distribution Pipe Material
Crosslinked polyethylene (PEX)
Water Supply: Water supply pipes: approved plastic
The home water distribution pipes included an approved plastic type.
Drain, Waste and Vent (DWV) : DWV 1 Material ABS

The visible drain, waste, and vent (DWV) pipes were ABS

Water Heater: Water heater location
garage
Water Heater: Water Heater Type
Gas-fired
Water Heater: Water Heater Brand
Bradford-White
Water Heater: Water Heater Tank Capacity
40 gallons
Water Heater: Gas Water Heater Efficiency
Medium
Drain, Waste and Vent (DWV) : Cleanout location

The clean-out is located in the front of the house.

Water Heater: Data plate: photo

The photo shows the data plate of this water heater.

Water Supply: Main water shut-off: location Garage

The water Main is located on the sidewalk in front of the house.The main water supply shut-off for the interior of the home was located in the garage

Water Heater: About: Conventional Storage Tank Water Heaters

Storage tanks water heaters are the most common type of water heater. They consist of an insulated tank in which water is heated and stored until needed. When a hot water valve is opening somewhere in the home, hot water is pulled from a pipe at the top of the water heater. To prevent overheating resulting in the development of excessive pressure in the tank (with the potential for high-energy explosion) a temperature/pressure relief (TPR) valve is installed that is designed to open if either exceeds a preset level. Natural-gas water heaters typically use less energy and cost less to run (by about half) than electric water heaters, although gas models cost more at the time of purchase.

Water Heater: Gas water heater info
This water heater was gas-fired. Gas water heaters heat water using a gas burner located in a chamber beneath the water tank. The gas control mechanism contains safety features designed to prevent gas from leaking into the living space if the burner should fail for some reason. Gas-fired water heaters must be properly installed so that the gas fuel is safely delivered to the water heater and so that the water heater safely exhausts the products of combustion to the home exterior. Gas-fired water heaters can be expected to last the length of the stated warranty and after its expiration may fail at any time.
Water Heater: TPR valve: present
The water heater was equipped with a temperature/pressure relief (TPR) valve that was not operated by the Inspector. Operating the TPR valve lies beyond the scope of the General Home Inspection. The Inspector recommends that the TPR be operated by the homeowner monthly as a maintenance measure.
Water Heater: Water heater, what's inspected?
Water heaters should be expected to last for the length of the warranty only, despite the fact that many operate adequately for years past the warranty date. Water heater lifespan is affected by the following: The lifespan of water heaters depends upon the following: - the quality of the water heater; - the chemical composition of the water; - the long-term water temperature settings; and - the quality and frequency of past and future maintenance Flushing the water heater tank once a year and replacing the anode every four years will help extend its lifespan. You should keep the water temperature set at a minimum of 120 degrees Fahrenheit to kill microbes and a maximum of 130 degrees to prevent scalding.

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

10 - HVAC

IN NI NP O
10.1 Furnace & Humidifier X X
10.2 Cooling X
Furnace & Humidifier : Furnace Location
Attic
Furnace & Humidifier : Furnace Brand
Bryant
Furnace & Humidifier : Energy Source
Natural gas
Furnace & Humidifier : Furnace Efficiency
Medium
Furnace & Humidifier : Annual Fuel Utilization Efficiency (AFUE) Rating
Medium (80%-83%)
Furnace & Humidifier : Air Filter Location
Return air registers
Furnace & Humidifier : Type of Air Filter
Pleated
Furnace & Humidifier : Duct Type
Flexible duct
Furnace & Humidifier : Data plate: original furnace
The furnace appeared to be the original installed when the home was built.
Cooling: AC Brand
Bryant
Furnace & Humidifier : Air filter: location, ceiling-mounted return air

The air filters are located behind ceiling-mounted return air registers in the home interior.

Furnace & Humidifier : Data plate: photo

The photo shows the furnace data pate or manufacturer's label

Furnace & Humidifier : Furnace shut-offs: gas shut-off photo
The furnace gas shut-off is shown in the photo.
Furnace & Humidifier : Furnace type: what is inspected?

Inspection of gas-fired furnaces typically includes visual examination of the following: 

  • Cabinet exterior;
  • Fuel supply and shut-off (not tested); 
  • Electrical shut-off; 
  • Adequate combustion air; 
  • Proper ignition; 
  • Burn chamber conditions (when visible); 
  • Combustion exhaust venting; 
  • Air filter and blower; 
  • Plenum and ducts; 
  • Response to the thermostat; 
  • Return air system; and 
  • Condensate drain components (where applicable).
Cooling: AC: 2 split systems
The home had two air-conditioning systems. The air conditioning systems were split systems in which the cabinets housing the compressors, cooling fans and condensing coils were located physically apart from the evaporator coils. As is typical with split systems, the compressor/condenser cabinets were located at the home's exterior so that the heat collected inside the home could be released to the outside air. Evaporator coils designed to collect heat from the home interior were located inside the air ducts at the furnaces.
Cooling: AC: compressor data plate, photo
Information from the air-conditioner compressor unit data plate is shown in the photo.
Cooling: AC compressor unit: disconnect OK
West
Although it was not operated, the electrical disconnect for the condensing unit appeared to be properly located and installed and in serviceable condition at the time of the inspection.
Cooling: AC evap. coils: condensate disposal OK
Condensate produced by the operation of the air-conditioning system evaporator coils was properly routed and discharged at the time of the inspection.
Cooling: AC: what's inspected?

Inspection of the air-conditioning system typically includes a visual examination of the following: - compressor housing exterior and mounting condition; - refrigerant line condition; - proper disconnect (line of sight); - proper operation (outside temperature permitting); and - proper condensate discharge. The system should be serviced at the beginning of every cooling season.

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.

I. The inspector shall inspect: A. the cooling system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the cooling system; and B. the cooling method. III. The inspector shall report as in need of correction: A. any cooling system that did not operate; and B. if the cooling system was deemed inaccessible. IV. The inspector is not required to: A. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system. B. inspect portable window units, through-wall units, or electronic air filters. C. operate equipment or systems if the exterior temperature is below 65 Fahrenheit, or when other circumstances are not conducive to safe operation or may damage the equipment. D. inspect or determine thermostat calibration, cooling anticipation, or automatic setbacks or clocks. E. examine electrical current, coolant fluids or gases, or coolant leakage.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
10.1.1 - Furnace & Humidifier

Air filter condition: none installed

No air filters were installed in the return registers. A properly sized air filter should be installed to improve indoor air quality and keep the system running at maximum efficiency.

Tools Handyman/DIY

11 - Attic

IN NI NP O
11.1 Attic Access X
11.2 Attic Electrical, Plumbing and HVAC X
11.3 Attic/Roof Structure Ventilation X
11.4 Roof Structure X
11.5 Thermal Insulation X
Attic Access: Access Hatch Location
Master bedroom closet
Attic Access: Attic access: from access hatch
The Inspector evaluated the attic from the access hatch.
Attic/Roof Structure Ventilation: Roof Structure Ventilation
Soffit vents, Roof vents, Gable vents
Attic/Roof Structure Ventilation: Attic Ventilation Method
Soffit vents, Roof vents, Gable vents
Roof Structure: Roof Framing Method
Roof trusses
Roof Structure: Roof Sheathing Material
5/8-inch plywood
Thermal Insulation: Application Type
Attic outside the thermal envelope
Thermal Insulation: Thermal Insulation Type
Blown fiberglass, Fiberglass batt
Thermal Insulation: Insulation Average Depth
9-12 inches
Attic Access: Attic access: ceiling hatch (loc)
The attic was accessed through a hatch in the _____ ceiling.
Thermal Insulation: Posted information (attic)

Written information describing the attic insulation material type and installed R-value was posted in the attic.

I. The inspector shall inspect: A. insulation in unfinished spaces, including attics, crawlspaces and foundation areas; B. ventilation of unfinished spaces, including attics, crawlspaces and foundation areas; and C. mechanical exhaust systems in the kitchen, bathrooms and laundry area. II. The inspector shall describe: A. the type of insulation observed, and B. the approximate average depth of insulation observed at the unfinished attic floor area or roof structure. III. The inspector shall report as in need of correction: A. the general absence of insulation or ventilation in unfinished spaces. IV. The inspector is not required to: A. enter the attic or any unfinished spaces that are not readily accessible, or where entry could cause damage or, in the inspector's opinion, pose a safety hazard. B. move, touch or disturb insulation. C. move, touch or disturb vapor retarders. D. break or otherwise damage the surface finish or weather seal on or around access panels or covers. E. identify the composition or R-value of insulation material. F. activate thermostatically operated fans. G. determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers or wiring. H. determine the adequacy of ventilation.

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