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1234 Main St.
Anamosa, IA 52205
12/05/2019 9:00AM

Sample agent

Agent Name

Agency Name
Maintenance or low priority
Safety concern

"Click to visit our website"

Brent Thumma (319)481-9272

1 - Inspection Details

Significant precipitation in last 3 days
Home Faces
Temperature during inspection
Below 32(F)=0(C)
# of Bathrooms
# of Bedrooms
Foundation Type
Type of building
Single Family (1 story)
Gold Shield Inspections

Brent Thumma


Anamosa, IA 52205



1. Apparent Condition:  Systems and components are rated as follows:

  1. INSPECTED  Indicates that the component is functionally consistent with its original purpose but may show         signs of normal wear and tear, and deterioration.
  2. Limited Inspection Indicates that the component or system was not fully available to be inspected. Only a partial inspection could be completed.
  3. MARGINAL  These items will fall under normal lower cost home maintenance items. Indicates the component could require maintenance or replacement in 5 years.
  4. MATERIAL DEFECT is a specific issue with a system or component of a residential property that may have a significant, adverse impact on the value of the property, or that poses an unreasonable risk to people.  The fact that a system or component is near, at, or beyond the end of its normal, useful life is not, in itself, a material defect.
  5. SAFETY HAZARD Denotes a condition that is unsafe and in need of prompt attention.

2. Installed systems and components:  structural components, exterior, interior, roofing, plumbing, electrical, heating, central air-conditioning (weather permitting); insulation and ventilation. 

3. Readily accessible systems and components:  Only those systems and components where the inspector is not required to remove personal items, furniture, equipment, soil, snow, or other items which obstruct access or visibility. 

4. Any component not listed as being deficient in some manner is assumed to be satisfactory

2 - Roof Systems

2.1 Roof Structure/Covering X
2.2 Roof penetration X
2.3 Flashing X
2.4 Roof Drainage System X
2.5 Chimney at Roof X
Inspection Method
# of Layers
Primary roof-covering
3-tab Fiberglass Asphalt Shingle
The roof style was:
Full Hip

Homeowner's Responsibility

Your job as the homeowner is to monitor the roof covering because any roof can leak. To monitor a roof that is inaccessible or that cannot be walked on safely, use binoculars. Look for deteriorating or loosening of flashing, signs of damage to the roof covering and debris that can clog valleys and gutters.

Roofs are designed to be water-resistant. Roofs are not designed to be waterproof. Eventually, the roof system will leak. No one can predict when, where or how a roof will leak. 

Every roof should be inspected every year as part of a homeowner's routine home maintenance plan. Catch problems before they become major defects.

Roof Structure/Covering: Asphalt Shingle Disclaimer

Many different types, brands and models of asphalt composition shingles have been installed over the years, each with specific manufacturers installation requirements that may or may not apply to similar-looking shingles made by other manufacturers. In addition, most shingles have underlayment requirements that cannot be visually confirmed once the shingles have been installed, and fasteners that cannot be inspected without breaking the bonds of adhesive strips that are the most important component in shingle resistance to wind damage. For this reason, the Inspector disclaims responsibility for accurate confirmation of proper asphalt shingle installation.

Roof Structure/Covering: 2 layers, asphalt shingles installed

The roof had two existing layers of composition asphalt shingles installed at the time of the inspection. This condition will result in the following:

  • When new roofing is required, all three layers will need to be removed before new roofing material can be installed. Whoever owns the home at the time of replacement will be required to pay for removal and disposal of the old shingles, and for materials and installation of the new roof-covering materials. This is much more expensive than simply adding another layer and you may wish to take this into account in your consideration of this property.
  • Reduced asphalt shingle service-life of the existing shingle roof compared to similar shingles installed over a proper substrate.
  • Any warranty offered for the shingles is now void. and
  • Shingles will be more easily damaged by hail.
Roof Structure/Covering: Photo documentation
Roof Structure/Covering: Debris on roofing material

Remove debris such as limbs and leaves off of the roofing material on a regular basis. These items can cause excess moisture build up and damage to roofing structure.

Roof penetration: Homeowner's Responsibility

Your job is to monitor the flashing around the plumbing vent pipes that pass through the roof surface.  Sometimes they deteriorate and cause a roof leak.  

Be sure that the plumbing vent pipes do not get covered, either by debris, a toy, or snow.

Roof penetration: Plumbing and Combustion Vent Pipes Inspected

I looked at DWV (drain, waste,vent and combustion) pipes that pass through the roof covering.  There should be watertight flashing (often black rubber material) installed around the vent pipes.  These plumbing vent pipes should extend far enough above the roof surface.    

Flashing: Eaves and Gables

I looked for flashing installed at the eaves (near the gutter edge) and at the gables (the diagonal edge of the roof). There should be metal drip flashing material installed in these locations.  The flashing helps the surface water on the roof to discharge into the gutter.  Flashing also helps to prevent water intrusion under the roof-covering.

Flashing: Wall Intersections

I looked for flashing where the roof covering meets a wall or siding material.  There should be step and counter flashing installed in these locations.  This is not an exhaustive inspection of all flashing areas.

Roof Drainage System: Gutters Were Inspected

I inspected the gutters.  I wasn't able to inspect every inch of every gutter.  But I attempted to check the overall general condition of the gutters during the inspection and look for indications of major defects.  

Monitoring the gutters during a heavy rain (without lightening) is recommended.  In general, the gutters should catch rain water and direct the water towards downspouts that discharge the water away from the house foundation. 

Roof Drainage System: Homeowner's Responsibility

Your job is to monitor the gutters and be sure that they function during and after a rainstorm. Look for loose parts, sagging gutter ends, and water leaks. The rain water should be diverted far away from the house foundation.

Roof Drainage System: Drainage system health

All downspouts should extend a minimum of 4-6' from the foundation or slab. Discharging near the foundation can affect the ability of the soil to support the weight of the structure above and can cause damage related to soil/foundation movement. Adding extensions can be a cheap way to avoid moisture issues in the future.

Roof Drainage System: Gutter, debris
Debris visible in the gutters at the time of the inspection should be removed to encourage proper drainage.
Chimney at Roof: Chimney, unlined

The brick chimney was unlined. This condition may deteriorate the brick and mortar and eventually allow the toxic products of combustion to enter the living space. This chimney is not currently being used for any combustion products. I recommend capping the top to deter moisture entry into chimney.

Flashing: Difficult to See Every Flashing

I attempted to inspect the flashing related to the vent pipes, wall intersections, eaves and gables, and the roof-covering materials.  In general, there should be flashing installed in certain areas where the roof covering meets something else, like a vent pipe or siding.  Most flashing is not observable, because the flashing material itself is covered and hidden by the roof covering or other materials.  So, it's impossible to see everything.  A home inspection is a limited visual-only inspection.  

3.1. Roof

I. The inspector shall inspect from ground level or the


  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


  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

  inspectors 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
  • LI = Limited Inspection
  • MA = Marginal
  • MD = Material Defect
  • SC = Safety Concern

3 - Building Exterior

3.1 Door Exteriors X
3.2 Driveway X
3.3 Walkways X
3.4 Window Exteriors X X
3.5 General Grounds X X
3.6 Soffits Facia and Trim X
3.7 Exterior Wall Penetrations X
3.8 Trim X
3.9 Deck, Balcony, Bridge and Porch, X
3.10 Exterior Electrical X
3.11 Exterior lighting X
3.12 Exterior Plumbing X
3.13 Electrical Service to property X
3.14 Exterior Stairs X
3.15 Exterior Foundation X
3.16 Dryer vent. X
3.17 Wood Siding X X
Exterior Doors:
Solid wood
Exterior wall-covering Material
Vinyl Siding, Horizontal Lapped Wood Siding
Soffits Facia and Trim: Soffits and Fascia
Exterior Foundation : Photo Documentation
Homeowner's Responsiblity

The exterior of your home is slowly deteriorating and aging. The sun, wind, rain and temperatures are constantly affecting it. Your job is to monitor the buildings exterior for its condition and weathertightness. 

Check the condition of all exterior materials and look for developing patterns of damage or deterioration. 

During a heavy rainstorm (without lightning), grab an umbrella and go outside. Walk around your house and look around at the roof and property. A rainstorm is the perfect time to see how the roof, downspouts and grading are performing. Observe the drainage patterns of your entire property, as well as the property of your neighbor. The ground around your house should slope away from all sides. Downspouts, surface gutters and drains should be directing water away from the foundation. 

Door Exteriors: Exterior wood door general maintainance

When it comes to exterior wood door maintenance and maintaining other front entryways, most homeowners dont do much to protect their them from what theyre exposed to every day. If you have a door thats already been damaged by the elements, or you want to learn how to restore a weathered wood door in a home youre rehabbing, everything you need to know is right here.

Exterior Door Maintenance 101

Exterior wood door maintenance is important to the longevity and proper function of the entryway. Things like cleaning hinges and doorknob assembly only need to be done every six to 12 months, while things, like wiping down and oiling exterior door wood, should be done more frequently. Here are some exterior entryway maintenance tips:

How to clean exterior doors

A simple solution of mild dish soap and warm water used with a clean, smooth rag is the best way to clean an exterior door. Wipe until no more dirt or dust is evident when you swipe across the surface and allow the door to dry. If you have a wood door, apply a quality oil; for fiberglass or metal doors, you can apply a light coat of furniture wax after cleaningjust be sure its a very light coat! For the best exterior wood door maintenance, clean it once a week, and for metal and fiberglass doors, clean at least once monthly.

Choose the best oil for wood doors

The best oil for wood doors varies depending on wood type, but the best brands will consist mainly of either Tung or linseed oil, or a combination of both. For optimal results, you can buy pure linseed oil: it takes a little longer to dry, but its best for the long-term health of wood exterior doors.

Protect front door from sun damage

The best way to protect a front door from sun damage is to finish it with a varnish that contains UV-blocking ingredients. If your door isnt finished with a UV-blocking varnish or paint, consider sanding it down and refinishing it with one that does; these finishes also stop the damage from snow, rain, humidity, and extreme weather. Remember: Most doors have a 510-year warrantyif your finish is wearing out because of sun damage before the warranty expires, you could have it refinished or replaced for free.

How to Restore a Weathered Wood Door

For older wood doors that require restoration, its best to take the door off the hinges, remove all the hardware, lay it across two sawhorses, and sand it down to the wood. This clears away any old paint, finish, or varnish, and allows you to see if the door has any cracks or other repair needs. When you have the door down to the bare wood, wipe away all wood dust, and refinish or repaint it in a dust-free environment to avoid any debris settling into a new coat as it dries.

While the door is drying, work on the hardware: take the doorknob assembly apart, clean it, and apply a coat of silicone lubricant to the internal mechanisms (latch assembly and spindle). While the door is off, ensure the hinges are in good order: tighten loose hinge screws, wipe away the grime thats built up over the months or years, and coat hinges with silicone lubricant or WD-40. Once youve reinstalled the hardware and rehung the door in the frame, it will look brand newthats the best part of learning how to restore a weathered wood door!

Door Exteriors: Door jamb, moisture entry due to missing sealant
Front porch

Door jamb showed signs of moisture entry due to unsealed joint between jamb and threshold. This allows moisture to wick into the lower door structure and cause damage over time. Depending on severity we recommend application of sealant or replacement of damaged area.

Window Exteriors: Window maintenance for home owner

Inspect and repair window gaps: Make sure that there are no gaps between your trim and exterior siding or any other area along your windows and doors. You may need to apply new caulk or remove and replace the caulk along these lines. This should be checked yearly to ensure proper sealant.

General Grounds: Photo documentation
General Grounds: Vegetation, to close to structure

Bushes, plants, vegetation too close to home recommend at least 3 to 5 inches of clearance between home and vegetation as vegetation can promote moisture, and provide entry to wood destroying organisms to enter the home structure.

Electrical Service to property: Photo documentation
Exterior Plumbing: Temperature restriction

Unable to test exterior bib due to freezing temperatures. This could cause damage if ran when evening temperatures reach below freezing.

3.2. Exterior
I. The inspector shall inspect:
  A. the exterior wall-covering materials, flashing and
  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
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
  E. inspect seawalls, breakwalls or docks.
  F. inspect erosion-control or earth-stabilization
  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
  • LI = Limited Inspection
  • MA = Marginal
  • MD = Material Defect
  • SC = Safety Concern
3.4.1 - Window Exteriors

Window, Glazing compound failure

Glazing compound at window sashes in the home needed maintenance at the time of the inspection. 

3.5.1 - General Grounds

Negative grade

The home had areas of neutral or negative drainage that will route runoff from precipitation toward the foundation. Excessively high moisture levels in soil supporting the foundation can effect its ability to support the weight of the structure above. The ground should slope away from the home a minimum of -inch per foot for a distance of at least six feet from the foundation. 

3.17.1 - Wood Siding

Moisture damage

Moisture has started to decay section(s) of the wood siding. These locations should be replaced and sealed to prevent ongoing damage to structure.

4 - Garage

4.1 Vehicle Doors X
4.2 Occupant Doors X
4.3 Floors X
4.4 Walls X
4.5 Exterior Walls X
4.6 Garage Electrical X X
4.7 Ceiling X
4.8 Stairs/Steps to Living Space X
4.9 Garage roof X
4.10 Structural X
4.11 Windows X
Garage Vehicle Door Type:
Number of Automatic Openers:
Number of Vehicle Doors:
Vehicle Door Safety:
Installed and operating correctly

Adjust Auto Reverse Safety Feature

To decrease the amount of force required to reverse the direction of the garage door, turn the knob (or screw with a screwdriver) counterclockwise one quarter. To increase the amount of force, turn it clockwise. Re-test the auto-reverse function and repeat this process until your opener is properly adjusted.

Garage roof: Tree overhang

Tree overhang over asphalt shingles will lower the lifespan of the roof covering.

  • IN = Inspected
  • LI = Limited Inspection
  • MA = Marginal
  • MD = Material Defect
  • SC = Safety Concern
4.6.1 - Garage Electrical

Recepticale missing cover

Receptacle has no cover, this can allow direct contact with electrical wires. All exterior outlets should have GFCI and weather protection. This is a safety concern and should be repaired.

Electric Electrical Contractor
4.6.2 - Garage Electrical

Switch, missing cover plate

A light switch in the garage was missing a cover plate at the time of the inspection. This condition left energized electrical components exposed to touch. This shock/electrocution hazard should be corrected.

5 - Attic

5.1 Roof Framing (from attic) X
5.2 Roof Sheathing X
5.3 Roof Structure Ventilation X
5.4 Misc Attic Conditions (leakage, debris, etc.) X
5.5 Attic Electrical X
5.6 Insulation X
1 Attic inspected from:
Inside the attic
2 Approximate attic thermal insulation depth:
6-8 inches
3 Attic thermal insulation material:
Blown-in Cellulose
Roof Framing Type:
Conventional Framing
Roof Sheathing Material:
7/16-inch Plywood
Roof structure ventilation device type:
Continuous ridge and soffit vents, Roof vents
Roof Sheathing: Photo documentation
Roof Framing (from attic): Photo documentation
Roof Structure Ventilation: Attic ventilation disclaimer
The Inspector disclaims confirmation of adequate attic ventilation year-round performance, but will comment on the apparent adequacy of the system as experienced by the inspector on the day of the inspection. Attic ventilation is not an exact science and a standard ventilation approach that works well in one type of climate zone may not work well in another. The performance of a standard attic ventilation design system can vary even with different homesite locations and conditions or weather conditions within a single climate zone. The typical approach is to thermally isolate the attic space from the living space by installing some type of thermal insulation on the attic floor. Heat that is radiated into the attic from sunlight shining on the roof is then removed using devices that allow natural air movement to carry hot air to the home exterior. This reduces summer cooling costs and increases comfort levels, and can help prevent roof problems that can develop during the winter such as the forming of ice dams along the roof eves. Natural air movement is introduced by providing air intake vents low in the attic space and exhaust vents high in the attic space. Thermal buoyancy (the tendency of hot air to rise) causes cool air to flow into the attic to replace hot air flowing out the exhaust vents. Conditions that block ventilation devices, or systems and devices devices that are poorly designed or installed can reduce the system performance.
Insulation: Photo documentation

3.9. Attic, Insulation & Ventilation
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
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
  E. identify the composition or R-value of insulation
  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
  • LI = Limited Inspection
  • MA = Marginal
  • MD = Material Defect
  • SC = Safety Concern

6 - Kitchen and Built-in Appliances

6.1 Kitchen Floor X
6.2 Kitchen Walls X
6.3 Kitchen Ceiling X
6.4 Cabinets X
6.5 Kitchen Plumbing / Sink X
6.6 Kitchen Electrical X X
6.7 Kitchen Lighting X
6.8 Kitchen Window X
Cabinets: Photo documentation
Kitchen Plumbing / Sink: Photo documentation
  • IN = Inspected
  • LI = Limited Inspection
  • MA = Marginal
  • MD = Material Defect
  • SC = Safety Concern
6.6.1 - Kitchen Electrical

Receptacle, GFCI, none installed

Electrical receptacles in the kitchen had no Ground Fault Circuit Interrupter (GFCI) protection. Although this condition may have been considered acceptable at the time the home was originally constructed, as knowledge of safe building practices has improved with the passage of time, building standards have changed to reflect current understanding. Consider having GFCI protection installed as a safety precaution for receptacles within 6 feet of a plumbing fixture. This can be achieved by: 1. Replacing the current standard electrical receptacles with GFCI outlets; 2. Replacing the electrical receptacle nearest the overcurrent protection devices (breakers or fuses) protecting laundry room circuits with a GFCI receptacle; or 3. Replacing the breakers currently protecting the electrical circuits in the Laundry room with GFCI breakers.
Electric Electrical Contractor
6.6.2 - Kitchen Electrical

Receptacle, loose in wall

An electrical receptacle in the kitchen was loose and moved when a plug was inserted. 

Electric Electrical Contractor

7 - Built in Appliances

7.1 Range Hood X
7.2 Range X
7.3 Refrigerator X X
Exhaust Type
Range: Photo documentation
Refrigerator: Photo documentation
  • IN = Inspected
  • LI = Limited Inspection
  • MA = Marginal
  • MD = Material Defect
  • SC = Safety Concern

8 - Interior

8.1 Floors throughout home X
8.2 Walls throughout home X
8.3 Ceilings throughout home X X
8.4 Doors throughout home X
8.5 Electrical throughtout house X X
8.6 Thermostat X
8.7 Windows throughout home X
8.8 Lighting throughout home X X
8.9 Doorbells/Detectors/Fans & general observations X X
8.10 Stairs X
8.11 Laundry Room X
1 Floor Covering Materials:
Carpet, Wood, Tile, Sheet Vinyl
2 Interior Doors:
Wood Hollow Core
3 Walls and Ceilings:
4 Window Glazing:
Single-pane, Double-pane
5 Window Material:
Wood, Vinyl
6 Window Operation:
Doors throughout home: Door mis-aligned
Left Bedroom

Door(s) misaligned and unable to latch at the time of inspection.

Thermostat: Thermostat
Laundry Room: Washer/Dryer Hook-ups

Washer and dryer hookups location.

Air Quality

Gold Shield Inspections recommends Air Sampling for all residential properties. A home inspection is a visual inspection of the condition of your property. To ensure the air quality and ensure no hidden issues with toxins that can be produced by hidden mold inside walls, ductwork and structural components. We offer air sampling by floor level and quick turn around on all samples. Let us know if you would like more information.

Floors throughout home: Interior Introduction

Inspection of the home interior does not include testing for mold, radon, asbestos, lead paint, or other environmental hazards unless specifically requested as an ancillary inspection. Inspection of the home interior typically includes:

  • interior wall, floor and ceiling coverings and surfaces;
  • doors and windows: condition, hardware, and operation;
  • interior trim: baseboard, casing, molding, etc.;
  • permanently-installed furniture, countertops, shelving, and cabinets; and
  • ceiling and whole-house fans. 
Floors throughout home: Photo documentation
Ceilings throughout home: Previous mositure damage
Kitchen pantry

The ceiling coating shows previous moisture staining. Moisture meter showed no heightened moisture content in these area.

Electrical throughtout house: Receptical 2 prong, outdated

The home contained outdated, ungrounded 2-prong electrical receptacles. Although this condition may have been commonly considered safe or acceptable at the time the home was originally constructed, as general knowledge of safe building practices has improved with the passage of time, building standards have changed to reflect current understanding. For safety reasons, the Inspector recommends that receptacles located in basements, crawlspaces, garages, the home exterior, and interior receptacles located within 6 feet of a plumbing fixture be provided with ground fault circuit interrupter (GFCI) protection in good working order to avoid potential electric shock or electrocution hazards. This can be achieved relatively inexpensively by: 1. Replacing an individual standard receptacle with a GFCI receptacle. 2. Replacing the electrical circuit receptacle located closest to the overcurrent protection device (usually a breaker) with a GFCI receptacle. 3. Replacing the breaker currently protecting the electrical circuit that contains the receptacles of concern with a GFCI breaker. Adding equipment grounding and a service grounding system will also increase home safety.

Windows throughout home: Moderate moisture damage on interior of the window
Throughout house

Moderate moisture damage was present on the interior of the window at the time of inspection. Recommend monitoring to ensure moisture entry does not persist.

No structural damage to window framing. 

Windows throughout home: Sealant interior

Sealant around interior side of windows was weathered or missing. Recommend sealant maintenance to ensure moisture and air mitigation.

Laundry Room: Visual inspection only

Gold Shield Inspections only tests appliances that are hardwired to the home. This can include dishwashers, garbage disposals, vent fans, garbage compactors, ovens, water heater and HVAC systems. We will perform a visual ONLY inspection on Washer and Dryer connections when accessible. We recommend having all other appliances tested by a qualified technician  prior to use.

3.10. Doors, Windows & Interior
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
  • LI = Limited Inspection
  • MA = Marginal
  • MD = Material Defect
  • SC = Safety Concern
8.5.1 - Electrical throughtout house

Light fixture, exposed wiring

A light had energized electrical wires exposed to touch at the time of the inspection. This condition may present a potential fire or shock/electrocution hazard. 

Electric Electrical Contractor
8.5.2 - Electrical throughtout house

Missing J box cover. Exposed electrical splices

Missing J box cover Exposed wire splices visible are a shock/electrocution hazard and should be enclosed within an approved junction box with a listed cover.

Electric Electrical Contractor
8.8.1 - Lighting throughout home

Damaged light fixture (potential shock/electrocution hazard)

An interior light fixture was damaged. This condition is a potential fire or shock/electrocution hazard.

Electric Electrical Contractor
8.9.1 - Doorbells/Detectors/Fans & general observations

Smoke detector Install more

NFPO Information

The Inspector recommends installing a smoke detector to provide improved fire protection for sleeping areas. Generally-accepted current safety standards recommend smoke detectors be installed in the following locations: 

1. In the immediate vicinity of the bedrooms 

2. In all bedrooms 

3. In each story of a dwelling unit, including basements and cellars, but not including crawl spaces and uninhabitable attics. 

4. In residential units of 1,200 square feet or more, automatic fire detectors, in the form of smoke detectors shall be provided for each 1,200 square feet of area or part thereof. Any smoke detector located within 20 feet of a kitchen or bathroom containing a tub or shower must be a photoelectric type. The 1996 edition of the National Fire Protection Association (NFPA) 72 gives further guidance on the placement of smoke detectors, when required. Here are some examples from Chapter 2 of NFPA 72: 

5. Smoke detectors in a bedroom with a ceiling sloped greater than one foot in eight feet horizontally should be located on the high side of the ceiling. 

6. Smoke detectors should not be located within three (3) feet of a door to a bathroom containing a tub or a shower or the supply registers of a forced air HVAC system. Smoke detectors can be located on the ceiling with the side of the detector greater than four (4) inches from the wall or on the wall of a bedroom with the top of the detector located four (4) to twelve (12) inches down from the ceiling. All smoke detectors should be installed in accordance with the manufacturer's recommendation and be UL listed.

Wrench DIY

9 - Bathrooms

9.1 2 Sink X X
9.2 Bathroom Floor X
9.3 Bathroom walls X
9.4 Bathroom door X
9.5 Bathroom Ceiling X
9.6 Bathroom Ventilation X
9.7 3 Bathroom Electrical X
9.8 4 Toilet X
9.9 7 Tub/Shower X X
1 Cabinets:
Solid Wood
2 Sink:
Sink in a cabinet
3 Toilet Type:
Low-volume flush (1.6 gal. [6 litres] or less)
4 Bathub:
Bathtub with shower
5 Shower:
Fiberglass enclosure
6 Exhaust Fans
Bathroom Floor: Picture
7 Tub/Shower: Photo documentation
7 Tub/Shower: Water leak, shower head
Basement Bathroom

Shower head hardware leaks.

2 Sink: Photo documentation
Bathroom Ventilation: No ventilation

No room ventilation was provided for the bathroom. To avoid poor conditions resulting from excessively moist air.

7 Tub/Shower: Missing hardware
1st Floor Bathroom

Bathtub and shower hardware is missing. No way to verify its functionality or if there are leaks.

  • IN = Inspected
  • LI = Limited Inspection
  • MA = Marginal
  • MD = Material Defect
  • SC = Safety Concern
9.1.1 - 2 Sink

Drain, No trap installed
Mechanical room

No trap installed at the time of inspection. This should be updated as it could allow sewer gases to come back into the home. 

Pipes Plumbing Contractor

10 - Structure

10.1 Framed Floor Structure and supports X
10.2 Foundation X X
10.3 Slab X
1 Exterior Wall Structures:
Conventional 2x4 Wood Frame
2 Foundation Configuration:
Partially-finished basement
3 Foundation Method/Materials:
CMU foundation.
4 Main Floor Structure:
Wooden boards over wood joists
5 Main Floor Structure- Intermediate Support:
CMU walls
Homeowner's Responsibility

One of the most common problems in a house is a wet basement or foundation. You should monitor the walls and floors for signs of water penetration, such as dampness, water stains, peeling paint, efflorescence, and rust on exposed metal parts. In a finished basement, look for rotted or warped wood paneling and doors, loose floor tiles, and mildew stains. It may come through the walls or cracks in the floor, or from backed-up floor drains, leaky plumbing lines, or a clogged air-conditioner condensate line.

Framed Floor Structure and supports: Whats inspected?
Inspection of the floor structure typically includes examination of the condition and proper installation of the following:
  • Joist condition;;
  • Joists supporting structures and members;;
  • Connections and fasteners; and
  • Floor sheathing
Slab: Slab inspection limitations, floor coverings

Foundation construction included a slab. Because the General Home Inspection is a visual inspection, inspection of the slab foundation is limited by the fact that typically, most of the foundation and slab is hidden underground or by interior floor coverings. Where possible, I inspect that portion of the foundation visible at the home exterior between grade and the bottom of the exterior wall covering. Shrinkage cracks are often visible and are not a structural concern. It is possible for moisture to enter the foundation through these cracks by capillary action and within the home structure this moisture may cause damage typically detectable only through invasive techniques that lie beyond the scope of the General Home Inspection.

3.3. Basement, Foundation, Crawlspace & Structure
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
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
  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
  • LI = Limited Inspection
  • MA = Marginal
  • MD = Material Defect
  • SC = Safety Concern
10.2.1 - Foundation

CMU stair step cracking

Stair step cracking was observed on the CMU foundation at the time of the inspection. No visible current movement or moisture entry. Recommend observation and if movement occur, contact a structural engineer to evaluate if repairs are needed.

11 - Electrical

11.1 Service Panel Cabinet X X
Mechanical Room
Distribution Pipe Bonding:
Pipes were not bonded
Electrical Service Conductors:
Overhead service
Service Disconnect Location:
At Service Panel
Service Disconnect Type:
Fuse Block
Service Panel Ampacity:
60 amps (obsolete)
Service Panel Manufacturer:
Square D
Service Panel Type:
Edison Fuse Panel
Type of Branch Wiring:
Vinyl-coated, Cloth-coated, Romex
Service Panel Cabinet: Photo documentation

3.7. Electrical
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
  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
  H. inspect ancillary wiring or remote-control
  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
  • LI = Limited Inspection
  • MA = Marginal
  • MD = Material Defect
  • SC = Safety Concern
11.1.1 - Service Panel Cabinet

Panel Amp 60-obsolete
Told by agent this system is being replaced

The service panel label listed the panel rating at 60 amps. A 60 amp service is considered obsolete by modern standards. Currently the panel is serving the home with no visible issues. Adding more appliances or electronic devices to the home may create a drain on the current load capacities of the panel. The inspector recommends that prior to any large upgrades in the home you consult with an electrician to ensure your panel will fully support the electrical loads.

12 - Plumbing

12.1 Water Supply and Distribution X
12.2 Sewage and DWV Systems X X
12.3 Visable Gas Piping System X
12.4 Water Heater X
Drain Waste and Vent Pipe Materials:
Cast Iron
Main Water Supply Pipe:
Sewage System Type:
Septic system (not inspected)
Sump Pump:
No Sump pump installed
Water Distribution Pipes:
1/2-inch and 3/4-inch copper, Cross-linked Polyethylene (PEX)
Water Heater Manufacturer
Water Heater Manufacturer Date
Water Heater Tank Capacity
40 gallons
Homeowner's Responsibility

It's your job to know where the main water and fuel shutoff valves are located. And be sure to keep an eye out for any water and plumbing leaks.

Water Heater: Photo documentation

3.6. Plumbing
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
  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
  C. the location of the main fuel supply shut-off
  D. the location of any observed fuel-storage
  system; and
  E. the capacity of the water heating equipment, if
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
  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
  H. operate any valve.
  I. test shower pans, tub and shower surrounds or
  enclosures for leakage or functional overflow
  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
  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
  U. determine the existence or condition of
  polybutylene plumbing.
  V. inspect or test for gas or fuel leaks, or
  indications thereof.

  • IN = Inspected
  • LI = Limited Inspection
  • MA = Marginal
  • MD = Material Defect
  • SC = Safety Concern
12.2.1 - Sewage and DWV Systems

Main Drain, cast iron corrosion

Main cast iron drain in basement shows signs of heavy corrosion from previous leak. This can weaken cast iron and cause a failure. Recommend evaluation for repair or replacement by licensed plumbing contractor.

Pipes Plumbing Contractor

13 - HVAC

13.1 Ductwork X
13.2 Furnace (Pics of Model/Serial, Cabinet, Internals, testing temps) X X
13.3 Combustion Air X
Air Filter Size
Heating System Brand:
Heating System Date
Air Filter Location:
Behind sliding panel at furnace
Furnace (Pics of Model/Serial, Cabinet, Internals, testing temps): HVAC running video
Homeowner's Responsibility

Most HVAC (heating, ventilating and air-conditioning) systems in houses are relatively simple in design and operation. They consist of four components: controls, fuel supply, heating or cooling unit, and distribution system. The adequacy of heating and cooling is often quite subjective and depends upon occupant perceptions that are affected by the distribution of air, the location of return-air vents, air velocity, the sound of the system in operation, and similar characteristics. 

It's your job to get the HVAC system inspected and serviced every year. And if you're system has an air filter, be sure to keep that filter cleaned. 

Ductwork: Cleaning

Normal accumulations of dust and dirt found in all homes with air ducts, there are several other factors that can increase the need for regular HVAC system cleaning:

  •     pets
  •     occupants with allergies or asthma
  •     cigarette or cigar smoke
  •     water contamination or damage to the home or HVAC system
  •     home renovation or remodeling projects

Some occupants are more sensitive to these contaminants than others. Allergy and asthma sufferers, as well as young children and the elderly tend to be more susceptible to the types of poor indoor air quality that air duct cleaning can help address.

NADCAs rule of thumb for consumers is that if your air ducts look dirty, they probably are, and that dirty HVAC systems should be inspected by a reputable, certified HVAC professional. Below are some other reasons homeowners choose to have their air ducts cleaned.

Recommend that all new home owners contact a qualified HVAC duct cleaning service be contacted.

Furnace (Pics of Model/Serial, Cabinet, Internals, testing temps): 1 Disclaim heat exchanger, certify

The Inspector specifically disclaims furnace heat exchangers because proper evaluation requires invasive, technically exhaustive measures that exceed the scope of the General Home Inspection. 

Furnace (Pics of Model/Serial, Cabinet, Internals, testing temps): Photo documentation

3.4. Heating
I. The inspector shall inspect:
   A. the heating system, using normal operating
II. The inspector shall describe:
  A. the location of the thermostat for the heating
  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.
3.5. Cooling
I. The inspector shall inspect:
  A. the cooling system, using normal operating
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
  E. examine electrical current, coolant fluids or
  gases, or coolant leakage.

  • IN = Inspected
  • LI = Limited Inspection
  • MA = Marginal
  • MD = Material Defect
  • SC = Safety Concern
13.2.1 - Furnace (Pics of Model/Serial, Cabinet, Internals, testing temps)

Corrosion, inside cabinet

Corrosion visable inside cabinet. Appears to be from condensate line leaking. This corrosion overtime can start to impact the HVAC performance. Recommend correction by licensed HVAC contractor.

Fire HVAC Professional

14 - Gold Shield Inspections Info

Scope of Inspections: Standards of Practice

1. Definitions and Scope

1.1.  A home inspection is a non-invasive, visual examination of the accessible areas of a residential property (as delineated below), performed for a fee, which is designed to identify defects within specific systems and components defined by these Standards that are both observed and deemed material by the inspector.  The scope of work may be modified by the Client and Inspector prior to the inspection process.

  1. The home inspection is based on the observations made on the date of the inspection, and not a prediction of future conditions.
  2. The home inspection will not reveal every issue that exists or ever could exist, but only those material defects/safety concerns observed on the date of the inspection.

1.3.  A home inspection report shall identify, in written format, defects within specific systems and components defined by these Standards that are both observed and deemed material by the inspector.  Inspection reports may include additional comments and recommendations.

InterNACHI Standards of Practice

Read Your Book

I have provided you a home maintenance book.  It includes information on how your home works, how to maintain it, and how to save energy.  Please write my contact information within the book's inside cover, so that you can always contact me. 

Schedule a Home Maintenance Inspection

Even the most vigilant homeowner can, from time to time, miss small problems or forget about performing some routine home repairs and seasonal maintenance. That's why an Annual Home Maintenance Inspection will help you keep your home in good condition and prevent it from suffering serious, long-term and expensive damage from minor issues that should be addressed now. 

The most important thing to understand as a new homeowner is that your house requires care and regular maintenance. As time goes on, parts of your house will wear out, break down, deteriorate, leak, or simply stop working. But none of these issues means that you will have a costly disaster on your hands if you're on top of home maintenance, and that includes hiring an expert once a year. 

Just as you regularly maintain your vehicle, consider getting an Annual Home Maintenance Inspection as part of the cost of upkeep for your most valuable investment your home. 

Your InterNACHI-Certified Professional Inspector can show you what you should look for so that you can be an informed homeowner. Protect your family's health and safety, and enjoy your home for years to come by having an Annual Home Maintenance Inspection performed every year. 

Schedule next year's maintenance inspection with your home inspector today!



Every house should be inspected every year as part of a homeowner's routine home maintenance plan. Catch problems before they become major defects.

What Really Matters in a Home Inspection

Now that you've bought your home and had your inspection, you may still have some questions about your new house and the items revealed in your report. 

Home maintenance is a primary responsibility for every homeowner, whether you've lived in several homes of your own or have just purchased your first one. Staying on top of a seasonal home maintenance schedule is important, and your InterNACHI Certified Professional Inspector can help you figure this out so that you never fall behind. Don't let minor maintenance and routine repairs turn into expensive disasters later due to neglect or simply because you aren't sure what needs to be done and when. 

Your home inspection report is a great place to start. In addition to the written report, checklists, photos, and what the inspector said during the inspection not to mention the sellers disclosure and what you noticed yourself it's easy to become overwhelmed. However, it's likely that your inspection report included mostly maintenance recommendations, the life expectancy for the home's various systems and components, and minor imperfections. These are useful to know about. 

But the issues that really matter fall into 2 categories: 

  1. major defects, such as a structural failure; 
    1. things that can lead to major defects, such as a small leak due to a defective roof flashing; 
    2. things that may hinder your ability to finance, legally occupy, or insure the home if not rectified immediately; and 
  2. safety hazards, such as an exposed, live buss bar at the electrical panel. 

Anything in these categories should be addressed as soon as possible. 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. It's important to realize that sellers are under no obligation to repair everything mentioned in your inspection report. No house is perfect. Keep things in perspective as you move into your new home. 

And remember that homeownership is both a joyful experience and an important responsibility, so be sure to call on your InterNACHI Certified Professional Inspector to help you devise an annual maintenance plan that will keep your family safe and your home in good condition for years to come.

We'll Buy Your Home Back

If your home inspector misses anything, InterNACHI will buy your home back.  

And now for the fine print:

  • It's valid for home inspections performed for home buyers or sellers by participating InterNACHI members.
  • The home must be listed for sale with a licensed real estate agent.
  • The Guarantee excludes homes with material defects not present at the time of the inspection, or not required to be inspected, per InterNACHI's Residential Standards of Practice.
  • The Guarantee will be honored for 90 days after closing.
  • We'll pay you whatever price you paid for the home.

For more information, please visit www.nachi.org/buy.


InterNACHI is so certain of the integrity of our members that we back them up with our $10,000 Honor Guarantee. 

InterNACHI will pay up to $10,000 USD for the cost of replacement of personal property lost during an inspection and stolen by an InterNACHI-certified member who was convicted of or pleaded guilty to any criminal charge resulting from the member's taking of the client's personal property.  

For details, please visit www.nachi.org/honor

  • IN = Inspected
  • LI = Limited Inspection
  • MA = Marginal
  • MD = Material Defect
  • SC = Safety Concern