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1234 Main St.
Northbrook IL 60062
12/16/2018 9:00AM

Sample agent
agent

Agent Name

Agency Name
71
Items Inspected
24
Recommendations
8
Safety hazard

1 - Inspection Details

In Attendance
Client, Client's Agent, Listing Agent
Occupancy
Furnished, Occupied
Style
Ranch
Temperature (approximate)
30 Fahrenheit (F)
Type of Building
Single Family
Weather Conditions
Clear, Snow

2 - Roofing

IN NI NP R
2.1 Main Roof Coverings X X
2.2 Secondary Roof Coverings X
2.3 Skylights, Chimneys & Roof Penetrations X X
2.4 Flashings X X
2.5 Gutters X
Inspection Method
Roof
Roofing Material
Asphalt
Roof Type/Style
Gable
Gutter Material
Aluminum
None

The entire roof was free and clear for me to inspect.

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
  • R = Recommendations
Credit
Comment
2.1.1 - Main Roof Coverings

Damaged Coverings

Roof coverings exhibited general damage that could affect performance. Recommend a qualified roofer evaluate and repair. 

Roof Roofing Professional
Credit
Comment
2.1.2 - Main Roof Coverings

Discoloration

INFORMATION - Roof shingles were discolored, which can be caused by moisture, rust or soot. Recommend a qualified roofing contractor evaluate and remedy with a roof cleaning or repair.

Here is a helpful article about algae stains on roofs. 


Roof Roofing Professional
Credit
Comment
2.3.1 - Skylights, Chimneys & Roof Penetrations

Chimney Crown Cracked

The chimney crown had one or more cracks, which can lead to further damage to the chimney structure. Recommend a qualified contractor repair.

Roof Roofing Professional
Credit
Comment
2.4.1 - Flashings

Worn

Flashings showed signs of wear and tear. This is normal for a roof of this age. Recommend monitoring. 

Roof Roofing Professional

3 - Exterior

IN NI NP R
3.1 Siding, Flashing & Trim X 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 X
3.7 Garage Door X
Appurtenance
Covered Porch, Deck, Front Porch, Hot Tub, Patio
Driveway Material
Asphalt
Exterior Entry Door
Wood
Inspection Method
Attic Access, Visual
Siding Material
Brick
Garage Door: Material
Metal
Garage Door: Type
Sectional
Ground Level

The exterior was inspected from the ground level only. It is not within the scope to climb the walls for a closer inspection. This limits my inspection and I cannot be responsible for any defects that I cannot see.

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
  • R = Recommendations
Credit
Comment
3.1.1 - Siding, Flashing & Trim

Improper Construction Practices

Siding appears to be installed improperly and not up to standards. This could lead to moisture damage or deterioration of the home structure. These openings need to be sealed. 

Contractor Qualified Professional
Credit
Comment
3.3.1 - Decks, Balconies, Porches & Steps

Railings are Damaged

Broken railings are present and should be repaired.

Tools Handyman/DIY
Credit
Comment
3.6.1 - Walkways, Patios & Driveways

Patio Cracking - Minor

Normal settling & cracking observed. Recommend monitor and/or patch/seal.

Here is a helpful article on repairing cracked patios. 

Wrench DIY

4 - Structural Components

IN NI NP R
4.1 Foundation, Basement & Crawlspaces X X
4.2 Floor Structure X
4.3 Wall Structure X
4.4 Ceiling Structure X
4.5 Roof Structure & Attic X
Roof Structure Material
OSB, Wood
Floor Structure Material
Wood Joist
Foundation Material
Concrete
Sub-floor
Plywood
Wall Material
Wood
Basement/Crawlspace Floor
Concrete
Ceiling Material
Wood
Inspection Method
Attic Access, Visual
Foundation, Basement & Crawlspaces: Storage and Finishes

Storage blocked the foundation inspection.  Please make a note to reserve the right for further inspection at final walk through.

Floor Structure: Finishes

Finishes such as drywall blocked the floor joist from being inspected.  The comments in this report only reflect those that are visible.

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
  • R = Recommendations
Credit
Comment
4.1.1 - Foundation, Basement & Crawlspaces

Foundation Cracks - Minor

Minor cracking was noted at the foundation. This is common as concrete ages and shrinkage surface cracks are normal. Recommend monitoring for more serious shifting/displacement. 

Here is an informational article on foundation cracks.

Contractor Qualified Professional

5 - Electrical

IN NI NP R
5.1 Service Entrance Conductors X X
5.2 Service and Grounding Equipment, Main Overcurrent Device, Main and Distribution Panels X
5.3 Branch Circuit Conductors, Overcurrent Devices and Compatibility of Their Amperage & Voltage X X
5.4 Outlets, Switches, Lights, and Ceiling Fans X X
5.5 Smoke Alarms and CO Alarms X
Branch Wire 15 and 20 AMP
Copper
Wiring Method
Conduit, Romex
Electrical Service Conductors
Overhead, Copper, 120 Volts, 220 Volts
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
Basement
Basement
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: Thermal Image of Panel

These photos are thermal images of the electrical panel.

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
  • R = Recommendations
Credit
Comment
5.1.1 - Service Entrance Conductors

Not Enough Clearance

Service drop overhead wires are too low, not giving enough clearance above roof. Recommend contacting your local electric utility company or qualified electrician to see if they can correct. 

Electric Electrical Contractor
Credit
Comment
5.3.1 - Branch Circuit Conductors, Overcurrent Devices and Compatibility of Their Amperage & Voltage

Exposed Ends & Splices

All wire connections & charged wires with exposed ends and splices should be covered in junction boxes for safety. Recommend a qualified electrician correct. 

Electric Electrical Contractor
Credit
Comment
5.3.2 - Branch Circuit Conductors, Overcurrent Devices and Compatibility of Their Amperage & Voltage

Improper Wiring

Improper wiring was observed at the time of inspection. Recommend a licensed electrician evaluate and repair. 

Electric Electrical Contractor
Credit
Comment
5.4.1 - Outlets, Switches, Lights, and Ceiling Fans

No GFCI Protection Installed
The outdoor and basement outlets

No GFCI protection present in all 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. 

Electric Electrical Contractor
Credit
Comment
5.4.2 - Outlets, Switches, Lights, and Ceiling Fans

Open Junction Box

Open junction box observed. Recommend concealing or replacing. 

Wrench DIY
Credit
Comment
5.4.3 - Outlets, Switches, Lights, and Ceiling Fans

Switches Installed Improperly

One or more switches are installed improperly. Recommend licensed electrician repair or replace.

Electric Electrical Contractor

6 - Heating

IN NI NP R
6.1 Heating Equipment X
6.2 Distribution Systems X
6.3 Vents, Flues & Chimneys X
6.4 Fuel Storage & Distribution Systems X X
Energy Source
Gas
Heat Type
Gas-Fired Heat
Ductwork
Insulated, Non-insulated
Heating Equipment: Combustion Analysis was Acceptable

The pictures here are the reading from the combustion analysis. The system was operating normally and safely.

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
  • R = Recommendations
Credit
Comment
6.4.1 - Fuel Storage & Distribution Systems

Leaking Gas Line

A gas line was observed to be leaking at time of inspection. Recommend a qualified plumber or local utility company evaluate and repair. 

Pipes Plumbing Contractor

7 - Air Conditioning

IN NI NP R
7.1 Cooling Equipment X
7.2 Distribution System X
Energy Source/Type
Electric
Location
Exterior South
Type
Air Conditioner
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
  • R = Recommendations

8 - Plumbing

IN NI NP R
8.1 Fixtures / Faucets X
8.2 Supply Lines X
8.3 Drain, Waste, & Vent Systems X X
8.4 Water Heater X
8.5 Vents, Flues, & Chimneys X
8.6 Sump Pumps / Sewage Ejectors X
Water Heater Power Source
Gas
Water Heater Location
Basement
Water Filters
None
Main Fuel Shut-Off (Location)
Exterior
Main Water Shut-Off Device (Location)
Basement
Material - Water Supply
Copper
Material - Distribution
Copper
Source
Well
Waste Pipe Material
PVC
Vents, Flues, & Chimneys: Unable to See Inside the Chimney

This inspection does not include the interior of the chimney.  A chimney sweep can be hired to perform a level 2 chimney inspection.  

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
  • R = Recommendations
Credit
Comment
8.2.1 - Supply Lines

Water Leak

An active water leak is present.

Credit
Comment
8.2.2 - Supply Lines

Black Iron Pipes are used as Potable Delivery

Black iron pipes are not designed for potable water.  This should be changed to appropriate material.

Credit
Comment
8.3.1 - Drain, Waste, & Vent Systems

Improper Connections or Improper Repair

The waste lines have poor connections or the repair present is not trustworthy.

Credit
Comment
8.4.1 - Water Heater

Age

Water heaters in our area have an average life span of 15 years.  It is impossible to say exctly how long your water heater will last.  Anytime a water heater is at or past the 15 year mark, you should prepare to replace the unit.

Pipes Plumbing Contractor
Credit
Comment
8.4.2 - Water Heater

Annual Maintenance Flush Needed

Water heaters should be flushed annually to prevent sediment buildup and maintain efficiency. Recommend a qualified plumber service and flush. 

Here is a DIY link to help

Pipes Plumbing Contractor
Credit
Comment
8.4.3 - Water Heater

The Water Heater Vents into the Chimney

The water heater terminates into the chimney.  This appliance needs to have a flue liner that carries the exhaust gasses all the way through, up, and out of the chimney.  Lack of this liner causes deterioration of the chimney.

9 - Interiors

IN NI NP R
9.1 Walls X X
9.2 Ceilings X X
9.3 Floors X
9.4 Doors X X
9.5 Windows X X
9.6 Steps, Stairways & Railings X
9.7 Countertops & Cabinets X
Window Type
Double-hung
Ceiling Material
Gypsum Board
Floor Coverings
Carpet, Hardwood
Wall Material
Gypsum Board

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
  • R = Recommendations
Credit
Comment
9.1.1 - Walls

Minor Cracks

Minor cracks, nail pops, and other damage were noted on the walls. This is not unusual in a home of this age and these cracks are not a structural concern.

House construction Structural Engineer
Credit
Comment
9.2.1 - Ceilings

Minor Damage

Minor damage or deterioration to the ceiling was visible at the time of the inspection.

Contractor Qualified Professional
Credit
Comment
9.4.1 - Doors

Door Doesn't Latch

Door doesn't latch properly. Recommend handyman repair latch and/or strike plate.

Wrenches Handyman
Credit
Comment
9.5.1 - Windows

Difficult to Operate

Some of the windows were difficult to open, close, or tilt inwards for cleaning.  The windows were also drafty and seperated when the locks were engaged.

Tools Handyman/DIY

10 - Insulation and Ventilation

IN NI NP R
10.1 Attic Insulation X X
10.2 Wall Insulation X X
10.3 Under Floor and Rim Joist Insulation X X
10.4 Vapor Retarders X
10.5 Ventilation X
Attic Insulation Type
Batt, Blown
Flooring Insulation
Batt
Ventilation Type
Passive, Soffit Vents

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
  • R = Recommendations
Credit
Comment
10.1.1 - Attic Insulation

Insufficient Insulation

Insulation depth was inadequate. Recommend a qualified attic insulation contractor install additional insulation.

House construction Insulation Contractor
Credit
Comment
10.2.1 - Wall Insulation

Insufficient Insulation

Insulation depth was inadequate. Recommend a qualified attic insulation contractor install additional insulation.

House construction Insulation Contractor
Credit
Comment
10.3.1 - Under Floor and Rim Joist Insulation

Insufficient Insulation

Insulation depth was inadequate. Recommend a qualified attic insulation contractor install additional insulation.

House construction Insulation Contractor

11 - Fireplaces and Fuel-Burning Appliances

IN NI NP R
11.1 Fireplaces, Stoves & Inserts
11.2 Fuel-buring Accessories X
11.3 Chimney & Vent Systems X X
Type
Gas, Wood

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
  • R = Recommendations
Credit
Comment
11.1.1 - Fireplaces, Stoves & Inserts

Firewall Cracked

The brick lining of the fireplace was cracked in one or more places, which could lead to chimney damage or toxic fumes entering the home. Recommend a qualified fireplace contractor evaluate and repair.

A level 2 chimney inspection needs to be performed on both fireplaces and chimneys.

Fire Fireplace Contractor
Credit
Comment
11.3.1 - Chimney & Vent Systems

Chimney Liner Dirty

Chimney liner had layer of creosote dust, so underlying structure couldn't be inspected for cracks. Recommend qualified chimney sweep company inspect and/or clean.

Fireplace Chimney Repair Contractor

12 - Built-in Appliances

IN NI NP R
12.1 Range/Oven/Cooktop X
12.2 Exhaust Vents X
12.3 Dishwasher X
12.4 Garbage Disposal X
12.5 Humidifier X X
12.6 Trash Compactor X
12.7 Refrigerator X
12.8 Door Bell X
12.9 Washing Machine X
12.10 Dryer X
Dryer Power Source
Gas
Short Test

The appliances are not tested for a complete cycle or under real load applications. The inspection of appliances is limited to a basic response of basic features only and to listen for unusual noises. How well the appliance will performance under real conditions is unknown.

Final Walk Through

At the final walk through. All the appliances should be tested as to their operation.

Quality

I do not report as to how well an appliance works. I only report if it is functioning at the time of the inspection.

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
  • R = Recommendations
Credit
Comment
12.5.1 - Humidifier

Mold

The humidifier has mold growing in it.  I consider this unhealthy and it should be cleaned.

Fire HVAC Professional
Credit
Comment
12.5.2 - Humidifier

Not Working

The humidifier is not working.

Th Heating and Cooling Contractor