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1234 Main St.
Albertville, Mn 55301
04/08/2020 9:00AM

Sample agent
agent

Agent Name

Agency Name
15
Maintenance items & minor defects
8
Issues & recommendations
1
Potential safety hazards & major defects

1 - Inspection Detail

General Inspection Info: Occupancy
Occupied, Furnished
General Inspection Info: Weather Conditions
Sunny, Cold
General Inspection Info: Type of Building
Single Family
General Inspection Info: Outside Temperature - Farenheit
36
General Inspection Info: In Attendance
Client

I prefer to have my client with me for at least part of my inspection so that we can discuss concerns, and I can answer all questions. 

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

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

Home maintenance is a primary responsibility for every homeowner, whether you've lived in several homes of your own or have just purchased your first one. Staying on top of a seasonal home maintenance schedule is important, and your Certified Due North Property Inspector can help you figure this out so that you never fall behind. Don't let minor maintenance and routine repairs turn into expensive disasters later due to neglect or simply because you aren't sure what needs to be done and when. 

Your home inspection report is a great place to start. In addition to the written report, checklists, photos, what the inspector said during the inspection, the sellers disclosure, and what you noticed yourself, it's easy to become overwhelmed. However, it's likely that your inspection report included mostly maintenance recommendations and minor defects. These are useful to know about. 

But the issues that really matter fall into four categories: 

  1. 'Major Defects', such as a structural failure; 
  2. 'Issues & Recommendations' that can lead to major defects if left unaddressed, such as a small leak due to a defective roof flashing; 
  3. 'Potential Safety Hazards', such as an exposed, live buss bar at the electrical panel.

Anything in these categories should be addressed as soon as possible. Often, a serious problem can be corrected inexpensively to protect both life and property (especially in categories 1 and 3). 

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

And remember that home ownership is both a joyful experience and an important responsibility, so be sure to call on your Certified Due North Inspector to help you devise an annual maintenance plan that will keep your family safe and your home in good condition for years to come.




Your Job As a Homeowner: Schedule a Home Maintenance Inspection

Even the most vigilant homeowner can, from time to time, miss small problems or forget about performing some routine home repairs and seasonal maintenance. That's why an Annual Home Maintenance Inspection will help you keep your home in good condition and prevent it from suffering serious, long-term and expensive damage from minor issues that should be addressed now. 

The most important thing to understand as a new homeowner is that your house requires care and regular maintenance. As time goes on, parts of your house will wear out, break down, deteriorate, leak, or simply stop working. But none of these issues means that you will have a costly disaster on your hands if you're on top of home maintenance, and that includes hiring an expert once a year. 

Just as you regularly maintain your vehicle, consider getting an Annual Home Maintenance Inspection as part of the cost of upkeep for your most valuable investment your home. 

Your Certified Due North Property Inspector can show you what you should look for so that you can be an informed homeowner. Protect your family's health and safety, and enjoy your home for years to come by having an Annual Home Maintenance Inspection performed every year. 

Schedule next year's maintenance inspection with your home inspector today!


Every house should be inspected every year as part of a homeowner's routine home maintenance plan. Catch problems before they become major defects.



We'll Buy Your Home Back

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

And now for the fine print:

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



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


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

2 - Roof

Roof Covering: Overall Condition of Roof Covering
Satisfactory / Serviceable
Roof Covering: Homeowner's Responsibility

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

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

Every roof should be inspected every year as part of a homeowner's routine home maintenance plan. Catch problems before they become major defects.


Roof Covering: Type of Roof-Covering Described
Architectural-Style Asphalt

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

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

Roof Covering: Roof Was Inspected
Ground, Ladder, Roof

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

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

Roof Covering: Views of the Roof

Update 3.17.2020: At the request of the buyers agent, Adam Fuchs, I returned to the property to reinspect the roof covering as there was no longer snow and ice covering the roof. There was also concern of hail damage.

Upon re-inspection on 3.17.2020, there was no evidence of hail or other damage to the roof covering. I also re-inspected adjacent walls of vinyl siding, which can be another source of evidence for hail damage. There was no such damage. The roof shows normal wear and tear for the age of the roof (est. 16 years), with moderate granule loss. I have updated the 'Overall Condition of Roof Covering' to 'Satisfactory / Serviceable', based on it's age. 

Flashing: Wall Intersections

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

Flashing: Eaves and Gables

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

Plumbing Vent Pipes: Homeowner's Responsibility

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

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

Plumbing Vent Pipes: Plumbing Vent Pipes Inspected

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

Gutters & Downspouts: Homeowner's Responsibility

Your job as the home owner is to monitor the gutters and be sure that they function during and after a rainstorm. Look for loose parts, sagging gutter ends, and water leaks. The rain water should be diverted far away from the house foundation. 

Roof Covering: Unable to See Everything

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

Roof Covering: Snow Covering the Roof

There was snow covering parts or all of the roof surface.  This was an inspection restriction.  I was unable to observe everything that I needed to see, because of the snow.  Recommend further evaluation at a later date when the snow has melted. 

Flashing: Difficult to See Every Flashing

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

Plumbing Vent Pipes: Unable to Reach All the Pipes

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

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

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

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


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

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


II. The inspector shall describe:

  1. the type of roof-covering materials.


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

  1. observed indications of active roof leaks.

$
Credit
Comment
2.1.1 - Roof Covering

Exposed Fasteners

I observed indications of exposed fasteners at the roof-covering materials. Fasteners should not be exposed. Potential water entry points. Roof could leak. Correction / re-caulking is recommended.

$
Credit
Comment
2.4.1 - Gutters & Downspouts

Gutter System Missing

Gutters are necessary to properly collect rain water from the roof, control it, divert it, and discharge that water away from the house and its foundation.  A missing gutter system is a significant item of note. We recommend whole house gutter systems to properly discharge and drain water away from the house. 

3 - Exterior

General: Exterior Was Inspected

I inspected the exterior of the house.

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

I inspected the eaves, soffits and fascia.   

Wall-Covering, Flashing & Trim: Overall Condition of Exterior Wall Coverings
Satisfactory / Serviceable
Windows: Windows Inspected

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

Windows: General Condition of Windows from Exterior
Satisfactory / Serviceable
Exterior Doors: Exterior Doors Inspected

I inspected the exterior doors. 

Exterior Portions of Foundation: I inspected any visible portions of the exterior foundation

Exterior portions of the foundation were inspected. 

Hose Bibs: Exterior Hose Bibs Were Inspected.
General: Homeowner's Responsibility

The exterior of your home is slowly deteriorating and aging. The sun, wind, rain and temperatures are constantly affecting it. Your job is to monitor the buildings exterior for its condition and weather-tightness. 

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

During a heavy rainstorm (without lightning), grab an umbrella and go outside. Walk around your house and look around at the roof and property. A rainstorm is the perfect time to see how the roof, downspouts and grading are performing. Observe the drainage patterns of your entire property, as well as the property of your neighbor. The ground around your house should slope away from all sides. Downspouts, surface gutters and drains should be directing water away from the foundation. 

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

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

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

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

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

GFCIs & Electrical: Inspected GFCIs

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

Walkways & Driveways: Walkways & Driveways Were Inspected

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

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

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

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

Porches, Patios, Decks, Balconies & Carports: Porches, Patios, Decks, & Balconies Were Inspected
Front (East side) and Back (West side) of house

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

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

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

General: Inspection Was Restricted
Snow

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

Windows: Inspection Restricted

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

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


I. The inspector shall inspect:

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


II. The inspector shall describe:

  1. the type of exterior wall-covering materials.


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

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

$
Credit
Comment
3.2.1 - Eaves, Soffits & Fascia

Hornet / Wasp Nest(s) Present
South Facing Gable Peak

There were one or more wasp / hornet nests present in the eaves of the house. Recommend having these removed.

$
Credit
Comment
3.3.1 - Wall-Covering, Flashing & Trim

Cracking - Minor
West by Deck & Retaining Wall

Siding showed cracking in one or more places. Recommend repair / sealing to prevent moisture or pest intrusion. 

$
Credit
Comment
3.6.1 - Walkways & Driveways

Minor Cracking at Driveway

There was a minor amount of cracking and/or damage present to the driveway surface. If a concern, seal cracks and sealcoat an asphalt driveway or have a concrete contractor evaluate for repair.

$
Credit
Comment
3.6.2 - Walkways & Driveways

Asphalt Driveway Due for Sealcoating

As a general rule you should seal your asphalt driveway every 2 to 3 years. More specifically, if you can see the color of the individual stones that make up your asphalt surface, you know it's time to seal it up. Your driveway is in need of a fresh application of sealcoating. 

If an asphalt driveway has no large cracks or potholes, the resealing job is easy but messy. Repairing large cracks and potholes, however, can be hard work.  

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

Uneven / Unlevel Step
Front Entry

In the described area, steps have settled or deteriorated making them uneven / unlevel which can be a trip and fall hazard. Recommend repair. 

$
Credit
Comment
3.8.1 - Porches, Patios, Decks, Balconies & Carports

Ledger Board Defect
West side of house (backyard)

I observed indications of a defect at the ledger board of the deck. 

The ledger board is not properly attached to the building. This can cause the deck to pull away from the building and possibly collapse.

The deck's ledger board should be fastened to the house with minimum 1/2" lag screws or 1/2" bolts.

Correction by a qualified professional is recommended. 

$
Credit
Comment
3.12.1 - Exhaust Hoods

Clogged Exhaust Termination
Backyard, closest to the deck

I observed an exhaust hood that was at least partially clogged with debris and in need of cleaning.

$
Credit
Comment
3.12.2 - Exhaust Hoods

Damaged Exhaust Hood

I observed an exhaust hood that was damaged. 

4 - Basement, Foundation, Crawlspace & Structure

Basement: Type of Basement Foundation Described
Poured Concrete
Basement: Homeowner's Responsibility

One of the most common problems in a house is a wet basement or foundation. You should monitor the walls and floors for signs of water penetration, such as dampness, water stains, peeling paint, efflorescence, and rust on exposed metal parts. In a finished basement, look for rotted or warped wood paneling and doors, loose floor tiles, and mildew stains. It may come through the walls or cracks in the floor, or from backed-up floor drains, leaky plumbing lines, or a clogged air-conditioner condensate line. 

Basement: Basement Was Inspected

The basement was inspected according to the Home Inspection Standards of Practice

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

Basement: Foundation Was Inspected

The foundation was inspected according to the Home Inspection Standards of Practice

Basement: Structural Components Were Inspected

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

Basement: Basement Mostly Finished

The basement was mostly finished. This was an inspection restriction, because the finished floor, walls, and ceiling blocked my visual inspection of the basement, its systems and components. 

I. The inspector shall inspect:

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


II. The inspector shall describe:

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


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

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

5 - Heating

Heating System Information: Energy Source
Gas
Heating System Information: Heating Method
Forced Warm-Air Heating System
Heating System Information: Model #
340MAV048100
Heating System Information: Serial #
3204A16010
Heating System Information: Age of Unit
16 Years Old
Heating System Information: Brand of Heating Equipment
Bryant
Thermostat and Normal Operating Controls: Thermostat Location
Dining room
Heating System Information: Homeowner's Responsibility

Most HVAC (heating, ventilating and air-conditioning) systems in houses are relatively simple in design and operation. They consist of four components: controls, fuel supply, heating or cooling unit, and distribution system. The adequacy of heating and cooling is often quite subjective and depends upon occupant perceptions that are affected by the distribution of air, the location of return-air vents, air velocity, the sound of the system in operation, and similar characteristics. 

It's your job to get the HVAC system inspected and serviced every year. And if you're system as an air filter, be sure to keep that filter cleaned. 

Heating System Information: CO Levels in Furnace Exhaust (testo 310 combustion analyzer)
uCO: 89 ppm; CO: 37 ppm - acceptable levels
Thermostat and Normal Operating Controls: Service Switch Inspected
Wall right next to furnace

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

I. The inspector shall inspect:

  1. the heating system, using normal operating controls.


II. The inspector shall describe:

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


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

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

$
Credit
Comment
5.1.1 - Heating System Information

Filter Dirty

I observed a dirty air filter at the furnace filter. 

A good rule of thumb is to change 1-2 inch filters every one-to-three months, 4 inch filters every six months, and 5 inch filters every 12 months. 

Signs your air filter needs changed: The filter is visibly dirty. Certainly if you can't see the material of the filter itself, it should be replaced.

6 - Cooling

Cooling System Information: Age of Unit
24 Years Old
Thermostat and Normal Operating Controls: Thermostat Location
Dining room
Cooling System Information: Brand of Unit
Carrier
Cooling System Information: Homeowner's Responsibility

Most air-conditioning systems in houses are relatively simple in design and operation. The adequacy of the cooling is often quite subjective and depends upon occupant perceptions that are affected by the distribution of air, the location of return-air vents, air velocity, the sound of the system in operation, and similar characteristics. 

It's your job to get the air conditioning system inspected and serviced every year. And if you're system as an air filter, be sure to keep that filter cleaned. 

Cooling System Information: Data Label

Note to Buyer: The exterior a/c compressor - condenser unit was older than the house. There was a disconnected a/c unit behind the garage. It appears the original unit may have had issues and was replaced with an older, used a/c unit. I recommend asking the sellers the story behind this, as well as about the performance of the a/c unit currently wired and plumbed to the house. 

Condensate: Condensate Discharge Confirmed

I observed a condensate discharge pipe installed at the cooling system in the basement. 

Cooling System Information: Cool Temperature Restriction

Because the outside temperature was too cool (below 65 F) to operate the air conditioner without the possibility of damaging the system, I did not operate the cooling system.  Inspection restriction.  Ask the homeowner about the system, including past performance. 

I. The inspector shall inspect:

  1. the cooling system, using normal operating controls.


II. The inspector shall describe:

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


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

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


7 - Plumbing

Hot Water Source: Inspected TPR Valve

I inspected the temperature and pressure relief valve.  

Hot Water Source: Inspected Venting Connections

I inspected the venting connections. 

Hot Water Source: Brand of Water Heating Equipment
Bradford White
Hot Water Source: Age of Water Heating Equipment
16 Years Old
Hot Water Source: Capacity
75 Gallons
Water Supply & Distribution Systems: Supply Water Pipes
Copper
Water Supply & Distribution Systems: Distribution Plumbing Pipes
PEX
Main Water Shut-Off Valve: Location of Main Shut-Off Valve
Basement
Main Fuel Supply Shut-Off Valve: Location of Main Shut-Off Valve
Above Furnace
Basement
Main Water Shut-Off Valve: Homeowner's Responsibility
Basement by Water Heater

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

Water Supply : Water Supply Is Public

The water supply to the house is public based on the presence of a water meter and lack of well equipment at the time of the inspection.  

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

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

Hot Water Source: Inspected Hot Water Source
Basement

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

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

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

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

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

Water Supply & Distribution Systems: Not All Pipes Were Inspected

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

I. The inspector shall inspect:

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


II. The inspector shall describe:

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


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

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


8 - Electrical

Service-Entrance Conductors: Inspected Service-Entrance Conductors

I inspected the electrical service-entrance conductors. 

Main Service Disconnect: Main Electrical Panel Manufacturer
Siemens
Service Mast, Service Conduit & Raceway: Inspected the Service Mast, Service Conduit & Raceway

I inspected the electrical service mast, service conduit and raceway.

Electrical Wiring: Type of Wiring, If Visible
NM-B (Romex)
Panelboards & Breakers: Main Electrical Panel Manufacturer
Siemens
Electric Meter & Base: Inspected the Electric Meter & Base
North

I inspected the electrical electric meter and base. 

Main Service Disconnect: Inspected Main Service Disconnect

I inspected the electrical main service disconnect.

Service Grounding & Bonding: Inspected the Service Grounding & Bonding

I inspected the electrical service grounding and bonding.

Main Service Disconnect: Homeowner's Responsibility
Basement North

It's your job to know where the main electrical panel is located, including the main service disconnect that turns everything off. 

Be sure to test your GFCIs, AFCIs, and smoke detectors regularly. You can replace light bulbs, but more than that, you ought to hire an electrician. Electrical work is hazardous and mistakes can be fatal. Hire a professional whenever there's an electrical problem in your house. 

Main Service Disconnect: Main Disconnect Rating (Amps), If Labeled
200

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

Panelboards & Breakers: Inspected Main Panelboard & Breakers

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

AFCIs: Inspected AFCIs

I inspected receptacles observed that were deemed to be arc-fault circuit interrupter (AFCI)-protected using the AFCI test button, where possible.

GFCIs: Inspected GFCIs

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

Electrical Wiring: Unable to Inspect All of the Wiring

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

AFCIs: Unable to Inspect Everything

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

GFCIs: Unable to Inspect Everything

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

I. The inspector shall inspect:

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


II. The inspector shall describe:

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


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

  1. deficiencies in the integrity of the service-entrance conductors insulation, drip loop, and vertical clearances from grade and roofs;
  2. any unused circuit-breaker panel opening that was not filled;
  3. the presence of solid conductor aluminum branch-circuit wiring, if readily visible;
  4. any tested receptacle in which power was not present, polarity was incorrect, the cover was not in place, the GFCI devices were not properly installed or did not operate properly, evidence of arcing or excessive heat, and where the receptacle was not grounded or was not secured to the wall; and
  5. the absence of smoke and/or carbon monoxide detectors. 


9 - Attic, Insulation & Ventilation

Insulation in Attic: Type of Insulation Observed
Fiberglass
Ventilation in Attic: Types of Attic Ventilation Observed
Roof Vents, Soffit Vents
Structural Components & Observations in Attic: Structural Components Were Inspected

Structural components were inspected from the attic space according to the Home Inspection Standards of Practice

Insulation in Attic: Approximate Average Depth of Insulation
15-20 inches

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

Ventilation in Attic: Ventilation Inspected

During the home inspection, I inspected for ventilation in unfinished spaces, including attics, crawlspaces and foundation areas. And I inspected for mechanical exhaust systems. 

I report as in need of correction the general absence of ventilation in unfinished spaces.

Structural Components & Observations in Attic: Could Not See Everything in Attic

I could not see and inspect everything in the attic space. The access is restricted and my inspection is limited. 

The inspector shall inspect: 

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

The inspector shall describe: 

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

The inspector shall report as in need of correction: 

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

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Credit
Comment
9.1.1 - Structural Components & Observations in Attic

Fan Exhaust Not Sealed Properly, Moisture / Mold Staining
Attic space (master bath fan)

One or more bathroom exhaust fans is not secured and sealed properly to the roof sheathing in the attic space, and is allowing warm, moist, bathroom air into the attic. Moisture / Mold-like / Mildew staining is now present on the roof sheathing. Recommend having this resealed and permanently attached to the roof sheathing to avoid further improper exhausting of bathroom air.

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Credit
Comment
9.1.2 - Structural Components & Observations in Attic

Holes in Attic Wall Structure

Note to Buyer: After confirming with a framing professional, these holes are a common result of framers attaching straps to lift the sheathed outer trusses into place. There is no evidence of water intrusion, so no concern with these holes. 

10 - Bathrooms

Heat Source in Bathroom: Heat Source in Bathroom Was Inspected

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

Bathroom Toilets: Toilets Inspected

I flushed all of the toilets, checked for any active leaks, and that they were secure to the floor. 

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

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

Bathroom Exhaust Fan / Window: Inspected Bath Exhaust Fans

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

GFCI & Electric in Bathroom: GFCI-Protection Tested

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

All receptacles in the bathroom must be GFCI protected. 

Sinks, Tubs & Showers: Plumbing Access Panel Seal Shut
2nd Floor Master Bathroom

I observed that the plumbing access panel was sealed shut. Inspection restriction. 

The home inspector will inspect: 

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

11 - Doors, Windows & Interior

Doors: Doors Inspected

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


Windows: Windows Inspected

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

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

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

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

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

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

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

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

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

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

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

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

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

The inspector shall inspect: 

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

The inspector shall describe: 

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

The inspector shall report as in need of correction: 

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

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Credit
Comment
11.1.1 - Doors

Door Sticks
2nd Floor East Bedroom

I observed that the door sticks. 

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Credit
Comment
11.1.2 - Doors

Damaged or Missing Door Hardware
2nd Floor East Bedroom

I observed damage or missing door hardware. 

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Credit
Comment
11.2.1 - Windows

Cracked Glass
2nd Floor Northeast Bedroom

I observed cracked windowpane glass. Hazardous. 

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Credit
Comment
11.4.1 - Floors, Walls, Ceilings

Minor Corner Cracks

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

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Credit
Comment
11.4.2 - Floors, Walls, Ceilings

Stain(s) on Ceiling
2nd Floor Northeast Bedroom

There is a stain on ceiling/wall that requires repair and paint.  Source of staining should be determined.

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Credit
Comment
11.7.1 - Presence of Smoke and CO Detectors

Missing CO Detector
1st Floor, Basement

I observed indications of a missing carbon monoxide detector. This is a Potential Safety Hazard. 

Recommend replacing existing smoke detectors on the main floor and in the basement with combination smoke / CO detectors to satisfy fire code requirement.

12 - Laundry

Clothes Washer: I operated the clothes washer on a short cycle to verify operation
Clothes Dryer: I operated the dryer to confirm operation and verify exhaust integrity

The inspector shall inspect:

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


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Credit
Comment
12.1.1 - Clothes Washer

Recommend upgrading to braided stainless steel supplu hoses

We recommend upgrading your washing machine supply hoses to braided stainless steel supply lines to avoid issues related to bulging ir bursting. 

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Credit
Comment
12.2.1 - Clothes Dryer

Defect at Dryer Exhaust Pipe

I observed indications of a defect at the clothes dryer. 

Dryer exhaust was not properly attached to the dryer. Recommend repair.

Ideally, replace any flex hose with straight-wall metal dryer tube. 

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Credit
Comment
12.3.1 - Laundry Room, Electric, and Tub

Missing GFCI Protection

I observed that there is missing GFCI protection at the receptacles in the laundry room. 

All 120-volt, 15- and 20-amp outlets in laundry rooms must be AFCI and GFCI protected. 2014 NEC 210.8(A)(10) & 210.12(A)


13 - Kitchen

Kitchen Sink: Ran Water at Kitchen Sink

I ran water at the kitchen sink and inspected for any active leaks.

Range/Oven/Cooktop: Turned On Stove & Oven

I turned on the kitchen's stove and oven. 

Countertops & Cabinets: Inspected Cabinets & Countertops

I inspected a representative number of cabinets and countertop surfaces. 

GFCI: GFCI Tested

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

Dishwasher: Inspected Dishwasher

I inspected the dishwasher by turning it on and letting it run a short cycle. 

Refrigerator: Refrigerator Was On

I checked to see if the refrigerator was operational. It was. That's all I inspected in relation to a refrigerator.

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

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

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

The inspector will out of courtesy only check:

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

14 - Attached Garage

Garage Floor: Garage Floor Inspected

I inspected the floor of the attached garage. 

Garage Vehicle Door: Type of Door Operation
Manual, Opener
Garage Vehicle Door Opener: Garage Door Panels Were Inspected

I inspected the garage door panels. 

Garage Attic: Attic Insulation Level
Garage Vehicle Door Opener: Manual Release

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

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

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

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

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

Garage Vehicle Door Opener: Wall Push Button Was Inspected

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

Garage Vehicle Door Opener: Non-Contact Reversal Was Inspected

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

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

Garage Vehicle Door Opener: Photo-Electric Eyes Were Inspected

I inspected the photo-electric eyes. 

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

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

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

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

Garage Floor: Can't See Everything

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

Garage Floor: Significant Personal Storage
Electric in Garage: Storage if Personal Items Blocking Most of the Wall Space
Ceiling, Walls & Firewalls in Garage: Can't See Everything

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

The inspector shall inspect:

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


The inspector shall describe:

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


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Credit
Comment
14.1.1 - Garage Floor

Cracked Concrete at Garage Floor

I observed indications of cracks in the garage concrete floor. 

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Credit
Comment
14.2.1 - Garage Vehicle Door

Rust Present on Garage Door

Water and salts eat away at the finishes on metal garage doors. Recommend clean, prime, and paint to prevent further deterioration.