1234 Main St.
Mountain Home AR 72653
05/22/2018 9:00AM

Sample agent

Agent Name

Agency Name

The inspection was essentially visual, not technically exhaustive, and did not imply that every defect would be discovered. The project was based upon conditions that existed at the time of the inspection. This inspection excluded and did not intend to cover any and all components, items, and conditions by nature of their location were concealed or otherwise difficult to inspect. There was no dismantling, destructive analysis, or technical testing of any component. Excluded were all cosmetic conditions, such as carpeting, vinyl floors, wallpapering, and painting. The inspection covered only the listed items and was evaluated for function and safety, not code compliance. This was not intended to reflect the value of the premises and did not make any representation as to the advisability or inadvisability of purchase. Hypothetical repair costs may have been discussed but must be confirmed by qualified contractor estimates.

THE INSPECTION DID NOT INCLUDE ANALYSIS OR TESTING OF ANY ENVIRONMENTAL HEALTH HAZARDS. No tests were conducted to determine the presence of airborne particles such as asbestos, noxious gases such as radon, formaldehyde, toxic, carcinogenic or malodorous substances or other conditions of air quality that may have been present; nor conditions which may cause the above. No representations were made as to the existence or possible condition of the lead paint, abandoned wells, private sewage systems, or underground fuel storage tanks. There were no representations as to any above or below ground pollutants, contaminants, or hazardous wastes. The quality of drinking water was excluded from this inspection.



THE INSPECTION AND REPORT ARE NOT A GUARANTEE OR WARRANTY, EXPRESSED OR IMPLIED, OF THIS BUILDING OR ANY OF ITS COMPONENTS. The inspection and report are furnished on ‘opinion only’ basis. This company assumes no liability and shall not be liable for any mistakes, omissions, or errors in judgment beyond the cost of this report. We assume no responsibility for the cost of repairing or replacing any unreported defects or conditions. This report is for the sole use of our client and no third party liability is assumed.

1 - Inspection Details

In Attendance
Client, Inspector

Furnished, Occupied, Occupant Present

Weather Conditions
Temperature (approximate)
42 Fahrenheit (F)
Detached Structure(s): Detached Structure(s) Type
Type of Building
Single Family
The images here are the directional locations of the home used throughout the report. Ensure you get yourself orientated to what direction the house is situated in order to better follow along.
Detached Structure(s): Detached Structure(s) Not Inspected

The property included one or more detached structure (structures not attached to the home) which were not included as part of a General Home Inspection and were not inspected. The Inspector disclaims any responsibility for providing any information as to their condition.

2 - Roof

2.1 Coverings X X
2.2 Roof Drainage Systems X
2.3 Flashings X
2.4 Vents X
2.5 Turbines X
Inspection Method
Roof Walked
Roof Type/Style
Hip and Valley
Coverings: Number of Layers
1 layer
Coverings: Material
Asphalt, 3-Tab
Roof Drainage Systems: Gutter Material
Roof Drainage Systems: Downspout Material
Flashings: Material
Vents: Number of Vents
Turbines: Number of Turbines
Turbines: Functioning Properly

Turbines were installed correctly and functioning properly.

Roof Photos
Vents: Boots - Satisfactory

Vents had proper flashing and the gaskets were in good condition. Only a few up close pictures for perspective on flashing/gaskets condition.

What's inspected?  Roof covering, drainage systems, the flashings, the skylights, chimneys, and roof penetrations.

What's not inspected? Antennae, interiors of flues or chimneys which are not readily accessible, and other installed accessories.

This is 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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observation
2.1.1 - Coverings

Aging Roof

Though mostly functional at the time of the inspection the roof shows signs of aging. Recommend further evaluation and likely replacement in the near future.

Roof Roofing Professional
2.1.2 - Coverings

Sealant on Shingles

Though somewhat functional, sealant was noted on shingles which over time will degrade causing possible leak points. Due to known previous leakage recommend these areas are fully evaluated by a roofing contractor and repaired in a way in which tar is not needed.

3 - Exterior

3.1 Siding, Flashing & Trim X X
3.2 Exterior Doors X
3.3 Walkways, Patios & Driveways X X
3.4 Decks, Balconies, Porches & Steps X X
3.5 Eaves, Soffits & Fascia X X
3.6 Vegetation, Grading, Drainage & Retaining Walls (With respect to their effect on the condition of the building) X X
Siding, Flashing & Trim: Siding Material
Wood, Brick Veneer, Composite
Walkways, Patios & Driveways: Driveway Material
Walkways, Patios & Driveways: Walkway Material
Walkways, Patios & Driveways: Patio Material
Concrete, Wood
Decks, Balconies, Porches & Steps: Appurtenance
Deck with Steps
Decks, Balconies, Porches & Steps: Material

What's inspected? Exterior wall-covering materials, flashing and trim; all exterior doors; adjacent walkways and driveways; stairs, steps, stoops, stairways and ramps; porches, patios, decks, balconies and carports; railings, guards and handrails; the eaves, soffits and fascia; vegetation, surface drainage, retaining walls and grading of the property, where they may adversely affect the structure due to moisture intrusion.


What's not inspected? Operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting; items that are not visible or readily accessible from the ground, including window and door flashing; geological, geotechnical, hydrological or soil conditions; recreational facilities or playground equipment; seawalls, breakwalls or docks; erosion-control or earth-stabilization measures; safety-type glass; underground utilities; underground items; wells or springs; solar, wind or geothermal systems; swimming pools or spas; wastewater treatment systems, septic systems or cesspools; irrigation or sprinkler systems; drainfields or dry wells; determine the integrity of multiple-pane window glazing or thermal window seals.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observation
3.1.1 - Siding, Flashing & Trim

Siding Damaged/Degraded

One or more areas of the siding was damaged; not all areas may be shown. Recommend correction by repairing bad areas and entire siding is refinshed ensuring paint or stain is applied to limit weathering and/or moisture damage.

Siding Siding Contractor
3.3.1 - Walkways, Patios & Driveways

Concrete/Asphalt Crack - Major

Concrete and/or asphalt areas had major visible cracks in noted locations likely due to long term settlement and is commensurate with age of surface. Recommend further evaluation and repair or replace surface.
Wrenches Handyman
3.3.2 - Walkways, Patios & Driveways

Erosion / Soil Consolidation

One or more areas showed signs of ground erosion and/or soil consolidation which can weaken poured concrete surfaces eventually leading to cracking. Soil consolidation is a natural process that occurs over many years when the soil is placed loose. Recommend monitor for further erosion and repair as needed.

Contractor Qualified Professional
3.4.1 - Decks, Balconies, Porches & Steps

Improper Deck Construction Practices

Deck was observed to have multiple issues to include ledger board with improper fasteners - recommend ledger lag bolts installed; joists did not have proper fastners - recommend joist hangers on both sides; main support columns are directly touching earth which increases rot and can bring possible termite damage - recommend encasing in concrete; support columns are not fastened to rim beam - recommend solution to attach the two (which will minimize shifting). A qualified deck contractor should evaluate and repair items discussed.

House front 1 Deck Contractor
3.4.2 - Decks, Balconies, Porches & Steps

Paint/stain Recommended

Paint/Stain has degraded or was never applied in noted locations which will allow the wood to rot/decay. Recommend refinishing and applying a protective coating.
Wrenches Handyman
3.5.1 - Eaves, Soffits & Fascia

Fascia Moisture Damage

Fascia was noted has having moisture damage or exposed wood which will worsen over time; not all areas may be shown. Recommend correction by replacing bad wood and/or refinishing the material. Installing a fascia cover like metal or aluminum will minimize future damage.

Wrenches Handyman
3.5.2 - Eaves, Soffits & Fascia

Fascia Refinish Recommended

Fascia showed signs of protectant degradation which exposes wood and will lead to rot if not addressed. Recommend correction by sanding and re-painting or staining.

Tools Handyman/DIY
3.6.1 - Vegetation, Grading, Drainage & Retaining Walls (With respect to their effect on the condition of the building)

Vegetation on Siding

Vegetation was noted growing onto and/or against the siding. Vegetation can degrade siding by not allowing proper drying and/or degradation of protective paint/stain. Recommend removal and monitoring.

Wrench DIY
3.6.2 - Vegetation, Grading, Drainage & Retaining Walls (With respect to their effect on the condition of the building)

Retaining Wall Bowing

Retaining wall showed signs of major bowing and heaving which is indication of ground shifting; wall could collapse which would cause problems to upper surface. Recommend a foundation/structural contractor further evaluate and provide a remedy. 

Contractor Qualified Professional

4 - Foundation & Structure

4.1 Crawlspaces X
4.2 Foundation X X
4.3 Floor Structure X X
4.4 Wall Structure X
4.5 Ceiling Structure X
4.6 Attic Structure & Sheathing X X
Inspection Method
Attic Access, Crawlspace Access, Visual
Crawlspaces: Crawlspace Access
Hatch Foundation
Crawlspaces: Crawlspace Inspection
Inspection by direct entry
Foundation: Material
Masonry Block
Floor Structure: Material
Wood Beams
Floor Structure: Sub-floor
Floor Structure: Basement/Crawlspace Floor
Wall Structure: Material
Attic Structure & Sheathing: Access Type
Pull-down ladder
Attic Structure & Sheathing: Attic Inspection
Inspection by direct entry
Attic Structure & Sheathing: Structure Type
Attic Structure & Sheathing: Sheathing Material
Crawlspaces: Crawlspace Photos
Attic Structure & Sheathing: Attic Photos

I. The inspector shall inspect: A. the foundation; B. the basement; C. the crawlspace; and D. structural components. II. The inspector shall describe: A. the type of foundation; and B. the location of the access to the under-floor space. III. The inspector shall report as in need of correction: A. observed indications of wood in contact with or near soil; B. observed indications of active water penetration; C. observed indications of possible foundation movement, such as sheetrock cracks, brick cracks, out-of-square door frames, and unlevel floors; and D. any observed cutting, notching and boring of framing members that may, in the inspector's opinion, present a structural or safety concern. IV. The inspector is not required to: A. enter any crawlspace that is not readily accessible, or where entry could cause damage or pose a hazard to him/herself. B. move stored items or debris. C. operate sump pumps with inaccessible floats. D. identify the size, spacing, span or location or determine the adequacy of foundation bolting, bracing, joists, joist spans or support systems. E. provide any engineering or architectural service. F. report on the adequacy of any structural system or component.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observation
4.2.1 - Foundation

Foundation Cracks - Minor

Over time slabs / foundations will settle which causes minor cracking. Cracks noted in foundation are commensurate with the age of the home. Recommend monitoring for future settlement and repair if needed.

Here is an informational article on foundation cracks.

Foundation Foundation Contractor
4.3.1 - Floor Structure

Evidence of Water Intrusion

There were signs of water intrusion in the underlying floor structure coming from under the front bedroom closet which was actively leaking, caused would rot and continual moisture in the crawlspace. Recommend immediate isolation of water source roof; if remedied the need to monitor to ensure no more water intrusion.

House construction Structural Engineer
4.3.2 - Floor Structure

Uneven Floor

Uneven floors were noted in certain locations in the home, likely caused by support column settling; not all areas may be shown. Recommend correction by using shims between beams and support columns.

Foundation Foundation Contractor
4.6.1 - Attic Structure & Sheathing

Dry Stains

One or more dry stains were observed in the attic. These areas did not test as being actively moist at time of inspection. This may be an old leak area, or in the absence of moisture/rainfall may not be testing as an ongoing leak. Client should monitor moving forward and checking during periods of active heavy rain, or consult with a licensed roofing contractor for evaluation during these weather periods. In the absence of pouring rain, the inspector cannot guarantee the water tightness of the roof.

Roof Roofing Professional
4.6.2 - Attic Structure & Sheathing

Attic Ladder Does Set Correctly

Attic ladder door does not set correctly allowing proper egress into space. Only fix would be to alter cabinet water heater is installed.

Wrenches Handyman

5 - Insulation, Ventilation & Exhaust

5.1 Exhaust Systems X X
5.2 Insulation X
5.3 Ventilation X X
5.4 Vapor Retarders (Crawlspace or Basement) X
Exhaust Systems: Exhaust Fan/Flue
Bathroom Fan, Dryer Vent
Exhaust Systems: Dryer Exhaust
Through Floor
Insulation: Attic Insulation Type
Blown, Fiberglass
Insulation: R-value
Insulation: Flooring Insulation
Ventilation: Ventilation Type
Passive, Soffit Vents, Turbines
Vapor Retarders (Crawlspace or Basement): Vapor Barrier Recommended
A vapor barrier is recommended on the dirt portions of the crawlspace which will limit moisture in the area. 

I. The inspector shall inspect: A. insulation in unfinished spaces, including attics, crawlspaces and foundation areas; B. ventilation of unfinished spaces, including attics, crawlspaces and foundation areas; and C. mechanical exhaust systems in the kitchen, bathrooms and laundry area. II. The inspector shall describe: A. the type of insulation observed; and B. the approximate average depth of insulation observed at the unfinished attic floor area or roof structure. III. The inspector shall report as in need of correction: A. the general absence of insulation or ventilation in unfinished spaces. IV. The inspector is not required to: A. enter the attic or any unfinished spaces that are not readily accessible, or where entry could cause damage or, in the inspector's opinion, pose a safety hazard. B. move, touch or disturb insulation. C. move, touch or disturb vapor retarders. D. break or otherwise damage the surface finish or weather seal on or around access panels or covers. E. identify the composition or R-value of insulation material. F. activate thermostatically operated fans. G. determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers or wiring. H. determine the adequacy of ventilation.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observation
5.1.1 - Exhaust Systems

Bathroom Vents Into Attic

Bathroom fan vents directly into the attic, which can cause excess moisture. Recommend terminate exhaust to the exterior. At a minimum exhaust lines should run to a vented area (i.e. turbine or vented ridge cap, etc.).
Wrenches Handyman
5.3.1 - Ventilation

Attic Ventilation Insufficient

Attic venting was insufficient at time of inspection. Modern standards recommend 1.5 square feet of venting area for every 300 square feet of attic floor space. Recommend an attic contractor evaluate and remedy.

Click here for a pro/con description for passive venting types; Ridge Vent vs. Turbines.

Contractor Qualified Professional

6 - Heating & Cooling (Heat Pump)

6.1 General X
6.2 HVAC Heat Pump Equipment X X
6.3 Normal Operating Controls X
6.4 Distribution System X
6.5 Heating & Cooling Source X
HVAC Heat Pump Equipment: Air Handler / Evaporator Brand
HVAC Heat Pump Equipment: Condenser Unit Brand
HVAC Heat Pump Equipment: Energy Source/Type
Electric, Central Air Conditioner, Heat Pump
Normal Operating Controls: Thermostat Brand
Distribution System: Configuration
Central, Insulated, Non Insulated
Heating & Cooling Source: Heating/Cooling Source
Floor Register
HVAC Heat Pump Equipment: Estimated Air Handler / Evaporator Age

Air Handler/ Evaporator age unknown as label was not found. Unit is nearing end of useful service life of a standard industry recognized 12-15 years lifespan.

HVAC Heat Pump Equipment: Estimated Condenser Age

Condenser unit age unknown as numbers are not longer ledgable. Unit is nearing end of useful service life of a standard industry recognized 12-15 years lifespan.

HVAC Heat Pump Equipment: HVAC Photos

This home employs a HVAC Heat Pump to both cool and heat the home. It's a split system that utilizes an outdoor condenser (or heat pump) unit and inside air handler/evaporator unit. This system normally uses the same thermostat to control both heating and cooling functions.

What's inspected? The heating & cooling system, using normal operating controls; depending on outside temperature. Under 65 degrees, cooling function is not tested; over 65 degrees, heating function is not tested.

What's described? the location of the thermostat for the HVAC heat pump system; the heating & cooling method.

What's not required? Determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the system; examine electrical current, coolant fluids or gases, or coolant leakage.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observation
6.2.1 - HVAC Heat Pump Equipment

Beyond Service Life

Both condenser and air handler/evaporator units are beyond their service life though functional at time of inspection. Recommend monitoring and expect to replace in the near future.

Fire HVAC Professional
6.2.2 - HVAC Heat Pump Equipment

Condensation Line Not Installed

Condensation line was not installed and is discharging directly into crawlspace which will cause moisture issues. Recommend correction by installing a condensation line with cleanout and proper fall to the exterior of the space.

Fire HVAC Professional

7 - Plumbing

7.1 Water Supply, Distribution Systems X
7.2 Drain, Waste, & Vent Systems X X
7.3 Fixtures & Faucets X X
7.4 Shower, Tubs & Sinks X X
7.5 Hot Water Systems X X
7.6 Fuel Storage & Distribution Systems X
7.7 Washer Connections / Drain Pipe X
7.8 Well System X X
Water Source
Water Supply, Distribution Systems: Water Supply Material
Water Supply, Distribution Systems: Distribution Material
CPVC, Hose
Drain, Waste, & Vent Systems: Material
Hot Water Systems: Power Source/Type
Hot Water Systems: Capacity
38 gallons
Fuel Storage & Distribution Systems: Main Gas Shut-off Location
At Tank

Filter and filtration systems are not tested during the inspection. Recommend qualified plumber further evaluate proper function if needed.

Drain, Waste, & Vent Systems: Septic System

Home is served by an exterior septic tank. Inspection of tank is not part of the inspection.

Shower, Tubs & Sinks: Jacuzzi Tub Tested

Jacuzzi tub was tested during inspection for functional flow and drainage. Jets were also tested for proper function. 

Hot Water Systems: Estimated Water Heater Age

Water heater built in 1994 (24 years old). Unit is nearing end of useful service life of a standard industry recognized 8-12 years lifespan.

Hot Water Systems: Manufacturer

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

Here is a maintenance guide.

Hot Water Systems: Water Heater Tested

Water heater was tested during inspection and found to functioning. Inspection only verifies water heater is able to heat water above ambient temps. Water temperature can vary depending on settings.

Hot Water Systems: Water Heater Photos
Fuel Storage & Distribution Systems: Propane fuel

Gas fuel for the home was propane stored in a tank on the property. Tanks may be either leased or owned and you should ask the seller about this and discuss with them what arrangements they have made in the past for having the tank re-filled. Fuel levels in the tank are checked by reading a gauge installed at the tank. In some areas gas may not be available immediately. You should order propane well ahead of time to avoid running out.

Fuel Storage & Distribution Systems: Gas Meter/Tank Photos
Washer Connections / Drain Pipe: Washer Connections - Satisfactory

Water input nozzles and drain pipe appeared functional at time of inspection. This does not guarantee future use as neither was tested. Recommend using hoses with seals and properly looped drain line from washer. Always monitor both items for both leaks and proper draining when using a washer.

Well System: Well System Used

Well system was located on property and was operational as water was provided during inspection. However, a full well inspection (beyond scope of a general home inspection) was not conducted and any defects noted were visual in nature.

Well System: Pressure Gauge

Set @ 28psi. Below norms of 40-60 psi.

Well System: Pump Tank
Well System: Well Head

I. The inspector shall inspect: A. the main water supply shut-off valve; B. the main fuel supply shut-off valve; C. the water heating equipment, including the energy source, venting connections, temperature/pressure-relief (TPR) valves, Watts 210 valves, and seismic bracing; D. interior water supply, including all fixtures and faucets, by running the water; E. all toilets for proper operation by flushing; F. all sinks, tubs and showers for functional drainage; G. the drain, waste and vent system; and H. drainage sump pumps with accessible floats. II. The inspector shall describe: A. whether the water supply is public or private based upon observed evidence; B. the location of the main water supply shut-off valve; C. the location of the main fuel supply shut-off valve; D. the location of any observed fuel-storage system; and E. the capacity of the water heating equipment, if labeled. III. The inspector shall report as in need of correction: A. deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously; B. deficiencies in the installation of hot and cold water faucets; C. mechanical drain stops that were missing or did not operate if installed in sinks, lavatories and tubs; and D. toilets that were damaged, had loose connections to the floor, were leaking, or had tank components that did not operate. IV. The inspector is not required to: A. light or ignite pilot flames. B. measure the capacity, temperature, age, life expectancy or adequacy of the water heater. C. inspect the interior of flues or chimneys, combustion air systems, water softener or filtering systems, well pumps or tanks, safety or shut-off valves, floor drains, lawn sprinkler systems, or fire sprinkler systems. D. determine the exact flow rate, volume, pressure, temperature or adequacy of the water supply. E. determine the water quality, potability or reliability of the water supply or source. F. open sealed plumbing access panels. G. inspect clothes washing machines or their connections. H. operate any valve. I. test shower pans, tub and shower surrounds or enclosures for leakage or functional overflow protection. J. evaluate the compliance with conservation, energy or building standards, or the proper design or sizing of any water, waste or venting components, fixtures or piping. K. determine the effectiveness of anti-siphon, backflow prevention or drain-stop devices. L. determine whether there are sufficient cleanouts for effective cleaning of drains. M. evaluate fuel storage tanks or supply systems. N. inspect wastewater treatment systems. O. inspect water treatment systems or water filters. P. inspect water storage tanks, pressure pumps, or bladder tanks. Q. evaluate wait time to obtain hot water at fixtures, or perform testing of any kind to water heater elements. R. evaluate or determine the adequacy of combustion air. S. test, operate, open or close: safety controls, manual stop valves, temperature/pressure-relief valves, control valves, or check valves. T. examine ancillary or auxiliary systems or components, such as, but not limited to, those related to solar water heating and hot water circulation. U. determine the existence or condition of polybutylene plumbing. V. inspect or test for gas or fuel leaks, or indications thereof.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observation
7.2.1 - Drain, Waste, & Vent Systems


One or more discharge pipes showed signs of corrosion, no active leak detected. Recommend monitor and repair as needed.

Pipes Plumbing Contractor
7.2.2 - Drain, Waste, & Vent Systems

Leaking Pipe - Crawlspace

A waste line in noted locations showed signs of a leak. Recommend correction by repairing leak.

Pipes Plumbing Contractor
7.2.3 - Drain, Waste, & Vent Systems

Strainer Leaking

Strainer was leaking in noted location which is allowing water intrusion to sink cabinet base. Recommend repair or replace.

Wrenches Handyman
7.2.4 - Drain, Waste, & Vent Systems

S-Trap Installed

An S-trap was installed in noted location which has the potential to suck, or siphon, water out of the p- trap as the water flows down the drain; not all areas may be shown. This could cause too much water to leave the p-trap and let sewage gases into space. Recommend correction by removing S-trap and installing only one p-trap.

Tools Handyman/DIY
7.3.1 - Fixtures & Faucets

Faucet Leaking

A fixture is leaking which is causing wasted water. Recommend correction by replacing faucet.

Contractor Qualified Professional
7.3.2 - Fixtures & Faucets

Fixture Leaking - Below

A faucet is leaking and/or dripping from under the counter which could case damage to underlying surface. Recommend fixture is replaced.

Pipes Plumbing Contractor
7.3.3 - Fixtures & Faucets

Fixture Loose

Hardware was loose at the time of inspection which could also allow water behind. Recommend further evaluation and repair.
Wrenches Handyman
7.3.4 - Fixtures & Faucets

Toilet Loose

Either connections that secure the toilet base to the flange or the flange itself are loose which could allow wax seal to be broken and water to leak. Recommend tightening bolts at base of toilets to secure to floor; if this does not work then there is a problem with the flange and must be repaired.

Wrenches Handyman
7.3.5 - Fixtures & Faucets

Faucet Constant Drip

Faucet wass consistently dripping which wastes water. Recommend repair or replace.

Pipes Plumbing Contractor
7.4.1 - Shower, Tubs & Sinks

Jacuzzi Tub Not Operable

Jacuzzi tub was not operable during the inspection. Recommend repair or replace.

Electric Electrical Contractor
7.4.2 - Shower, Tubs & Sinks

Sealant Degraded

Sealant is degraded in one or more areas which could allow for water intrusion under covering. Recommend applying new sealant.

Wrenches Handyman
7.5.1 - Hot Water Systems

Aging Unit

Though functional the water heater showed normal signs of wear and tear and is beyond the industry standard accepted 8-12 year service life. Recommend monitoring its effectiveness and replacing in the near future as needed.
Pipes Plumbing Contractor
7.8.1 - Well System

Exposed Wires

Well pump wire conduit was damaged which exposes wires to potential damage from things like rocks from mowers and weed whackers. Recommend correction by replacing PVC to protect well pump wiring.

Water Well Service Contractor

8 - Electrical

8.1 Service Entrance Conductors X
8.2 Main Service Panel X X
8.3 Branch Wiring Circuits, Breakers & Fuses X X
8.4 Lighting, Switches & Fans (All Accessible) X X
8.5 Receptacles (All Accessible) X X
8.6 Smoke Detectors X
Service Entrance Conductors: Electrical Service Conductors
Underground, 120-240 Voltage, Copper, 200 Amp Service, System Ground via Ground Rod
Main Service Panel: Main Disconnect
Laundry Room
Main Service Panel
Main Service Panel: Panel Capacity
200 AMP
Main Service Panel: Panel Type
Circuit Breaker
Branch Wiring Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Non-metallic Sheathed Cable
Service Entrance Conductors: Service Conductor Photos
Main Service Panel: Panel Equipment Photos
Smoke Detectors: Smoke Detectors

Smoke and CO detectors are not tested during a home inspection. I recommend changing the batteries when you move in and every 6 months afterwards. You will want to test them monthly. Detectors older than 10 years should be replaced.

What's Inspected? Service drop; overhead service conductors and attachment point; service head, gooseneck and drip loops; service mast, service conduit and raceway; electric meter and base; service-entrance conductors; main service disconnect; panelboards and over-current protection devices (circuit breakers and fuses); service grounding and bonding; 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; all ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible; smoke and carbon-monoxide detectors.

What's Not Inspected or Required? Insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures; operate electrical systems that are shut down; remove panelboard cabinet covers or dead frontsope; rate or re-set over-current protection devices or overload devices; operate or test smoke or carbon-monoxide detectors or alarms; inspect, operate or test any security, fire or alarms systems or components, or other warning or signaling systems; measure or determine the amperage or voltage of the main service equipment, if not visibly labeled; inspect ancillary wiring or remote-control devices; activate any electrical systems or branch circuits that are not energized; inspect low-voltage systems, electrical de-icing tapes, swimming pool wiring, or any time-controlled devices; verify the service ground; inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility; inspect spark or lightning arrestors; inspect or test de-icing equipment; conduct voltage-drop calculations; determine the accuracy of labeling; inspect exterior lighting.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observation
8.2.1 - Main Service Panel

Breaker Double Tapped

Breaker was double tapped which means two different circuits are connected to one breaker which could cause the conductors to loosen leading to overheating or arcing. Recommend correction by either doing a 'pig tail' connection of the conductors before breaker or installing a tandem breaker.

Electric Electrical Contractor
8.2.2 - Main Service Panel

Missing Labels on Panel

At the time of inspection, panel was missing labeling. Recommend a qualified electrician or person identify and map out locations. 

Electric Electrical Contractor
8.3.1 - Branch Wiring Circuits, Breakers & Fuses

Insufficient Breaker Size

Several breakers were noted as insufficient load for the attached conductors. Recommend further evaluation and replacement.

Electric Electrical Contractor
8.4.1 - Lighting, Switches & Fans (All Accessible)

Light Fixture Not Operable

One or more lights are not operating. New light bulb possibly needed.
Electric Electrical Contractor
8.5.1 - Receptacles (All Accessible)

Junction Box Cover Missing

One or more junction boxes missing dead plate which could be a shock hazard. Recommend installing dead plate.

Wrenches Handyman
8.5.2 - Receptacles (All Accessible)

No GFCI Protection Installed - Interior

One or more area inside home did not haveground fault circuit interrupter (GFCI) for electrical receptacles located within 6 feet of a plumbing fixture; potential shock or electrocution hazard. Recommend installation by qualified professional.

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

Electric Electrical Contractor
8.5.3 - Receptacles (All Accessible)

Reverse Polarity

One or more receptacles have been wired with reverse polarity (hot/neutral are reversed); not all receptacles are shown. Vast majority of receptacles have this defect. This can create a shock hazard and/or problems with electrical components. Recommend correction by switching hot and neutral conductors on the receptacle.

Electric Electrical Contractor

9 - Interior, Doors, Windows

9.1 Walls / Ceilings X X
9.2 Floors X X
9.3 Doors X
9.4 Windows X X
9.5 Countertops & Cabinets X X
9.6 Ceiling Fan X X
Walls / Ceilings: Wall Material
Drywall, Wallpaper, Paint
Floors: Floor Coverings
Tile, Vinyl Planking, Carpet
Doors: Type of Door
Windows: Window Type
Single-hung, Double Pane
Ceiling Fan: Ceiling Fans Tested

All ceiling fans were tested for normal operation and stability.

What is inspected? 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; garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls.The inspector shall describe: A. a garage vehicle door as manually-operated or installed with a garage door opener. III. The inspector shall report as in need of correction: A. improper spacing between intermediate balusters, spindles and rails for steps, stairways, guards and railings; B. photo-electric safety sensors that did not operate properly; and C. any window that was obviously fogged or displayed other evidence of broken seals. IV. The inspector is not required to: A. inspect paint, wallpaper, window treatments or finish treatments. B. inspect floor coverings or carpeting. C. inspect central vacuum systems. D. inspect for safety glazing. E. inspect security systems or components. F. evaluate the fastening of islands, countertops, cabinets, sink tops or fixtures. G. move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure. H. move suspended-ceiling tiles. I. inspect or move any household appliances. J. inspect or operate equipment housed in the garage, except as otherwise noted. K. verify or certify the proper operation of any pressure-activated auto-reverse or related safety feature of a garage door. L. operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with local, state or federal standards. M. operate any system, appliance or component that requires the use of special keys, codes, combinations or devices. N. operate or evaluate self-cleaning oven cycles, tilt guards/latches, or signal lights. O. inspect microwave ovens or test leakage from microwave ovens. P. operate or examine any sauna, steamgenerating equipment, kiln, toaster, ice maker, coffee maker, can opener, bread warmer, blender, instant hot-water dispenser, or other small, ancillary appliances or devices. Q. inspect elevators. R. inspect remote controls. S. inspect appliances. T. inspect items not permanently installed. U. discover firewall compromises. V. inspect pools, spas or fountains. W. determine the adequacy of whirlpool or spa jets, water force, or bubble effects. X. determine the structural integrity or leakage of pools or spas.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observation
9.1.1 - Walls / Ceilings


Minor cracks in the walls and ceilings appear to be the result of long-term settling; not all areas may be shown. Some settling is not unusual in a home of this age and these cracks are not a structural concern, though can be corrected for aesthetic purposes.

9.1.2 - Walls / Ceilings

Crack - Moderate

Moderate cracks at the corners of doors, windows and in walls appeared to be the result of long-term settling. Some settling is not unusual in a home of this age and these cracks are not a structural concern, though should be repaired and monitored.

9.1.3 - Walls / Ceilings

Ceiling Discoloration - Not Active

Ceiling showed signs of previous water damage. Damage likely from older water leak from the roof, tested not active at time of inspection. Recommend monitor.

9.1.4 - Walls / Ceilings


Walls were noted damaged in one or more areas at the time of the inspection; cause unknown. Recommend wall is repaired.

Wrenches Handyman
9.1.5 - Walls / Ceilings

Microbial Growth - Somewhat Isolated

One or more areas of the home had visual microbial growth noted; not all affected areas may be shown. Most of the possible visible growth was found in isolated areas primarily on the main level and right side of the home.

Not all molds found in homes are dangerous to humans and pets, some are innocuous molds and can be DIY cleaned. However, some indoor molds can be dangerous to health and must be dealt with by professionals. Recommend further evaluation and remediation.

Hardhat Mold Inspector
9.1.6 - Walls / Ceilings

Moisture Damage

Cedar board installed in back side of closets had notable moisture damage. Recommend board is removed. 

Contractor Qualified Professional
9.1.7 - Walls / Ceilings

Previous Repair

Previous ceiling repairs were noted to which cause is unknown. Recommend monitoring to ensure previous damaging cause does not return.

Mag glass Monitor
9.2.1 - Floors

Damaged (General)

Various vinyl tiles had damage likely due to age; not all areas shown. Recommend correction by replacing fouled tiles.

Mop Cleaning Service
9.4.1 - Windows

Failed Seal

Observed condensation stains between the window panes indicate a failed seal which can cause energy loss. Failed seals are more aesthetically unpleasing than damaging to the home. Recommend replace as needed.

Window Window Repair and Installation Contractor
9.4.2 - Windows

Moisture Damage

One or more of the windows showed signs of moisture damage; not all areas may be shown. Damage is likely caused by condensation and possible from poor sealing from windows . Recommend correction by either repairing windows or replacing. During winter months it's important to monitor condensaton and clean windows regularly.

Window Window Repair and Installation Contractor
9.5.1 - Countertops & Cabinets

Cabinet Loose

One or more cabinets were loose, or were secured with too few or substandard fasteners. An adequate number of appropriate fasteners should be used. Recommend correction by properly securing vanity to the wall.

Wrenches Handyman
9.5.2 - Countertops & Cabinets

Countertop Not Secured

Countertop not secured which could be a hazard. Additionally, backsplash is not properly caulked which could allow water behind countertop. Recommend correction by properly securing countertop to cabinetry and caulking top of backsplash.

House building Countertop Contractor
9.5.3 - Countertops & Cabinets

Microbial Growth

One or more areas of the home had visual microbial growth noted; not all affected areas may be shown.

Not all molds found in homes are dangerous to humans and pets, some are innocuous molds and can be DIY cleaned. However, some indoor molds can be dangerous to health and must be dealt with by professionals. Recommend further evaluation and remediation.

Hardhat Mold Inspector
9.5.4 - Countertops & Cabinets

Sealant Recommended

Sealant was either not installed or has degraded which could allow water behind countertops. Recommend applying for repairing sealant.

Tools Handyman/DIY
9.6.1 - Ceiling Fan

Ceiling Fan Loud Operation

One or more ceiling fans was making above average noise during operation. Recommend noise is corrected or ceiling fan is replaced.

10 - Built-in Appliances

10.1 Dishwasher X X
10.2 Refrigerator X
10.3 Range/Oven/Cooktop X
10.4 Built-in Microwave X
10.5 Garbage Disposal X X
Dishwasher: Brand
Refrigerator: Brand
Range/Oven/Cooktop: Range/Oven Energy Source
Range/Oven/Cooktop: Range/Oven Brand
Range/Oven/Cooktop: Exhaust Hood Type
Dishwasher: Dishwasher Photos
Refrigerator: Refrigerator Photos
Refrigerator: Water Line w/ Shutoff

Water line for refrigerator was installed in a wall box with a shutoff valve. 

Range/Oven/Cooktop: Range Photos
Built-in Microwave: Microwave Operated

Microwave was operated and found to be functional. Operation does NOT guarantee heating and/or cooking  results.

Built-in Microwave: Microwave Photos
Garbage Disposal: Garbage Disposal Photos

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
  • O = Observation
10.1.1 - Dishwasher

Not Operable

Dishwasher was inoperable using standard controls. Recommend a qualified plumber or contractor evaluate.

Contractor Qualified Professional
10.5.1 - Garbage Disposal

Non Operable

Garbage disposal was not operable at the time of the inspection. Unit was old and leaking as well. Recommend replacement.

Tools Handyman/DIY

11 - Garage

11.1 Walls, Ceilings, Floors X X
11.2 Occupant Door (From garage to inside of home) X X
11.3 Vehicle Door X X
11.4 Garage Door Opener X X
Vehicle Door: Material
Metal, Insulated
Vehicle Door: Type
Garage Door Opener: Number of Openers
Garage Door Opener: Opener Brand
Vehicle Door: Overhead Garage Door

Inspection of overhead garage doors typically includes examination for presence, serviceable condition and proper operation of the following components:door condition;mounting brackets;automatic opener; automatic reverse;photo sensor;switch placement;track & rollers;manual disconnect.

Inspection of the garage typically includes examination of the following: 

- general structure; 
- floor, wall and ceiling surfaces; 
- operation of all accessible conventional doors and door hardware; 
- overhead door condition and operation including manual and automatic safety component operation and switch placement; 
- proper electrical condition including Ground Fault Circuit Interrupter (GFCI) protection; 
- interior and exterior lighting; 
- stairs and stairways;
- proper firewall separation from living space; 
- proper floor drainage

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observation
11.1.1 - Walls, Ceilings, Floors

Joint Tape Degraded

Joint tape used to seals drywall connection points was degraded. Degredation is common in non climate controlled areas as the joint compound will fail quicker due to humidity. Recommend repair.

Putty knife Drywall Contractor
11.2.1 - Occupant Door (From garage to inside of home)

Weather Strip Degraded

Weatherstrip was noted as degraded. Recommend new weatherstrip installed.

Wrenches Handyman
11.2.2 - Occupant Door (From garage to inside of home)

Hardware Degraded

Tools Handyman/DIY
11.3.1 - Vehicle Door

Panel Damage

Garage door panel is damaged and may need repair/replacement. Recommend a qualified garage door contractor evaluate.

Garage Garage Door Contractor
11.4.1 - Garage Door Opener

Garage Door Opener Inoperable

Garage door opener was inoperable at the time of the inspection; cause unknown. Recommend further evaluation and repair or replace.
Garage Garage Door Contractor