Certified Professional Inspector
A home/property inspection is not a pass or fail type of inspection. It is a visual only evaluation of the conditions of the systems and accessible components of the home designed to identify areas of concern within specific systems or components defined by the Florida State Standards of Practice, that are both observed and deemed material by the inspector at the exact date and time of inspection. Conditions can and will change after the inspection over time. Future conditions or component failure can not be foreseen or reported on. Components that are not readily accessible can not be inspected. Issues that are considered as cosmetic are likely not addressed in this report. (Holes, stains, scratches, unevenness, missing trim, paint and finish flaws or odors). It is not the intent of this report to make the house new again. Any and all recommendations for repair, replacement, evaluation, and maintenance issues found, should be further evaluated by the appropriate trade contractors within the clients inspection contingency window or prior to closing, which is contract applicable, in order to obtain proper dollar amount estimates on the cost of said repairs and also because these evaluations could uncover more potential issues than able to be noted from a purely visual inspection of the property. This inspection will not reveal every concern or issue that exists now or in the future, but only those material defects that were observable on the day of the inspection. This inspection is intended to assist in evaluation of the overall condition of the dwelling only. This inspection is not a prediction of future conditions and conditions with the property are subject to change the moment we leave the premises. The condition of the home or property could become perilous at any moment after the inspection is complete and report received.
Explanation of Ratings (How to Read Report)
Listed below is a description of the Categories used throughout the report to help understand the severity of an item. Any items list in the below categories may be based on the inspectors opinion. These categories are not designed to be considered as an enforceable repair or responsibility of the current property owner, but designed to inform the current client of the current condition of the property and structures.
Water shut off valve has a slight leak above the valve body. Recommend further evaluation by licensed plumber
Many wall, floor and/or ceiling surfaces were obscured by large amounts of furniture and/or stored items. Certain areas could not be evaluated.
Flashing refers to thin pieces of impervious material installed to prevent the passage of water into a structure from a joint or as part of a weather resistant barrier (WRB) system. In modern buildings, flashing is intended to decrease water penetration at objects such as chimneys, vent pipes, walls, windows and door openings to make buildings more durable and to reduce indoor mold problems. Flashing is most important and visually available on the roof level. Any discrepancies will be noted in the observations.
Inspected to meet Nachi standards of practice and appear to be functioning as intended. Vents had proper flashing and the gaskets were in good condition. Only a few up close pictures for perspective on flashing/gaskets condition. Any deficiencies will be noted in the report.
Minor granule loss was noted on some areas of the asphalt shingles; not all areas may be shown. This is not considered by insurance companies or manufacturer's to be a defective condition, but a natural result of the aging process. The bond between asphalt and granules deteriorates over time as asphalt loses volatile compounds, dries and shrinks. It does not affect the ability of the shingles to shed water.
Inspection to full function of gutters is not possible due to lack of rain. Recommend monitoring gutters
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.
Though fully functional at the time of the inspection the roof shows signs of aging. Recommend further evaluation and likely replacement in the near future.
Asphalt shingles were older and had suffered uniform granule loss across the roof; not all areas may be shown. This is not considered by insurance companies or manufacturer's to be a defective condition, but a natural result of the aging process. The bond between asphalt and granules deteriorates over time as asphalt loses volatile compounds, dries and shrinks. It does not affect the ability of the shingles to shed water but does allow underlying shingle to degrade faster.
Blistering in several areas were noted. This generally stems from a manufacturing defect but not uncommon for this age of a roof. Blistering can provide a path for moisture and shorten the lifespan of the shingle. No leaks or moisture was detected at this time
One or more areas showed creases on the surface indication the shingle has been lifted at some point possibly by wind. Recommend further evaluation by a licensed roofer
Downspouts in noted locations drain too close to the home's foundation. This can result in excessive moisture in the soil at the foundation, which can lead to long term footings/foundation/structural movement and is causing moisture/water build up in the crawlspace.
Recommend: installation of extensions routing water away from the foundation for all affected downspout locations.
Test. Is this where the notes show up?
Inspected and appear to be in good condition
Inspected and appeared to be in good condition
Cracks in concrete and/or asphalt are a very common occurrence and are seen in just about all installed concrete and/or asphalt surfaces. Inspector will only make observations of unusual items like heaving, trip hazards, heavy settling, poor drainage ect.
Pools, spas and associated equipment are not part of a standard general home inspection. Inspector will visually inspect pool pump equipment for leaks but not for proper function. Recommend pool specialists to fully inspect pool and or spa before use
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.
Stucco was noted as having minor cracks; not all areas may be shown And this is not considered structural. Cracks of this nature are likely a result of temperature changes and long-term settling, typical of homes this age. Recommend monitoring to ensure cracks do not widen.
Minor cracks observed
Add notes from other template
Add notes from previous template
Trees were noted next to foundation areas. Tree roots next to foundation walls can damage foundations by heaving or pushing inward from the outside. For slabs tree roots can grow underneath pushing concrete up causing cracks. Usually, this damage is localized and is easy to identify unless the tree has been removed. Recommend removal.
Trees observed overhanging the roof. This can cause damage to the roof and prevent proper drainage. Recommend a qualified tree service trim to allow for proper drainage.
Vegetation was noted growing onto and/or against the siding. Although minor in this case, vegetation can degrade siding by not allowing proper drying and/or degradation of protective paint/stain. Recommend removal and monitoring.
Do I add general info to the inspection method tab like this or add to the comments section
Some cracks are normal due to the natural drying properties of concrete and slight settling. This is primarily an aesthetic issue and not all cracked will be noted as a concern in this report
Inspection typically includes evaluation of crawlspace floor; framed floor structure; foundation walls; plumbing (water, sewer, gas and any sump pumps); electrical; and HVAC (ducts and any equipment); insulation, vapor barrier.
Due to wall coverings such as drywall many wall areas could not be visibly inspected.
Due to ceiling coverings such as drywall and insulation in the attic many ceiling areas could not be visibly inspected.
The attic was only able to be partially traversed due to height, framing configuration, insulation levels, ductwork, or a combination of any of the aforementioned. The inspector makes every attempt to traverse the entire attic, except in instances where the inspector feels personal harm or and damage to HVAC components/ceiling surfaces may occur.
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.
Some foundation cracks noted. Over time slabs, foundations and foundation walls will settle which causes minor cracking. Cracks noted are commensurate with the age of the home. Recommend monitoring for future settlement and repair as needed.
Here is an informational article on foundation cracks.
Or just enter general slab crack information here?
Minor cracking was observed in wall structure. This is common in homes this age. Recommend monitoring.
Attic is not meant to support extra weight. Always be careful not to place heavy items in the attic
Add from previous other template
Add info here
Pressure sensitive reverse safety feature was tested successfully.
Door was a proper solid door and has seals on bottom which delays spread of fire and limits CO to interior of home.
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.
The photo-electric sensor designed to activate the automatic-reverse at the overhead garage door responded to testing as designed.
Ceiling covering (acoustic covering/joint compound) in the garage are prone to degrade with age in non climate control spaces (minor cracking). This is primarily an aesthetic issue. Repair as needed.
*Safety* Though not required at the time of building, the door separating the garage and home does not meet current safety standards. Doors in firewalls must be at least 1 3/8-inch thick, metal/steel or solid core wood, or a 20-minute fire-rated door, and sealed to keep vehicle gases from home. Recommend correction by installing a fire separation approved door with proper weather seals to keep garage environment out of home.
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
Normal wear and tear are not noted in report
Minor cracks in the walls and ceilings are very common and are normally the result of long-term settling. Some settling is not uncommon especially in homes over 5 years old. Generally minor cracks are not a serious structural concern, though can be corrected for aesthetic purposes. More serious cracks or large amounts of cracks will be called out in the report as they are indicative of elevated structural movement.
All ceiling fans were tested for normal operation and stability. Any discrepancies will be noted.
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.
Minor cracks noted where corner bead has separated from the drywall. Recommend monitoring
Tile was noted as cracked and mortar joints were degraded. Recommend repair as needed.
Door noted as missing. Recommend installation.
Built in 2012.
Built in 2010.
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.
A heat pump is a heat transporter constantly moving warm air from one place to another, to where it's needed or not needed, depending on the season. Even in air that seems too cold, heat energy is present. When it's cold outside a heat pump extracts this outside heat and transfers it inside. When it's warm outside, it reverses directions and acts like an air conditioner, removing heat from your home.
Every evaporator coil unit (located near air handler unit) creates condensation (water) which must be moved to the exterior of the unit. Normally this water must be moved to an exterior location away from inside of home, basement, or crawlspace as moisture will build up. Most discharge methods are either passively through a gravity fed condensation line or actively through a powered condensation line pump. Method of discharge is normally based on the installed location of the evaporator coil.
Condensation line (gravity fed) was installed and visually inspected. Inspection consists of ensuring line has a drip loop, cleanout, proper fall and is properly draining. Recommend cleaning line at least once a year to minimize chances of buildup or blockage.
Here is a link with guidance on how to clean line.
The temperature was taken from noted source using an IR thermometer; both register and ambient temps are measured. Temps differentials are within norms. Temps from register should be within at least 15 degrees or lower from ambient room temps. Also measured is the condensation on the refrigerant line, heat transfer emitting from the condenser, and condensation moisture from the line. All factors are used to determine operating efficiency.
Temperature was taken from noted source using an IR thermometer; both register and ambient temps are measured. Temps are within norms. Temps for heat pump from register should be within at least 15 degrees or higher from ambient room temps. Second temp was with electric strips (emergency heat) engaged.
Return air filters trap larger particle, dust and debris from moving within your air system. Recommend changing air filters monthly during heavy use months and every three months during lower usage periods.
Though fully functional at the time of the inspection the unit is aging (13 years old). Recommend qualified HVAC tech fully test system, monitor for proper function, and replace as needed.
The heating function was not tested due to high outdoor temperature, more than 65 degree. Testing could have caused damage to the unit. Recommend unit is tested and serviced before the warmer season.
What's inspected? Open readily openable access panels for both heating and cooling systems; installed heating equipment, vent systems, flues, and chimneys; central and through-wall cooling equipment; distribution systems.
The heating & cooling system, using normal operating controls; depending on outside temperature. Under 65 degrees, cooling function is not tested; over 65 degrees, heat pump heating function is not tested. Furnace heating will be tested as long as outside temp is not higher than 80 degrees.
What's described? energy source(s); heating and cooling systems.
What's not required? Inspecting interiors of flues or chimneys that are not readily accessible; heat exchangers; humidfiers or dehumidifier; electronic air filters; solar space heating systems; window air conditioning units. 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.
Evaporator coil and/or areas of the air handler portions of unit was not sealed in noted areas which causes energy loss during operation. Recommend applying thermal HVAC tape to seal areas. Supply duct above unit is also leaking air causing air loss and condensation which has lead to microbial growth. Recommend sealing
An air leak was detected in noted locations. Recommend air leak is sealed. As noted in previous section
Appear to be functioning as intended
Tag indicates Built in 2006
Filter and filtration systems are not tested during the inspection. Recommend qualified plumber further evaluate proper function if needed.
A backflow prevention device is used to protect potable water supplies from contamination or pollution due to backflow, in this case from the ground water system that supplies the sprinkler system.
Each toilet was flushed a minimum of five times to ensure proper operation which includes being able to discharge the full contents of the bowl. Unless otherwise noted in the report the toilet functioned as intended.
The tub/shower had functional flow and functional drainage at the time of the inspection unless otherwise noted in the report.
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.
Water heater was tested during inspection and found to be functional. Inspection only verifies water heater is able to heat water above ambient temps. Water temperature can vary depending on settings.
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.
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.
Master bath and hall bath sink faucet was noted as having low flow on the hot water line. This was not noted anywhere else in the house
Recommend: further evaluation and repair.
Tub spout is loose and not sealed. Recommend sealing
Installed GFCIs were tested and functional unless otherwise noted in this report.
* Both bathrooms reset in the hall bath
* garage and utility room reset in the utility room
Switches installed in noted locations operate receptacles. These type of switch/receptacle combinations usually are used for lamp applications.
Smoke detectors are visually identified as installed, yet not tested. Recommend changing the batteries when you take possession of the property 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.
*Safety* One or more openings in the dead front cover of this service panel where circuit breakers were not installed were not properly covered. This condition may allow a person to come into contact with energized electrical components and is a potential shock/electrocution hazard. Recommend correction by installing filler plates made for this purpose.
Click here to purchase filler plates. (Ensure proper ones for you panel brand)
One or more of the exterior receptacles was not GFCI protected. Recommend installation in noted areas and can be achieved by any one of the methods below:
1. Replacing an individual standard receptacle with a GFCI receptacle.
2. Replacing the electrical circuit receptacle located closest to the overcurrent protection device (usually a breaker) with a GFCI receptacle.
3. Replacing the breaker currently protecting the electrical circuit that contains the receptacles of concern with a GFCI breaker.
Here is a link to read about how GFCI receptacles keep you safe.
A non-wet rated light fixture was noted above the master bath bathtub. While this this is a stunning look and very romantic can be a safety hazard.
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.
Dishwasher was run through a basic cycle to test for functionality and found to operate. Test does not guarantee cleaning ability.
This is a visual inspection only. Freezer and refrigerator was cooling, Ice maker had ice and dispensed properly and the water dispensed properly at the time of inspection.
Microwave was operated and found to be functional. Operation does NOT guarantee heating and/or cooking results.
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.