1234 Main St.
05/26/2018 9:00AM

Sample agent

Agent Name

Agency Name
Maintenance item / minor recommendatios
Observations - minor to medium - address at your dislosrue
Deficient item - needs addressed


Thank you for choosing Clark Inspections, LLC to perform the inspection on your property! My goal is to help you gain a thorough understanding of the property that you are interested in purchasing. Please carefully read your entire Inspection Report. Feel free to call me after you have reviewed your report if you have any questions. Remember, now that the inspection is completed and the report has been delivered, I am still available to you for any questions you may have throughout the entire closing process, and anytime in the future.

Summary Items

Noted that Not necessarily all reported deficiencies will be included in the report summary. Please read the report thoroughly.

Directional Reference

(Front, Rear, Right and Left) = Location descriptions in the report comments are given in reference to facing the property from the street.

Report Photos

Pictures in Report -Your report includes photographs, which help to clarify where the inspector went, what was inspected, and the condition of a system or component at the time of the inspection. Some of the pictures may be of deficiencies or problem areas. These are to help you better understand what is documented in this report and may allow you to see areas or items that you normally would not see. A pictured issue does not necessarily mean the issue was limited to that area only, but may be a representation of a condition that is in multiple places. Not all areas of deficiencies or conditions will be supported with photos. Please read the report thoroughly.

Purpose of Inspection

The general purpose of this limited, visual inspection, evaluation and report is to provide the client with a better knowledge, the readily visible and accessible and apparent installed systems and components that do not function as intended, allowing for normal wear and tear, or which adversely affect the habitability of the dwelling, without regard to life expectancy.

A inspection is a non-invasive visual examination of a residential or property dwelling, performed for a fee, which is designed to identify observed visible material defects within specific components of said dwelling. Components may include any combination of mechanical, structural, electrical, plumbing, or other essential systems or portions of the property, as identified and agreed to by the Client and Inspector, prior to the inspection process. Properties being inspected do not "Pass" or "Fail.

1 - Inspection and Site Details

Inspection Start Time
2:30 PM
Inspection End Time
6:30 PM
Inspection Attendees
Client not present, Selling Agent present
Inspection Type
General Home Inspection
Residence Type
Single Family Home(2 story), Attached
Utilities Status
The utilities were on at the time of inspection.
Temperature at the time of inspection:
Over 75 degrees
Partly cloudy
Soil condition
Rain in the last 3 days:
Residence Age
New Construction

While this inspection makes every effort to point out safety issues, it does not inspect for code. A home inspection will call out codes when observed as a defect but. It is common that homes of any age will have had repairs performed and some repairs may not be in a workmanlike manner. Some areas may appear less than standard. This inspection looks for items that are not functioning as intended. It does not grade the repair. It is common to see old plumbing or mixed materials. Sometimes water signs in crawlspaces or basements could be years old from a problem that no longer exists. Or, it may still need further attention and repair. Determining this can be difficult on an older home. Sometimes in older homes there are signs of damage to wood from wood eating insects. Having this is typical and fairly common. If the home inspection reveals signs of damage you should have a pest control company inspect further for activity and possible hidden damage. The home inspection does not look for possible manufacturer re-calls on components that could be in this home. Always consider hiring the appropriate expert for any repairs or further inspection. 

Occupancy Status

If this residence was furnished at the time of the inspection portions of the interior were hidden by the occupants belongings. In accordance with industry standards, the inspection is limited to only those surfaces that are exposed and readily accessible. The Inspector does not move furniture, lift floor-covering materials, or remove or rearrange items within closets or on shelving. On your final walk through, or at some point after furniture and personal belongings have been removed, it is important that you inspect the interior portions of the residence that were concealed or otherwise inaccessible at the time of the inspection. Contact the Inspector immediately if any adverse conditions are observed that were not commented on in your inspection report.

Electrical Issue in Kitchen Area
Verious Room on right side of home, but did not effect upstairs portion

The kitchen did not have any lights working started at the switches by the oven all the way to the laundry room at the time of inspection so I was unable to test the lighting in this rooms. 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations

2 - Roofing

2.1 General X
2.2 Roof Coverings X X
2.3 Plumbing Vent(s) X
2.4 Combustion Vent(s) X
2.5 Flashings X
2.6 Roof Drainage Systems X X
General: Roof Inspection Method
Exterior Roof Covering
Walked on Roof Surface

General Roofing Terms: 

General: Roof Material
Exterior Roof
Architectural Asphalt/Fiberglass
General: Roof Type/Style
Gable, Shed, Combination

General: Roof Ventilation Type
Gable Vents, Soffit Vents, Ridge Vents
General: Roof Inspection Limitations
Roof Drainage Systems: Gutter Material
No gutters were installed at the time of the inspection.

Roof Coverings: Slope
Roof Slopes

 The majority of the roof was a 10/12 on the second story sections. The first floor roof had a slope of a 6/12 and then transitioned to a 3/12 on the front porch.  The higher the slope is increases the roof’s ability to shed water. Slope is determined by rise/run. 

Roof Coverings: 30 year architectural shingle
Roof Covering

 The roof covering was 30 year laminate architectural shingles. In this area of the country singles typically do not last their full life expectancy due to the heat and moisture in the area. The rating on shingles is an average in average conditions and in the Lowcountry of South Carolina shingles typically last a little less than their full rating. 

Plumbing Vent(s): Rubber flashing

Pipe vents from the plumbing DWV system has rubber flashing. This type of flashing tends to wear around 15-20 years and will not last the age of the shingles. If a leak occurs or a stain forms on a ceiling around a plumbing fixture, then it is most likely coming from a pipe jack. There is a pipe jack repair kits that are easy to slide over old flashing to prevent leaks. This is the most common type of plumbing vent flashings found on roofs. 

Combustion Vent(s): Flue Pipe Vent

Flue vents were on the roof for gas appliances in the home like the furnace. The chimney flue vent had a sealant on top of it that seemed like it could easily melt due to heart. I recommend having a roofer check this vent to make sure that the material will not melt and to make sure it is not covering any holes or prior damage.

Flashings: Flashing Material
Aluminum, Vinyl

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
2.2.1 - Roof Coverings

Debris on roof

Nail were left on roof from either siding installation or roofing installation. I was able to pick up most nails. This nail had already melted into shingle tab. I recommend having nail removed and area repaired. 

Roof Roofing Professional
2.2.2 - Roof Coverings

Improper/Incomplete Nailing
Various Areas

Roof coverings showed signs of improper installation and fastening. Nail should not be exposed and nailed through the top of the shingle tab. The contractors covered the nails with s silicone sealant. This is a temporary repair. Recommend a qualified roofing contractor evaluate and repair. 

These nails probably came from the installation process of the roof. 

Roof Roofing Professional
2.2.3 - Roof Coverings

Damaged or Defective Shingle
Various Locations

Cracks from installation for defective shingles found on right slope over the garage. I recommend replacement of shingle shingle by a roofer. 

There were some defective shingles found on the roof that showed signs of granules loss. This is a common find on a lot of roofs as some granules are affected when they are shipped in packaging on foot traffic on the roof can cause granule loss. 

Roof Roofing Professional
2.2.4 - Roof Coverings

Nail holes
Left elevation above garage

Nail hole left in roof from the installation process. Recommend having a roofer repair or replace shingle. 

Roof Roofing Professional

3 - Exterior

3.1 General X
3.2 Wall Cladding X X
3.3 Eaves, Soffits, Fascia and Trim X X
3.4 Doors(Exterior) X X
3.5 Screen/Storm Door(s) X
3.6 Windows (Exterior) X X
3.7 Door Bell X
3.8 Exterior Outlets X
3.9 Exterior Fixtures X X
3.10 Hose Bibs X
Wall Cladding: Aluminum Trim Fascis
Doors(Exterior): Doors Material
Wood, Insulated glass, Tempered Glass, Metal, Glass, Sliding
Screen/Storm Door(s) : Window and Door Screens
Door Bell: Present and functions
Exterior Outlets: GFCI protected
Wall Cladding: Exterior Wall Covering
Exterior Walls
Vinyl Siding, Stone veneer front, Composition
Eaves, Soffits, Fascia and Trim: Description of Eaves, Soffit and Fascia
Eaves of Roof
Vinyl vented soffit, Metal Clad

Metal clad used around fascia and soffit was vented vinyl

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
3.2.1 - Wall Cladding

Periodically Maintenance will be Needed

The vinyl siding on the elevations of the home that do not receive direct sun light will need to be cleaned of algae growth every few years. This is common in this area and there are companies that complete work like this for $100. I recommend monitoring the siding once a year and clean at your discreion. 

Mop Cleaning Service
3.2.2 - Wall Cladding

Seal penetrations
Left Elevation Where Garage roof connects to siding

Exterior wall had penetration or gaps that should to be sealed with an appropriate sealant to prevent moisture and insect entry. All work should be performed by a qualified contractor. This penetration is from. Installation of siding and roofing where they intersect due to installation. 

Contractor Qualified Professional
3.3.1 - Eaves, Soffits, Fascia and Trim

Where garage gable meets siding on left slope

Gaps between the soffit and exterior walls may allow insect entry and water penetration. I recommend that appropriate measures be taken to prevent insect entry at these areas. I also recommend appropriate measures being taken to prevent water penetration as if water leaks in this area will go unknown until there is rotting pieces of framing around this area. 

 The siding has a crack in it from the installation. 

Contractor Qualified Professional
3.3.2 - Eaves, Soffits, Fascia and Trim

Bare wood
Back porch and front porch post

 Barewood was found on both sides of the back porch. The space needs to be sealed and painted. I recommend a painter ceiling and painting all the areas around the perimeter trim that shows bare wood. These areas can show signs of rot at early ages in the tear ration without being sealed.

Paint roller Painter
3.4.1 - Doors(Exterior)

Binding on jamb
Front Exterior Door

The front exterior door is rubbing on top sill making it difficult to close. I recommend correction by a qualified pro. 

Contractor Qualified Professional
3.6.1 - Windows (Exterior)

Sealant needed at windows

It is recommended that window and door openings with vinyl siding be sealed with a high-quality sealant to help prevent moisture intrusion.you can see the vapor barrier. Window may not be properly flashed. I recommend having a window specialist advise. 

Window Window Repair and Installation Contractor
3.9.1 - Exterior Fixtures


 One or more light fixtures were loose. 

Electric Electrical Contractor

4 - Grounds

4.1 Driveway Observations X
4.2 Walkway Observations X
4.3 Vegetation Observations X X
4.4 Grading Observations X
Walkway Observations: Walkway
Concrete sidewalk noted.

Sidewalks had minor cracks due to wear. 

Driveway Observations: Driveway Type:
Concrete driveway noted.

Driveway had common cracks due to wear at time of inspection they didnt appear to be any new cracks 

Vegetation Observations: Vegetation was present around the unit buidings.

Keep vegetation cut back away from the home to prevent damage to siding. Vegetation growing against a home can also trap moisture. 

Grading Observations: Grading Slope
Perimeter of Home

Grading slopes away from the home on all 4 sides. The Right Elevation and the left elevation have some areas that will puddle when it rains really hard, but it appeared to be flowing towards the street. During heavy storms like a hurricane monitor these areas as you want to prevent water intrusion into the home. 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
4.3.1 - Vegetation Observations

Tree hazard
Back Elevation To the right of the screened porch

A new tree had started to grow on the property. It was growing under the siding which can cause significant amount of damages. I recommend cutting the tree and having a siding installer detach and reset the siding in this area to make sure there is no vapor barrier damage under the siding. 

The vegetation or beds is also really close to the bottom of the siding. It is recommended that the siding have a 6” clearance to prevent moisture from damaging the wood under the siding. I recommend monitoring the wood beneath the siding for rot every 6 months. 

Contractor Qualified Professional

5 - Electrical

5.1 General X X
5.2 Service Entrance Conductors X
5.3 Main,Service & Grounding, Main Overcurrent Device X X
5.4 Subpanel X X
5.5 Branch Wiring Circuits, Breakers & Fuses X
5.6 Smoke Detectors X
Service Entrance Conductors: Electrical Service Conductors
Aluminum, 220 Volts, Below Ground
Main,Service & Grounding, Main Overcurrent Device: Panel Manufacturer
Square D
Main,Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Main,Service & Grounding, Main Overcurrent Device: Ground Type
Not Visible
Subpanel: Sub Panel Location
None Present
Branch Wiring Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Smoke Detectors: Verified Smoke Detectors and Carbon Monoxide Detectors
General: Electrical Inspection Limitations

Most of the electrical wires were in the drywall running to the outlets switches and service panels. So I was unable to inspect the majority of the wiring. 

Main,Service & Grounding, Main Overcurrent Device: Main Panel Location
Main,Service & Grounding, Main Overcurrent Device: Panel Capacity
200 AMP
General: Kitchen switches down to laundry

Kitchen switches by the oven were not operable for kitchen lighting. All switches fro, kitchen to the laundry room were not working at the time of inspection. 

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
5.3.1 - Main,Service & Grounding, Main Overcurrent Device

Breaker flipped

Breaker would flip at panel when kitchen light switches and the related ones in other rooms. This is mention prior in the report. 

Electric Electrical Contractor
5.6.1 - Smoke Detectors

Always test SD before move

The smoke detector should be tested at common hallway to bedrooms upon moving in to home.
Contractor Qualified Professional

6 - Garage

6.1 General X
6.2 Ceiling X
6.3 Walls & Firewalls X
6.4 Floor X X
6.5 Garage Door X
6.6 Garage Door Opener X
6.7 Occupant Door (From garage to inside of home) X
General: Garage Inspection Limitations
Floor: Garage Floor Type
Concrete Slab with Grooves
Garage Door: Material
Aluminum, Insulated
Garage Door: Type
Garage Door Opener: Auto Reverse Sensors
Garage Door Opener: Pressure Sensitive Reverse
Present and working
Occupant Door (From garage to inside of home): Fire Rated Door but not self closing
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
6.3.1 - Walls & Firewalls

Slight installation damage drywall with a few areas unfinshed

Contractor Qualified Professional
6.4.1 - Floor

Water Seapage Presence

At the time of the inspection there was some water on the interior of the garage. I advise asking builder if it leaks every time and is it can be repaired. 

Contractor Qualified Professional

7 - Structural Components

7.1 Attic Access Observations X
7.2 Roof Observations (Structural) X
7.3 Ceilings Observations (Structural) X
7.4 Walls Observations (Structural) X
7.5 Foundations and Floors X
7.6 Columns and/or Piers X
Attic Access Observations: Method used to observe attic
From entry
Attic Access Observations: Attic Access
Attic access, Pull down stairs, Scuttle hole
Attic Access Observations: Attic Access Location
Upstairs Hallway, Master Bathroom Closet

Attic Access Location

Attic Access Observations: Attic Limitations
Limited Access, Ducts, Open Joist, Insulation
Roof Observations (Structural): Roof pitch

10/12 over 2 story sections and 6/12, 3/12 over 2 story sections. 

Walls Observations (Structural): Walls (Structural)
Wood- Some not visible
Foundations and Floors: Foundation
Poured concrete, Slab on Grade
Foundations and Floors: Floor/Slab
Poured Slab
Columns and/or Piers: Columns and/or Piers
Wood Columns
Roof Observations (Structural): Roof (Structural)
Engineered wood trusses, Radiant Barrier Sheathing (RBS), Lateral bracing

Roof framing had wood slat sheathing but it appeared they had either OSB or plywood sheathing installed over it. Most of the framing was not visible. 

Ceilings Observations (Structural): Ceilings (Structural)
Engineered Wood Truss, Not visible

Ceiling joist were of engineered wood trusses since the roofing system was framing with engineered trusses. The ceiling joist and roof rafters are pre-engineered offsite and  then assembled when the roof is being framed. This is a common construction practice. 

Most of the ceiling joist were not visible due to the insulation installed. 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
7.1.1 - Attic Access Observations

Missing Hatch

Down stairs master bathroom closet was missing a hatch at the time of the inspection. I recommend asking builder if their is one. 

Tools Handyman/DIY

8 - Insulation and Ventilation

8.1 Ventilation of Attic X
8.2 Insulation / Vapor Barrier Observations X
8.3 Ventilation Fans and Thermostatic Controls in Attic X
8.4 Dryer Vent and Cover X
8.5 Bathroom Exhaust Fan & Vent X
8.6 Range Hood Exhaust Fan & Vent X
Insulation / Vapor Barrier Observations: Vapor Barrier
Not Visible
Dryer Vent and Cover: Dryer Vent Material and Power Source
Power Source: 220 Electric, Material: Metal
Bathroom Exhaust Fan & Vent: Bathroom Exhaust Fan & Vent
Fan with light, Fan only
Range Hood Exhaust Fan & Vent: Range Hood Exhaust Fan & Vent
Ventilation of Attic: Ridge Vents - shingle over style pvc soffit vent
Insulation / Vapor Barrier Observations: Attic Insulation
Blown, Batt, Fiberglass
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations

9 - Plumbing

9.1 Main Water Shut Off X
9.2 Fuel Supply and Distribution X X
9.3 Supply Branch Piping X
9.4 Drainage, Wastewater & Vent Piping X
9.5 Water Flow and Pressure X
9.6 Hot Water Temps X
Main Water Shut Off: Water Supply- Source
Public/municipal water supply
Main Water Shut Off: Water Supply- Service Piping Into The House
Not Visible
Fuel Supply and Distribution: Fuel Shutoff
Shut off at the gas meter
Fuel Supply and Distribution: Description of Fuel Piping
Corrugated Stainless Steel Tubing (CSST) for branch/distribution service, Galvanized /Metal
Supply Branch Piping: Supply Branch Piping Material
Readily visible water supply pipes are:, Cross-linked polyethylene (PEX)
Drainage, Wastewater & Vent Piping: Description of DWV
PVC DWV sch 40
Main Water Shut Off: Main Water Shut Location
Main water shut off valve located in garage.

I accidentally missed this item. If there is one on the interior let me know. 

Water Flow and Pressure: Water Flow PSI
Hot Water Temps: Hot Water Temp
120 Degrees
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
9.2.1 - Fuel Supply and Distribution

Pipe Corrosion
Right Elevation

Pipe corrosion found on fittings. I recommend monitoring and if problem gets bad call the gas company to evaluate and repair. 

If corrosion hets bad it could mean 2 metals like copper and galvanized are connected and causing electrolysis. 

Pipes Plumbing Contractor

10 - Water Heater

10.1 Water Heater Observations X
10.2 Pressure Relief Observations X
10.3 Fuel Supply Observations X
10.4 Exhaust Piping Observations X
Water Heater Observations: Location
Right Elevation
Exterior Wall
Water Heater Observations: Water Heater Capacity
Tankless type
Pressure Relief Observations: Pressure Relief Extension Material
Cross-linked polyethylene (PEX)
Fuel Supply Observations: Fuel Source
[[Natural Gas]]This was an natural gas water heater.
Exhaust Piping Observations: Description of Exhaust Piping
Tankless Water Heater Is Self Venting on the exterior
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations

11 - Interiors

11.1 Ceilings X
11.2 Walls X
11.3 Doors X
11.4 Windows X
11.5 Floors X
11.6 Outlet Observations X
11.7 Switch Observations X X
11.8 Light Fixture Observations X
11.9 Countertops & Cabinets X
11.10 Lavatories/Sinks Observations X
11.11 Toilet Observations X
11.12 Bathtub Observations X
11.13 Shower Observations X
Ceilings: Ceiling Material
Painted Drywall
Walls: Wall Material
Doors: Door Material
Doors: Exterior Doors
Thermal Windows, Wood Doors
Windows: Window Type
Drop-down, Picture Windows
Windows: Window Material
Floors: Floor Coverings
Wood or engineered wood, Tile, Carpet
Countertops & Cabinets: Countertop Material
Granite, Composite
Countertops & Cabinets: Cabinetry Material
Outlet Observations: GFCI and AFCI outlets were found in the home

If you lose power at an outlet, check all reset buttons in the home. If you do not find a reset button then check the service panel to see if one of the AFCI outlets tripped. This figure shows GFCI vs AFCI and the AFCI are found at service panel in the garage. 

The 3 outlets shown in the photo attached are wired to an outlet beside the fridge instead of the one next to it. If one of these 3 GFCI outlets trip then check the reset GFCI by the fridge. The one to the right of these outlets on the same wall is not set in line with these. This is not a call out but an FYI. 

Light Fixture Observations: Fixture not tested

Fixtures in rooms downstairs that had electrical problems with the switches were unable to be tested. 

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
11.7.1 - Switch Observations

Improper or Damaged Cover Plate

An Improper cover plate was noted at the time of the inspection. This safety hazard should be corrected by a qualified electrical contractor.

Contractor Qualified Professional
11.7.2 - Switch Observations

Inoperable switch
Various switches downstairs

A electrical switches next to the oven were Improperly operating at the time of the inspection and this can be a potential fire hazard. You should ask the seller about its operation. If you are unable to accurately confirm its functionality, you should have it examined by a qualified electrical contractor. 

The switches on the kitchen half of the home to the laundry room did not work. Electricians are already informed. 

Electric Electrical Contractor
11.8.1 - Light Fixture Observations

Light fixture not working (room)

The light fixture in the kitchen with all room lining up on right elevation were not working due to the non working switches listed in the report. 

Electric Electrical Contractor
11.9.1 - Countertops & Cabinets

Cabinet Door Missing

One or more cabinet doors were missing. Recommend replacement. 

House building Cabinet Contractor

12 - Built-in Appliances

12.1 Dishwasher X
12.2 Range/Oven/Cooktop X
12.3 Microwave X
12.4 Garbage Disposal X
12.5 Refridgerator X
Dishwasher: Dishwasher Present
Range/Oven/Cooktop: Range/Oven Energy Source
Range/Oven/Cooktop: Exhaust Hood Type
Microwave: Exhaust Hood Type
Microwave: Microwave
Garbage Disposal: Garbage Disposal
Refridgerator: Refridgerator
Range/Oven/Cooktop: Ovens were not tested due to the meterials inside them

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

13 - Heating

13.1 Heating Equipment
13.2 Vents, Flues & Chimneys X
Heating Equipment: Heat Type
Heat Pump, Forced Air
Heating Equipment: Energy Source
Natural Gas
Vents, Flues & Chimneys: Description of Vents/Flues/Chimneys
Metal Flue Pipe
Heating Equipment: Heat Supply
Heating Equipment: Intake Return with heat on

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

14 - Air Conditioning

14.1 Disconnect Observations X
14.2 Exterior Equipment X
14.3 Suction Lines X
14.4 Cooling Equipment and Operation X
14.5 Condensate Drain X
14.6 Condensate Pan X X
Cooling Equipment and Operation: Cooling Type
Central Split System- Forced Air, Heat Pump- Forced Air
Cooling Equipment and Operation: Energy Source/Type
Electric, Central Air Conditioner, Heat Pump, Gas
Cooling Equipment and Operation: Digital Controls
Condensate Drain: Drain Material
Condensate Pan: Metal Drip Pan
Disconnect Observations: Disconnect- Description of Fuses or Circuit Breakers
Service pull disconnect, Breaker, 35 Amps (30 amp Min), 60 Amps
Exterior Equipment: Location
Left Side of Home, Right Side of Home
Suction Lines: Return Supply on Cool Setting
78 Degrees
Cooling Equipment and Operation: Thermal Imaging
64 Degree

Register output is 64 / The heat had just been on so there was still some heat coming through the duct. 

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
14.4.1 - Cooling Equipment and Operation

No electricity to digital thermostat
MAster Bedroom

The electrical controls to the master bedroom thermostat did not work. Recommend having HVAC contractor determine repair. 

Contractor Qualified Professional
14.6.1 - Condensate Pan

Copper line from air handler leaking into drip pan
Air Handler in Attic

Copper line actively leaking into pan at time of inspection when AC was functioning. Recommend having build review and repair. 

Fire HVAC Professional

15 - Thermostats, Filters and Distribution

15.1 Heating & Cooling Distribution X X
15.2 Thermostat Observations
15.3 Filter Observations X
Heating & Cooling Distribution: Description Distribution
Flex ducting in attic visible at the time of inspection., Insulated
Filter Observations: Description of Filter
Thermostat Observations: Thermostat

Digital - programmable type,The heating and/or cooling system was controlled by a programmable thermostat. Heating and cooling costs can be reduced by programming the thermostat to raise and lower home temperatures at key times. Thermostats are not checked for calibration or timed functions. 

Analog, non-programmable type, non-programmable thermostats have no energy saving capabilities as do programmable thermostats.  Recommend an upgrade to a modern, digital programmable thermostat. This could yield a saving of up to $180 per year in energy costs. Thermostats are not checked for calibration or timed functions. 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
15.1.1 - Heating & Cooling Distribution

Loose Connection

There is a loose connection on central air handler and cool air was leaking. This can cause rust. Recommend HVAC tech repair. 

Fire HVAC Professional