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1234 Main St.
Appomattox, VA 24522
10/13/2019 9:00AM

Sample agent

Agent Name

Agency Name

Purpose Of This Report: 

The purpose of this inspection is to perform limited, visual and auditory on site observations of the readily accessible areas of the primary structure, mechanical, and electrical systems of the building. The inspector will give his personal opinion as to whether or not the components of the building are performing the function for which they were intended, at the moment they were inspected.

This report is not all encompassing, nor is it meant to be. It is very specific in the areas which are reported by the home inspector.

Scope Of Inspection

All components designated for inspection in the InterNACHI Standards of Practice are inspected, except as may be noted in the "Limitations of Inspection" sections within this report.

Not all defects will be identified during this inspection. Unexpected repairs should still be anticipated.

The inspection should not be considered a guarantee or warranty of any kind.

* Please refer to the pre-inspection contract and to the InterNACHI SOP for a full explanation of the scope for the inspection.

Explanation of Ratings

Blue - Maintenance items are minor deficiencies that may be easily remedied but if not given attention could potentially lead to more costly repairs later. 

Orange - Recommendations are defects that should be repaired or replaced now.  If unaddressed, they could potentially lead to major concerns or safety hazards. 

Red - Safety Hazards/Major Concerns are defects needing correction or repair that may have a significant, adverse impact on the value of the property, or that pose an unreasonable risk to people or property. 

1 - Inspection Details

Ground Conditions
In Attendance
Temperature (approximate)
55 Fahrenheit (F)
Type of Building
Single Family
Weather Conditions
General Information

For the sake of this inspection the front of the home will be considered as the portion of the home facing the road. References to the "left" or "right" of the home are from the standpoint of facing the front of the home. 

The House/Report In Perspective

A property does not "Pass" or "Fail" a General Home inspection. The goal of this inspection report is not to make a purchase recommendation, but to provide you with useful, accurate information that will be helpful in making an informed purchase decision.

As with all homes, ongoing maintenance and improvements to the systems of the home will be needed over time. The observations/recommendations of this report are not considered unusual for a home of this age. Please remember that no house is perfect. Nearly every item in a previously owned home is used and as such will show ordinary wear and tear. Also older homes do not meet the same standards as newer homes, since codes are constantly changing, even though items in both might be performing functions for which they are intended. 

2 - Roof

Condition of Roofing
Roof is showing normal wear but was in overall adequate condition
Inspection Method
Binoculars, Ladder, Drone
Roof Covering: Approximate age
Roof Type/Style
Coverings: Material
Flashings: Material
Not visible
Drip Edge Flashing: Material
Chimneys: No Chimneys
Plumbing vents and other roof penetrations: Roof Penetrations
Plumbing Vent(s), Turbine Fan
Roof Drainage Systems: Gutter Material
Ventilation: Ventilation Type
Gable Vents, Ridge Vents, Soffit Vents
General Information
Roof Inspection

The roof inspection portion of the General Home Inspection will not be as comprehensive as an inspection performed by a qualified roofing contractor. Home Inspectors are trained to identify common deficiencies and to recognize conditions that require evaluation by a specialist. Inspection of the roof typically includes visual evaluation of the roof structure, roof-covering materials, flashing, and roof penetrations like chimneys, mounting hardware for roof-mounted equipment, attic ventilation devices, ducts for evaporative coolers, and combustion and plumbing vents. The roof inspection does not include leak-testing and will not certify or warranty the roof against future leakage. Other limitations may apply and will be included in the comments as necessary.

I. The inspector shall inspect from ground level or the eaves: A. the roof-covering materials; B. the gutters; C. the downspouts; D. the vents, flashing, skylights, chimney, and other roof penetrations; and E. the general structure of the roof from the readily accessible panels, doors or stairs. II. The inspector shall describe: A. the type of roof-covering materials. III. The inspector shall report as in need of correction: A. observed indications of active roof leaks. IV. The inspector is not required to: A. walk on any roof surface. B. predict the service life expectancy. C. inspect underground downspout diverter drainage pipes. D. remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces. E. move insulation. F. inspect antennae, satellite dishes, lightning arresters, de-icing equipment, or similar attachments. G. walk on any roof areas that appear, in the inspectors opinion, to be unsafe. H. walk on any roof areas if doing so might, in the inspector's opinion, cause damage. I. perform a water test. J. warrant or certify the roof. K. confirm proper fastening or installation of any roof-covering material.

2.1.1 - Coverings


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

Here is a helpful article on common roof stains. 

Roof Roofing Professional
2.1.2 - Coverings

Nail Popping

Nails have popped up in one or more areas. These areas will eventually allow moisture intrusion which will eventually cause structural damage. Recommend having repaired by a qualified roofer. 

Roof Roofing Professional
2.1.3 - Coverings

Granules Missing

Asphalt shingles had suffered noticeable uniform granule loss across the roof. Uniform granule loss is not considered by insurance companies or manufacturers 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.

Mag glass Monitor
2.2.1 - Flashings

No Kick Out Flashing

The home had no kick-out flashing installed where walls extended past roof edges. Kick-out flashing is designed and installed to divert water from behind the exterior wall covering at areas of the home where a sidewall extends out past a connecting roof eve. This condition may allow moisture intrusion of the exterior wall covering. Moisture intrusion of the wall structure can damage home materials and encourage the growth of mold. Long term moisture intrusion can cause structural damage from wood decay. The Inspector recommends that before the expiration of your Inspection Objection Deadline, you consult with a qualified roofing contractor to discuss options and costs for replacement.

Roof Roofing Professional
2.3.1 - Drip Edge Flashing


Flashings were missing at time of inspection. Flashings provide protection against moisture intrusion. Drip edge flashing prevents rain runoff from destroying facia board and roof sheathing. Recommend a qualified contractor evaluate and remedy. 

Roof Roofing Professional
2.5.1 - Plumbing vents and other roof penetrations

Vent Pipe Boots Deteriorated

One or more vent pipe boots have deteriorated allowing moisture to enter attic area. I recommend repair/replacement. 

Roof Roofing Professional
2.6.1 - Roof Drainage Systems


Debris has accumulated in the gutters. Recommend cleaning to facilitate water flow.

Here is a DIY resource for cleaning your gutters. 

Tools Handyman/DIY
2.6.2 - Roof Drainage Systems

Downspouts Drain Near House
back of house

One or more downspouts drain too close to the home's foundation. This can result in excessive moisture in the soil at the foundation, which can lead to foundation/structural movement and a wet basement/crawlspace. Recommend adjusting downspout extensions to drain at least 6 feet from the foundation. 

Here is a helpful DIY link and video on draining water flow away from your house. 

Tools Handyman/DIY

3 - Exterior

Siding, Flashing & Trim: Siding Material
Brick Veneer
Walkways, Patios & Driveways: Driveway Material
Walkways, Patios & Driveways: Walkway Material
Decks, Balconies, Porches & Steps: Appurtenance
Deck with Steps, Side Porch
Decks, Balconies, Porches & Steps: Material
Concrete, Wood

I. The inspector shall inspect: A. the exterior wall-covering materials, flashing and trim; B. all exterior doors; C. adjacent walkways and driveways; D. stairs, steps, stoops, stairways and ramps; E. porches, patios, decks, balconies and carports; F. railings, guards and handrails; G. the eaves, soffits and fascia; H. a representative number of windows; and I. 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: A. the type of exterior wall-covering materials. III. The inspector shall report as in need of correction: A. any improper spacing between intermediate balusters, spindles and rails. IV. The inspector is not required to: A. inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting. B. inspect items that are not visible or readily accessible from the ground, including window and door flashing. C. inspect or identify geological, geotechnical, hydrological or soil conditions. D. inspect recreational facilities or playground equipment. E. inspect seawalls, breakwalls or docks. F. inspect erosion-control or earth-stabilization measures. G. inspect for safety-type glass. H. inspect underground utilities. I. inspect underground items. J. inspect wells or springs. K. inspect solar, wind or geothermal systems. L. inspect swimming pools or spas. M. inspect wastewater treatment systems, septic systems or cesspools. N. inspect irrigation or sprinkler systems. O. inspect drainfields or dry wells. P. determine the integrity of multiple-pane window glazing or thermal window seals.

3.1.1 - Siding, Flashing & Trim

Brick Mortar Cracking-Minor
Several locations around house

Recommend filling brick mortar cracks with mortar (repointing) or a mortar sealant to prevent further damage from moisture intrusion. 

Tools Handyman/DIY
3.2.1 - Walkways, Patios & Driveways

Concrete Driveway Cracking - Major

Major cracks observed. Recommend concrete contractor evaluate and repair.

Gardening shovel tool shape Concrete Contractor
3.3.1 - Decks, Balconies, Porches & Steps

Deck - Water Sealant Required
back deck

Deck is showing signs of weathering and/or water damage. Recommend water sealant/weatherproofing be applied.

Here is a helpful article on staining & sealing your deck. 

Tools Handyman/DIY
3.5.1 - Vegetation, Grading, Drainage & Retaining Walls

Tree Overhang
Back of house

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. 

Contractor Qualified Professional

4 - Doors, Windows & Interior

Exterior Doors: Exterior Entry Door
Windows: Window Manufacturer
Windows: Window Type
Floors: Floor Coverings
Carpet, Wood
Walls: Wall Material
Gypsum Board
Ceilings: Ceiling Material
Gypsum Board
Smoke Detectors: Information

Smoke detectors should be replaced every 10 years. Smoke alarms are required in each bedroom, outside each sleeping area (hallway) and each additional story (including basement).

Here is some useful information concerning smoke alarms

I. The inspector shall inspect: A. a representative number of doors and windows by opening and closing them; B. floors, walls and ceilings; C. stairs, steps, landings, stairways and ramps; D. railings, guards and handrails; and E. garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls. II. 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.

4.1.1 - Interior Doors

Door Sticks
2nd Floor Bedroom

Door sticks and is tough to open or close. Recommend repair.

Here is a helpful DIY article on how to fix a sticking door. 

Tools Handyman/DIY
4.2.1 - Exterior Doors

Weatherstripping Damaged Or Not Present

Door is missing standard weatherstripping or it is damaged. This can result in significant energy loss and moisture intrusion. Recommend installation of standard weatherstripping.

Here is a DIY guide on weatherstripping

Tools Handyman/DIY
4.7.1 - Smoke Detectors

Not Enough Smoke Detectors

There are not enough smoke detectors. Please see note and link under SMOKE DETECTORS in the INFORMATION tab.

Tools Handyman/DIY
4.8.1 - Steps, Stairways & Railings

Loose Balusters
In stairway leading to 2nd floor

Handrail balusters were loose. This could pose a safety hazard. Recommend a qualified handyman evaluate and fasten. 

Wrenches Handyman
4.9.1 - Carbon Monoxide Detectors

Not Installed

CO alarms should be installed in a central location outside each sleeping area and on every level of the home and in other locations where required by applicable laws, codes or standards. For the best protection, interconnect all CO alarms so that when one sounds, they all sound. 

Tools Handyman/DIY

5 - Kitchen

Dishwasher: Brand
Refrigerator: Brand
Countertops & Cabinets: Cabinetry
Countertops & Cabinets: Countertop Material
Range/Oven/Cooktop: Exhaust Hood Type
Range/Oven/Cooktop: Range/Oven Brand
Range/Oven/Cooktop: Range/Oven Energy Source

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.

5.4.1 - Sink

Drain Pipe Leak

Drain pipe under the sink is leaking. Recommend repair by a qualified professional.

Contractor Qualified Professional
5.8.1 - Garbage Disposal

Excessive Noise

Garbage disposal was excessively noisy. Recommend a qualified handyman or plumber evaluate and repair. 

Wrenches Handyman

6 - Bathroom(s)

Exhaust Systems: Exhaust Fans
Fan Only
6.3.1 - Shower/Bath tub

Missing Or Deteriorated Caulk/Grout
Master Bathroom

Recommend caulking or glazing where needed to prevent water damage to underlying wood materials.

Tools Handyman/DIY
6.5.1 - Sink And Vanity

Poor/Missing Caulk
Master Bath

Bathroom countertop was missing sufficient caulk/sealant at the wall. This can lead to water damage. Recommend adding sealant at sides and corners where counters touch walls.

Here is a helpful DIY video on caulking gaps. 

Tools Handyman/DIY

7 - Plumbing

Dryer Power Source
220 Electric
Dryer Vent
Water Source
Main Water Shut-off Device: Location
Crawlspace, South
Drain, Waste, & Vent Systems: Material
Water Supply, Distribution Systems & Fixtures: Distribution Material
Water Supply, Distribution Systems & Fixtures: Water Supply Material
Hot Water Systems, Controls, Flues & Vents: Age
6 Year(s)
Hot Water Systems, Controls, Flues & Vents: Capacity
50 gallons
Hot Water Systems, Controls, Flues & Vents: Location
Utility Room
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Sump Pump: Location
Hot Water Systems, Controls, Flues & Vents: 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 nice maintenance guide from Lowe's to help. 

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.

7.4.1 - Hot Water Systems, Controls, Flues & Vents

TPR Valve Extension Improper/Missing

Temperature pressure relief valve extension should extend to 4 to 6 inches off the floor. This is a safety concern. 

Pipes Plumbing Contractor

8 - Attic, Insulation & Ventilation

Attic Insulation: Insulation depth
8 Inches

Recommend a minimum of 10 inches of insulation in the attic.

Roof Structure & Attic: Access
Pull down
Roof Structure & Attic: Attic Access Location
Roof Structure & Attic: Flooring
Roof Structure & Attic: Inspected From
In the attic
Roof Structure & Attic: Roof Structure
Roof Structure & Attic: Sheathing
Roof Structure & Attic: Ventilation
Appears adequate
Attic Insulation: Insulation Type

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.

9 - Cooling

Cooling Equipment: Energy Source/Type
Cooling Equipment: Heat Pump/AC Unit
Cooling Equipment: Location
Exterior North
Cooling Equipment: Manufactured date
Distribution System: Configuration

Inspection of home cooling systems typically includes visual examination of readily observable components for adequate condition, and system testing for proper operation using normal controls. Cooling system inspection will not be as comprehensive as that performed by a qualified heating, ventilating, and air-conditioning (HVAC) system contractor. Report comments are limited to identification of common requirements and deficiencies. Observed indications that further evaluation is needed will result in referral to a qualified HVAC contractor.

Cooling Equipment: Heat Pump Checked Out In Heat Mode Only

Heat pump was checked out in the heat mode only because of exterior temperatures. 

Cooling Equipment: Low Temperature

The air-conditioning system was not tested because the outside temperature was below 67 degrees F. and to test it would risk damaging the compressor/coils. The Inspector recommends having the system inspected by a specialist before the expiration of your Inspection Objection Deadline. 

I. The inspector shall inspect: A. the cooling system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the cooling system; and B. the cooling method. III. The inspector shall report as in need of correction: A. any cooling system that did not operate; and B. if the cooling system was deemed inaccessible. IV. The inspector is not required to: A. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system. B. inspect portable window units, through-wall units, or electronic air filters. C. operate equipment or systems if the exterior temperature is below 65 Fahrenheit, or when other circumstances are not conducive to safe operation or may damage the equipment. D. inspect or determine thermostat calibration, cooling anticipation, or automatic setbacks or clocks. E. examine electrical current, coolant fluids or gases, or coolant leakage.

9.3.1 - Distribution System

Ducts Uninsulated

Ducts are not insulated, resulting in significant energy loss. Recommend licensed HVAC contractor insulate ducts.

Fire HVAC Professional

10 - Heating

Equipment: Energy Sources
Equipment: Evaporator Coil/Blower Brand
Equipment: Heat Type
Heat Pump
Equipment: Evaporator Coil/Blower Manufacturer Date


Distribution Systems: Ductwork

I. The inspector shall inspect: A. the heating system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the heating system; B. the energy source; and C. the heating method. III. The inspector shall report as in need of correction: A. any heating system that did not operate; and B. if the heating system was deemed inaccessible. IV. The inspector is not required to: A. inspect or evaluate the interior of flues or chimneys, fire chambers, heat exchangers, combustion air systems, fresh-air intakes, humidifiers, dehumidifiers, electronic air filters, geothermal systems, or solar heating systems. B. inspect fuel tanks or underground or concealed fuel supply systems. C. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system. D. light or ignite pilot flames. E. activate heating, heat pump systems, or other heating systems when ambient temperatures or other circumstances are not conducive to safe operation or may damage the equipment. F. override electronic thermostats. G. evaluate fuel quality. H. verify thermostat calibration, heat anticipation, or automatic setbacks, timers, programs or clocks.

11 - Electrical

Service Entrance Conductors: Electrical Service Conductors
Below Ground, Aluminum, 220 Volts
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
200 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
Square D
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub Panel Location
None located
Branch Wiring Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Utility Room

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

11.4.1 - Lighting Fixtures, Switches & Receptacles

Cover Plates Missing

One or more receptacles are missing cover plates. This causes a short and shock risk. Recommend installation of plates.

Electric Electrical Contractor
11.4.2 - Lighting Fixtures, Switches & Receptacles

Lights In Closets

Modern standards require that lights in closets have a globe over them. Incandescent lights can become hot, creating a fire hazard. I recommend installing globes or at the least to use cooler bulbs.

Tools Handyman/DIY
11.4.3 - Lighting Fixtures, Switches & Receptacles

Ungrounded Receptacle
1st Floor Bedroom

One or more receptacles are ungrounded. To eliminate safety hazards, all receptacles in kitchen, bathrooms, garage & exterior should be grounded.

Electric Electrical Contractor
11.5.1 - GFCI & AFCI

No GFCI Protection Installed
Exterior Receptacles

No ground fault circuit interrupter (GFCI) protection of home electrical receptacles was provided in the home at the time of inspection. Although GFCI protection may not have been required at the time the home was built, for safety reasons, the Inspector recommends that electrical receptacles located in basements, crawlspaces, garages, the home exterior, and interior receptacles located within 6 feet of a plumbing fixture be provided with ground fault circuit interrupter (GFCI) protection in good working order to avoid potential electric shock or electrocution hazards.  This can be achieved relatively inexpensively by:  

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. 

Electric Electrical Contractor

12 - Basement, Foundation, Crawlspace & Structure

Foundation: Material
Masonry Block
Floor Structure: Basement/Crawlspace Floor
Floor Structure: Material
Wood Beams
Floor Structure: Sub-floor
Inspection Method

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.

12.3.1 - Floor Structure

Missing Or Incomplete Vapor Barrier

Recommend installing a complete vapor barrier on the crawlspace floor. This will prevent excess moisture in the crawlspace which promotes rust, rot, and mold.

Wrenches Handyman