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1234 Main St.
North Adams, MA 01247
10/13/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
19
Recommendation
5
Safety

1 - Inspection Details

In Attendance
Client, Client's Agent
Occupancy
Furnished, Occupied
Style
Ranch
Temperature (approximate)
74 Fahrenheit (F)
Type of Building
Single Family
Weather Conditions
Cloudy

2 - Exterior

IN NI NP D
2.1 Siding, Flashing & Trim X X
2.2 Exterior Doors X
2.3 Decks, Balconies, Porches & Steps X X
2.4 Vegetation, Grading, Drainage & Retaining Walls X
2.5 Walkways, Patios & Driveways X
Inspection Method
Attic Access
Siding, Flashing & Trim: Siding Material
Wood
Siding, Flashing & Trim: Siding Style
Shakes
Exterior Doors: Exterior Entry Door
Steel, Wood
Decks, Balconies, Porches & Steps: Appurtenance
Landing front entry
Decks, Balconies, Porches & Steps: Material
Wood
Walkways, Patios & Driveways: Driveway Material
Asphalt

4.1 The inspector shall: A. inspect: 1. wall coverings, flashing, and trim. 2. exterior doors. 3. attached and adjacent decks, balconies, stoops, steps, porches, and their associated railings. 4. eaves, soffits, and fascias where accessible from the ground level. 5. vegetation, grading, surface drainage, and retaining walls that are likely to adversely affect the building. 6. adjacent and entryway walkways, patios, and driveways. B. describe wall coverings. 4.2 The inspector is NOT required to inspect: A. screening, shutters, awnings, and similar seasonal accessories. B. fences, boundary walls, and similar structures. C. geological and soil conditions. D. recreational facilities. E. outbuildings other than garages and carports. F. seawalls, break-walls, and docks. G. erosion control and earth stabilization measures.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
Credit
Comment
2.1.1 - Siding, Flashing & Trim

Damaged siding

Repair or replace any damaged siding to avoid water damages

Hammer Carpentry Contractor
Credit
Comment
2.3.1 - Decks, Balconies, Porches & Steps

Rot in decking

Rot in decking, replace all damaged materials, may be more out of view. 

Hammer Carpentry Contractor
Credit
Comment
2.4.1 - Vegetation, Grading, Drainage & Retaining Walls

Tree Overhang

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. 

3 - Roofing

IN NI NP D
3.1 Coverings X
3.2 Roof Drainage Systems X
3.3 Flashings X
3.4 Skylights, Chimneys & Roof Penetrations X X
Inspection Method
Roof
Roof Type/Style
Gable
Coverings: Material
Asphalt
Roof Drainage Systems: Gutter Material
Aluminum
Flashings: Material
Aluminum
Skylights, Chimneys & Roof Penetrations: Flue.

Flues are not inspected, this goes beyond the scope of a home inspection.  Have a chimney company evaluate flues, some may need liners. 

5.1 The inspector shall: A. inspect: 1. roofing materials. 2. roof drainage systems. 3. flashing. 4. skylights, chimneys, and roof penetrations. B. describe: 1. roofing materials. 2. methods used to inspect the roofing. 5.2 The inspector is NOT required to inspect: A. antennas. B. interiors of vent systems, uses, and chimneys that are not readily accessible. C. other installed accessories. 


  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
Credit
Comment
3.1.1 - Coverings

Overall condition

No evidence of damage or deterioration, continue to monitor, repair/replace as needed. NOTE: No roof is immune to leakage.  We do not determine how many layers are present, it is not advisable to have more than one. 

Contractor Qualified Professional
Credit
Comment
3.2.1 - Roof Drainage Systems

Maintenance

Keep gutters clean to allow proper water flow to downspouts. 

Contractor Qualified Professional
Credit
Comment
3.4.1 - Skylights, Chimneys & Roof Penetrations

Point chimney

Replace any loose mortar. Replace/reset any loose/damaged bricks. 


Fireplace Chimney Repair Contractor
Credit
Comment
3.4.2 - Skylights, Chimneys & Roof Penetrations

Deteriorated crown

Have a mason correct chimney crown to avoid water damage to chimney

Contractor Qualified Professional

4 - Interiors

IN NI NP D
4.1 Walls X X
4.2 Ceilings X
4.3 Floors X
4.4 Steps, Stairways & Railings X
4.5 Countertops & Cabinets X
4.6 Doors X
4.7 Windows X X
4.8 Garage Door X X
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Gypsum Board
Floors: Floor Coverings
Carpet, Hardwood
Countertops & Cabinets: Cabinetry
Wood
Countertops & Cabinets: Countertop Material
Corian
Windows: Window Manufacturer
Unknown
Windows: Window Type
Double-hung, Storm
Garage Door: Material
Wood
Garage Door: Type
Up-and-Over
Obstructions
Typical

Obstructions, may conceal defects; issues may exist unknown to the inspector.  

10.1 The inspector shall inspect: A. walls, ceilings, and floors. B. steps, stairways, and railings. C. countertops and a representative number of installed cabinets. D. a representative number of doors and windows. E. garage vehicle doors and garage vehicle door operators. F. installed ovens, ranges, surface cooking appliances, microwave ovens, dishwashing machines, and food waste grinders by using normal operating controls to activate the primary function. 10.2 The inspector is NOT required to inspect: A. paint, wallpaper, and other finish treatments. B. floor coverings. C. window treatments. D. coatings on and the hermetic seals between panes of window glass. E. central vacuum systems. F. recreational facilities. G. installed and free-standing kitchen and laundry appliances not listed in Section 10.1.F. H. appliance thermostats including their calibration, adequacy of heating elements, self cleaning oven cycles, indicator lights, door seals, timers, clocks, timed features, and other specialized features of the appliance. I. operate, or confirm the operation of every control and feature of an inspected appliance.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
Credit
Comment
4.1.1 - Walls

Moisture Damage
Basement

Stains on the walls visible at the time of the inspection appeared to be the result of moisture. The source of moisture may have been corrected. Recommend further examination by a qualified contractor to provide confirmation.

Credit
Comment
4.5.1 - Countertops & Cabinets

Poor/Missing Caulk

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.

Credit
Comment
4.7.1 - Windows

Difficult to open.

Some windows were difficult to open. 

Wrenches Handyman
Credit
Comment
4.8.1 - Garage Door

Missing safety cables

Safety cables needed in garage door springs to avoid damage/injury when they break. 

Contractor Qualified Professional

5 - Insulation and Ventilation

IN NI NP D
5.1 Attic Insulation X
5.2 Vapor Retarders X
5.3 Ventilation X
5.4 Exhaust Systems X
Dryer Power Source
Not evaluated
Dryer Vent
Unknown

Dryer vent should be metal, not plastic; correct for safety. 

Flooring Insulation
Fiberglass
Attic Insulation: Insulation Type
Batt
Attic Insulation: R-value
19

R/38 +\-

Ventilation: Ventilation Type
Gable Vents, Ridge Vents, Soffit Vents, Thermostatically Controlled Fan
Exhaust Systems: Exhaust Fans
Fan Only
Washer/dryer not evaluated

If washer and dryer are to remain, confirm operability with owners. 

11.1 The inspector shall: A. inspect: 1. insulation and vapor retarders in unfinished spaces. 2. ventilation of attics and foundation areas. 3. kitchen, bathroom, laundry, and similar exhaust systems. 4. clothes dryer exhaust systems. B. describe: 1. insulation and vapor retarders in unfinished spaces. 2. absence of insulation in unfinished spaces at conditioned surfaces. 11.2 The inspector is NOT required to disturb insulation.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
Credit
Comment
5.1.1 - Attic Insulation

Insufficient Insulation

Insulation depth was inadequate. Recommend a qualified attic insulation contractor install additional insulation.

Credit
Comment
5.1.2 - Attic Insulation

Energy audit

We highly recommend having an energy audit done, these programs are free and pay for the majority of the cost to upgrade insulation and ventilation.  For more information contact, Mass Save or CET.  

Contractor Qualified Professional
Credit
Comment
5.2.1 - Vapor Retarders

No Vapor Barrier

There is no vapor barrier beneath the flooring. This can result in unwanted moisture.

6 - Built-in Appliances

IN NI NP D
6.1 Dishwasher X
6.2 Refrigerator X
6.3 Range/Oven/Cooktop X
6.4 Garbage Disposal X
Dishwasher: Brand
Electrolux
Refrigerator: Brand
Fisher and Paykel
Range/Oven/Cooktop: Exhaust Hood Type
None
Range/Oven/Cooktop: Range/Oven Brand
Electrolux
Range/Oven/Cooktop: Range/Oven Energy Source
Gas

10.1 The inspector shall inspect: F. installed ovens, ranges, surface cooking appliances, microwave ovens, dishwashing machines, and food waste grinders by using normal operating controls to activate the primary function. 10.2 The inspector is NOT required to inspect: G. installed and free-standing kitchen and laundry appliances not listed in Section 10.1.F. H. appliance thermostats including their calibration, adequacy of heating elements, self cleaning oven cycles, indicator lights, door seals, timers, clocks, timed features, and other specialized features of the appliance. I. operate, or con rm the operation of every control and feature of an inspected appliance.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency

7 - Electrical

IN NI NP D
7.1 Service Entrance Conductors X
7.2 Service and Grounding Equipment, Main Overcurrent Device, Main and Distribution Panels X
7.3 Branch Circuit Conductors, Overcurrent Devices and Compatibility of Their Amperage & Voltage X
7.4 Connected Devices and Fixtures X
7.5 Polarity and Grounding of Receptacles X X
7.6 GFCI & AFCI X X
7.7 Smoke Detectors X
7.8 Carbon Monoxide Detectors X
Branch Wire 15 and 20 AMP
Aluminum
Wiring Method
Romex
Service Entrance Conductors: Electrical Service Conductors
Overhead, 200 Amp
Service and Grounding Equipment, Main Overcurrent Device, Main and Distribution Panels: Panel Capacity
200 AMP
Service and Grounding Equipment, Main Overcurrent Device, Main and Distribution Panels: Panel Locations
Basement
Service and Grounding Equipment, Main Overcurrent Device, Main and Distribution Panels: Panel Manufacturer
Square D
Service and Grounding Equipment, Main Overcurrent Device, Main and Distribution Panels: Panel Type
Circuit Breaker
Inaccessible.

Not all wires visible in all areas, deficiencies my exist in areas out view, crawl spaces, behind wall or ceiling coverings. 

Smoke Detectors: Not Evaluated.

Smoke alarms/Carbon monoxide detectors not evaluated. In MA it is the responsibility of the seller to have fire department inspect devices for proper function and location. 

Carbon Monoxide Detectors: Not evaluated.

Smoke alarms/Carbon monoxide detectors not evaluated. In MA it is the responsibility of the seller to have fire department inspect devices for proper function and location

7.1 The inspector shall: A. inspect: 1. service drop. 2. service entrance conductors, cables, and raceways. 3. service equipment and main disconnects. 4. service grounding. 5. interior components of service panels and subpanels. 6. conductors. 7. overcurrent protection devices. 8. a representative number of installed lighting fixtures, switches, and receptacles. 9. ground fault circuit interrupters and arc fault circuit interrupters. B. describe: 1. amperage rating of the service. 2. location of main disconnect(s) and subpanels. 3. presence or absence of smoke alarms and carbon monoxide alarms. 4. the predominant branch circuit wiring method. 7.2 The inspector is NOT required to: A. inspect: 1. remote control devices. 2. or test smoke and carbon monoxide alarms, security systems, and other signaling and warning devices. 3. low voltage wiring systems and components. 4. ancillary wiring systems and components not a part of the primary electrical power distribution system. 5. solar, geothermal, wind, and other renewable energy systems. B. measure amperage, voltage, and impedance. C. determine the age and type of smoke alarms and carbon monoxide alarms.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
Credit
Comment
7.5.1 - Polarity and Grounding of Receptacles

Two prong
Throughout

Replace any two prong receptacles with properly grounded three prong receptacles 

Electric Electrical Contractor
Credit
Comment
7.6.1 - GFCI & AFCI

No GFCI Protection Installed

No GFCI protection present in all locations. Recommend licensed electrician upgrade by installing ground fault receptacles in all locations.

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

Credit
Comment
7.6.2 - GFCI & AFCI

Outside receptacle

GFCI protected receptacle needed outside. 

Electric Electrical Contractor

8 - Heating

IN NI NP D
8.1 Heating Equipment X X
8.2 Distribution Systems X
8.3 Vents, Flues & Chimneys X
Heating Equipment: Brand
Burnham
Heating Equipment: Heat Type
Electric Baseboard, Hot water
Distribution Systems: Ductwork
Copper lines
Thermostat for heat
Thermostat for air conditioner
AFUE Rating

AFUE (Annual fuel utilization efficiency) is a metric used to measure furnace efficiency in converting fuel to energy. A higher AFUE rating means greater energy efficiency. 90% or higher meets the Department of Energy's Energy Star program standard.

8.1 The inspector shall: A. open readily openable access panels. B. inspect: 1. installed heating equipment. 2. vent systems, uses, and chimneys. 3. distribution systems. C. describe: 1. energy source(s). 2. heating systems. 8.2 The inspector is NOT required to: A. inspect: 1. interiors of vent systems, uses, and chimneys that are not readily accessible. 2. heat exchangers. 3. humidifiers and dehumidifiers. 4. electric air cleaning and sanitizing devices. 5. heating systems using ground-source, water-source, solar, and renewable energy technologies. 6. heat-recovery and similar whole-house mechanical ventilation systems. B. determine: 1. heat supply adequacy and distribution balance. 2. the adequacy of combustion air components.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
Credit
Comment
8.1.1 - Heating Equipment

Service

Service Heating system per manufacturer specifications.  

Th Heating and Cooling Contractor
Credit
Comment
8.1.2 - Heating Equipment

Corrosion tankless water heater.

Corrosion noted at tankless water heater connection, have systems serviced and evaluated further, repair as needed 

Th Heating and Cooling Contractor
Credit
Comment
8.1.3 - Heating Equipment

Loose electric baseboard

Secure loose electric baseboard heaters to wall better

Electric Electrical Contractor
Credit
Comment
8.1.4 - Heating Equipment

Personal items/finishings too close

Electric baseboard become very hot. Keep personal items and finishings well away 

Wrench DIY

9 - Plumbing

IN NI NP D
9.1 Fixtures / Faucets X
9.2 Drain, Waste, & Vent Systems X X
9.3 Water Heater X
9.4 Vents, Flues, & Chimneys X
9.5 Sump Pumps / Sewage Ejectors X
9.6 Fuel Storage & Distribution Systems X
Filters
Water softener not evaluated
Main Fuel Shut-Off (Location)
Basement
Material - Distribution
Copper
Material - Water Supply
Poly
Source
Well
Drain, Waste, & Vent Systems: Drain Size
Unknown
Drain, Waste, & Vent Systems: Material
PVC
Water Heater: Capacity
40 Gallons
Water Heater: Location
Basement
Water Heater: Manufacturer
Bradford & White
Water Heater: Power Source
Electric
Main Water Shut-Off Device (Location)
Basement
Vents, Flues, & Chimneys: Flues not evaluated.

Chimney flues not evaluated, this goes beyond the scope of a home inspection, have flues evaluated by a reputable chimney company, may need lining or other repair. 

Sump Pumps / Sewage Ejectors: Pump present not evaluated

We do not inspect or determine capacity of any sump pumps or ejector pumps. 

6.1 The inspector shall: A. inspect: 1. interior water supply and distribution systems including fixtures and faucets. 2. interior drain, waste, and vent systems including fixtures. 3. water heating equipment and hot water supply systems. 4. vent systems, flues, and chimneys. 5. fuel storage and fuel distribution systems. 6. sewage ejectors, sump pumps, and related piping. B. describe: 1. interior water supply, drain, waste, and vent piping materials. 2. water heating equipment including energy source(s). 3. location of main water and fuel shut-off valves. 6.2 The inspector is NOT required to: A. inspect: 1. clothes washing machine connections. 2. interiors of vent systems, flues, and chimneys that are not readily accessible. 3. wells, well pumps, and water storage related equipment. 4. water conditioning systems. 5. solar, geothermal, and other renewable energy water heating systems. 6. manual and automatic re-extinguishing and sprinkler systems and landscape irrigation systems. 7. septic and other sewage disposal systems. B. determine: 1. whether water supply and sewage disposal are public or private. 2. water quality. 3. the adequacy of combustion air components. C. measure water supply low and pressure, and well water quantity. D. fill shower pans and fixtures to test for leaks.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
Credit
Comment
9.2.1 - Drain, Waste, & Vent Systems

Poor/Slow Drainage
Bath sink/tub

Poor/slow drainage was observed at time of inspection. Recommend a qualified plumber evaluate and repair. 

Pipes Plumbing Contractor
Credit
Comment
9.3.1 - Water Heater

Annual Maintenance Flush Needed

Water heaters should be flushed annually to prevent sediment buildup and maintain efficiency. Recommend a qualified plumber service and flush. 

Here is a DIY link to help

10 - Air Conditioning

IN NI NP D
10.1 Cooling Equipment X
10.2 Distribution System X
Type
Air Conditioner
Cooling Equipment: Brand
Lennox
Cooling Equipment: Location
Exterior South
Distribution System: Configuration
Central

9.1 The inspector shall: A. open readily openable access panels. B. inspect: 1. central and permanently installed cooling equipment. 2. distribution systems. C. describe: 1. energy source(s). 2. cooling systems. 9.2 The inspector is NOT required to: A. inspect electric air cleaning and sanitizing devices. B. determine cooling supply adequacy and distribution balance. C. inspect cooling units that are not permanently installed or that are installed in windows. D. inspect cooling systems using ground source, water source, solar, and renewable energy technologies.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
Credit
Comment
10.1.1 - Cooling Equipment

Service

Service air conditioning system to manufacturer’s specifications. Check/change air filters often.  

Contractor Qualified Professional

11 - Fireplaces and Fuel-Burning Appliances

IN NI NP D
11.1 Fireplaces, Stoves & Inserts X
11.2 Fuel-buring Accessories X
11.3 Chimney & Vent Systems X
Type
Wood
Fireplaces, Stoves & Inserts: Flues nit evaluated.

Flues not evaluated this goes beyond the scope of a home inspection. Have chimney swept and evaluated before use. 

Chimney & Vent Systems: Flue not evaluated

Chimney flue not evaluated, it is beyond the scope of a home inspection; have a chimney company evaluate, flue may need liner. 

12.1 The inspector shall: A. inspect: 1. fuel-burning replaces, stoves, and replace inserts. 2. fuel-burning accessories installed in fireplaces. 3. chimneys and vent systems. B. describe systems and components listed in 12.1.A.1 and .2. 12.2 The inspector is NOT required to: A. inspect: 1. interiors of vent systems, uses, and chimneys that are not readily accessible. 2. fire screens and doors. 3. seals and gaskets. 4. automatic fuel feed devices. 5. mantles and replace surrounds. 6. combustion air components and to determine their adequacy. 7. heat distribution assists (gravity fed and fan assisted). 8. fuel-burning replaces and appliances located outside the inspected structures. B. determine draft characteristics. C. move fireplace inserts and stoves or firebox contents.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency

12 - Structural Components

IN NI NP D
12.1 Foundation, Basement & Crawlspaces X
12.2 Floor Structure X
12.3 Wall Structure X
12.4 Ceiling Structure X
12.5 Roof Structure & Attic X
Inspection Method
Attic Access
Foundation, Basement & Crawlspaces: Material
Concrete
Floor Structure: Basement/Crawlspace Floor
Concrete
Floor Structure: Material
Concrete
Floor Structure: Sub-floor
Plywood
Wall Structure: Material
Wood
Ceiling Structure: Material
Wood
Roof Structure & Attic: Material
Wood
Roof Structure & Attic: Type
Gable
Obstructions
Typical amount of items stored

Home inspectors are not allowed to move items, more than typical stored items may conceal defects, issues may exist unknown to inspector. 

Finished basement
Partially finished

Foundation/substructure, i.e. joists,beams, columns, not visible or partially not visible due to fixed wall/ceiling covers.  

Foundation, Basement & Crawlspaces: Partially finished

Basement is partially finished, areas of foundation not visible. 

3. STRUCTURAL COMPONENTS 3.1 The inspector shall: A. inspect structural components including the foundation and framing. B. describe: 1. the methods used to inspect under floor crawlspaces and attics. 2. the foundation. 3. the floor structure. 4. the wall structure. 5. the ceiling structure. 6. the roof structure. 3.2 The inspector is NOT required to: A. provide engineering or architectural services or analysis. B. offer an opinion about the adequacy of structural systems and components. C. enter under floor crawlspace areas that have less than 24 inches of vertical clearance between components and the ground or that have an access opening smaller than 16 inches by 24 inches. D. traverse attic load-bearing components that are concealed by insulation or by other materials.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency