Loading

1234 Main St.
Oregon City OR 97045
06/23/2018 9:00AM

Sample agent
agent

Agent Name

Agency Name
26
Recommendations
2
Safety hazard

1 - Introduction

IN NI NP R
Overview

 The following pages are your home inspection report. The report includes pictures, information, and recommendations. This inspection was performed in accordance with the current Standards of Practice and Code of Ethics of the International Association of Certified Home Inspectors. The Standards contain certain and very important limitations, exceptions, and exclusions to the inspection. A copy is available prior to, during, and after the inspection, and it is part of the report.  

SCOPE:  A home inspection is intended to assist in evaluating the overall condition of the dwelling. The inspection is based on observation of the visible, readily accessible and apparent condition of the structure and its components on this day. The results of this inspection are not intended to make any representation regarding the presence or absence of latent or concealed defects that are not reasonably ascertainable or readily accessible in a competently performed inspection. No warranty, guarantee, or insurance by General Home Inspections LLC is expressed or implied. This report does not include inspection for wood destroying insects, mold, lead or asbestos. A representative sampling of the building components is viewed in areas that are accessible at the time of the inspection. No destructive testing or dismantling of components is performed. Not all defects will be identified during this inspection. Unexpected repairs should be anticipated. The person conducting your inspection is not a licensed structural engineer or other professional whose license authorizes the rendering of an opinion as to the structural integrity of a building or its other component parts. You are advised to seek two professional opinions and acquire estimates of repair as to any defects, comments, improvements or recommendations mentioned in this report. We recommend that the professional making any repairs inspect the property further, in order to discover and repair related problems that were not identified in the report. We recommend that all repairs, corrections, and cost estimates be completed and documented prior to closing or purchasing the property. Feel free to hire other professionals to inspect the property prior to closing, including HVAC professionals, electricians, engineers, or roofers.

TO BE CONCISE, the following phrases have been used in the report to identify systems or components that need your attention prior to closing or purchasing the property.  

MONITORING RECOMMENDED: Denotes a system or component needing further evaluation and/or close observation in order to determine if correction is needed.

IMPROVEMENT AND REPAIR RECOMMENDED: Denotes a system or component that should receive normal maintenance, repair, or adjustment in order to function properly.

CORRECTION AND FURTHER EVALUATION RECOMMENDED: Denotes a system or component that is significantly deficient or at the end of its service life, and needs corrective action by a professional. We recommend the professional making any corrective action to inspect the property further (further evaluation), in order to discover and repair related problems that were not identified in the report. All corrections and evaluations must be made prior to closing or purchasing the property.  

OREGON HOME INSPECTOR COMPLIANCE STATEMENT: I represent that I am a full member in good standing of the International Association of Certified Home Inspectors (NACHI), www.nachi.org. Member #NACHI16060314.  I will conduct a inspection of the previously mentioned property in accordance with the NACHI Code of Ethics and Standards of Practice and the Home Inspection Agreement. I carry all the state-required insurance.  

John Thorpe,  General Home Inspection. 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations

2 - Inspection Details

In Attendance
Client
Occupancy
Furnished, Occupied
Style
Multi-level
Temperature (approximate)
55 Fahrenheit (F)
Type of Building
Detached
Weather Conditions
Recent Rain, Cloudy
Keeping Things in Perspective

Congratulations on buying your new home.

The process can be stressful. A home inspection is supposed to give you peace of mind, but often has the opposite effect. You will be asked to absorb a lot of information in a short time. This often includes a written report, checklist, photographs, environmental reports, and what the inspector himself says during the inspection. All this combined with the seller's disclosure and what you notice yourself makes the experience even more overwhelming. What should you do?

Relax. Most of your inspection will be maintenance recommendations, life expectancy and minor imperfections. These are nice to know about. However, the issues that really matter will be listed under RECOMMENDATIONS, they fall into four categories:

1. Major defects. An example of this would be a significant structural failure.

2. Things that may lead to major defects. A small water leak coming from a piece of roof flashing, for example.

3. Things that may hinder your ability to finance, legally occupy, or insure the home. Structural damaged caused by termite infestation, for example.

4. Safety hazards. Such as a lack of GFCI-protection.

Anything in these categories should be corrected. Often a serious problem can be corrected inexpensively to protect both life and property.

Most sellers are honest and are often surprised to learn of defects uncovered during an inspection. Realize that sellers are under no obligation to repair everything mentioned in the report. No home is perfect, please keep things in perspective..

3 - Roof

IN NI NP R
3.1 Coverings X X
3.2 Roof Drainage Systems X X
3.3 Flashings X
3.4 Skylights, Chimneys & Other Roof Penetrations X
Inspection Method
Ladder
Roof Type/Style
Gable
Coverings: Material
Asphalt -
Flashings: Material
Aluminum
Roofing

We do our best to inspect the roof system within the time allotted. We inspect the roof covering, drainage systems, the flashing, the skylights, chimneys, and roof penetrations. We are not required to inspect 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. We recommend that you include comprehensive roof coverage in your home insurance policy.

Please refer to the seller's disclosure in reference to the roof system, age, condition, prior problems, etc. Only the property owner would have intimate, accurate knowledge of the roof system. I can only guess the age.

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 may 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 Drainage Systems: Gutter Material
Aluminum
Flashings: Roof Inaccessible

Due to Height and pitch inspector was unable to access the roof.

Skylights, Chimneys & Other Roof Penetrations: Roof Inaccessible

Due to Height and pitch inspector was unable to access the roof.

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 inspector’s 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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
3.1.1 - Coverings

Moss on roof

Very small amount of moss on roof which is common in this area.  This can lead to the premature failure of the roof and subsequent leaks. Recommend treating moss during its growing season (wet months) with a moss killer. For information on various moss treatments and their pros and cons click here.

 

Contractor Qualified Professional

4 - Exterior

IN NI NP R
4.1 Siding, Flashing & Trim X X
4.2 Exterior Doors X
4.3 Walkways, Patios & Driveways X X
4.4 Decks, Balconies, Porches & Steps X X
4.5 Eaves, Soffits & Fascia X
4.6 Vegetation, Grading, Drainage & Retaining Walls X X
4.7 Fence X X
4.8 Garage Door X X
4.9 Gas meter X X
4.10 Gutters downspouts drainage X X
4.11 Lighting X
4.12 Outroor Fireplace X
4.13 Trees vegetation X
Siding, Flashing & Trim: Siding Material
Vinyl
Exterior Doors: Exterior Entry Door
Steel
Walkways, Patios & Driveways: Driveway Material
Concrete
Decks, Balconies, Porches & Steps: Appurtenance
Covered Porch
Decks, Balconies, Porches & Steps: Material
Wood
Inspection Method
Visual

Water can be destructive and foster conditions that can be harmful to health. For this reason, the ideal property will have the ground around the foundation perimeter that slopes away from the residence about 6 inches for the first 10 feet from the foundation. And the interior floors will be several inches higher than the exterior grade. Also, the residence will have roof gutters and downspouts that discharge into drains or trays that carry or divert water away from the foundation. The sellers or occupants will have a more intimate knowledge of the site than we will have during our limited visit. Recommend asking the seller about water problems including but not limited to water puddles in the yard, gutter or downspout problems, water penetration into the lowest level of the structure, and drainage systems. Recommend closely monitoring and inspecting the exterior during a heavy rainstorm to observe the way the surface water is managed. Standing puddles near the house foundation are to be avoided.

Gas meter: Location

Main gas meter and shut off on southwest side of house. 

Gutters downspouts drainage: Clean out
Southeast Yard

Clean out noted on east side of house.

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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
4.1.1 - Siding, Flashing & Trim

Vinyl trim separation

Vinyl trim has separated which could allow water intrusion, recommend resealing.

Wrenches Handyman
4.3.1 - Walkways, Patios & Driveways

Driveway Cracking - Minor

Minor cosmetic cracks observed, which may indicate movement in the soil. Recommend monitoring and/or have concrete contractor patch/seal.

Gardening shovel tool shape Concrete Contractor
4.3.2 - Walkways, Patios & Driveways

Patio Cracking - Minor

Normal settling & cracking observed. Recommend monitor and/or patch/seal.
Gardening shovel tool shape Concrete Contractor
4.3.3 - Walkways, Patios & Driveways

Inconsistent Stair Height
West Yard

Inconsistent stair height could be a trip hazard. Maximum riser height is 7 ¾ inches. Improvement and Repair Recommended.

Contractor Qualified Professional
4.3.4 - Walkways, Patios & Driveways

Retaining wall leaning

Retaining wall is leaning, Improvement and Repair Recommended.

Yard scissors Landscaping Contractor
4.3.5 - Walkways, Patios & Driveways

Walkway heaving
North East

Walkway heaving and has created a negative grade towards foundation.  This is a possible entry point for water to enter the crawlspace through the vents, recommend correction and further evaluation by a licensed general contractor.

 Lifted slab is also a trip hazard.

Brick Masonry, Concrete, Brick & Stone
4.4.1 - Decks, Balconies, Porches & Steps

Stairs - Deteriorated

Exterior stairs are beginning to deteriorate. Recommend qualified contractor evaluate & repair.

House front 1 Deck Contractor
4.6.1 - Vegetation, Grading, Drainage & Retaining Walls

Vegetation against house

Vegetation against house which will increase the chance of water and or insect intrusion.  Recommend trimming back away from house siding.

Contractor Qualified Professional
4.8.1 - Garage Door

Gap

Improvement and Repair Recommended.  Gap between garage door trim and lintel, recommend sealing.

Wrenches Handyman
4.10.1 - Gutters downspouts drainage

Downspout strap
Southwest Garage

Downspout straps screw missing, recommend reattaching.

Wrenches Handyman

5 - Basement, Foundation, Crawlspace & Structure

IN NI NP R
5.1 Foundation X X
5.2 Basements & Crawlspaces X X
5.3 Floor Structure X
5.4 Wall Structure X
5.5 Ceiling Structure X
Foundation: Material
Concrete
Basements & Crawlspaces: Vapor Barrier

6 mil black Visqueen noted.

Floor Structure: Material
Wood Beams
Floor Structure: Sub-floor
Plywood
Floor Structure: Basement/Crawlspace Floor
Dirt
Inspection Method
Crawlspace Access

We are not structural engineers. Feel free to hire one prior to closing to consult with and address concerns that you have with the property, even if I do not identify any structural material defects. We inspect the structural components including foundation and framing by probing a representative number of structural components where deterioration is suspected or where clear indications of possible deterioration exist. Probing is not required when probing would damage any finished surface or where no deterioration is visible.

Foundation: Sill plate anchors
Crawlspace

Sill plate anchors noted.

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
5.1.1 - Foundation

Foundation Cracks - Minor
East Crawlspace

Minor cracking was noted in the foundation. This is common as concrete ages and shrinkage surface cracks are normal. Recommend monitoring for more serious shifting/displacement and sealing water entry point with epoxy.

 Epoxy ejection repairs are considered affordable and effective. Epoxy ejections make a bond between the cracked sections of the foundation that is actually stronger than the concrete itself. Further evaluation and correction to the foundation crack by a professional (one familiar with epoxy injection repairs) is recommended.

Brick Masonry, Concrete, Brick & Stone
5.1.2 - Foundation

Small Opening

Small opening found in one of the vents, recommend filling hole to keep pests out.

Wrenches Handyman
5.2.1 - Basements & Crawlspaces

Loose branch circuit
Crawlspace

Loose branch circuit, recommend qualified electrician to support with proper fasteners.

Electric Electrical Contractor

6 - Heating

IN NI NP R
6.1 Equipment X X
6.2 Normal Operating Controls X X
6.3 Distribution Systems X X
6.4 Vents, Flues & Chimneys X
6.5 Gas/LP Firelogs & Fireplaces X
6.6 Presence of Installed Heat Source in Each Room
6.7 Solid Fuel Heating Device (Fireplace, Woodstove)
AFUE Rating
None
Equipment: Brand
Trane
Equipment: Energy Source
Gas
Equipment: Heat Type
Forced Air
Normal Operating Controls: Thermostat
Functioned Properly

Located in family room next to bathroom.

Distribution Systems: Ductwork
Insulated
Heating Information

We are not HVAC professionals. Feel free to hire one prior to closing. This inspection of the heating system is a visual inspection using only the normal operating controls for the system. The inspection of the heating is general and not technically exhaustive. A detailed evaluation of the interior components of the heating system is beyond the scope of a home inspection. We do not inspect the humidifier or dehumidifier, the electronic air filter, and determine heating supply adequacy or distribution balance. We do not operate the heating system when the air temperature is too hot, to prevent damaging the unit. It is essential that any recommendation that we make for service, correction, or repair be scheduled prior to closing or purchasing the property, because the hired-professional could reveal defects or recommend further repairs that could affect your evaluation of the property.  

Equipment: Filter
Garage

Could not check furnace filter, inaccessible.

Equipment: Estimated Age
Garage

Estimated Age of Furnace is approximately 14 years old, Furnaces can last anywhere from 15 to 25 years.  Any system that is 15 years or older should be closely maintained, and budgeting for a replacement is recommended

Gas/LP Firelogs & Fireplaces: Gas Fireplace
Familyroom

Gas fireplace functioned properly.

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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
6.1.1 - Equipment

Recommend Annual Servicing/Cleaning
Garage

Furnace should be cleaned and serviced annually. Recommend a qualified HVAC contractor clean, service and certify furnace.

Fire HVAC Professional
6.1.2 - Equipment

Gas leak
Garage

Noticed faint smell of gas near burners in furnace, recommend qualified HVAC technician to evaluate.

Fire HVAC Professional
6.1.3 - Equipment

Improper Sediment Trap - furnace
Garage

The sediment trap was installed in the gas piping system at the furnace in such a way so as to be mostly ineffective in trapping sediment in the gas piping system. In this case, the sediment is likely to blow past the trap. The trap serves to capture sediment before it enters the appliance and its absence may clog a valve or cause an equipment malfunction. Traps at all gas appliances are required by today's commonly accepted construction standards; service by a licensed plumbing or mechanical contractor is recommended, but immediate service is not critical.

 

 

 

 

 

 

Fire HVAC Professional

7 - Cooling

IN NI NP R
7.1 Cooling Equipment X X
7.2 Normal Operating Controls
7.3 Distribution System X
7.4 Presence of Installed Cooling Source in Each Room X
Cooling Equipment: Location
Exterior West
Cooling Equipment: Energy Source/Type
Electric, Central Air Conditioner
Distribution System: Configuration
Central
For Your Information:

 

This inspection is not a guarantee or warranty of the system. Things break. We do not accept responsibility for any problems that may happen in the future. Please consult the seller's disclosure. Only the present owner/occupant of the property will have intimate, accurate knowledge of the system, including past performance and age. For example, I can only guess at the exact age.

We are not required to inspect the parts which are not readily accessible, like the coil, compressor, or valves. We do not inspect the humidifier or dehumidifier, the electronic air filter, and determine cooling supply adequacy or distribution balance. We do not operate the cooling system when the outside temperature is too cool, to prevent damaging the unit. It is essential that any recommendation that we make for service, correction, or repair be scheduled prior to closing or purchasing the property, because the hired-professional could reveal additional defects or recommend further repairs that could affect your evaluation of the property. 

Cooling Equipment: Condenser/Brand
West Yard
Trane
Cooling Equipment: Approximate Age

Approximate age of Condenser Unit 14 years,  Condenser Units are estimated to run anywhere from 8-20 years.

Cooling Equipment: Interior Evaporator Unit

We use normal operating controls to inspect the interior evaporator coil unit, we use the thermostat. We inspect the condensate drainage, check the insulation around the refrigerant line, check for major rust and corrosion on the unit, check for condensate water leakage and damage, and inspect the air filter.

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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
7.1.1 - Cooling Equipment

Unit Not Level

Concrete pad supporting the outdoor condensing unit is not level. This can cause acceleratead deterioration of components. Recommend licensed HVAC contractor level the unit.
Fire HVAC Professional
7.1.2 - Cooling Equipment

Improper drainage

Improper drainage around air conditioner condenser concrete pad has caused pad to become uneven.   Recommend qualified HVAC technician to evaluate/repair.

Fire HVAC Professional
7.1.3 - Cooling Equipment

Not Operated

The cooling equipment was not operated because of temperatures below 65 degrees.  Operating below this temperature may damage equipment.

8 - Plumbing

IN NI NP R
8.1 Main Water Shut-off Device X
8.2 Drain, Waste, & Vent Systems X X
8.3 Water Supply, Distribution Systems & Fixtures X
8.4 Hot Water Systems, Controls, Flues & Vents X X
8.5 Fuel Storage & Distribution Systems
8.6 Sump Pump
Water Source
Public
Drain, Waste, & Vent Systems: Drain Size
4 inch
Drain, Waste, & Vent Systems: Material
ABS
Water Supply, Distribution Systems & Fixtures: Water Supply Material
Unknown

Due to insulation observation of water supply material was not possible.

Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Gas
Hot Water Systems, Controls, Flues & Vents: Capacity
50 gallons
Hot Water Systems, Controls, Flues & Vents: Location
Garage
For Your Information

 All bathroom fixtures, including toilets, tubs, showers, and sinks are inspected. The water is run at each fixture, readily visible water-supply and drain pipes are inspected. Plumbing access panels that we can find are opened, if readily accessible and available to open. We do not perform water leak tests on drain lines or shower pans. We simply look for active leaks, which is quite limited by our short time in the property.

Main Water Shut-off Device: Location
Southeast Street
Street

Main shutoff and meter is located in the southeast portion of the yard near the street.

Water Supply, Distribution Systems & Fixtures: Water pressure

Water pressure 45-50 psi, anywhere from 40-80 psi is ideal.

Hot Water Systems, Controls, Flues & Vents: Manufacturer
GE, GE

I recommend flushing & servicing your water heater tank annually for optimal performance. To avoid scalding, water temperature should not be set higher than 120 degrees.

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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
8.2.1 - Drain, Waste, & Vent Systems

Toilet loose
1st Floor Bathroom

 Repair recommended, loose bowl can leak into the floor and cause wood decay in wood floors.

Contractor Qualified Professional
8.4.1 - Hot Water Systems, Controls, Flues & Vents

Improper Sediment Trap
Garage

The sediment trap was installed in the gas piping system at the hot water heater in such a way so as to be mostly ineffective in trapping sediment in the gas piping system. In this case, the sediment is likely to blow past the trap. The trap serves to capture sediment before it enters the appliance and its absence may clog a valve or cause an equipment malfunction. Traps at all gas appliances are required by today's commonly accepted construction standards; service by a licensed plumbing or mechanical contractor is recommended, but immediate service is not critical. 

 

 

Fire HVAC Professional

9 - Electrical

IN NI NP R
9.1 Service Entrance Conductors X
9.2 Main & Subpanels, Service & Grounding, Main Overcurrent Device X X
9.3 Branch Wiring Circuits, Breakers & Fuses X
9.4 Lighting Fixtures, Switches & Receptacles X
9.5 GFCI & AFCI X
9.6 Smoke Detectors X
9.7 Carbon Monoxide Detectors
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
Branch Wiring Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP
Copper
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Romex
Electrical Information

If we feel that it is safe enough to open the electrical panel, we will check the interior components of service panels and sub panels, the conductors, and the over-current protection devices. Inside the house, we will check a representative number of installed lighting fixtures, switches, and receptacles. This is not an exhaustive inspection of every component and installation detail. There will be receptacles and switches and lights that we will not have time to inspect. Ask property owner about all of the wall switches. Therefore, it is essential that any recommendations that we may make for correction should be completed before the close of escrow, because an electrician could reveal other problems or recommend repairs.

Service Entrance Conductors: Electrical Service Conductors
Below Ground, Aluminum
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Garage

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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations

10 - Attic, Insulation & Ventilation

IN NI NP R
10.1 Attic Insulation X
10.2 Vapor Retarders (Crawlspace or Basement)
10.3 Ventilation X
10.4 Exhaust Systems X
10.5 Electrical X
Ventilation: Ventilation Type
Soffit Vents, Roof Vent
Exhaust Systems: Exhaust Fans
Fan Only
Limited Inspection

In some cases entering attics that are heavily insulated can cause damage to the insulation and attic framing. Attics with deep insulation cannot be safely inspected due to limited visibility of the framing members upon which I must walk. In such cases, the attic is only partially accessed, thereby limiting the evaluation of the attic from the hatch area in the framing that I could safely navigate.  I do not crawl in the attic area when I believe it is a danger to myself or potential damage to the attic insulation or framing.

Attic Insulation: Insulation Type
Loose-fill

Insulation is approximately between 10-12"

Vapor Retarders (Crawlspace or Basement): Unable to inspect vapor retarder
Electrical : Observation

Due to insulation, most of the electrical components in the attic were not accessible to inspection, therefore not within scope of this inspection.  

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations

11 - Doors, Windows & Interior

IN NI NP R
11.1 Doors X X
11.2 Windows X X
11.3 Floors X
11.4 Walls X
11.5 Ceilings X X
11.6 Steps, Stairways & Railings X
11.7 Countertops & Cabinets X X
11.8 Bathroom X X
11.9 Smoke and Carbon Monoxide Detectors X
Floors: Floor Coverings
Carpet, Hardwood, Laminate
Walls: Wall Material
Gypsum Board
Ceilings: Ceiling Material
Gypsum Board
Countertops & Cabinets: Countertop Material
Tile
Interiors

We check only a representative number of doors and windows. We are not required to inspect the paint, wallpaper, the carpeting, the window treatments and screens. We do not move furniture, lift carpets or rugs, empty closets or cabinets, and we do not comment on cosmetic deficiencies. We may not comment on the cracks that appear around windows and doors, or which follow the lines of framing members and the seams of drywall and plasterboard. These cracks are usually a consequence of movement, such as wood shrinkage and common settling, and will often reappear. We do not report on odors from pets and cigarette smoke.

Windows: Window Type
Sliders
Countertops & Cabinets: Cabinetry
Wood
Smoke and Carbon Monoxide Detectors: Smoke Detector

Ideally there should be smoke detectors installed on every floor, including the basement and the attic space, inside every bedroom, and in the hallway outside the bedrooms. The detectors should be hard-wired with battery back-up.

Smoke and Carbon Monoxide Detectors: Carbon Monoxide Detectors

If there is a fuel-fired heating system in the house, such as, a fuel-fired hot water system (ie: a gas hot water tank) or a fuel burning fireplace in the house, a carbon monoxide detector is needed.

Smoke and Carbon Monoxide Detectors: Smoke Detector Present

The presence of smoke detectors was noted; however the operation of the detectors was not evaluated. We believe that testing the units by depressing the test button only confirms whether there is power to the unit, not whether the sensor is operational. We recommend testing each one with canned smoke at the time of move in. Replace all that do not perform as intended.  

 

Smoke and Carbon Monoxide Detectors: Carbon Monoxide Detector Present

A carbon monoxide detector was noted in the home at the time of inspection (these are now required to be installed by the seller during a real estate transaction). I recommend confirming that these detectors have been installed as per manufacturers instructions.

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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
11.1.1 - Doors

Door Latch Alignment
North Living Room

Door latch and/or strike plate is loose, recommend tightening.

Wrenches Handyman
11.2.1 - Windows

Screen Damage

One or more screens had damage.

Wrenches Handyman
11.5.1 - Ceilings

Minor Cracks
Kitchen and Master Bathroom

At the time of the inspection, we found minor (i.e. hairline or less than 1/8" etc.) cracking on plaster/gypsum walls and/or ceilings in some areas. These can be repaired the next time any painting is done.

Putty knife Drywall Contractor
11.8.1 - Bathroom

Bathroom Exhaust Vent
2nd Floor Bathroom

Exhaust vent becoming clogged, recommend keeping clean for optimum efficiency. 

Wrenches Handyman
11.8.2 - Bathroom

Shower Curtain Rod
2nd Floor Bathroom

Shower curtain rod is disconnecting from the wall.

Wrenches Handyman

12 - Built-in Appliances

IN NI NP R
12.1 Dishwasher X
12.2 Refrigerator X
12.3 Range/Oven/Cooktop X X
12.4 Garbage Disposal X
Refrigerator: Brand
Kenmore
Range/Oven/Cooktop: Range/Oven Energy Source
Gas
Range/Oven/Cooktop: Range/Oven Brand
Whirlpool
Range/Oven/Cooktop: Exhaust Hood Type
Vented
Appliances

We do not evaluate appliances for their performance nor for the accuracy of their settings or cycles. Appliances break. We assume no responsibility for future problems with the appliances. If they are older than ten years, they may well exhibit decreased efficiency. Also, many older ovens are not secured to the wall to prevent tipping. Be sure to check the appliance, especially if children are in the house. We recommend installing a minimum five pound ABC-type fire extinguisher mounted on the wall inside the kitchen area.

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
  • R = Recommendations
12.3.1 - Range/Oven/Cooktop

Burner Not Lighting
Kitchen

Right rear burner failed to ignite. Recommend qualified professional evaluate & repair. 

Here is a DIY resource on possible solutions.

Wrenches Handyman

13 - Garage

IN NI NP R
13.1 Ceiling X
13.2 Floor X
13.3 Walls & Firewalls X
13.4 Garage Door X
13.5 Garage Door Opener X
13.6 Occupant Door (From garage to inside of home) X
Unable to Inspect

Unable to inspect some of the garage due to occupants belongings.  

Garage Door: Material
Metal
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations