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1234 Main St.
Twin Falls, ID 83301
01/19/2020 9:00AM

Sample agent
agent

Agent Name

Agency Name
82
Items Inspected
8
Recommendation

1 - Inspection Details

In Attendance
Buyer and Their Agent for Summary
Temperature (approximate)
38 Fahrenheit (F)
Weather Conditions
Cloudy
Ground Conditions
Partially Snow Covered, Frozen
Style
Single Level, Attached Garage
Type of Building
Single Family
New Construction
Occupancy / Condition
Vacant

Occupied or furnished homes limit the view of or access to areas, systems and components. The inspector specifically disclaims responsibility for conditions missed during the inspection or discovered after contents are moved or removed from the home.
Any request for a return trip to inspect after contents are moved or removed will be subject to rescheduling and a return trip fee.

Detached Structures - Not Inspected

Detached buildings and structures are outside the scope of this inspection and were not inspected (see inspection agreement).
These can be added at an additional fee if requested prior to the inspection. The customer did not request them to be inspected.

Potential Concerns: Noticeable Odors
No Discernable Odors Detected
Odors Present: Odors Information

If any odors are noticed in the home I will include them in this section with recommendations made as needed. If no additional information is included in this report in respect to odors, then no discernible odors were present or noticed in the home at the time of inspection. 

Potential Concerns: Fungal Growth
Fungal Growth: Fungal Growth and Mold Information

In accordance with the InterNACHI standards of practice and the Inspection Agreement, reporting on the presence of mold is excluded from a home inspection. If I see obvious signs of fungal growth, I will recommend further evaluation as a courtesy, but these individual references should not be construed as an all-inclusive list. Furthermore, the removal of personal belongings or any remodeling or repairs that may take place in the future may reveal fungal growth or mold that was not visible at the time of inspection. If mold is a concern, you are advised to have a full environmental inspection by an environmental contractor prior to the end of your inspection contingency period.

2 - Roof and Attic Structure

IN NI NP D
2.1 Coverings X
2.2 Flashings X
2.3 Roof Drainage Systems X X
2.4 Skylights, Chimneys & Other Roof Penetrations X
2.5 Roof Structure & Attic X
Roof Type/Style
Gable, Hip
Coverings: Material
Architectural
Flashings: Material
Roofing Material, California Valley, Woven Valleys, Aluminum
Roof Drainage Systems: Gutter Material
Seamless Aluminum
Roof Structure & Attic: Construction Method / Materials
Attic
Engineered Trusses, 7/16" OSB Sheathing, H-Clips
Roof Inspection Method
Walked Roof

The roof was inspected by the methods listed. 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.  

Attic Access Location
Garage, Bedroom Ceiling
Attic Inspection Method
Visual, From Access (see notes below)

In most cases, it is my preference to inspect the attic from the access opening(s). Most attics can effectively be inspected this way, however some areas may not be visible.
While not required, I will walk the attic when I feel the risk for property damage is low, there is adequate headroom, it will not cause the insulation to be compacted, or when there is an adequate travel path such as a boardwalk designed for this purpose.
Walking or crawling through the attic space can be unsafe and cause property damage, as well as compacting insulation which reduces it efficiency.
Click the Link for the InterNACHI Standards of Practice relative to this statement.
If you require a more comprehensive evaluation of the attic, I recommend hiring the appropriate specialist.
Pictures shown in this section are for the clients general information and not intended to show defects. Defects discovered during the inspection will be shown in another section under "Defects".

Coverings: Age - Life Remaining (Estimate Only)
First Third, New Construction

While it is outside the scope of a home inspection to determine the age of the roof covering or how much life remains, it is also one of the largest concerns a buyer has. I will attempt, if possible, to determine the approximate stage of life the roof covering is at the time of the inspection. Architectural shingles installed properly, with adequate attic ventilation may last up to 30 years, 3 Tab shingles 20 years. Additional layers last considerably less.
My chosen method is to estimate the life into 3 stages.
At all stages, monitoring the roofs condition is part of the required maintenance and due diligence of home ownership. Periodic repairs may be necessary. I recommend an annual roof inspection as part of this regular maintenance.
If more than one layer of shingles are present, I will not provide an age or life remaining estimate. Multiple layers reduce shingle life for multiple reasons.
(age estimate is either my opinion or an estimate based on condition, seller interviews or documentation but is in no way a guarantee. Further evaluation by a licensed roofing specialist recommended if you require a life remaining certification).

Coverings: 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. 

Every roof should be inspected every year as part of a homeowner's routine home maintenance plan. Catch problems before they become major defects.

Roof Drainage Systems: Homeowner's Responsibility

Your job is 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.

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 the 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 inspectors 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
  • D = Deficiencies
$
Credit
Comment
2.3.1 - Roof Drainage Systems

Downspouts Drain Near House

One or more downspouts drain too close to the home's foundation. This can result in excessive moisture in the soil at the foundation, which can lead to moisture intrusion into the crawlspace / basement and in worse case scenarios even foundation/structural movement. Recommend a qualified contractor adjust downspout extensions to drain 4-6 feet from the foundation. 

Here is a helpful DIY link and video on draining water flow away from your house. 

Gutter cleaning icon Gutter Contractor
$
Credit
Comment
2.3.2 - Roof Drainage Systems

No Underground or Trench Drain

The raingutter downspout at the SW corner of the garage will deposit a lot of storm water. Make sure this water drains out properly. There is a pipe under the sidewalk which may be in place for this purpose.
Keeping this area properly drained will prevent settlement and heaving of the parking slab and walkway.

3 - Insulation & Ventilation

IN NI NP D
3.1 Attic Ventilation X
3.2 Attic Insulation X
3.3 Foundation Ventilation X
3.4 Exhaust Systems X
Flooring Insulation
Fiberglass, Batt, Unfaced
Foundation Insulation
None Floor is Insulated
Attic Ventilation: Ventilation Type
Attic
Soffit Vents, Box Vents
Attic Insulation: Insulation Type
Loose-fill, Cellulose
Attic Insulation: Approximate R Value
R38, Garage ~R19
Foundation Ventilation : Crawlspace Ventilation Type
Mechanical Vents
Exhaust Systems: Exhaust Fans
Fan Only
Exhaust Systems: Dryer Vent
Metal

Clothes Dryers are a Common Source of House Fires

  • If you are installing your own dryer vent, follow the directions in the manufacturer’s installation instructions, using the recommended duct material. If you are unsure about how to properly install the vent, consider hiring a professional to do the installation.
  • Clean out the dryer vent regularly.
  • Clean out the lint filter after each load.
  • Lint may also collect under and behind your dryer, so do not forget to clean these areas.
  • Click this Link for Additional Information

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
  • D = Deficiencies

4 - Exterior

IN NI NP D
4.1 Doorbell X
4.2 Siding, Flashing & Trim X
4.3 Exterior Doors X
4.4 Exterior Lighting X
4.5 Walkways, Patios & Driveways X
4.6 Decks, Balconies, Porches & Steps X
4.7 Eaves, Soffits & Fascia X
4.8 Vegetation, Grading, Drainage & Retaining Walls X X
Siding, Flashing & Trim: Siding Material
Vinyl, Synthetic Stone, EIFS (synthetic stucco), Metal Soffit & Fascia
Exterior Doors: Exterior Door Types
Steel, Thermal Pane
Walkways, Patios & Driveways: Driveway Material
Concrete
Vegetation, Grading, Drainage & Retaining Walls: Gradient
Minor Slope
Decks, Balconies, Porches & Steps: Appurtenance
Covered Patio
Homeowner's Responsibility

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 buildings exterior for its condition and weathertightness. 

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. 

Exterior Lighting : Motion and Dusk to Dawn

Exterior lighting was inspected. Assessory items such as motion detectors or dusk to dawn sensors were not tested..

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
  • D = Deficiencies

5 - Garage

IN NI NP D
5.1 Ceiling X
5.2 Floor X
5.3 Walls & Firewalls X
5.4 Garage Door X
5.5 Garage Door Opener X
5.6 Occupant Door (From garage to inside of home) X
5.7 Garage Outlets X
5.8 Lighting X
Garage Door: Material
Metal, Insulated
Garage Door: Type
Roll-Up
Floor: Normal Cracking Observed
Garage

Some cracking of the concrete garage floor was observed. These floors are typically not considered to be of structural significance so cracking, unless trip hazards are present is considered cosmetic only. Monitor for movement recommended.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies

6 - Electrical

IN NI NP D
6.1 Service Entrance Conductors X
6.2 Main & Subpanels, Service & Grounding, Main Overcurrent Device X
6.3 Branch Wiring Circuits, Breakers & Fuses X
6.4 Lighting Fixtures, Switches & Receptacles X X
6.5 GFCI & AFCI X
6.6 Smoke Detectors X
6.7 Carbon Monoxide Detectors X
Service Entrance Conductors: Electrical Service Conductors
Aluminum
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Garage
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
200 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
Cutler Hammer
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub Panel Location
No Sub-Panel
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Wiring Methods / Materials
Romex
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Ground Type
Ufer Ground
Branch Wiring Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP
Copper
Homeowner's Responsibility

It's your job to know where the main electrical panel is located, including the main service disconnect that turns everything off. 

Be sure to test your GFCIs, AFCIs, and smoke detectors regularly. You can replace light bulbs, but more than that, you ought to hire an electrician. Electrical work is hazardous and mistakes can be fatal. Hire a professional whenever there's an electrical problem in your house. 

Main Electrical Disconnect Location
At Main Panel, Garage

This is the location of the main electrical disconnect or "main breaker". This shuts off all the power to the house. Become familiar with this device and keep access to the panel open at all times.

Smoke Detectors: Smoke Detector Maintenance

While these safety alert devices responded properly to the TEST button during the inspection, I recommend re-testing the smoke and carbon monoxide detectors upon moving into the home. Read manufacturers recommendations on periodic testing and battery replacement, as well as unit life expectancy. Replace at or before that date.
Here is an Article on Smoke Detectors from the National Fire Protection Agency.

Carbon Monoxide Detectors: Carbon Monoxide Detector Maintenance

While these safety alert devices responded properly to the TEST button during the inspection, I recommend re-testing the smoke and carbon monoxide detectors upon moving into the home. Read manufacturers recommendations on periodic testing and battery replacement, as well as unit life expectancy. Replace at or before that date.
Here is an Article on Carbon Monoxide Detectors from the National Fire Protection Agency.

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 serviceentrance 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 timecontrolled 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
  • D = Deficiencies
$
Credit
Comment
6.4.1 - Lighting Fixtures, Switches & Receptacles

Misc Defect / Condition
Laundry Room , Master Bathroom

Light in laundry Room flashes sometimes when switches are turned off and on in the laundry bathroom.

 Recommend further evaluation by a licensed electrician.

Electric Electrical Contractor

7 - Heating

IN NI NP D
7.1 Equipment X
7.2 Normal Operating Controls X
7.3 Distribution Systems X X
7.4 Presence of Installed Heat Source in Each Room X
7.5 Condensate Drain System X
7.6 Venting X
Equipment: Brand
Carrier
Equipment: Energy Source
Natural Gas
Equipment: Heat Type
Forced Air, Hot Surface Ignition
Equipment: Filter Size
16 X20
Equipment: Heat System Age (Life Expectancy 15-30 Years)
0-5
Distribution Systems: Ductwork
Insulated
Condensate Drain System: Condensate Drain Information
Gravity Drain, Drains to Plumbing Drain System
Equipment: Filter Location
Filter Housing Integrated
Homeowner's Responsibility

Most HVAC (heating, ventilating and air-conditioning) systems in houses are relatively simple in design and operation. They consist of four components: controls, fuel supply, heating or cooling unit, and distribution system. The adequacy of heating and 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 your job to get the HVAC system inspected and serviced every year. And if you're system as an air filter, be sure to keep that filter cleaned. 

Equipment: AFUE Rating
80%

AFUE (Annual fuel utilization efficiency) is a metric used to measure furnace efficiency in converting fuel to energy. A higher AFUE rating means greater energy efficiency. 90% or higher meets the Department of Energy's Energy Star program standard.

Normal Operating Controls: Thermostat Location
Hallway

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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
7.3.1 - Distribution Systems

Missing Diffusers
Living Room South , South Bedroom South , SW Bedroom , NW Bedroom , Master Bedroom

One or more diffusers missing at time of inspection. It is common in new construction to install them after carpet. A recommend following up to ensure all diffusers are installed.

8 - Cooling

IN NI NP D
8.1 Cooling Equipment X
8.2 Condensate Drain System X
Energy Source/Type
Electric, Split System
Refrigerant Type and Tonnage
R410A, 3 Ton
AC System Age (Life Expectancy 15-20 Years)
0-5 Years
Condensate Drain System: Condensate Drain Information
Gravity Drain, Drains to Plumbing Drain System
AC Manufacturer
Carrier
Homeowner's Responsibility

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

It's your job to get the air conditioning system inspected and serviced every year. And if you're system as an air filter, be sure to keep that filter cleaned. 

Cooling Equipment: Low Temperature - AC Not Tested

The A/C unit was not tested due to low outdoor temperature. This may cause damage to the unit.
I do not know if this system works.
I recommend obtaining a written guarantee from the seller, including cost of service by licensed HVAC professional as soon as weather permits, as well as any documentation of recent service.

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
  • D = Deficiencies

9 - Plumbing

IN NI NP D
9.1 Main Water Shut-off Device X
9.2 Fuel Storage & Distribution Systems X
9.3 Outside Faucets / Hose Bibs X
9.4 Water Supply, Distribution Systems & Fixtures X X
9.5 Drain, Waste, & Vent Systems X X
9.6 Hot Water Systems, Controls, Flues & Vents X
9.7 Filtration Systems X
Water Source
Public
Filters
None, Roughed in for Water Softener
Water Supply, Distribution Systems & Fixtures: Distribution Material
Pex
Water Supply, Distribution Systems & Fixtures: Water Supply Material
Poly
Drain, Waste, & Vent Systems: Drain System Material
PVC
Drain, Waste, & Vent Systems: Washer Drain Size
2"
Hot Water Systems, Controls, Flues & Vents: Capacity
50 gallons
Hot Water Systems, Controls, Flues & Vents: Water Heater Location
Mechanical Room / Closet, Garage
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Natural Gas
Homeowner's Responsibility

It's your job 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.

Main Water Shut-off Device: Main Valve Location
Garage Mechanical Room / Closet
Fuel Storage & Distribution Systems: Main Gas Shut-off Location
Exterior East
Gas Meter

Recommend becoming familiar on how to shut off the gas supply to the house in case of emergency. You should also become familiar with individual gas valves at each gas burning appliance.

Drain, Waste, & Vent Systems: Sewer Cleanout Location
Exterior South
Hot Water Systems, Controls, Flues & Vents: Manufacturer
Bradford & White

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

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

Hot Water Systems, Controls, Flues & Vents: Water Heater Age
Garage Mechanical Room / Closet
2019-10-01

Water heaters are typically warranted for 6 years and have an anticipated life of 10-12 years. Use this information to anticipate replacement recommended.

Filtration Systems: Water Softener Rough-In Only

Roughed in only for water softener, none present. I do recommend the installation of a water softener as the hard water in our area accelerates wear on all plumbing fixtures (water heaters, faucets, dishwashers, clothes washing machines, etc).

Some areas may have iron or other minerals that may stain or discolor fixtures. In that case, consult with specialist for recommendations on additional or specialized equipment that may be needed.

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
  • D = Deficiencies
$
Credit
Comment
9.4.1 - Water Supply, Distribution Systems & Fixtures

General Damage Fixture
Jack and Jill Bath

And held shower fixture in Jack and Jill bath damaged. Recommend replacement

Pipes Plumbing Contractor
$
Credit
Comment
9.5.1 - Drain, Waste, & Vent Systems

Drain Stop -Defect
Jack and Jill Bath

Drain stop not present for not working properly at indicated location.

Recommend adjustment, repair or replacement as necessary to restore proper function

Pipes Plumbing Contractor

10 - Doors, Windows & Interior

IN NI NP D
10.1 Doors X
10.2 Windows X
10.3 Floors X
10.4 Walls X X
10.5 Ceilings X X
10.6 Steps, Stairways & Railings X
10.7 Countertops & Cabinets X
Windows: Window Manufacturer
Milgard
Windows: Window Type
Thermal, Sliders, Single-hung
Floors: Floor Coverings
Carpet, Laminate
Walls: Wall Material
Sheetrock
Ceilings: Ceiling Material
Sheetrock
Countertops & Cabinets: Cabinetry
Wood
Countertops & Cabinets: Countertop Material
Granite
Floors: Floorcoverings

The floor coverings were inspected for safety and potential damage issues only.  Floor coverings can be expected to be worn according to the age of the home.

 Damaged areas hidden by rugs or other items are disclaimed by the inspector.


Walls: Walls Inspected

The interior walls were inspected only signs of normal use were observed during the inspection unless otherwise noted.

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, 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
  • D = Deficiencies
$
Credit
Comment
10.4.1 - Walls

Unpainted Repair Areas
SW Bedroom

Repair areas exist that have not yet been primed and painted. I recommend following through to ensure these areas receive the proper finish to protect the surface. 

Paint roller Painting Contractor
$
Credit
Comment
10.5.1 - Ceilings

Unpainted Repair Areas
Kitchen

Repair areas exist that have not yet been primed and painted. I recommend following through to ensure these areas receive the proper finish to protect the surface. 

Paint roller Painting Contractor

11 - Built-in Appliances

IN NI NP D
11.1 Range/Oven X
11.2 Microwave Combo X
11.3 Dishwasher X
11.4 Garbage Disposal X
11.5 Refrigerator X
11.6 Cooktop X
11.7 Built-in Microwave X
Dryer Power Source
220 Electric, 4 Prong Receptacle (new style)
Dishwasher: Brand
Unknown
Garbage Disposal: Disposal Brand
Evergrind
Refrigerator Opening Size
36 Wide, 71 High
Laundry Appliances Information
Laundry Room

Laundry appliances are considered personal property and are not inspected.
Connections at plumbing and drains are visually inspected and any defects observed noted. Understand that washing machines connected at the time of the inspection may be hiding leaking water supply valves. Older 1 1/2" washer drains may not be adequate in size for some machines which cannot be determined without cycling that machine.
Other defects such as dryer vent connections behind the appliance are difficult to see under good conditions and nearly impossible under many due to occupant contents.
Be cautious when running your laundry appliances for the first few times and if you are not capable of connecting them yourself, hire a qualified professional to connect them for you.

Range/Oven: Not Installed

At the time of the inspection the range or oven had not been installed. I recommend following through to ensure the appliance or appliances are installed and working properly prior to the end of your inspection contingency period .

Microwave Combo not present.

Refrigerator: Not Installed

At the time of the inspection the range or oven had not been installed. I recommend following through to ensure the appliance or appliances are installed and working properly prior to the end of your inspection contingency period .

Cooktop: Not Installed

At the time of the inspection the range or oven had not been installed. I recommend following through to ensure the appliance or appliances are installed and working properly prior to the end of your inspection contingency period .

Built-in Microwave: No Power to Unit

At the time of the inspection there was no power supplied to the Built-in microwave. I recommend ensuring this appliance functions properly prior to the end of your inspection contingency deadline.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies

12 - Fireplaces and Wood Stoves

IN NI NP D
12.1 Vented Gas Fireplace X
Type of Fireplace
Vented Natural Gas

If you have a conventional masonry style wood burning fireplace, or a prefabricated (factory built) wood burning fireplace, click on this Link for more information on the difference between the two, as well as other helpful information from the Chimney Safety Institute of America.

Vented Gas Fireplace: Important Information
Living Room

In this section I show were the gas valve and controls for the natural gas vented fireplace are located.

 As with any other appliance regular maintenance is the key to longevity and performance.

 I recommend a yearly maintenance and inspection by a licensed professional.

I. The inspector shall inspect:

readily accessible and visible portions of the fireplaces and chimneys;

lintels above the fireplace openings;

damper doors by opening and closing them, if readily accessible and manually operable; and

cleanout doors and frames.

II. The inspector shall describe:

the type of fireplace.

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

evidence of joint separation, damage or deterioration of the hearth, hearth extension or chambers;

manually operated dampers that did not open and close;

the lack of a smoke detector in the same room as the fireplace;

the lack of a carbon-monoxide detector in the same room as the fireplace; and

cleanouts not made of metal, pre-cast cement, or other non-combustible material.

IV. The inspector is not required to:

inspect the flue or vent system.

inspect the interior of chimneys or flues, fire doors or screens, seals or gaskets, or mantels.

determine the need for a chimney sweep.

operate gas fireplace inserts.

light pilot flames.

determine the appropriateness of any installation.

inspect automatic fuel-fed devices.

inspect combustion and/or make-up air devices.

inspect heat-distribution assists, whether gravity-controlled or fan-assisted.

ignite or extinguish fires.

determine the adequacy of drafts or draft characteristics.

move fireplace inserts, stoves or firebox contents.

perform a smoke test.

dismantle or remove any component.

perform a National Fire Protection Association (NFPA)-style inspection.

perform a Phase I fireplace and chimney inspection.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies

13 - Basement, Foundation, Crawlspace & Structure

IN NI NP D
13.1 Foundation X
13.2 Basements & Crawlspaces X
13.3 Floor Structure X
13.4 Wall Structure X
13.5 Ceiling Structure X
13.6 Columns and Piers X
Foundation: Material
Concrete
Basements & Crawlspaces: Vapor Barrier
Black Visqueen
Floor Structure: Basement/Crawlspace Floor
Dirt
Floor Structure: Floor Structure
Wood I-Joists, 16"-19" On Center
Floor Structure: Sub-floor
3/4" T&G OSB
Wall Structure: Structural Wall Material
2X6 Walls
Ceiling Structure: Ceiling Structure
Bottom Chord of Engineered Trusses, 2X4 Joists
Columns and Piers: Type
Framed Pony Walls on Footing
Inspection Method
Crawled, Visual

Pictures (if present) in this section are only meant to show a representation of the crawlspace or basement for the clients information and not intended to depict defects.
Defects observed will be noted in other sections under Defects Category.

Crawlspace Access Location
NW Bedroom Closet , Master Bedroom Closet
Bedroom Closet(s)
Homeowner's Responsibility

One of the most common problems in a house is a wet basement or foundation. You should monitor the walls and floors for signs of water penetration, such as dampness, water stains, peeling paint, efflorescence, and rust on exposed metal parts. In a finished basement, look for rotted or warped wood paneling and doors, loose floor tiles, and mildew stains. It may come through the walls or cracks in the floor, or from backed-up floor drains, leaky plumbing lines, or a clogged air-conditioner condensate line.

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
  • D = Deficiencies