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1234 Main St.
Bloomington, MN 55438
12/14/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
85
Items Inspected
13
Maintenance item
33
Deficiency
3
Material & safety defects

www.branchinvestigations.com

1 - Inspection Detail

General Inspection Info: Occupancy
Occupied, Furnished
General Inspection Info: Weather Conditions
Sunny
General Inspection Info: Type of Building
Single Family
General Inspection Info: In Attendance
Client

I prefer to have my client with me during my inspection so that we can discuss concerns, and I can answer all questions. 

Your Job As a Homeowner: What Really Matters in a Home Inspection

Now that you've bought your home and had your inspection, you may still have some questions about your new house and the items revealed in your report. 

Home maintenance is a primary responsibility for every homeowner, whether you've lived in several homes of your own or have just purchased your first one. Staying on top of a seasonal home maintenance schedule is important. Don't let minor maintenance and routine repairs turn into expensive disasters later due to neglect or simply because you aren't sure what needs to be done and when. 

Your home inspection report is a great place to start. In addition to the written report, checklists, photos, and what the inspector said during the inspection not to mention the sellers disclosure and what you noticed yourself it's easy to become overwhelmed. However, it's likely that your inspection report included mostly informational items, the life expectancy for the home's various systems and components, and minor imperfections. These are useful to know about. 

But the issues that really matter fall into three categories: 

1) Maintenance Items - Primarily comprised of small cosmetic items and simple handyman or do-it-yourself maintenance items.  These observations are more informational in nature and represent more of a future to-do list rather than something you might use as a negotiation or Seller-repair item. 

2) Deficiencies -  These observations may require a qualified contractor to evaluate further and repair or replace but the cost is somewhat reasonable.

3) Material & Safety Defects - This category is composed of immediate safety concerns or items that could represent a significant expense to repair or replace. (A material defect is a specific issue with a system or component of a residential property that may have a significant, adverse impact on the value of the property, or that poses an unreasonable risk to people.  The fact that a system or component is near, at or beyond the end of its normal useful life is not, in itself, a material defect.)

Most sellers are honest and are often surprised to learn of defects uncovered during an inspection. It's important to realize that sellers are under no obligation to repair everything mentioned in your inspection report. No house is perfect. Keep things in perspective as you move into your new home. 

And remember that homeownership is both a joyful experience and an important responsibility, so be sure to call on Branch Property Investigations to inspect your property every year to keep your family safe and your home in good condition for years to come.

We'll Buy Your Home Back

If your home inspector misses anything, InterNACHI will buy your home back.  

And now for the fine print:

  • It's valid for home inspections performed for home buyers or sellers by participating InterNACHI members.
  • The home must be listed for sale with a licensed real estate agent.
  • The Guarantee excludes homes with material defects not present at the time of the inspection, or not required to be inspected, per InterNACHI's Residential Standards of Practice.
  • The Guarantee will be honored for 90 days after closing.
  • We'll pay you whatever price you paid for the home.



For more information, please visit www.nachi.org/buy.


Please refer to the Home Inspection Standards of Practice while reading this inspection report.  I performed the home inspection according to the standards and my clients wishes and expectations.  Please refer to the inspection contract or agreement between the inspector and the inspector's client.  

2 - Roof

Roof Covering: 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 Covering: Type of Roof-Covering Described
Asphalt, Flat Roof Material

I observed the roof-covering material and attempted to identify its type.  

This inspection is not a guarantee that a roof leak in the future will not happen. Roofs leak.  Even a roof that appears to be in good, functional condition will leak under certain circumstances. We will not take responsibility for a roof leak that happens in the future.  This is not a warranty or guarantee of the roof system.

Roof Covering: Roof Was Inspected
Roof

We attempted to inspect the roof from various locations and methods, including from the ground and a ladder. 

The inspection was not an exhaustive inspection of every installation detail of the roof system according to the manufacturer's specifications or construction codes.  It is virtually impossible to detect a leak except as it is occurring or by specific water tests, which are beyond the scope of our inspection.  We recommend that you ask the sellers to disclose information about the roof, and that you include comprehensive roof coverage in your home insurance policy.  

Flashing: Wall Intersections

I looked for flashing where the roof covering meets a wall or siding material.  There should be step and counter flashing installed in these locations.  This is not an exhaustive inspection of all flashing areas.

Flashing: Eaves and Gables

I looked for flashing installed at the eaves (near the gutter edge) and at the gables (the diagonal edge of the roof).  There should be metal drip flashing material installed in these locations.  The flashing helps the surface water on the roof to discharge into the gutter.  Flashing also helps to prevent water intrusion under the roof-covering. 

Plumbing Vent Pipes: Homeowner's Responsibility

Your job is to monitor the flashing around the plumbing vent pipes that pass through the roof surface.  Sometimes they deteriorate and cause a roof leak.  

Be sure that the plumbing vent pipes do not get covered, either by debris, a toy, or snow.

Plumbing Vent Pipes: Plumbing Vent Pipes Inspected

I looked at DWV (drain, waste and vent) pipes that pass through the roof covering.  There should be watertight flashing (often black rubber material) installed around the vent pipes.  These plumbing vent pipes should extend far enough above the roof surface.    

Gutters & Downspouts: 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. 

Roof Covering: Unable to See Everything

This is a visual-only inspection of the roof-covering materials. It does not include an inspection of the entire system. There are components of the roof that are not visible or accessible at all, including the underlayment, decking, fastening, flashing, age, shingle quality, manufacturer installation recommendations, etc. 

Roof Covering: Unable to Walk Upon Roof Surface

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

Flashing: Difficult to See Every Flashing

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

Plumbing Vent Pipes: Unable to Reach All the Pipes

I was unable to closely reach and observe all of the vent pipes that pass through the roof-covering materials.  This was an inspection restriction. 

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

Monitor the roof covering because any roof can leak.  To monitor a roof that is inaccessible or that cannot be walked on safely, use binoculars. Look for deteriorating or loosening of flashing, signs of damage to the roof covering and debris that can clog valleys and gutters. 

Roofs are designed to be water-resistant.  Roofs are not designed to be waterproof.  Eventually, the roof system will leak.  No one can predict when, where or how a roof will leak. 


I. The inspector shall inspect from ground level or the eaves:

  1. the roof-covering materials;
  2. the gutters;
  3. the downspouts;
  4. the vents, flashing, skylights, chimney, and other roof penetrations; and 
  5. the general structure of the roof from the readily accessible panels, doors or stairs.


II. The inspector shall describe:

  1. the type of roof-covering materials.


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

  1. observed indications of active roof leaks.

$
Credit
Comment
2.1.1 - Roof Covering

Deterioration on Flat Roof

There is deteriation on the flat roof such as bubbling or signs of ponding.  Evaluation for repairs and possible replacement are recommended.

Contractor Qualified Professional
$
Credit
Comment
2.4.1 - Gutters & Downspouts

Gutters Missing
Exterior, Garage

Gutters are necessary to properly collect rain water from the roof, control it, divert it, and discharge that water away from the house and its foundation.  A missing gutter is a defect.  This is a defect that should be corrected by a professional contractor.  

Gutter cleaning icon Gutter Contractor
$
Credit
Comment
2.4.2 - Gutters & Downspouts

Downspouts Drain Near House
Exterior Left

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 foundation/structural movement.  Recommend a qualified contractor adjust downspout extensions to drain at least 6 feet from the foundation.  A handy homeowner should be able to do this project.  

Wrench DIY

3 - Exterior

General: Exterior Was Inspected

I inspected the exterior of the house.

Windows: Windows Inspected

A representative number of windows from the ground surface was inspected. 

Exterior Doors: Exterior Doors Inspected

I inspected the exterior doors. 

General: 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. 

Eaves, Soffits & Fascia: Eaves, Soffits and Fascia Were Inspected

I inspected the eaves, soffits and fascia.  I was not able to inspect every detail, since a home inspection is limited in its scope. 

Wall-Covering, Flashing & Trim: Type of Wall-Covering Material Described
Stucco, Brick

The exterior of your home is slowly deteriorating and aging.  The sun, wind, rain and temperatures are constantly affecting it.  Your job is to monitor the house's exterior for its condition and weathertightness. 

Check the condition of all exterior wall-covering materials and look for developing patterns of damage or deterioration. 

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

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

GFCIs & Electrical: Inspected GFCIs

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

Walkways & Driveways: Walkways & Driveways Were Inspected

I inspected the walkways and driveways that were adjacent to the house.  The walkways, driveways, and parking areas that were far away from the house foundation were not inspected. 

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

I inspected the stairs, steps, stoops, stairways and ramps that were within the scope of my home inspection. 

All treads should be level and secure. Riser heights and tread depths should be as uniform as possible. As a guide, stairs must have a maximum riser of 7-3/4 inches and a minimum tread of 10 inches. 

Porches, Patios, Decks, Balconies & Carports: Porches, Patios, Decks, Balconies & Carports Were Inspected

I inspected the porches, patios, decks, balconies and carports at the house that were within the scope of the home inspection. 

Railings, Guards & Handrails: Railings, Guards & Handrails Were Inspected

I inspected the railings, guards and handrails that were within the scope of the home inspection. 

General: Inspection Was Restricted
Vegetation

The inspection of the exterior of the house was restricted, and the visual-only inspection was limited. 

Eaves, Soffits & Fascia: Inspection Was Restricted

I did not inspect all of the eaves, soffit, and facia.  It's impossible to inspect those areas closely during a home inspection.  A home inspection is not an exhaustive evaluation.  My inspection of the exterior was limited.  I did not reach and access closely every part of the eaves, soffit, and fascia.

Wall-Covering, Flashing & Trim: Inspection Was Restricted

I did not inspect all of the exterior wall-covering material.  A home inspection is not an exhaustive evaluation.  My inspection of the exterior was limited.  I did not reach and access closely every part of the exterior wall-covering. 

GFCIs & Electrical: Unable to Inspect Everything

I was unable to inspect every electrical component or proper installation of the GFCI system according to modern code. A licensed electrician or township building code inspector could perform that type of test, which is beyond the scope of my visual-only home inspection. I inspected the electrical system as much as I could according to the Home Inspection Standards of Practice.

Windows: Inspection Restricted

I did not inspect all windows. I did inspect a representative number of them. It's impossible to inspect every window component closely during a home inspection. A home inspection is not an exhaustive evaluation. I did not reach and access closely every window, particularly those above the first floor level. 

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


I. The inspector shall inspect:

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


II. The inspector shall describe:

  1. the type of exterior wall-covering materials.


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

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

$
Credit
Comment
3.2.1 - Eaves, Soffits & Fascia

Damage Observed at Eaves
Exterior Left, Exterior Right

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

Correction and further evaluation is recommended.

Hardhat General Contractor
$
Credit
Comment
3.3.1 - Wall-Covering, Flashing & Trim

Cracking - Minor
Exterior

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

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

Inadequate Ground Clearance
Exterior

I checked the distance between the bottom of the wall covering and the ground surface (or grade). The distance should be no less than 6 inches above grade, 2 inches above hardscape like driveways and walkways.

Correction and further evaluation is recommended.

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

Stucco is Missing Weep Screed
Exterior

Stucco weep screed is installed to allow the stucco to drain out from the bottom.  There is no stucco weep screed installed in this stucco. Consider upgrading the stucco to include weep screed to allow complete drainage of the stucco and to avoid wall moisture problems.

Contractor Qualified Professional
$
Credit
Comment
3.4.1 - Vegetation, Surface Drainage, Retaining Walls & Grading

Dense Vegetation

I observed dense vegetation around the house in areas.  This condition limited and restricted my visual inspection.  Dense vegetation and landscaping up against or near the house foundation and exterior walls may be prone to water penetration and insect infestation.  

Trimming, pruning and some landscaping is recommended.  

Wrench DIY
$
Credit
Comment
3.4.2 - Vegetation, Surface Drainage, Retaining Walls & Grading

Neutral Grading

The ground around a house should slope away from all sides, ideally 6 inches for the first 10 feet from the house foundation perimeter. Downspouts, surface gutters and drains should also be directing water away from the foundation. 

Yard scissors Landscaping Contractor
$
Credit
Comment
3.4.3 - Vegetation, Surface Drainage, Retaining Walls & Grading

Retaining Wall Damage
Exterior Right

I observed indication of damage at the retaining wall.  It's unclear what property owner is responsible for maintenance of the wall.

Correction and further evaluation is recommended.

Yard scissors Landscaping Contractor
$
Credit
Comment
3.6.1 - Walkways & Driveways

Minor Cracking at Driveway
Driveway

I observed indications of minor cracking at the driveway.

Correction and further evaluation is recommended.

Gardening shovel tool shape Concrete Contractor
$
Credit
Comment
3.6.2 - Walkways & Driveways

Major Cracking at Walkway
Walkway(s)

I observed major cracking at the walkway.  This condition could be a trip hazard. 

Correction and further evaluation is recommended. 

Tools Handyman/DIY
$
Credit
Comment
3.6.3 - Walkways & Driveways

Trip Hazard
Exterior Left

I observed a trip hazard.  This condition is a safety concern. 

Correction and further evaluation is recommended. 

Tools Handyman/DIY
$
Credit
Comment
3.8.1 - Porches, Patios, Decks, Balconies & Carports

Ledger Board Attachment Concerning
Exterior Rear

The deck ledger board should be attached to the house framing with 1/2 inch lag screws or bolts with washers.  The method of attachment observed does not match this standard and needs to be corrected. Upgrades by a qualified profession professional are needed

Contractor Qualified Professional
$
Credit
Comment
3.9.1 - Railings, Guards & Handrails

Improper Stair Guardrail Height (Not 34")
Exterior Front

I observed indications of a defect related to the height of a guardrail at the stairs. 

Guards on the open side of a stairway must be at least 34 inches in height above the walking surface or the line connecting the nosings of the stair treads.  

Correction and further evaluation is recommended. 

Hammer Carpentry Contractor

4 - Chimney, Fireplace, or Stove

Fireplace: Type of Fireplace
Masonry

Gas Fireplace framed in wall.  Exhaust is through the wall.

Masonry Chimney: Masonry Chimney Exterior Was Inspected

The chimney exterior was inspected during my home inspection.

Masonry Chimney: Masonry Chimney Flashing Was Inspected

I inspected for flashing installed at the chimney. 

Flashing is installed in areas where the chimney stack meets another system or component of the house.  And the flashing is supposed to divert water away from those areas to prevent water intrusion.

Fireplace: Damper Door

I inspected the fireplace damper doors by opening and closing them, if they were readily accessible and manually operable.

Masonry Chimney: Chimney Interior is Beyond the Scope

Inspecting the chimney interior and flue is beyond the scope of a home inspection.  An inspector is not required to inspect the flue or vent system, and is not required to inspect the interior of chimneys or flues, fire doors or screens, seals or gaskets, or mantels.  Out of courtesy only, the inspector may take a look at readily accessible and visible parts of the chimney flue.  

Fireplace: Fireplace and Stack Inspection Limitations

Not everything of the fireplace and chimney stack system and components are inspected because they are not part of the Home Inspection Standards of Practice. I inspected only what I am required to inspect and only what was visible during the home inspection. I recommend hiring a certified chimney sweep to inspect, sweep, and further evaluate the interior of the fireplace system immediately and every year as part of a homeowner's routine maintenance plan. 

I. The inspector shall inspect:

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


II. The inspector shall describe:

  1. the type of fireplace.


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

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

$
Credit
Comment
4.1.1 - Masonry Chimney

Chimney Rain Cap Missing
Roof

I observed a missing chimney rain cap. 

The rain cap covers the top opening of the chimney flue liner. 

Fireplace Chimney Repair Contractor
$
Credit
Comment
4.1.2 - Masonry Chimney

Crowned Cap Defect
Roof

I observed indications of a defect at the chimney crowned cap.  Does not extend past chimney. 

This is the top of the chimney that is shaped or "crowned" to divert water away from the top of the chimney stack. 

Fireplace Chimney Repair Contractor
$
Credit
Comment
4.1.3 - Masonry Chimney

Deteriorated Brick and/or Mortar
Roof

Brick is observed that is cracked or spalling. Mortar may be cracked or have areas missing.  Assessment & replacement of damaged brick and mortar is suggested to preserve the chimney and avoid more costly replacement options.

Contractor Qualified Professional

5 - Detached Garage

Garage Floor: Garage Floor Inspected

I inspected the floor of the attached garage. 

Garage Vehicle Door Opener: Garage Door Panels Were Inspected

I inspected the garage door panels. 

Foundation: Foundation System
Block Wall
Garage Vehicle Door: Type of Door Operation
Opener
Garage Vehicle Door Opener: Wall Control Button Label Was Inspected

I observed a warning label near the wall control button. Good. 

Roof Covering: 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. 

Roof Covering: Type of Roof-Covering Described
Asphalt

I observed the roof-covering material and attempted to identify its type.  

This inspection is not a guarantee that a roof leak in the future will not happen. Roofs leak.  Even a roof that appears to be in good, functional condition will leak under certain circumstances. We will not take responsibility for a roof leak that happens in the future.  This is not a warranty or guarantee of the roof system.

Roof Covering: Roof Was Inspected
Ground

We attempted to inspect the roof from various locations and methods, including from the ground and a ladder. 

The inspection was not an exhaustive inspection of every installation detail of the roof system according to the manufacturer's specifications or construction codes.  It is virtually impossible to detect a leak except as it is occurring or by specific water tests, which are beyond the scope of our inspection.  We recommend that you ask the sellers to disclose information about the roof, and that you include comprehensive roof coverage in your home insurance policy.  

Roof Flashing: Wall Intersections

I looked for flashing where the roof covering meets a wall or siding material.  There should be step and counter flashing installed in these locations.  This is not an exhaustive inspection of all flashing areas.

Roof Flashing: Eaves and Gables

I looked for flashing installed at the eaves (near the gutter edge) and at the gables (the diagonal edge of the roof).  There should be metal drip flashing material installed in these locations.  The flashing helps the surface water on the roof to discharge into the gutter.  Flashing also helps to prevent water intrusion under the roof-covering. 

Gutters & Downspouts: 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. 

Eaves, Soffits & Fascia: Eaves, Soffits and Fascia Were Inspected

I inspected the eaves, soffits and fascia.  I was not able to inspect every detail, since a home inspection is limited in its scope. 

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

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

Wall-Covering, Flashing & Trim: Type of Wall-Covering Material Described
Vinyl

The exterior of your home is slowly deteriorating and aging.  The sun, wind, rain and temperatures are constantly affecting it.  Your job is to monitor the house's exterior for its condition and weathertightness. 

Check the condition of all exterior wall-covering materials and look for developing patterns of damage or deterioration. 

Electric/GFCI Outside Garage: Inspected GFCIs

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

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

I inspected the stairs, steps, stoops, stairways and ramps that were within the scope of my home inspection. 

All treads should be level and secure. Riser heights and tread depths should be as uniform as possible. As a guide, stairs must have a maximum riser of 7-3/4 inches and a minimum tread of 10 inches. 

Railings, Guards & Handrails: Railings, Guards & Handrails Were Inspected

I inspected the railings, guards and handrails that were within the scope of the home inspection. 

Ceiling & Walls in Garage: Garage Ceiling & Walls Were Inspected

I inspected the ceiling and walls of the detached garage according to the Home Inspection Standards of Practice.

Garage Vehicle Door Opener: Manual Release

I checked for a manual release handle--a means of manually detaching the door from the door opener. 

The handle should be colored red so that it can be seen easily. The handle should be easily accessible and no more than 6 feet above the garage floor. The handle should not be in contact with the top of a vehicles.

Garage Vehicle Door Opener: General Warning Label Was Inspected

I observed a general warning label attached to the back of the door panel. Good. 

Garage Vehicle Door Opener: Springs, Bracket & Hardware Were Inspected

I closed the door and checked the springs for damage. If a spring was broken, operating the door can cause serious injury or death. I would not operate the door if there was damage. 

I visually checked the doors hinges, brackets and fasteners. If the door had an opener, the door must have an opener-reinforcement bracket that is securely attached to the doors top section. The header bracket of the opener rail must be securely attached to the wall or header using lag bolts or concrete anchors. 

Garage Vehicle Door Opener: Door Was Manually Opened and Closed

I closed the door. If the door had an opener, I pulled the manual release to disconnect the door from the opener. I lifted and operated the door. If the door was hard to lift, then it is out of balance. This is an unsafe condition. 

I raised the door to the fully-open position, then closed the door. The door should move freely, and it should open and close without difficulty. As the door operates, I make sure that the rollers stay in the track. The door should stay in the fully open position. The door should also stay in a partially opened position about three to four above the garage floor level. 

I reconnected the door to the opener, if present. 

I checked the door handles or gripping points.  

Garage Vehicle Door Opener: Spring Containment Was Inspected

If the door has extension springs, I inspect for spring containment. Extension springs should be contained by a cable that runs through the center of the springs. If a spring breaks, containment helps to prevent broken parts from flying around dangerously in the garage. 

Garage Vehicle Door Opener: Wall Push Button Was Inspected

I inspected the wall button. The wall button should be at least 5 feet above the standing surface, and high enough to be out of reach of small children. I pressed the push button to see if it successfully operated the door.

Garage Vehicle Door Opener: Non-Contact Reversal Was Inspected

I observed the auto-reverse feature during a non-contact test. 

Standing inside the garage but safely away from the path of the door, I used the remote control or wall button to close the door. As the door was closing, I waved an object in the path of the photoelectric eye beam. The door should automatically reverse.

Garage Vehicle Door Opener: Photo-Electric Eyes Were Inspected

I inspected the photo-electric eyes. 

Federal law states that residential garage door openers manufactured after 1992 must be equipped with photo-electric eyes or some other safety-reverse feature that meets UL 325 standards.

I checked to see if photo-electric eyes are installed. The vertical distance between the photo-eye beam and the floor should be no more than 6 inches.

Roof Covering: Unable to See Everything

This is a visual-only inspection of the roof-covering materials. It does not include an inspection of the entire system. There are components of the roof that are not visible or accessible at all, including the underlayment, decking, fastening, flashing, age, shingle quality, manufacturer installation recommendations, etc. 

Roof Covering: Unable to Walk Upon Roof Surface

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

Roof Flashing: Difficult to See Every Flashing

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

Eaves, Soffits & Fascia: Inspection Was Restricted

I did not inspect all of the eaves, soffit, and facia.  It's impossible to inspect those areas closely during a home inspection.  A home inspection is not an exhaustive evaluation.  My inspection of the exterior was limited.  I did not reach and access closely every part of the eaves, soffit, and fascia.

Wall-Covering, Flashing & Trim: Inspection Was Restricted

I did not inspect all of the exterior wall-covering material.  A home inspection is not an exhaustive evaluation.  My inspection of the exterior was limited.  I did not reach and access closely every part of the exterior wall-covering. 

Electric/GFCI Outside Garage: Unable to Inspect Everything

I was unable to inspect every electrical component or proper installation of the GFCI system according to modern code. A licensed electrician or township building code inspector could perform that type of test, which is beyond the scope of my visual-only home inspection. I inspected the electrical system as much as I could according to the Home Inspection Standards of Practice.

Ceiling & Walls in Garage: Can't See Everything

I can not observe everything. Inspection restrictions. My inspection was limited. 

The inspector shall inspect:

  • garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls.


The inspector shall describe:

  • a garage vehicle door as manually-operated or installed with a garage door opener.


$
Credit
Comment
5.3.1 - Gutters & Downspouts

Gutters Missing

Gutters are necessary to properly collect rain water from the roof, control it, divert it, and discharge that water away from the house and its foundation.  A missing gutter is a defect.  This is a defect that should be corrected by a professional contractor.  

Gutter cleaning icon Gutter Contractor
$
Credit
Comment
5.5.1 - Vegetation, Surface Drainage, Retaining Walls & Grading

Dense Vegetation

I observed dense vegetation around the house in areas.  This condition limited and restricted my visual inspection.  Dense vegetation and landscaping up against or near the house foundation and exterior walls may be prone to water penetration and insect infestation.  

Trimming, pruning and some landscaping is recommended.  

Wrench DIY
$
Credit
Comment
5.5.2 - Vegetation, Surface Drainage, Retaining Walls & Grading

Negative Grading
Exterior Rear, Garage

Grading is sloping towards the home in some areas. This could lead to water intrusion and foundation issues.

The ground around a house should slope away from all sides. Downspouts, surface gutters and drains should also be directing water away from the foundation. 

Correction and further evaluation is recommended. 

Yard scissors Landscaping Contractor
$
Credit
Comment
5.12.1 - Garage Vehicle Door

Weather Stripping at Garage Door in Poor Condition
Garage

I observed indications that the weather stripping at the garage door is in poor condition. 

Garage Garage Door Contractor
$
Credit
Comment
5.13.1 - Garage Vehicle Door Opener

Manual Release Not Accessible
Garage

I observed that the handle of the manual release was not easily accessible and more than 6 feet above the garage floor. Defect. 

Garage Garage Door Contractor
$
Credit
Comment
5.13.2 - Garage Vehicle Door Opener

Defect at Warning Label

There is a defect at a warning label. 

The garage door should have the following warning labels:

  1. a spring warning label attached to the spring assembly or the back of the door panel; 
  2. a general warning label attached to the back of the door panel;
  3. a warning label near the wall control button; and
  4. two warning labels attached to the door in the vicinity of the bottom corner brackets. Some newer doors have tamper-resistant bottom corner brackets that do not require these warning labels.

Missing No. 1 & 4

Contractor Qualified Professional
$
Credit
Comment
5.14.1 - Electric in the Garage

Missing GFCI-Protection in Garage
Garage

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

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

Electric Electrical Contractor
$
Credit
Comment
5.14.2 - Electric in the Garage

Garage Opener Wiring Defect

I observed an electrical defect in the garage. The garage door opener was connected by extension cord and it should be connected directly to an outlet.

Electric Electrical Contractor
$
Credit
Comment
5.15.1 - Moisture Intrusion in Garage

Water Marks Observed
Garage

I observed indications of water intrusion in the garage. Water marks. Further evaluation of the water intrusion problem is recommended. 

Contractor Qualified Professional

6 - Basement, Foundation, Crawlspace & Structure

Insulation in Foundation/Basement Area: Basement Insulation Was Inspected

During the home inspection, I inspected for basement insulation.\

Insulation in Foundation/Basement Area: Type of Insulation Observed
None
Under-Floor Crawlspace: Type of Under-Floor Crawlspace Foundation Described
Masonry Block
Under-Floor Crawlspace: Under-Floor Crawl Access Location
Basement
Insulation in Crawlspace: Type of Insulation Observed
Obscured
Foundation: Foundation
Block Wall

Foundation obscured by exterior siding and interior finishes, stored items and/or insulation.

Insulation in Foundation/Basement Area: Approximate Average Depth of Insulation
missing insulation

Determining how much insulation should be installed in a house depends upon where a home is located.   proper amount of insulation should be installed at a particular area of a house is dependent upon which climate zone the house is located. 

This house is located in a climate zone that requires an R-value of 

Under-Floor Crawlspace: Homeowner's Responsibility

One of the most common problems in a house with a crawlspace is water intrusion, condensation, and excessively high humidity levels. You should monitor the walls and floors for signs of water penetration, such as dampness, water stains, efflorescence, and rust on exposed metal parts. Water 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. 

Under-Floor Crawlspace: Under-Floor Crawlspace Inspected

The under-floor crawlspace area was inspected according to the Home Inspection Standards of Practice. 

The crawlspace can be a revealing area in the house and often provides a general picture of how the entire structure works. In many crawlspaces, the structure is exposed overhead, as are the HVAC distribution system, plumbing supply and DWV lines, and the electrical branch-circuit wiring. I inspected those systems and components.

Under-Floor Crawlspace: Structural Components Inspected

Structural components were inspected according to the Home Inspection Standards of Practice, including readily observed floor joists. 

Insulation in Crawlspace: Insulation Was Inspected

During the home inspection, I inspected for insulation in unfinished spaces, including attics, crawlspaces and foundation areas.  I inspected for ventilation of unfinished spaces, including attics, crawlspaces and foundation areas.  And I inspected mechanical exhaust systems in the kitchen, bathrooms and laundry area.

I attempted to describe the type of insulation observed and the approximate average depth of insulation observed at the unfinished attic floor area or roof structure.

I reported as in need of correction the general absence of insulation or ventilation in unfinished spaces.


Insulation in Crawlspace: Approximate Average Depth of Insulation
Obscured

Determining how much insulation should be installed in a house depends upon where a home is located.   proper amount of insulation should be installed at a particular area of a house is dependent upon which climate zone the house is located. 

This house is located in a climate zone that requires an R-value of 

Under-Floor Crawlspace: Partially Inaccessible

Parts of a crawlspace was inaccessible. This is an inspection restriction. I don't know what's going on inside parts of the crawlspace, because I could not enter. Access needs to be provided in order to inspect and evaluate the crawlspace condition in its entirety. 

Insulation in Crawlspace: Wall covering obscured the insulation

Wall covering obscured much of the insulation.

I. The inspector shall inspect:

  • the foundation;
  • the basement;
  • the crawlspace; and
  • structural components.


II. The inspector shall describe:

  • the type of foundation; and
  • the location of the access to the under-floor space.


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

  • observed indications of wood in contact with or near soil;
  • observed indications of active water penetration;
  • observed indications of possible foundation movement, such as sheetrock cracks, brick cracks, out-of-square door frames, and unlevel floors; and
  • any observed cutting, notching and boring of framing members that may, in the inspector's opinion, present a structural or safety concern.

$
Credit
Comment
6.1.1 - Foundation

Uncovered Hole in Floor

A hole in the basement floor is uncovered allowing moisture and soil gasses to escape into the house. As a minimum putting a vapor barrier over the hole is needed.

Contractor Qualified Professional
$
Credit
Comment
6.1.2 - Foundation

Concrete Floor Damaged

The concrete floor exhibits damage such as cracks, heaves, holes and other defects. Corrections will be needed to return the floor to a level surface.

Contractor Qualified Professional
$
Credit
Comment
6.2.1 - Insulation in Foundation/Basement Area

General Absence of Insulation
Basement

I observed indications of the general absence of insulation in the foundation area. 

House construction Insulation Contractor

7 - Attic, Insulation & Ventilation

Insulation in Attic: Type of Insulation Observed
Unable to observe
Insulation in Attic: Approximate Average Depth of Insulation
Unable to observe

Determining how much insulation should be installed in a house depends upon where a home is located. The amount of insulation that should be installed at a particular area of a house is dependent upon which climate zone the house is located and the local building codes.  

Structural Components & Observations in Attic: Attic Covered & Inaccessible
2nd Floor

Could not assess all or most of the attic, including ventilation, insulation, & roof structure.  The items were covered or inaccessible.

Insulation in Attic: No Access to Attic

The attic hatch was either sealed or inaccessible.   If sealed, no permission was given by the seller to access the sealed attic.

Ventilation in Attic: Unable to observe

The attic access was covered or not present. The ventilation was not able to be observed in the attic

The inspector shall inspect: 

  • insulation in unfinished spaces, including attics, crawlspaces and foundation areas; 
  • ventilation of unfinished spaces, including attics, crawlspaces and foundation areas; and 
  • mechanical exhaust systems in the kitchen, bathrooms and laundry area. 

The inspector shall describe: 

  • the type of insulation observed; and 
  • the approximate average depth of insulation observed at the unfinished attic floor area or roof structure. 

The inspector shall report as in need of correction: 

  • the general absence of insulation or ventilation in unfinished spaces. 

8 - Bathrooms

Bathroom Toilets: Toilets Inspected

I flushed all of the toilets. 

Heat Source in Bathroom: Heat Source in Bathroom Was Inspected

I inspected the heat source in the bathroom (register/baseboard). 

Sinks, Tubs & Showers: Ran Water at Sinks, Tubs & Showers

I ran water at all bathroom sinks, bathtubs, and showers. I inspected for deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously. 

Bathroom Exhaust Fan / Window: Inspected Bath Exhaust Fans

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

GFCI & Electric in Bathroom: GFCI-Protection Tested

I inspected the GFCI-protection at the receptacle near the bathroom sink by pushing the test button at the GFCI device or using a GFCI testing instrument. 

All receptacles in the bathroom must be GFCI protected. 

The home inspector will inspect: 

  • interior water supply, including all fixtures and faucets, by running the water;
  • all toilets for proper operation by flushing; and 
  • all sinks, tubs and showers for functional drainage.

$
Credit
Comment
8.3.1 - Bathroom Exhaust Fan / Window

Missing Fan
2nd Floor Bathroom

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

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

Hardhat General Contractor
$
Credit
Comment
8.4.1 - GFCI & Electric in Bathroom

Missing Receptacle Within 3' of Sink
2nd Floor Bathroom

I observed that there was no receptacle within 3 feet of the bathroom sink. This is a requirement. And this receptacle must be GFCI protected. 

Electric Electrical Contractor
$
Credit
Comment
8.5.1 - Heat Source in Bathroom

Missing Heat Source in Bathroom
2nd Floor Bathroom

I observed that there is a missing heat source in the bathroom. Every bathroom should have a source of heat. 

Th Heating and Cooling Contractor

9 - Doors, Windows & Interior

Doors: Doors Inspected

I inspected a representative number of doors according to the Home Inspection Standards of Practice by opening and closing them. I did not operate door locks and door stops, which is beyond the scope of a home inspection. 


Windows: Windows Inspected

I inspected a representative number of windows according to the Home Inspection Standards of Practice by opening and closing them. I did not operate window locks and operation features, which is beyond the scope of a home inspection. 

Switches, Fixtures & Receptacles: Inspected a Switches, Fixtures & Receptacles

I inspected a representative number of switches, lighting fixtures and receptacles. 

Floors, Walls, Ceilings: Floors, Walls, Ceilings Inspected

I inspected the readily visible surfaces of floors, walls and ceilings. I looked for material defects according to the Home Inspection Standards of Practice

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

I inspected the stairs, steps, stoops, stairways and ramps that were within the scope of my home inspection. 

All treads should be level and secure. Riser heights and tread depths should be as uniform as possible. As a guide, stairs must have a maximum riser of 7-3/4 inches and a minimum tread of 10 inches. 

Railings, Guards & Handrails: Railings, Guards & Handrails Were Inspected

I inspected a representative number railings, guards and handrails that were within the scope of the home inspection. 

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

I inspected for the presence of smoke and carbon-monoxide detectors. 

There should be a smoke detector in every sleeping room, outside of every sleeping room, and one every level of a house. 

Switches, Fixtures & Receptacles: Unable to Inspect Everything

I was unable to inspect every electrical component or proper installation of the system according to modern code. A licensed electrician or township building code inspector could perform that type of test, which is beyond the scope of my visual-only home inspection. I inspected the electrical system as much as I could according to the Home Inspection Standards of Practice.

Presence of Smoke and CO Detectors: Unable to Test Every Detector

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

The inspector shall inspect: 

  • a representative number of doors and windows by opening and closing them; 
  • floors, walls and ceilings; stairs, steps, landings, stairways and ramps; 
  • railings, guards and handrails; and 
  • garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls. 

The inspector shall describe: 

  • a garage vehicle door as manually-operated or installed with a garage door opener. 

The inspector shall report as in need of correction: 

  • improper spacing between intermediate balusters, spindles and rails for steps, stairways, guards and railings; 
  • photo-electric safety sensors that did not operate properly; and 
  • any window that was obviously fogged or displayed other evidence of broken seals. 

$
Credit
Comment
9.5.1 - Stairs, Steps, Stoops, Stairways & Ramps

Headroom at Stairway Too Low (6' 8")
Stairway(s)

I observed that the headroom at the stairs is too low. The minimum is 6 feet and 8 inches. 

Contractor Qualified Professional
$
Credit
Comment
9.5.2 - Stairs, Steps, Stoops, Stairways & Ramps

Riser Height Too Tall (Greater Than 7 3/4")
2nd Floor Stairway(s)

I observed a defect at the stair riser height.  

The riser height maximum is 7 3/4 inches measured vertically between the stair treads. This poses a trip hazard. 

Contractor Qualified Professional
$
Credit
Comment
9.5.3 - Stairs, Steps, Stoops, Stairways & Ramps

Tread Depth Too Short (Smaller Than 10")
2nd Floor Stairway(s)

I observed a defect at the stair riser depth. It's too short.

The minimum tread depth is 10 inches, measured between the projected nosings of adjacent treads. This poses a trip hazard. 

Contractor Qualified Professional
$
Credit
Comment
9.6.1 - Railings, Guards & Handrails

Railing Does Not Terminate to Wall
Stairway(s)

Exposed railing ends are a safety hazard and can catch purse straps, jackets, and other items.  This creates an increased fall possibility and is a safety hazard.

Contractor Qualified Professional
$
Credit
Comment
9.6.2 - Railings, Guards & Handrails

Improper Guardrail Height (Not 36")
2nd Floor

I observed indications of a defect related to the height of a guardrail. 

Guardrails are normally required to be 36 inches above standing surface next to the guardrail. 

Correction and further evaluation is recommended. 

Hammer Carpentry Contractor
$
Credit
Comment
9.6.3 - Railings, Guards & Handrails

Improper Stair Guardrail Height (Not 34")
Stairway(s)

I observed indications of a defect related to the height of a guardrail at the stairs. 

Guards on the open side of a stairway must be at least 34 inches in height above the walking surface or the line connecting the nosings of the stair treads.  

Correction and further evaluation is recommended. 

Hammer Carpentry Contractor
$
Credit
Comment
9.7.1 - Presence of Smoke and CO Detectors

Smoke Detector Did Not Test Functional
1st Floor Hall

I observed indications that a smoke detector did not test functional. I pushed the test button, but it did not test as expected. 

Contractor Qualified Professional
$
Credit
Comment
9.7.2 - Presence of Smoke and CO Detectors

Missing CO Detector
2nd Floor

I observed indications of a missing carbon monoxide detector. A carbon monoxide detector should be installed within 10 feet of every sleeping area with only one closable door between the detector and sleeping area.  Hazard. 

Contractor Qualified Professional

10 - Laundry

Clothes Washer: Did Not Inspect

I did not inspect the clothes washer fully. These appliances are beyond the scope of a home inspection.

Clothes Dryer: Did Not Inspect
Laundry Room

I did not inspect the clothes washer and dryer fully. These appliances are beyond the scope of a home inspection. The clothes dryer exhaust pipe must be inspected and cleaned every year to help prevent house fires. 

Laundry Room, Electric, and Tub: Could Not Acccess Electrical

Electrical access was blocked by the washer dryer or other obstructions. Unable to inspect.

The inspector shall inspect:

  • mechanical exhaust systems in the kitchen, bathrooms and laundry area.


11 - Kitchen

Kitchen Sink: Ran Water at Kitchen Sink

I ran water at the kitchen sink. 

GFCI: GFCI Tested

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

Countertops & Cabinets: Inspected Cabinets & Countertops

I inspected a representative number of cabinets and countertop surfaces. 

Floors, Walls, Ceilings: Floors, Walls, Ceilings Inspected

I inspected the readily visible surfaces of floors, walls and ceilings. I looked for material defects according to the Home Inspection Standards of Practice

The kitchen appliances are not included in the scope of a home inspection according to the Standards of Practice. 

The inspector will out of courtesy only check:

  • the stove, 
  • oven, 
  • microwave, and 
  • garbage disposer. 

12 - Cooling

Cooling System Information: Service Disconnect Inspected

I observed a service disconnect within sight of the cooling system. 

Thermostat and Normal Operating Controls: Thermostat Location
Dining room
Cooling System Information: Homeowner's Responsibility
Exterior Right

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 System Information: Condenser Age

The condenser age was determined to be approximately 10 years old.

Condensate: Condensate Pump

I observed a condensate pump installed at the cooling system.  This component collects condensate water that is created when the cooling system is operating.  The condensate pump should collect and discharge the water properly. 

I. The inspector shall inspect:

  1. the cooling system, using normal operating controls.


II. The inspector shall describe:

  1. the location of the thermostat for the cooling system; and
  2. the cooling method.


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

  1. any cooling system that did not operate; and
  2. if the cooling system was deemed inaccessible.


13 - Heating

Heating System Information: Energy Source
Gas
Thermostat and Normal Operating Controls: Thermostat Location
Dining room
Heating System Information: 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. 

Heating System Information: Heating Method
Warm-Air Heating System
Heating System Information: Furnace Age

The furnace was manufactured approximately 16 years ago.

Thermostat and Normal Operating Controls: Service Switch Inspected

I observed a service switch. I inspected it. It worked when I used it during my inspection. 

I. The inspector shall inspect:

  1. the heating system, using normal operating controls.


II. The inspector shall describe:

  1. the location of the thermostat for the heating system;
  2. the energy source; and
  3. the heating method.


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

  1. any heating system that did not operate; and
  2. if the heating system was deemed inaccessible.

$
Credit
Comment
13.1.1 - Heating System Information

Corrosion & Rust
Basement

I observed areas of corrosion and rust at the heating system.

Fire HVAC Professional
$
Credit
Comment
13.1.2 - Heating System Information

Missing Supply Register Cover
1st Floor Bathroom

The supplied air register cover serves to help control the supply of air to each room. A missing one should be replaced.

Contractor Qualified Professional

14 - Plumbing

Gas Line: Gas Supply Type
Natural Gas
Gas Line: Type of Gas Piping
Black Pipe
Main Water Shut-Off Valve: Location of Main Shut-Off Valve
Basement
Main Fuel Supply Shut-Off Valve: Location of Main Shut-Off Valve
Basement
Main Water Shut-Off Valve: Homeowner's Responsibility
Basement Front

It's your job to know where the main water valve is located. And be sure to keep an eye out for any water and plumbing leaks. 

Water Supply : Water Supply Is Public

The water supply to the house appeared to be from the public water supply source based upon the observed indications at the time of the inspection.  To confirm and be certain, I recommend asking the homeowner for details. 

Hot Water Source: Type of Hot Water Source
Gas-Fired Hot Water Tank

I inspected for the main source of the distributed hot water to the plumbing fixtures (sinks, tubs, showers).  I recommend asking the homeowner for details about the hot water equipment and past performance. 

Hot Water Source: Inspected Hot Water Source

I inspected the hot water source and equipment according to the Home Inspection Standards of Practice

Hot Water Source: Inspected TPR Valve

I inspected the temperature and pressure relief valve.  

Hot Water Source: Inspected Venting Connections

I inspected the venting connections. 

Hot Water Source: Water Heater Age
Basement

The water heater was found to be approximately 17 years old.

Drain, Waste, & Vent Systems: Inspected Drain, Waste, Vent Pipes

I attempted to inspect the drain, waste, and vent pipes.  Not all of the pipes and components were accessible and observed.  Inspection restriction.  Ask the homeowner about water and sewer leaks or blockages in the past.  

Water Supply & Distribution Systems: Inspected Water Supply & Distribution Pipes

I attempted to inspect the water supply and distribution pipes (plumbing pipes). Not all of the pipes and components were accessible and observed. Inspection restriction. Ask the homeowner about water supply, problems with water supply, and water leaks in the past.  

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

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

Water Supply & Distribution Systems: Not All Pipes Were Inspected

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

I. The inspector shall inspect:

  1. the main water supply shut-off valve;
  2. the main fuel supply shut-off valve;
  3. the water heating equipment, including the energy source, venting connections, temperature/pressure-relief (TPR) valves, Watts 210 valves, and seismic bracing;
  4. interior water supply, including all fixtures and faucets, by running the water;
  5. all toilets for proper operation by flushing;
  6. all sinks, tubs and showers for functional drainage;
  7. the drain, waste and vent system; and
  8. drainage sump pumps with accessible floats.


II. The inspector shall describe:

  1. whether the water supply is public or private based upon observed evidence;
  2. the location of the main water supply shut-off valve;
  3. the location of the main fuel supply shut-off valve;
  4. the location of any observed fuel-storage system; and
  5. the capacity of the water heating equipment, if labeled.


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

  1. deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously;
  2. deficiencies in the installation of hot and cold water faucets;
  3. active plumbing water leaks that were observed during the inspection; and  
  4. toilets that were damaged, had loose connections to the floor, were leaking, or had tank components that did not operate.


$
Credit
Comment
14.4.1 - Hot Water Source

Defect at TPR Valve Discharge
Basement

I observed a defect a the TPR (temperature, pressure, and relief) valve. The discharge pipe that serves a temperature pressure relief valve must: 

  • Not be connected to the drainage system.
  • Discharge through an air gap located in the same room as the water heater.
  • Not be smaller than the diameter of the outlet of the valve.
  • Serve a single relief device.
  • Discharge to the floor.
  • Discharge in a manner that does not cause personal injury or structural damage.
  • Discharge to a termination point that is readily observable.
  • Not be trapped.
  • Be installed so as to flow by gravity.
  • The TPR discharge tube should terminate within 6 inches of the floor.  
  • Not have valves or tee fittings.
  • Be constructed of materials listed or rated for such use.
  • Be one nominal size larger that the size of the relief valve outlet, where the relief valve discharge piping is installed with insert fittings.
Pipes Plumbing Contractor
$
Credit
Comment
14.5.1 - Drain, Waste, & Vent Systems

Cast Iron/Galvanized Steel observed in Drains
Basement

Cast iron & galvanized steel rust both from the outside and inside.  Suggest having the drain lines scoped to insure there are not issues with pipe condition, especially since trees are on the property.

Contractor Qualified Professional
$
Credit
Comment
14.6.1 - Water Supply & Distribution Systems

Utility Sink is not Secured

Utility Sink is not fully secured and rocks back and forth.  The plumbing lines may get stressed and rupture.  Repairs and/or replacement suggested.

Contractor Qualified Professional

15 - Electrical

Electric Meter & Base: Inspected the Electric Meter & Base
Exterior Rear

I inspected the electrical electric meter and base. 

Main Service Disconnect: Inspected Main Service Disconnect

I inspected the electrical main service disconnect.

Electrical Wiring: Type of Wiring, If Visible
NM-B (Romex), Conduit
Service Grounding & Bonding: Inspected the Service Grounding & Bonding

I inspected the electrical service grounding and bonding.

Service-Entrance Conductors: Inspected Service-Entrance Conductors
Exterior Rear

I inspected the electrical service-entrance conductors. 

Main Service Disconnect: Homeowner's Responsibility
Basement Rear

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 Service Disconnect: Main Disconnect Rating, If Labeled
100

I observed indications of the main service disconnect's amperage rating. It was labeled. 

Panelboards & Breakers: Inspected Main Panelboard & Breakers

I inspected the electrical panelboards and over-current protection devices (circuit breakers and fuses). 

GFCIs: Inspected GFCIs

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

Electrical Wiring: Unable to Inspect All of the Wiring

I was unable to inspect all of the electrical wiring. Obviously, most of the wiring is hidden from view within walls. Beyond the scope of a visual home inspection. 

Service Grounding & Bonding: Unable to Confirm Proper Grounding and Bonding

I was unable to confirm proper installation of the system grounding and bonding according to modern code. A licensed electrician or township building code inspector could perform that type of test, which is beyond the scope of my visual-only home inspection. I inspected the grounding and bonding as much as I could according to the Home Inspection Standards of Practice. 

GFCIs: Unable to Inspect Everything

I was unable to inspect every electrical component or proper installation of the GFCI system according to modern code. A licensed electrician or township building code inspector could perform that type of test, which is beyond the scope of my visual-only home inspection. I inspected the electrical system as much as I could according to the Home Inspection Standards of Practice.

I. The inspector shall inspect:

  1. the service drop;
  2. the overhead service conductors and attachment point;
  3. the service head, gooseneck and drip loops;
  4. the service mast, service conduit and raceway;
  5. the electric meter and base;
  6. service-entrance conductors;
  7. the main service disconnect;
  8. panelboards and over-current protection devices (circuit breakers and fuses);
  9. service grounding and bonding;
  10. 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;
  11. all ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible; and
  12. for the presence of smoke and carbon-monoxide detectors.


II. The inspector shall describe:

  1. the main service disconnect's amperage rating, if labeled; and 
  2. the type of wiring observed.


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

  1. deficiencies in the integrity of the service-entrance conductors insulation, drip loop, and vertical clearances from grade and roofs;
  2. any unused circuit-breaker panel opening that was not filled;
  3. the presence of solid conductor aluminum branch-circuit wiring, if readily visible;
  4. 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
  5. the absence of smoke and/or carbon monoxide detectors. 


$
Credit
Comment
15.7.1 - GFCIs

Missing GFCI
Basement

I observed indications that a GFCI is missing in an area that is required to keep people safe.  The electrical code didn't require this until 2008.

Electric Electrical Contractor
$
Credit
Comment
15.8.1 - Electrical Defects

Missing Cover Plate

The outlet cover plate is missing. One needs to be installed.

Contractor Qualified Professional
$
Credit
Comment
15.8.2 - Electrical Defects

Junction Box Cover Should be Sealed

The junction box cover can be opened without tools.  It should be secured so that untrained hands can't open the box and be exposed to the wires.

Contractor Qualified Professional