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1234 Main St.
Charleston, South Carolina 29407
11/21/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
73
Items Inspected
9
Recommendation
15
Safety hazard

1 - Inspection Details

In Attendance
Inspector Only
Occupancy
Furnished
Temperature (approximate)
55 Below 60
Type of Building
Single Family
Weather Conditions
Light Rain, Rain in Last 3 Days

2 - Roof

IN NI NP O
2.1 Coverings X X
2.2 Roof Drainage Systems X X
2.3 Flashings X X
2.4 Skylights, Chimneys & Other Roof Penetrations X
Inspection Method
Binoculars, Ladder, Walked Roof
Roof Type/Style
Combination
Coverings: Material
Architectural Shingle
Roof Drainage Systems: Gutter Material
Vinyl
Flashings: Material
CAULK
Coverings: Roof in Good Condition - Less than 75% Lifespan

I ESTIMATE THAT THE ROOF IN PLACE IS YOUNGER THAN 75% LIFESPAN AND IS IN GOOD CONDITION.

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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
2.1.1 - Coverings

Active Leak
Garage

AN ACTIVE LEAK WAS FOUND OVER. THIS MAY BE A FLASHING LEAK. I RECOMMEND THAT A QUALIFIED ROOFER EVALUATE AND REPAIR THIS AREA

Roof Roofing Professional
Credit
Comment
2.1.2 - Coverings

Debris On Roof
Garage

REMOVE ALL OF THE DEBRIS ON THE ROOF. DEBRIS CAN CAUSE IRREGULAR SATURATION

Wrench DIY
Credit
Comment
2.2.1 - Roof Drainage Systems

Debris
REAR ELEVATION

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

Here is a DIY resource for cleaning your gutters. 

Roof Roofing Professional
Credit
Comment
2.3.1 - Flashings

Loose/Separated
REAR ELEVATION

Flashings observed to be loose or separated, which can lead to water intrusion and/or mold. Recommend a qualified roofing contractor repair. 

Roof Roofing Professional

3 - Exterior

IN NI NP O
3.1 Siding, Flashing & Trim X
3.2 Exterior Doors X
3.3 Walkways, Patios & Driveways X X
3.4 Decks, Balconies, Porches & Steps X X
3.5 Eaves, Soffits & Fascia X
3.6 Vegetation, Grading, Drainage & Retaining Walls X X
Inspection Method
Attic Access, Visual
THE SIDING IS IN GOOD CONDITION

THE SIDING IS IN GOOD CONDITION

Siding, Flashing & Trim: Siding Material
Vinyl
Siding, Flashing & Trim: Siding Style
Lap
Exterior Doors: Exterior Entry Door
Steel, Insulated Glass
Exterior Doors: Existing Repairs
Putty

REPAIRS HAVE BEEN MADE

Walkways, Patios & Driveways: Driveway Material
Concrete
Decks, Balconies, Porches & Steps: Appurtenance
Covered Porch
Decks, Balconies, Porches & Steps: Material
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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
3.3.1 - Walkways, Patios & Driveways

Trip Hazards
WALKWAY

BREAKS IN THE WALKWAY/PATH/DRIVEWAY COULD BE A TRIP HAZARD IF HIGHER THAN 3/4"

Credit
Comment
3.4.1 - Decks, Balconies, Porches & Steps

Deck - Unstable Support
REAR PORCH

One of more areas of the deck support appears unstable. This could cause a safety hazard and further deterioration of the deck. Recommend qualified deck contractor evaluate and repair.
Wrench DIY
Credit
Comment
3.6.1 - Vegetation, Grading, Drainage & Retaining Walls

Egress
WALKWAY

THE FENCE IS IN FAIR CONDITION. THE GATE SAGS AND TOUCHES THE GROUND.

4 - Garage

IN NI NP O
4.1 Ceiling X X
4.2 Floor X
4.3 Walls & Firewalls X
4.4 Garage Door X
4.5 Garage Door Opener X X
4.6 Occupant Door (From garage to inside of home) X
Garage Door: Material
Metal, Insulated
Garage Door: Type
Automatic
Garage Door Opener: Remotes

ASK THE SELLER TO PROVIDE THE REMOTES. UNIVERSAL REMOTES COST $40 A PIECE.

Garage Door Opener: Motor

GARAGE DOOR MOTOR

Ceiling: Water Stains

THE WATER STAINS FOUND IN THE PICTURES ARE FROM AN ACTIVE LEAK. IT WAS RAINING DURING THE INSPECTION AND THE MOISTURE READINGS WERE HIGH. MOLD OR MILDEW IS GROWING ON THE WALL BELOW. THE DAMAGED DRYWALL NEEDS TO BE REPLACED AFTER THE LEAK IS REPAIRED.

Floor: Shrinkage Cracks

THE SMALL SHRINKAGE CRACK IN THE GARAGE FLOOR IS COMMON AND IS NOT A STRUCTURAL ISSUE.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
4.1.1 - Ceiling

Moisture Intrusion
Garage

Garage ceiling shows signs of moisture intrusion. To prevent further damage or growth of mold, I recommend a qualified contractor evaluate the source of moisture instrusion. 

Contractor Qualified Professional
Credit
Comment
4.5.1 - Garage Door Opener

No Safety Sensor

NO SAFETY SENSORS ARE INSTALLED

5 - Basement, Foundation, Crawlspace & Structure

IN NI NP O
5.1 Foundation X
5.2 Basements & Crawlspaces X
5.3 Floor Structure X X
5.4 Wall Structure X
5.5 Ceiling Structure X
Inspection Method
Attic Access, Walked
Foundation: Material
Slab on Grade
Floor Structure: Material
Slab
Floor Structure: Sub-floor
Unknown
Floor Structure: Basement/Crawlspace Floor
N/A

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
  • O = Observations
Credit
Comment
5.3.1 - Floor Structure

Squeaky Floors
2nd Floor

SQUEAKY SUBFLOOR IS COMMON IN 10+ YEAR OLD HOMES. THIS IS AN EASY REPAIR BY SCREWING IN THE PLYWOOD TIGHT TO THE JOISTS. THE CARPET WOULD NEED TO BE REMOVED TO PERFORM THIS REPAIR.

Tools Handyman/DIY

6 - Plumbing

IN NI NP O
6.1 Main Water Shut-off Device X
6.2 Drain, Waste, & Vent Systems X
6.3 Water Supply, Distribution Systems & Fixtures X X
6.4 Hot Water Systems, Controls, Flues & Vents X X
6.5 Fuel Storage & Distribution Systems X
6.6 Sump Pump X
Filters
None
Water Source
Public
Main Water Shut-off Device: Location
Not Visible
Drain, Waste, & Vent Systems: Drain Size
2"
Drain, Waste, & Vent Systems: Material
PVC
Drain, Waste, & Vent Systems: No Leaks

NO LEAKS VISIBLE AT TIME OF INSPECTION

Water Supply, Distribution Systems & Fixtures: Distribution Material
Copper
Water Supply, Distribution Systems & Fixtures: Water Supply Material
Unknown
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Electric
Hot Water Systems, Controls, Flues & Vents: Capacity
50 gallons
Hot Water Systems, Controls, Flues & Vents: Location
Garage
Hot Water Systems, Controls, Flues & Vents: Manufacturer
State

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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
6.3.1 - Water Supply, Distribution Systems & Fixtures

Main Water Supply Under Water
Front of House

THE VALVE BOX ON THE EXTERIOR OF THE HOUSE MAY CONTAIN THE MAIN WATER SHUT OFF. RECENT RAIN HAS CAUSED STANDING WATER AND THE INSIDE OF THE BOX COULD NOT BE INSPECTED.

Credit
Comment
6.3.2 - Water Supply, Distribution Systems & Fixtures

Shower Heads Leaking
Master Bathroom

SHOWER HEAD LEAKING. REPAIR OPTIONAL.

Pipes Plumbing Contractor
Credit
Comment
6.3.3 - Water Supply, Distribution Systems & Fixtures

Tub Stopper Missing
Master Bathroom, 2nd Floor Bathroom

Credit
Comment
6.4.1 - Hot Water Systems, Controls, Flues & Vents

Near End of Life
Garage

WATER HEATER IS OPERATING PROPERLY. RECOMMEND MONITORING IT'S EFFECTIVENESS AND REPLACING IN THE NEAR FUTURE.

Pipes Plumbing Contractor

7 - Attic, Insulation & Ventilation

IN NI NP O
7.1 Attic Insulation X
7.2 Vapor Retarders (Crawlspace or Basement) X
7.3 Ventilation X
7.4 Exhaust Systems X X
Dryer Vent
Unknown
Flooring Insulation
None
Attic Insulation: Insulation Type
Batt, Loose-fill
Ventilation: Ventilation Type
Ridge Vents, Soffit Vents
Exhaust Systems: Exhaust Fans
Fan Only, Fan with Light
Attic Insulation: Adequate Insulation
Attic

THE ATTIC IS INSULATED PROPERLY.

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
  • O = Observations
Credit
Comment
7.4.1 - Exhaust Systems

Bathroom Vents Into Attic
2nd Floor Bathroom, Master Bathroom

Bathroom fan vents into the attic, which can cause moisture and mold. Recommend a qualified HVAC contractor property install exhaust fan to terminate to the exterior.

Fire HVAC Professional

8 - Heating

IN NI NP O
8.1 Equipment X
8.2 Normal Operating Controls X
8.3 Distribution Systems X
8.4 Vents, Flues & Chimneys X
8.5 Presence of Installed Heat Source in Each Room X
8.6 Gas/LP Firelogs & Fireplaces X
8.7 Solid Fuel Heating Device (Fireplace, Woodstove) X
Equipment: Brand
Heil
Equipment: Energy Source
Electric
Equipment: Heat Type
Forced Air, Heat Pump
Distribution Systems: Ductwork
Insulated
Solid Fuel Heating Device (Fireplace, Woodstove): Type
Wood
Equipment: Warranty
Exterior, Attic

THE HEAT PUMP SYSTEM IS 3 1/2 YEARS OLD AND IS WORKING PROPERLY. THE HEAT PUMP HAS A 5 YEAR PARTS WARRANTY GOOD THROUGH JULY 7 2019. THE AIR HANDLER WARRANTY IS GOOD THROUGH JUNE 30 2019

Solid Fuel Heating Device (Fireplace, Woodstove): Fireplace Damper Operates Properly
Living Room

THE FIREPLACE DAMPER OPERATES 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
  • O = Observations

9 - Cooling

IN NI NP O
9.1 Cooling Equipment X X
9.2 Normal Operating Controls X
9.3 Distribution System X
9.4 Presence of Installed Cooling Source in Each Room X
Cooling Equipment: Brand
Heil
Cooling Equipment: Energy Source/Type
Electric, Window AC
Cooling Equipment: Location
Attic, Garage
Distribution System: Configuration
Central
Cooling Equipment: SEER Rating
0 N/A

Modern standards call for at least 13 SEER rating for new install. 

Read more on energy efficient air conditioning at Energy.gov.

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
  • O = Observations
Credit
Comment
9.1.1 - Cooling Equipment

Failed to Produce Cold Air
Garage

The air conditioner was did not produce cold air. Repair optional.

10 - Electrical

IN NI NP O
10.1 Service Entrance Conductors X
10.2 Main & Subpanels, Service & Grounding, Main Overcurrent Device X
10.3 Branch Wiring Circuits, Breakers & Fuses X
10.4 Lighting Fixtures, Switches & Receptacles X X
10.5 GFCI & AFCI X X
10.6 Smoke Detectors X
10.7 Carbon Monoxide Detectors X
Service Entrance Conductors: Electrical Service Conductors
Below Ground, Aluminum, 220 Volts
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Garage
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
200 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
Siemens
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub Panel Location
N/A
Branch Wiring Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP
Copper
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Romex
GFCI & AFCI: ARC Fault Note
Garage

THE ELECTRICAL PANEL WAS WIRED PROPERLY WHEN THE HOME WAS BUILT. 2016 CODE CHANGES REQUIRES ARC FAULT BREAKERS IN ALL LIVING AREAS. IN MY OPINION, THE PANEL IS SAFE AND NO REPAIRS ARE RECOMMENDED.

GFCI & AFCI: GFCI Connections
Garage

THE GFCI RIGHT OF THE ELECTRICAL PANEL PROTECTS THE FIRST FLOOR BATHROOM AND FRONT PORCH RECEPTACLE.

Smoke Detectors: Add Bedroom Detectors
2nd Floor

SMOKE DETECTORS THROUGHOUT THE HOUSE ARE OPERATING PROPERLY. BUILDING CODE FOR NEW HOMES REQUIRE SMOKE DETECTORS IN EACH BEDROOM, ALTHOUGH THIS IS NOT REQUIRED FOR HOME BUILT BEFORE 2016, I RECOMMEND ADDING THEM TO THE BEDROOMS.

Carbon Monoxide Detectors: No Gas

HOMES WITHOUT GAS DO NOT NORMALLY REQUIRE CARBON DIOXIDE DETECTORS.

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
  • O = Observations
Credit
Comment
10.4.1 - Lighting Fixtures, Switches & Receptacles

Light Inoperable
Exterior

One or more lights are not operating. New light bulb possibly needed.
Credit
Comment
10.4.2 - Lighting Fixtures, Switches & Receptacles

Loose Receptacles
Master

LOOSE RECEPTACLES IN WALL. SOMETIMES LOOSE RECEPTACLES CAN FALL OFF, EXPOSING ENERGIZED WIRES, CAUSING AN ELECTRICAL HAZARD.

Electric Electrical Contractor
Credit
Comment
10.5.1 - GFCI & AFCI

No GFCI Protection Installed
Master Bathroom

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. 

Electric Electrical Contractor

11 - Doors, Windows & Interior

IN NI NP O
11.1 Doors X X
11.2 Windows X X
11.3 Ceilings X
11.4 Walls X
11.5 Floors X X
11.6 Steps, Stairways & Railings X
11.7 Countertops & Cabinets X X
Windows: Window Type
Single-hung, Thermal, Tilt
Windows: Window Manufacturer
Unknown
Ceilings: Ceiling Material
Gypsum Board
Walls: Wall Material
Gypsum Board
Floors: Floor Coverings
Carpet, Laminate, Tile, Vinyl
Countertops & Cabinets: Countertop Material
Granite, Laminate
Countertops & Cabinets: Cabinetry
Wood
Windows: Cloudy Windows
Bedroom 2nd Floor

ALL OF THE WINDOWS OPERATE PROPERLY. A BACK RIGHT BEDROOM UPSTAIRS HAS A BROKEN SEAL ALLOWING MOISTURE BETWEEN THE PANES OF GLASS. WHILE THIS HAS LITTLE AFFECT ONT HE WINDOW PERFORMANCE, IT WILL ALWAYS APPEAR CLOUDY.

Ceilings: Ceiling Stain
2nd Floor

THE WATER STAIN NEXT TO THE ATTIC ACCESS IS NOT FROM A ROOF LEAK. THE STAIN IS DIRECTLY UNDER THE AIR HANDLER THAT IS IN THE ATTIC. THE STAIN IS INDICATIVE OF AN OVERFLOW IN THE PAN UNDER THE AIR HANDLER. NO REPAIR NECESSARY AT THIS TIME.

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
  • O = Observations
Credit
Comment
11.1.1 - Doors

Door Sticks
Master Bathroom

Door sticks and is tough to open. Recommend sanding down offending sides.

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

Tools Handyman/DIY
Credit
Comment
11.2.1 - Windows

Failed Seal
2nd Floor

Observed condensation between the window panes, which indicates a failed seal. Replacement is optional.

Window Window Repair and Installation Contractor
Credit
Comment
11.5.1 - Floors

Loose Flooring

THE VINYL FLOOR IN THE FOYER IS LOOSE. NO REPAIR NECESSARY AT THIS TIME

Credit
Comment
11.7.1 - Countertops & Cabinets

Cabinets Damaged
Kitchen

Cabinets had visible damage at time of inspection. No visible leak at time of inspection.

House building Cabinet Contractor
Credit
Comment
11.7.2 - Countertops & Cabinets

Counter Top Repair

A REPAIR HAS BEEN MADE AT LAMINATE COUNTER TOP IN THE KITCHEN.

12 - Built-in Appliances

IN NI NP O
12.1 Dishwasher X
12.2 Refrigerator X
12.3 Range/Oven/Cooktop X
12.4 Garbage Disposal X
12.5 Built-in Microwave X
Dishwasher: Brand
Maytag
Refrigerator: Brand
Kenmore
Range/Oven/Cooktop: Range/Oven Energy Source
Electric
Range/Oven/Cooktop: Range/Oven Brand
Maytag
Range/Oven/Cooktop: Exhaust Hood Type
Re-circulate
Refrigerator: No Ice Maker
Kitchen

ALTHOUGH THERE IS NOT CURRENTLY AN ICE MAKER IN THE EXISTING REFRIGERATOR, THERE IS A WATER SUPPLY LINE AVAILABLE FOR FUTURE USE.

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
  • O = Observations