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1234 Main St.
Spokane, WA 99205
02/21/2020 9:00AM

Sample agent

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Moderate observation
Significant observation


This is a Sample Report and in no way can it be used as a legal document for the purpose of a qualifying home inspection report for any real estate transaction. This sample report is not the full report our clients receive. This sample report is provided only to give our clients a look at the level of quality and professionalism that goes into our reports. We strive to provide an easy to understand and comprehensive report each and every time an inspection is performed. If you have any questions or would like to schedule an inspection with us, please call: 509-720-6279


This report is CONFIDENTIAL, and is for the use and benefit of the client only.  It is not intended to be for the benefit of or to be relied upon by any other buyer, seller, lender, title insurance company or third party.  DO NOT DUPLICATE WITHOUT PERMISSION. Duplication of this report constitutes a violation of federal copyright laws.

All Components designated for inspection in the Washington State Standards of Practice (SOP) are inspected, except as may be noted in the comments of sections within this report. It is the goal of the inspection to put a home buyer in a better position to make a buying decision. All defects may not be identified during this inspection. Unexpected repairs should still be anticipated. As such, we inspect the readily accessible, visually observable, installed systems and components of a home as designated in the SOP. When systems or components designated in the SOP are present but are not inspected, the reason(s) the item was not inspected is identified within the “Limitations” tab of this report. This report contains observations of those systems and components that, in the professional judgement of the inspector, are not functioning properly, significantly deficient, unsafe, or are near the end of their service lives and recommendations for correction or monitoring are made as appropriate.  

We as home inspectors are not code inspectors. Codes change from county to county, and from year to year. Building codes can even vary from city to city, depending on differences in geography and climate, but they often follow similar standards and, if interested, they are accessible through your local government. 

Please review the report in its entirety. It is ultimately up to your discretion to interpret its findings and to act accordingly. This report does not offer an opinion as to whom among the parties to this transaction should take responsibility for addressing any of these concerns. As with all aspects of your transaction, you should consult with your Realtor® for further advice regarding the contents of this report. Any repairs should be performed by the applicable licensed and bonded tradesman or qualified professional who will provide copies of all receipts, warranties and applicable permits for any repairs that are carried out. This inspection report shall not be considered a guarantee or warranty of any kind.

1 - Inspection Details

Partly Furnished, Vacant
Type of Building
Single Family, 2-Story Home
Main Entrance Faces
Weather Conditions
Cloudy, Recent Rain
Weather Temperatures
48 Degrees Fahrenheit

Temperatures are an approximate average of the time at the inspection. The outside temperature will impact various portions of the inspection. If it's too cool, we will be unable to fully test the air conditioning. We prefer an indoor/outdoor temperature differential (Delta-T) of 20 or more for best results on portions of the Infrared scan. Also, the relative humidity in your building should be between 25% and 50%. Condensation on windows, wet stains on walls and ceilings, and musty smells are signs that relative humidity may be high.

2 - Exterior

Walkways and Driveways
Site Grading
Foundation (Stem Wall)
Poured Concrete
Exterior Wall Construction
Wood Framed, Not visible due to siding
Decks, Porches, Balconies and Patios
Covered, Patio
Hose Bibs
Frost Proof, Anti-Syphon Device Installed
Exterior Entry Doors
Main Entrance, Sliding Glass Patio
Siding and Trim Material
Engineered Wood, Stone Veneer, Freshly Painted
Soffits and Fascia
Exterior Receptacles Present
Yes, GFCI is operable
Electrical Service Conductors
240 Volts, Overhead
Not Included

General home inspections do not include inspection of landscape irrigation systems, underground gutter drains, solar arrays, fencing or swimming pools/spas unless pre-arranged as ancillary inspections.

2.9.1 - Service Entrance Conductors

Improperly Supported

The overhead service entrance conductors were not properly secured. Recommend repair by a licensed electrical contractor.

Electric Electrical Contractor

3 - Roof

Inspection Method
All, On The Roof
1+ Layers
Condition Of Coverings
Not Applicable
Flashing Material
Galvanized Steel
Ventilation System
Soffit Vents, Ridge Vents
Roof Style, and Age
Gable, 1-5+ Years

The age of the roofing materials is an approximation based on clues and our experience. 

Architectural Asphalt

The roof was covered with laminated composition asphalt shingles. Laminated shingles are composed of multiple layers bonded together. Laminated shingles are also known as "architectural" or "dimensional" shingles. Composition shingles are composed of a fiberglass mat embedded in asphalt and covered with ceramic-coated mineral granules for protection from UV light.

Cleaning Chimneys

It is recommended that fireplaces and chimneys be inspected/cleaned before their first use of the season, and not less than annually by a qualified chimney sweep.

Coverings: Roof - Satisfactory

The roofing materials appeared to be in satisfactory condition at the time of inspection. With proper care the materials should have more than half of its useful life remaining. 

It is recommended soft sole foot ware when traversing carefully.

3.2.1 - Roof Drainage Systems

Downspouts Drain Near House

One or more downspouts drain too close to the home's foundation. This can result in excessive moisture in the soil at the foundation, which may lead to foundation/structural damage. Recommend a qualified contractor adjust downspout extensions to drain at least 6 feet from the foundation. 

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

Contractor Qualified Professional
3.3.1 - Flashings

Kickout Flashing

Some kick-out flashing appeared to be missing where the roof meets the siding. Some siding was to close or touching the roofing materials. This may allow for faster deterioration of siding and trim or possible moisture intrusion. Recommend repair by a licensed roofing contractor.

Roof Roofing Professional

4 - Garage

Type Of Garage
Attached, 2-Car
Automatic Garage Door Operation
Not Installed
Safety Reverse
Not Applicable
Sill Plates
Concrete, Satisfactory
Ignition Source Within 18" of the floor
None Apparent
Fire Separation
Present, Appears Adequate
Ground Fault Circuit Interrupter (GFCI Protection)
Yes, Operable
Automatic Garage Door Opener: Pre-Wired

There was no automatic garage door opener installed, but the home was pre-wired for future installation.

Garage Roof Structure: Garage Attic

The attic structure over the garage appeared to be in satisfactory condition. There was no insulation observed.

Sill Plates: Sill Plates - Not Visible

All sill plates were not visible due to the paneling/drywall covering.

5 - Kitchen, Laundry

Faucets & Piping
Ground Fault Circuit Interrupter (GFCI Protection)
Yes, Operable
Oven/Range Energy Source
Kitchen Exhaust Hood Type
Vented, Operable
Laundry Room Vented
Dryer Energy Source
Dryer Vent
Rigid Metal

Plastic/Vinyl dryer exhaust ducting is not recommended.

Dryer Exhaust
Gas Dryer Shut-Off Valve
Not Applicable
Appliance Functionality

Appliances that were present during the inspection were only tested for operation, working or not.  Quality or extent of operation is not part of testing or a home inspection. Many operating manuals can be found online as downloadable PDF files.

Range And Oven: New Appliance

The oven was new and when tested produced some smoke. This was likely due to it being the first time it was started and the smoke was from the light coat of protective oil applied during manufacturing. Recommend monitoring closely the next time it is started.

5.8.1 - Refrigerator

Leveling Pads

The refrigerator appeared to be missing the leveling pads. The refrigerator rolled/moved easily when opening the doors. Recommend repair by a qualified appliance repair professional.

Wash Appliance Repair

6 - Bathroom(s)

Faucets & Piping
Functional Flow/Drainage
Bathroom GFCI
Present, GFCI Protection was operable
Exhaust Fan
Whirlpool Tub
Not Applicable

7 - Interior, Doors & Windows

Floors Walls and Ceilings
Satisfactory, Freshly Painted
Window Types
Dual Pane, Sliders, Single-hung, Picture
Hollow Core, Satisfactory
Bedroom Egress
Smoke/CO Detectors

Smoke & Carbon Monoxide detectors should be installed (if not already present) on each floor, including habitable attics and basements.  Modern standards require that smoke detectors be installed inside and outside of all sleeping areas.  They should be hard wired, interconnected, and have battery backups so that they all sound at the same time.  We recommend upgrading to this level of safety and protection (if not already present).  consult the manufacturer's literature for proper mounting procedures/locations.  For more information, WAC 51-51-0314 & -0315

Be sure to test your Smoke/CO detectors upon moving in and monthly thereafter.

7.1.1 - Exterior Doors, Windows

Basement Egressable Window

Basement egressable window well appeared to be deeper than 44 inches. A permanently affixed ladder is recommended when higher than 44 inches. Recommend repairs and painting the trim by a qualified professional.

Contractor Qualified Professional

8 - Heating/Cooling

Heating Equipment Brand
Forced Air
Digital, Programmable
Primary Energy Source
Natural Gas
Fireplace Type
Gas, Metal Insert, Built-in Blower
Age of Heating Unit
1 Years old
Heating Equipment: Furnace

The furnace appeared to be satisfactory and functioning properly at the time of inspection. Recommend servicing annually and changing the filter every 3-6 months. Filter was located in the hallway ceiling.

Fireplace: Fireplace
Living Room

The metal gas fireplace insert appeared to be operating properly at the time of inspection.

Cooling Equipment: Evaporator Coils

The evaporator coils are enclosed within the central heating and air conditioning system. This inspection does not entail dismantling the system for inspection. Evaporator coils not visible, not inspected. Any future condensing unit was not installed at the time of inspection. 

9 - Plumbing

Water Source
Public Municipal
Water Supply Piping Material
Cross-Linked Polyethylene (PEX)
Sump Pumps
None Apparent
Fuel Line Material
Black Iron, Satisfactory
Water Heater Type/Source
50 gallons
Temerature/Pressure Relief Valve
Installed, Proper Extension
Drain, Waste and Vent Materials
Acrylonitrile-Butadiene-Styrene (ABS)
Main Gas Shut-off Location
Gas Meter
Water Heater Manufacturer
AO Smith
Main Water Supply Shutoff Location
Water Temperatures
Satisfactory, Water temperatures were at or below 120 degrees Fahrenheit

The water heater was set to Vacation temperatures. Refer to operators manual for proper temperature setting. Most water heater manufactures recommend setting your water heater temperature at 120 degrees to help prevent scalding and to save energy. Scalding is a real concern if you have small children or elderly in your home. You may be surprised to know that while the EPA recommends setting your water heater at 120 degrees, OSHA recommends setting your water heater thermostat at 140 degrees under certain circumstances. Higher temperatures help rid your water of bacteria. More information and video found here.

Water Heater Age
2 Years old

Recommend flushing & servicing your water heater tank annually for optimal performance. 

Here is a nice maintenance guide from Lowe's to help. 

Seismic Strapping

We recommend the installation of seismic strapping for safety and comfort (if not already installed). Water heaters should be anchored or strapped to resist horizontal displacement due to excessive movement. Strappings shall be at points within the upper one-third and lower one-third of its vertical dimensions. At the lower point, a distance of not less than four inches shall be maintained from the controls to the strapping. For more information, WAC 51-56-0500..

Wells, Septic and Sewer Lines

Wells, septic systems, sewer lines, water treatment equipment and determining the exact flow rate, volume, pressure, temperature or adequacy of the water supply are not part of this inspection and are expressly excluded from this report. If the home you are purchasing is more than 25 years old we recommend a licensed third party perform a sewer scope inspection. More information about Septic Systems can be found here.

If your home is supplied by a shared/private well we recommend you have it tested and inspected before closing. The WA Department of Health recommends private well owners test their drinking water every year for coliform bacteria and nitrate. More information on Wells can be found here.

Water Supply, Distribution Systems & Fixtures: Supply Piping

Due to the construction type of the building, little of the supply piping was visible for inspection. Where visible the piping was free from defects unless otherwise noted in this report.

10 - Electrical

Service Capacity
200 AMP, Satisfactory
Service Grounding Conductor
Service appears to be grounded
Sub Panel Location
None Apparent
AFCI Breakers
Yes, Combination Type
Branch Wire 15 and 20 AMP
Main Panel Location
Not Included

General home inspections do not include low voltage systems such as: telephone wiring, internet, intercoms, alarm systems, cable TV wiring, door bells, surround sound systems, etc.

Electrical Main & Sub Panels: Main Electrical Service

The main electrical service panel to the home appeared to be adequate and in satisfactory condition at the time of inspection.

11 - Basement/Crawlspace Foundation & Structure

Foundation Material
Poured Concrete, Seismic bolts appeared satisfactory
Foundation Moisture
Old Staining, There were some indications of moisture
Basement/Crawlspace Floor
Gravel, Dirt
Basement/Crawlspace Insulation
Fiberglass Batts, Between the floor joists
OSB, Not Visible
Sump Pump, Waste Ejector Pump, Drains
None Apparent
Crawlspace Access
Inspected from inside the crawlspace, Interior Hatch/Door
Full Crawlspace
Foundation: No Moisture Observed

No active leaks were observed in the foundation during the course of the inspection. Although, no active moisture intrusion was found, it is advised that you consider any basement/crawlspace as wet until experience proves otherwise.

Structural Components: Structural Elements - Satisfactory

The home was built on a basement poured concrete foundation. Inspection of the home's structural elements (girders, columns, joists, subfloor, beams) was limited but, where visible, showed no apparent structural damage other than normal settling of the structure over time.

Joists: Floor Joists

Some of the floor joists were not visible due to installed insulation.

Sub-Floor: Not Inspected - Insulation

The sub floor was not visible due to insulation. Not inspected 

11.2.1 - Foundation

Foundation Wall Vents

One or more wall vents has allowed for moisture intrusion. Recommend removing excessive snow from these vents during the winter months.

Mag glass Monitor

12 - Attic, Insulation & Ventilation

Attic Access Location
Attic Access
Scuttlehole/Hatch, Inspected from inside the attic
Attic Insulation
Loose-fill, Fiberglass, In between ceiling joists
Attic Vapor Barrier
Not Visible
Exhaust Systems
Vented to the exterior
Roof Sheathing
Oriented Strand Board (OSB)
Structural Components
Wood, Trusses
Ventilation appears adequate
Attic Electrical
No apparent defects
Attic Insulation: Attic Insulation

Attic insulation appeared to be adequate. Recommend monitoring for compressed conditions in the future.

Attic Structure: Attic Structure

The attic structure over the main home and garage appeared to be in satisfactory condition.

Radon Mitigation: Radon Mitigation Partially Installed

A radon mitigation system was observed at the time of inspection. It appeared to be partially installed and was not finished.

Radon Mitigation: Testing in Progress

Radon testing was started during this inspection. Testing for real estate transactions typically last from 48-96 hours.The Northwest areas of America are know to have elevated levels of radon. We and the EPA recommend having your home tested every couple of years and action should be taken if levels are found to be in excess of 3.9 pCi/L of air.

Attic Electrical: Electrical Wiring

Some electrical wiring installed in the attic space was not visible due to the type of insulation installed.

12.7.1 - Radon Mitigation

Improper Installation

The radon mitigation system appeared to be partially installed (ruffed-in) as seen from the crawlspace. The piping for radon should be under a sealed vapor barrier and the gases should be directed/exhausted above the roof. Recommend testing for elevated radon levels above 3.9 pCi/L of air. If found to be elevated then evaluation and repairs as needed by a licensed/certified radon mitigation contractor may be warranted.

Mold Environmental Contractor

13 - Thermography

Air Infiltration
Moisture Issues
None Apparent

Temperatures depicted in thermal images are apparent to the level of emissivity radiated back by different materials. Images show differences in surface temperatures of solid objects. Infrared cameras can not see through walls. For use in temperature measurement the brightest (warmest) parts of the image are customarily colored white, intermediate temperatures reds and yellows, and the dimmest (coolest) parts black.

Air Infiltration Scan: Air Infiltration Satisfactory

Air infiltration of the home was minimal.

Heating System Scan: Heating & Cooling

The thermal scan of the registers and ducting indicate the ducting system was in satisfactory condition.

Moisture Scan: No Moisture Found

No moisture was found during the thermal scan of the exterior walls/ceilings at the time of inspection.