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1234 Main St.
Mountain Grove MO 65711
02/15/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
25
Recommendation

1 - Inspection Details

In Attendance
None
Occupancy
Furnished, Occupied
Style
Contemporary, Ranch
Temperature (approximate)
63 Fahrenheit (F)
Type of Building
Single Family
Weather Conditions
Clear, Recent Rain

2 - Roofing

IN NI NP D
2.1 Coverings X
2.2 Roof Drainage Systems X
2.3 Flashings X
2.4 Skylights, Chimneys & Roof Penetrations X
Inspection Method
Ground, Ladder, Roof
Roof Type/Style
Gable, Hip
Coverings: Average roof lifespan

https://rgbconstructionservices.com/average-lifespan-shingle-roof/

Roof Drainage Systems: Gutter Material
None present
Flashings: Material
Aluminum, Rubber
Coverings: Material
Asphalt

5.1 The inspector shall: A. inspect: 1. roofing materials. 2. roof drainage systems. 3. flashing. 4. skylights, chimneys, and roof penetrations. B. describe: 1. roofing materials. 2. methods used to inspect the roofing. 5.2 The inspector is NOT required to inspect: A. antennas. B. interiors of vent systems, uses, and chimneys that are not readily accessible. C. other installed accessories.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
Credit
Comment
2.1.1 - Coverings

Exposed Nails

Under-driven or exposed nails were found in one or more roof coverings. Recommend a qualified roofer evaluate and correct. 

Credit
Comment
2.1.2 - Coverings

Tiles Cracked/Broken

Roof had cracked/broken tiles. Recommend a qualified roof contractor repair or replace to prevent moisture intrusion and/or mold. 

3 - Exterior

IN NI NP D
3.1 Siding, Flashing & Trim X
3.2 Exterior Doors X
3.3 Decks, Balconies, Porches & Steps X
3.4 Eaves, Soffits & Fascia X
3.5 Vegetation, Grading, Drainage & Retaining Walls X
3.6 Walkways, Patios & Driveways X
Inspection Method
Attic Access, Visual
Siding, Flashing & Trim: Siding Style
Brick
Decks, Balconies, Porches & Steps: Material
Concrete
Walkways, Patios & Driveways: Driveway Material
Concrete
Siding, Flashing & Trim: Siding Material
Brick Veneer
Exterior Doors: Exterior Entry Door
Wood, Steel
Decks, Balconies, Porches & Steps: Appurtenance
Covered Porch, Front Porch, Sidewalk

4.1 The inspector shall: A. inspect: 1. wall coverings, flashing, and trim. 2. exterior doors. 3. attached and adjacent decks, balconies, stoops, steps, porches, and their associated railings. 4. eaves, soffits, and fascias where accessible from the ground level. 5. vegetation, grading, surface drainage, and retaining walls that are likely to adversely affect the building. 6. adjacent and entryway walkways, patios, and driveways. B. describe wall coverings. 4.2 The inspector is NOT required to inspect: A. screening, shutters, awnings, and similar seasonal accessories. B. fences, boundary walls, and similar structures. C. geological and soil conditions. D. recreational facilities. E. outbuildings other than garages and carports. F. seawalls, break-walls, and docks. G. erosion control and earth stabilization measures.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
Credit
Comment
3.1.1 - Siding, Flashing & Trim

Cracking - Minor

Siding showed cracking in one or more places. This is a result of temperature changes, and typical as homes with brick age. Recommend sealing to prevent water intrusion and further monitoring.

Credit
Comment
3.2.1 - Exterior Doors

Door Jam rotting/damage

Exterior garage door jam was observed damaged. Recommend repair by a qualified contractor

Contractor Qualified Professional
Credit
Comment
3.5.1 - Vegetation, Grading, Drainage & Retaining Walls

Negative Grading

Grading is sloping towards the home in some areas. This could lead to water intrusion and foundation issues. Recommend qualified landscaper or foundation contractor regrade so water flows away from home.

Here is a helpful article discussing negative grading. 

Credit
Comment
3.5.2 - Vegetation, Grading, Drainage & Retaining Walls

Tree Overhang

Trees observed overhanging the roof. This can cause damage to the roof and prevent proper drainage. Recommend a qualified tree service trim to allow for proper drainage. 

Credit
Comment
3.6.1 - Walkways, Patios & Driveways

Driveway Cracking - Minor

Minor cosmetic cracks observed, which may indicate movement in the soil. Recommend monitor and/or have driveway contractor patch/seal.

4 - Structural Components

IN NI NP D
4.1 Foundation, Basement & Crawlspaces X
4.2 Floor Structure X
4.3 Wall Structure X
4.4 Ceiling Structure X
4.5 Roof Structure & Attic X
Inspection Method
Attic Access, Visual
Foundation, Basement & Crawlspaces: Material
Slab on Grade
Floor Structure: Material
Slab
Wall Structure: Material
Concrete
Ceiling Structure: Material
Wood
Roof Structure & Attic: Material
OSB
Roof Structure & Attic: Type
Hip, Gable

3. STRUCTURAL COMPONENTS 3.1 The inspector shall: A. inspect structural components including the foundation and framing. B. describe: 1. the methods used to inspect under floor crawlspaces and attics. 2. the foundation. 3. the floor structure. 4. the wall structure. 5. the ceiling structure. 6. the roof structure. 3.2 The inspector is NOT required to: A. provide engineering or architectural services or analysis. B. offer an opinion about the adequacy of structural systems and components. C. enter under floor crawlspace areas that have less than 24 inches of vertical clearance between components and the ground or that have an access opening smaller than 16 inches by 24 inches. D. traverse attic load-bearing components that are concealed by insulation or by other materials.

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

5 - Insulation and Ventilation

IN NI NP D
5.1 Attic Insulation X
5.2 Vapor Retarders X
5.3 Ventilation X
5.4 Exhaust Systems X
Dryer Power Source
220 Electric
Dryer Vent
Unknown
Ventilation: Ventilation Type
Passive, Thermostatically Controlled Fan
Exhaust Systems: Exhaust Fans
Fan with Light
Attic Insulation: Insulation Type
Polyurethane Foam
Attic Insulation: Partially obscured view

Some areas of the Attic were partially obscured from viewing/observation.

11.1 The inspector shall: A. inspect: 1. insulation and vapor retarders in unfinished spaces. 2. ventilation of attics and foundation areas. 3. kitchen, bathroom, laundry, and similar exhaust systems. 4. clothes dryer exhaust systems. B. describe: 1. insulation and vapor retarders in unfinished spaces. 2. absence of insulation in unfinished spaces at conditioned surfaces. 11.2 The inspector is NOT required to disturb insulation.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
Credit
Comment
5.3.1 - Ventilation

Attic Fan Inoperable

Attic fan was observed on the roof but interior portion and controls were in a part of the Attic that appears inaccessible. Recommend consulting current owner for further information

Credit
Comment
5.4.1 - Exhaust Systems

Bathroom Vents Into Attic

Bathroom fan vents into the attic, which can cause moisture and mold. Recommend a qualified attic contractor property install exhaust fan to terminate to the exterior.
Credit
Comment
5.4.2 - Exhaust Systems

Upstairs bathroom exhaust vent

The upstairs bathroom exhaust fan was disconnected at time of inspection. Recommend consulting current owner about condition.

6 - Electrical

IN NI NP D
6.1 Service Entrance Conductors X
6.2 Service and Grounding Equipment, Main Overcurrent Device, Main and Distribution Panels X
6.3 Branch Circuit Conductors, Overcurrent Devices and Compatibility of Their Amperage & Voltage X
6.4 Connected Devices and Fixtures X
6.5 Polarity and Grounding of Receptacles X
6.6 GFCI & AFCI X
6.7 Smoke Detectors X
6.8 Carbon Monoxide Detectors X
Branch Wire 15 and 20 AMP
Copper
Wiring Method
Romex
Service Entrance Conductors: Electrical Service Conductors
220 Volts, Below Ground
Service and Grounding Equipment, Main Overcurrent Device, Main and Distribution Panels: Panel Capacity
200 AMP
Service and Grounding Equipment, Main Overcurrent Device, Main and Distribution Panels: Panel Locations
Garage
Service and Grounding Equipment, Main Overcurrent Device, Main and Distribution Panels: Panel Type
Circuit Breaker
Service and Grounding Equipment, Main Overcurrent Device, Main and Distribution Panels: Panel Manufacturer
Cutler Hammer

7.1 The inspector shall: A. inspect: 1. service drop. 2. service entrance conductors, cables, and raceways. 3. service equipment and main disconnects. 4. service grounding. 5. interior components of service panels and subpanels. 6. conductors. 7. overcurrent protection devices. 8. a representative number of installed lighting fixtures, switches, and receptacles. 9. ground fault circuit interrupters and arc fault circuit interrupters. B. describe: 1. amperage rating of the service. 2. location of main disconnect(s) and subpanels. 3. presence or absence of smoke alarms and carbon monoxide alarms. 4. the predominant branch circuit wiring method. 7.2 The inspector is NOT required to: A. inspect: 1. remote control devices. 2. or test smoke and carbon monoxide alarms, security systems, and other signaling and warning devices. 3. low voltage wiring systems and components. 4. ancillary wiring systems and components not a part of the primary electrical power distribution system. 5. solar, geothermal, wind, and other renewable energy systems. B. measure amperage, voltage, and impedance. C. determine the age and type of smoke alarms and carbon monoxide alarms.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
Credit
Comment
6.4.1 - Connected Devices and Fixtures

Cover Plates Damaged

One or more receptacles have a damaged cover plate. Recommend replacement.
Credit
Comment
6.4.2 - Connected Devices and Fixtures

Ceiling Fan Inoperable
1st Floor Bedroom Northeast

One or more ceiling fan did not operate at the time of the inspection

Contractor Qualified Professional
Credit
Comment
6.6.1 - GFCI & AFCI

No GFCI Protection Installed
Kitchen

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

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

Credit
Comment
6.7.1 - Smoke Detectors

Defective
2nd Floor Northeast

Smoke detector is connected, but not functioning properly. Recommend replacement.

Credit
Comment
6.7.2 - Smoke Detectors

Low Battery
1st Floor East

Smoke detector failed to respond when tested. Recommend battery be replaced.

7 - Heating

IN NI NP D
7.1 Heating Equipment X
7.2 Distribution Systems X
7.3 Vents, Flues & Chimneys X
Heating Equipment: Brand
York
Heating Equipment: Filter Type
Disposable
Distribution Systems: Ductwork
Insulated
Heating Equipment: Energy Source
Electric
Heating Equipment: Filter Size
20x20x5
AFUE Rating

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.

Heating Equipment: Heat Type
Heat Pump
Heating Equipment: Zoning

System has two zones to independently heat and cool separate areas of the home.

8.1 The inspector shall: A. open readily openable access panels. B. inspect: 1. installed heating equipment. 2. vent systems, uses, and chimneys. 3. distribution systems. C. describe: 1. energy source(s). 2. heating systems. 8.2 The inspector is NOT required to: A. inspect: 1. interiors of vent systems, uses, and chimneys that are not readily accessible. 2. heat exchangers. 3. humidifiers and dehumidifiers. 4. electric air cleaning and sanitizing devices. 5. heating systems using ground-source, water-source, solar, and renewable energy technologies. 6. heat-recovery and similar whole-house mechanical ventilation systems. B. determine: 1. heat supply adequacy and distribution balance. 2. the adequacy of combustion air components.

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

8 - Plumbing

IN NI NP D
8.1 Fixtures / Faucets X
8.2 Drain, Waste, & Vent Systems X
8.3 Water Heater X
8.4 Vents, Flues, & Chimneys X
8.5 Sump Pumps / Sewage Ejectors X
8.6 Fuel Storage & Distribution Systems X
Source
Well
Drain, Waste, & Vent Systems: Material
PVC
Water Heater: Capacity
80 Gallons
Water Heater: Location
Utility Room
Water Heater: Power Source
Electric
Filters
Sediment Filter
Main Water Shut-Off Device (Location)
Garage
Main Level
Material - Distribution
Pex
Material - Water Supply
PVC
Water Heater: Manufacturer
Whirlpool

6.1 The inspector shall: A. inspect: 1. interior water supply and distribution systems including fixtures and faucets. 2. interior drain, waste, and vent systems including fixtures. 3. water heating equipment and hot water supply systems. 4. vent systems, flues, and chimneys. 5. fuel storage and fuel distribution systems. 6. sewage ejectors, sump pumps, and related piping. B. describe: 1. interior water supply, drain, waste, and vent piping materials. 2. water heating equipment including energy source(s). 3. location of main water and fuel shut-off valves. 6.2 The inspector is NOT required to: A. inspect: 1. clothes washing machine connections. 2. interiors of vent systems, flues, and chimneys that are not readily accessible. 3. wells, well pumps, and water storage related equipment. 4. water conditioning systems. 5. solar, geothermal, and other renewable energy water heating systems. 6. manual and automatic re-extinguishing and sprinkler systems and landscape irrigation systems. 7. septic and other sewage disposal systems. B. determine: 1. whether water supply and sewage disposal are public or private. 2. water quality. 3. the adequacy of combustion air components. C. measure water supply low and pressure, and well water quantity. D. fill shower pans and fixtures to test for leaks.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
Credit
Comment
8.1.1 - Fixtures / Faucets

Failed Caulking Around Tub/Shower
1st Floor Bathroom

One or more sections of failed caulking observed around tub/shower. Recommend reparing to keep any water intrusion from happening.

Contractor Qualified Professional

9 - Air Conditioning

IN NI NP D
9.1 Cooling Equipment X
9.2 Distribution System X
Type
Heat Pump
Cooling Equipment: Brand
York
Cooling Equipment: Energy Source/Type
Electric, Heat Pump
Cooling Equipment: Location
Exterior West
Distribution System: Configuration
Central
Cooling Equipment: SEER Rating
14

Modern standards call for at least 13 SEER rating for new install. 

Read more on energy efficient air conditioning at Energy.gov.

Cooling Equipment: Low Temperature

The A/C unit was not tested due to low outdoor temperature. This may cause damage the unit.

9.1 The inspector shall: A. open readily openable access panels. B. inspect: 1. central and permanently installed cooling equipment. 2. distribution systems. C. describe: 1. energy source(s). 2. cooling systems. 9.2 The inspector is NOT required to: A. inspect electric air cleaning and sanitizing devices. B. determine cooling supply adequacy and distribution balance. C. inspect cooling units that are not permanently installed or that are installed in windows. D. inspect cooling systems using ground source, water source, solar, and renewable energy technologies.

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

10 - Interiors

IN NI NP D
10.1 Walls X
10.2 Ceilings X
10.3 Floors X
10.4 Steps, Stairways & Railings X
10.5 Countertops & Cabinets X
10.6 Doors X
10.7 Windows X
10.8 Garage Door X
10.9 Doorbell X
10.10 Whole House Vacuum X
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Drywall
Floors: Floor Coverings
Carpet, Tile, Linoleum
Windows: Window Manufacturer
Unknown
Windows: Window Type
Single-hung, Sliders
Whole House Vacuum : Vacuum exhaust

Exhaust vents outside at front porch

Countertops & Cabinets: Cabinetry
Wood
Countertops & Cabinets: Countertop Material
Laminate
Garage Door: Material
Metal, Insulated
Garage Door: Type
Automatic

10.1 The inspector shall inspect: A. walls, ceilings, and floors. B. steps, stairways, and railings. C. countertops and a representative number of installed cabinets. D. a representative number of doors and windows. E. garage vehicle doors and garage vehicle door operators. F. installed ovens, ranges, surface cooking appliances, microwave ovens, dishwashing machines, and food waste grinders by using normal operating controls to activate the primary function. 10.2 The inspector is NOT required to inspect: A. paint, wallpaper, and other finish treatments. B. floor coverings. C. window treatments. D. coatings on and the hermetic seals between panes of window glass. E. central vacuum systems. F. recreational facilities. G. installed and free-standing kitchen and laundry appliances not listed in Section 10.1.F. H. appliance thermostats including their calibration, adequacy of heating elements, self cleaning oven cycles, indicator lights, door seals, timers, clocks, timed features, and other specialized features of the appliance. I. operate, or confirm the operation of every control and feature of an inspected appliance.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
Credit
Comment
10.1.1 - Walls

Minor Corner Cracks

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

Credit
Comment
10.1.2 - Walls

Poor Patching
2nd Floor Northwest

Sub-standard drywall patching observed at time of inspection. Recommend re-patching. 

Credit
Comment
10.1.3 - Walls

Minor Drywall Cracking

Cracking was observed at one or more locations on drywall. Can be a result of slight settling and normal seasonal changes. Recommend monitoring and patching but may come back in the future with temperature and humidity changes.

Contractor Qualified Professional
Credit
Comment
10.3.1 - Floors

Linoleum loose/peeling
2nd Floor Bathroom

One or more sections of linoleum coming loose from floor

Contractor Qualified Professional
Credit
Comment
10.3.2 - Floors

Loose Carpet

Carpet showed signs wear. Recommend flooring professional evaluate for possible restretching or replacing

Contractor Qualified Professional
Credit
Comment
10.5.1 - Countertops & Cabinets

Water Evidence

Signs of previous moisture was present inside cabinet under kitchen sink. No leaks were found during inspection. Recommend cleaning to keep from molding.

Credit
Comment
10.7.1 - Windows

Damaged Screen

Found one damaged screen at garage window. Recommend replacing.

Contractor Qualified Professional
Credit
Comment
10.9.1 - Doorbell

Doorbell Inoperable

Doorbell did not operate at time of inspection. Recommend further evaluation by a qualified professional.

Contractor Qualified Professional
Credit
Comment
10.10.1 - Whole House Vacuum

Vacuum Inoperable

Whole house vaccum did not operate at time of inspection. Recommend further evaluation by a qualified professional.

Contractor Qualified Professional

11 - Built-in Appliances

IN NI NP D
11.1 Dishwasher X
11.2 Refrigerator X
11.3 Range/Oven/Cooktop X
11.4 Garbage Disposal X
Range/Oven/Cooktop: Exhaust Hood Type
Re-circulate
Range/Oven/Cooktop: Range/Oven Energy Source
Electric
Dishwasher: Brand
Maytag
Refrigerator: Brand
Maytag
Range/Oven/Cooktop: Range/Oven Brand
Maytag

10.1 The inspector shall inspect: F. installed ovens, ranges, surface cooking appliances, microwave ovens, dishwashing machines, and food waste grinders by using normal operating controls to activate the primary function. 10.2 The inspector is NOT required to inspect: G. installed and free-standing kitchen and laundry appliances not listed in Section 10.1.F. H. appliance thermostats including their calibration, adequacy of heating elements, self cleaning oven cycles, indicator lights, door seals, timers, clocks, timed features, and other specialized features of the appliance. I. operate, or con rm the operation of every control and feature of an inspected appliance.

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

12 - Fireplaces and Fuel-Burning Appliances

IN NI NP D
12.1 Fireplaces, Stoves & Inserts X
12.2 Fuel-buring Accessories X
12.3 Chimney & Vent Systems X
Type
None

12.1 The inspector shall: A. inspect: 1. fuel-burning replaces, stoves, and replace inserts. 2. fuel-burning accessories installed in replaces. 3. chimneys and vent systems. B. describe systems and components listed in 12.1.A.1 and .2. 12.2 The inspector is NOT required to: A. inspect: 1. interiors of vent systems, uses, and chimneys that are not readily accessible. 2. fire screens and doors. 3. seals and gaskets. 4. automatic fuel feed devices. 5. mantles and replace surrounds. 6. combustion air components and to determine their adequacy. 7. heat distribution assists (gravity fed and fan assisted). 8. fuel-burning replaces and appliances located outside the inspected structures. B. determine draft characteristics. C. move fireplace inserts and stoves or firebox contents.

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