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1234 Main St.
Tonawanda, NY 14150
06/16/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
117
Items Inspected
10
Recommended repair
6
Potential safety hazard

SCOPE OF THE INSPECTION:
Guardsman Inspections will perform all inspections in compliance with the New York State Standards of Practice. As such, we inspect the readily accessible, visually observable, installed systems and components of a home as designated in the New York State Standards of Practice. When systems or components designated in the New York State Standards of Practice 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. If the cause for the deficiency is not readily apparent, the suspected cause or reason why the system or component is at or near end of expected service life is reported, and recommendations for correction or monitoring are made as appropriate.


USE OF PHOTOS:
Your report includes many photographs. Some pictures are informational and of a general view, to help you understand where the inspector has been, what was looked at and the condition of the item or area at the time of the inspection. Some of the pictures may be of problem areas, these are to help you better understand what is documented in this report and to help you see areas or items that you normally would not see. Not all problem areas or conditions will be supported with photos. It is our goal to protect the privacy of others while conducting a thorough inspection. Photographs that may breach the privacy of other parties will be locally stored but not transmitted through digital means.


KEY DEFINITIONS:
The following definitions of comment descriptions represent this inspection report. Any recommendations by the inspector suggest a second opinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair or replacement of item, component or unit should be considered before you purchase the property.

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

SATISFACTORY (Sat.) - Indicates the component is functionally consistent with its original purpose but may show signs of normal wear and tear and deterioration.

MARGINAL (Marg.) - Indicates the component may require repair or replacement anytime within five years.

POOR - Indicates the component may require repair or replacement now or in the very near future.

MAJOR CONCERNS - A system or component that is considered significantly deficient, inoperable or is unsafe.

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 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.
This categorization is the opinion of the inspector and is based on what was observed at the time of inspection. It is not intended to imply that items documented in any one category are not in need of correction. Maintenance items or latent defects left unrepaired can soon become significant defects. It should be considered very likely there will be other issues you personally may consider deficient, and you should add these as desired. There may also be defects that you feel belong in a different category, and again, you should feel free to consider the importance you believe they hold and act accordingly.
Please review the report in its entirety. It is 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.


1 - Inspection Details

In Attendance
Client, Client's Agent, Home Owner
Occupancy
Furnished, Occupied
Style
Multi-level
Type of Building
Detached, Single Family
Temperature (approximate)
66 Fahrenheit (F)
Direction House is Facing
South West
Weather Conditions
Cloudy

2 - Grounds

Sat Mar P NO DCI
2.1 Walkways, Patios & Driveways X
2.2 Decks, Balconies, Porches & Steps X
2.3 Vegetation, Grading, Drainage & Retaining Walls X
Walkways, Patios & Driveways: Walkway Material
Pavers
Walkways, Patios & Driveways: Driveway Material
Asphalt
Walkways, Patios & Driveways: Patio Material
Pavers
Decks, Balconies, Porches & Steps: Appurtenance
Steps, Deck
Decks, Balconies, Porches & Steps: Material
Stone, Pressure Treated Wood, Composite Wood
Vegetation, Grading, Drainage & Retaining Walls: Grounds Status
Grounds
Visible, Dry

Seasonally there may be conditions that limit a full visible inspection of this area. While these conditions may limit our capability we will include photographs to document the condition at time of inspection. Should a defect be observed once the conditions change, the photographs will help prove a concealed defect was not fully disclosed.

Section 197-5.4        Site Conditions:
(a)   Home inspectors shall observe and report the following site conditions:
1.   The building perimeter for land grade and water drainage directly adjacent to the foundation;
2.   Trees and vegetation that adversely affect the residential building;
3.   Walkways, steps, driveways, patios and retaining walls.
(b)   Home inspectors are not required to observe and report on the following site conditions:
1.   Fences and privacy walls;
2.   The health and condition of trees, shrubs and other vegetation.

  • Sat = Satisfactory
  • Mar = Marginal
  • P = Poor
  • NO = Not Operational
  • DCI = Deferred Cost Item
Credit
Comment
2.2.1 - Decks, Balconies, Porches & Steps

Improper Handrail
Deck area

Handrail is improper per current safety standards, handrails are required to meet graspability dimensions. Recommend licensed contractor to repair to current safety standards.

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

Deck - Loose Boards
Pool area

One or more deck boards were observed to be loose. Loose deck boards may present a possible trip hazard. Recommend they be refastened to prevent possible injuries.

Here is a helpful article for minor DIY deck repair. 

House front 1 Deck Contractor
Credit
Comment
2.2.3 - Decks, Balconies, Porches & Steps

Deck - Unstable Support
Exterior South West

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.

House front 1 Deck Contractor
Credit
Comment
2.2.4 - Decks, Balconies, Porches & Steps

Deck - Water Sealant Required
Exterior

Deck is showing signs of weathering and/or water damage. Recommend water sealant/weatherproofing be applied.

Here is a helpful article on staining & sealing your deck. 

Wrench DIY

3 - Exterior

Sat Mar P NO DCI
3.1 Siding, Flashing & Trim X
3.2 Exterior Windows X
3.3 Exterior Doors X
3.4 Service Entrance Conductors X
3.5 Exterior lighting and receptacles X
3.6 Eaves, Soffits & Fascia X
3.7 Basement windows X
3.8 Exterior foundation X
3.9 Hose Faucets X
3.10 Vent fan exhaust X
Siding, Flashing & Trim: Siding Material
Log Veneer
Siding, Flashing & Trim: Trim Material
Wood
Siding, Flashing & Trim: Flashing Material
Vinyl
Exterior Windows: Window Type
Double-hung, Double Pane, Shapes, Aluminum/Vinyl Clad
Exterior Doors: Exterior Entry Door
Composite
Exterior Doors: Screen door/Storm door
None
Exterior Doors: Patio door
Sliding door, Aluminum Clad
Service Entrance Conductors: Electrical Service Conductors
Below Ground, Proper clearance
Exterior lighting and receptacles: Exterior light fixtures
Present, Operable
Exterior lighting and receptacles: Exterior Receptacles
Operable, GFCI Protected, Weatherproof cover
Eaves, Soffits & Fascia: Soffit Material
Wood
Eaves, Soffits & Fascia: Fascia Material
Wood
Eaves, Soffits & Fascia: Eaves Material
Wood
Basement windows: Window Type
Glass Block
Exterior foundation: Exterior foundation material
Poured Concrete
Hose Faucets: Hose Faucet Location
Exterior
Vent fan exhaust: Vent Fan Exhaust
Visible, Dryer Vent, Bathroom Vent fan

Section 197-5.6        Exterior:
(a)       Home inspectors shall observe and report on:
1.         All exterior walls and coverings, flashing and trim;
2.         All exterior doors including garage doors and operators;
3.         All attached or adjacent decks, balconies, stoops, steps, porches and railings;
4.         All eaves, soffits and fascias where accessible from the ground level;
5.         All adjacent walkways, patios and driveways on the subject property;
6.         The condition of a representative number of windows.
(b)       Home inspectors are not required to observe and report on the following:
1.         Screening, shutters, awnings and other seasonal accessories;
2.         Fences;
3.         Geological and/or soil conditions;
4.         Recreational facilities;
5.         Out-buildings other than garages and carports;
6.         Tennis courts, jetted tubs, hot tubs, swimming pools, saunas and similar structures that would require specialized knowledge or test equipment;
7.         Erosion control and earth stabilization measures;
8.         The operation of security locks, devices or systems;
9.         The presence of safety-type glass or the integrity of thermal window seals or damaged glass.

  • Sat = Satisfactory
  • Mar = Marginal
  • P = Poor
  • NO = Not Operational
  • DCI = Deferred Cost Item
Credit
Comment
3.1.1 - Siding, Flashing & Trim

Checking
Exterior

Wood veneer shows typical amount of checking. Recommend sealing wood surface as needed to prevent damage.

Contractor Qualified Professional
Credit
Comment
3.6.1 - Eaves, Soffits & Fascia

Pest Damage
Exterior

Evidence of carpenter bee damage observed on areas of wood siding, facia and rake boards recommend licensed pest control professional to evaluate and repair as needed.

Pest control Pest Control Pro

4 - Roof

Sat Mar P NO DCI
4.1 Coverings X
4.2 Roof Drainage Systems X
4.3 Flashings X
4.4 Skylights, Chimneys & Other Roof Penetrations X
Inspection Method
Ground
Roof Pitch
Steep Slope
Roof Type/Style
Gable
Coverings: Material Approximate Age
10-15 years
Coverings: Material Type
Architectural Asphalt
Coverings: Layers of Material
1
Coverings: Valley Type
Cut
Roof Drainage Systems: Gutter Material
Aluminum
Flashings: Material
Aluminum
Skylights, Chimneys & Other Roof Penetrations: Skylight Type
None
Skylights, Chimneys & Other Roof Penetrations: Chimney Location
Middle of Roof
Skylights, Chimneys & Other Roof Penetrations: Chimney Type
B-Vent Flue pipe

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.

  • Sat = Satisfactory
  • Mar = Marginal
  • P = Poor
  • NO = Not Operational
  • DCI = Deferred Cost Item
Credit
Comment
4.1.1 - Coverings

Moss

Recommend cleaning moss buildup from roof material to prevent premature failure of materials 

Roof Roofing Professional

5 - Garage

Sat Mar P NO DCI
5.1 Floor X
5.2 Walls & Firewalls X
5.3 Garage Electrical X
5.4 Occupant Door (From garage to inside of home) X
5.5 Ceiling X
5.6 Garage Overhead Door X
5.7 Garage Door Opener X
5.8 Manual door X
Garage Type
Attached, 2-Car
Floor: Floor Material
Concrete
Walls & Firewalls: Wall Material
Framed
Garage Electrical: Electrical components present
Yes, Functional
Garage Electrical: GFCI Protected receptacles
Yes
Garage Electrical: Handyman/Extension cord wiring
No
Garage Electrical: Receptacles Open Ground/Reverse Polarity
No
Garage Overhead Door: Material
Metal, Insulated
Garage Overhead Door: Type
Roll-Up
Garage Door Opener: Overhead door opener
Present, Operable
Manual door: Man door
Not Present
Stored items

Garage was filled with stored household items interior portions of garage are not fully visible recommend a reevaluation once items have been removed

  • Sat = Satisfactory
  • Mar = Marginal
  • P = Poor
  • NO = Not Operational
  • DCI = Deferred Cost Item

6 - Out Building

Sat Mar P NO DCI
6.1 Garage Roof Coverings X
6.2 Roof Drainage Systems X
6.3 Siding, Trim, Fascia, Soffit, Eaves X
6.4 Exterior Windows X
6.5 Floor X
6.6 Walls & Firewalls X
6.7 Garage Electrical X
6.8 Ceiling X
6.9 Garage Overhead Door X
6.10 Garage Door Opener X
6.11 Manual door X
Garage Type
Detached, Pole Barn
Inspection Method
Ground
Roof Pitch
Medium Slope
Roof Type/Style
Gable
Garage Roof Coverings: Material Approximate Age
5-10 years
Garage Roof Coverings: Material Type
Metal
Garage Roof Coverings: Layers of Material
1
Roof Drainage Systems: Gutter Material
Aluminum
Siding, Trim, Fascia, Soffit, Eaves: Siding Material
Metal
Siding, Trim, Fascia, Soffit, Eaves: Trim Material
Metal
Siding, Trim, Fascia, Soffit, Eaves: Eaves Material
Metal
Siding, Trim, Fascia, Soffit, Eaves: Fascia Material
Metal
Siding, Trim, Fascia, Soffit, Eaves: Soffit Material
Metal
Exterior Windows: Window Type
Vinyl, Double Pane
Floor: Floor Material
Concrete
Walls & Firewalls: Wall Material
Framed
Garage Electrical: Electrical components present
Yes, Functional
Garage Electrical: GFCI Protected receptacles
Yes
Garage Electrical: Handyman/Extension cord wiring
No
Garage Electrical: Receptacles Open Ground/Reverse Polarity
No
Garage Overhead Door: Material
Metal, Insulated
Garage Overhead Door: Type
Roll-Up
Garage Door Opener: Overhead door opener
Not Present
Manual door: Man door
Present
Stored items

Garage was filled with stored household items interior portions of garage are not fully visible recommend a reevaluation once items have been removed

  • Sat = Satisfactory
  • Mar = Marginal
  • P = Poor
  • NO = Not Operational
  • DCI = Deferred Cost Item

7 - Kitchen

Sat Mar P NO DCI
7.1 Windows X
7.2 Floors X
7.3 Walls and Ceilings X
7.4 Heating/Cooling Source X
7.5 Plumbing Components X
7.6 Countertops & Cabinets X
7.7 Electrical Components X
7.8 Refrigerator X
7.9 Range/Oven/Cooktop X
7.10 Garbage Disposal X
7.11 Dishwasher X
7.12 Built-in Microwave X
Windows: Window Type
Casement, Thermal
Windows: Window Material
Wood
Floors: Floor Coverings
Tile
Walls and Ceilings: Wall Material
Wood, Drywall
Walls and Ceilings: Ceiling Material
Wood
Heating/Cooling Source: Heating/Cooling Source
Present
Countertops & Cabinets: Countertop Material
Granite
Countertops & Cabinets: Cabinetry
Wood
Electrical Components: GFCI/AFCI Protected Receptacles
Present, Tripped when tested
Refrigerator: Operational
Yes
Refrigerator: Brand
Amana
Range/Oven/Cooktop: Operational
Yes
Range/Oven/Cooktop: Range/Oven Energy Source
Gas
Range/Oven/Cooktop: Range/Oven Brand
Frigidaire
Range/Oven/Cooktop: Exhaust Hood Type
Re-circulate
Garbage Disposal: Operational
Not Present
Dishwasher: Operational
Yes
Dishwasher: Brand
Maytag
Built-in Microwave: Operational
Yes
Appliances
Kitchen
Present

Appliances are inspected for function only, Quality or extent of operation is not within the scope of the Standards of Practice. No guarantee or warranty is offered or implied.

  • Sat = Satisfactory
  • Mar = Marginal
  • P = Poor
  • NO = Not Operational
  • DCI = Deferred Cost Item

8 - Common Rooms

Sat Mar P NO DCI
8.1 Doors X
8.2 Windows X
8.3 Floors X
8.4 Walls and Ceilings X
8.5 Heating/Cooling Source X
8.6 Electrical components X
Common Room Types
Living Room, Kitchenette, Family Room, Den/Office
Living Room Location
2nd Floor Loft
Dining Room Location
Kitchen Area
Family Room Location
1st Floor South West
Den/Office Location
1st Floor
Doors: Door Type/Material
Solid core
Windows: Window Type
Awning, Double-hung, Thermal, Picture window
Windows: Window Material
Wood
Floors: Floor Coverings
Hardwood
Walls and Ceilings: Wall Material
Drywall, Wood
Walls and Ceilings: Ceiling Material
Drywall, Texture Coat
Heating/Cooling Source: Heating/Cooling Source
Present
Electrical components: Ceiling Fan
Operational
Electrical components: Receptacles
Yes, Operational
Electrical components: Switches
Yes, Operational

Section 197-5.12      Interior
(a).      Home inspectors shall:
1.         Observe and report on the material and general condition of walls, ceilings and floors;
2.         Observe and report on steps, stairways and railings;
3.         Observe, operate and report on garage doors, garage door safety devices and garage door operators;
4.         Where visible and readily accessible, observe and report on the bath and/or kitchen vent fan ducting to determine if it exhausts to the exterior of the residential building;
5.         Observe, operate and report on a representative number of primary windows and interior doors;
6.         Observe and report on visible signs of water penetration.
(b).      Home inspectors are not required to:
1.         Ignite fires in a fireplace or stove to determine the adequacy of draft, perform a chimney smoke test or observe any solid fuel device in use;
2.         Evaluate the installation or adequacy of inserts, wood burning stoves or other modifications to a fireplace, stove or chimney;
3.         Determine clearance to combustibles in concealed areas;
4.         Observe and report on paint, wallpaper or other finish treatments;
5.         Observe and report on window treatments;
6.         Observe and report on central vacuum systems;
7.         Observe and report on household appliances;
8.         Observe and report on recreational facilities;
9.         Observe and report on lifts, elevators, dumbwaiters or similar devices.

  • Sat = Satisfactory
  • Mar = Marginal
  • P = Poor
  • NO = Not Operational
  • DCI = Deferred Cost Item
Credit
Comment
8.4.1 - Walls and Ceilings

Typical Cracks Observed

Typical cracks in drywall/plaster were observed. These cracks may develop due to normal aging of a home, minor settling, as well as moisture/temperature changes. Recommend repair as needed. No evidence of structural defect observed at time of inspection.

Putty knife Drywall Contractor

9 - Fireplaces

Sat Mar P NO DCI
9.1 Fireplace X
Fireplace: Fireplace Location
1st Floor
Fireplace: Type of Fireplace
Gas
Fireplace: Hearth Extension Area
Proper
Fireplace: Damper
Operational
Fireplace: Fireplace Doors
Present, Functional
Fireplace: Level II Chimney Inspection
I

NFPA 211 15.4.1 9(3) States the requirement for a level II chimney inspection shall be performed for sale or transfer of the property. A level II chimney inspection will incorporate the use of a video camera system to inspect the chimney components. Potential defects may be concealed without the use of a level II chimney inspection. It is our recommendation that any wood burning fireplace be inspected by a Licensed Level II chimney inspection contractor. Click link below for more information regarding this topic.

NFPA 211 codes and standards

Section 197-5.14      Fireplaces
(a).      Home inspectors shall:
1.         Observe and report on visible and accessible system components;
2.         Observe and report on visible and accessible chimneys and vents;
3.         Observe and report on chimney caps;
4.         Observe and report on fireplaces and solid fuel burning appliances;
5.         Observe and report on chimneys;
6.         Observe, operate and report on accessible fireplace dampers.
(b).      Home inspectors are not required to:
1.         Observe and report on the interiors of flues or chimneys;
2.         Observe and report on fire screens and doors;
3.         Observe and report on automatic fuel feed devices;
4.         Observe and report on mantles and fireplace surrounds;
5.         Observe and report on combustion make-up air devices;
6.         Observe and report on heat distribution assists;
7.         Ignite or extinguish fires;
8.         Determine draft characteristics;
9.         Move fireplace inserts and stoves or firebox contents.

  • Sat = Satisfactory
  • Mar = Marginal
  • P = Poor
  • NO = Not Operational
  • DCI = Deferred Cost Item

10 - Miscellaneous Interior Areas

Sat Mar P NO DCI
10.1 Hall/Closet Doors X
10.2 Floors X
10.3 Walls and Ceilings X
10.4 Steps, Stairways & Railings X
10.5 Smoke and CO Detectors X
Hall/Closet Doors: Door Type/Material
Solid core, Bi-Fold
Floors: Floor Coverings
Hardwood
Walls and Ceilings: Wall Material
Drywall, Wood
Walls and Ceilings: Ceiling Material
Drywall, Texture Coat
Smoke and CO Detectors: Smoke detector locations (at time of inspection)
Bedroom, Basement, 1st Floor, Second Floor

Smoke Detectors are required to be installed in the following locations per current safety standards:

  • 1 Per Bedroom
  • 1 Per level of home
  • Must be sealed Battery type (1JAN2017)

CO Detectors are required to be installed in the following locations per current safety standards:

  • 1 Within 15' of sleeping areas
  • 1 Per level of home
  • Must be sealed Battery type (1JAN2017)

Section 197-5.12      Interior
(a).      Home inspectors shall:
1.         Observe and report on the material and general condition of walls, ceilings and floors;
2.         Observe and report on steps, stairways and railings;
3.         Observe, operate and report on garage doors, garage door safety devices and garage door operators;
4.         Where visible and readily accessible, observe and report on the bath and/or kitchen vent fan ducting to determine if it exhausts to the exterior of the residential building;
5.         Observe, operate and report on a representative number of primary windows and interior doors;
6.         Observe and report on visible signs of water penetration.
(b).      Home inspectors are not required to:
1.         Ignite fires in a fireplace or stove to determine the adequacy of draft, perform a chimney smoke test or observe any solid fuel device in use;
2.         Evaluate the installation or adequacy of inserts, wood burning stoves or other modifications to a fireplace, stove or chimney;
3.         Determine clearance to combustibles in concealed areas;
4.         Observe and report on paint, wallpaper or other finish treatments;
5.         Observe and report on window treatments;
6.         Observe and report on central vacuum systems;
7.         Observe and report on household appliances;
8.         Observe and report on recreational facilities;
9.         Observe and report on lifts, elevators, dumbwaiters or similar devices.

  • Sat = Satisfactory
  • Mar = Marginal
  • P = Poor
  • NO = Not Operational
  • DCI = Deferred Cost Item
Credit
Comment
10.3.1 - Walls and Ceilings

Typical Cracks Observed

Typical cracks in drywall/plaster were observed. These cracks may develop due to normal aging of a home, minor settling, as well as moisture/temperature changes. Recommend repair as needed. No evidence of structural defect observed at time of inspection.

Putty knife Drywall Contractor

11 - 1/2 Bathrooms

Sat Mar P NO DCI
11.1 General X
11.2 Doors X
11.3 Windows X
11.4 Floors X
11.5 Walls and Ceilings X
11.6 Heating/Cooling Source X
11.7 Electrical Components X
11.8 Fixtures Installed X
11.9 Ventilation X
General: Bathroom Type
1/2 Bathroom
Doors: Door Type/Material
Solid core
Windows: Window Type
Double-hung, Thermal
Windows: Window Material
Wood
Floors: Floor Coverings
Tile
Walls and Ceilings: Wall Material
Drywall, Wood
Walls and Ceilings: Ceiling Material
Wood
Heating/Cooling Source: Heating/Cooling Source
Not Present
Electrical Components: GFCI/AFCI Protected Receptacles
Present, Tripped when tested
Fixtures Installed: Sink Status
Functional Flow, Functional Drainage
Fixtures Installed: Toilet Status
Operational
Ventilation: Bathroom Ventilation
No Vent Fan

Section 197-5.8        Plumbing System

(a)       Home inspectors shall observe and report on the following visibly and readily accessible components, systems and conditions:
1.         Interior water supply and distribution systems including fixtures and faucets;
2.         Drain, waste and vent systems;
3.         Water heating equipment and vents and pipes;
4.         Fuel storage and fuel distribution systems and components;
5.         Drainage sumps, sump pumps, ejector pumps and related piping;
6.         Active leaks.

(b)       In inspecting plumbing systems and components, home inspectors shall operate all readily accessible:
1.         Fixtures and faucets;
2.         Domestic hot water systems;
3.         Drain pumps and waste ejectors pumps;
4.         The water supply at random locations for functional flow;
5.         Waste lines from random sinks, tubs and showers for functional drainage;

(c)        Home inspectors are not required to:
1.         Operate any main, branch or fixture valve, except faucets, or to determine water  temperature;
2.         Observe and report on any system that is shut down or secured;
3.         Observe and report on any plumbing component that is not readily accessible;
4.         Observe and report on any exterior plumbing component or system or any underground drainage system;
5.         Observe and report on fire sprinkler systems;
6.         Evaluate the potability of any water supply;
7.         Observe and report on water conditioning equipment including softener and filter systems;
8.         Operate freestanding or built in appliances;
9.         Observe and report on private water supply systems;
10.       Test shower pans, tub and shower surrounds or enclosures for leakage;
11.       Observe and report on gas supply system for materials, installation or leakage;
12.       Evaluate the condition and operation of water wells and related pressure tanks and pumps; the quality or quantity of water from on-site water supplies or the condition and operation of on-site sewage disposal systems such as cesspools, septic tanks, drain fields, related underground piping, conduit, cisterns and equipment;
13.       Observe, operate and report on fixtures and faucets if the flow end of the faucet is connected to an appliance;
14.       Record the location of any visible fuel tank on the inspected property that is not within or directly adjacent to the structure;
15.       Observe and report on any spas, saunas, hot-tubs or jetted tubs;
16.       Observe and report on any solar water heating systems. 

(d).      Home inspections shall describe the water supply, drain, waste and vent piping materials; the water heating equipment including capacity, and the energy source and the location of the main water and main fuel shut-off valves.  In preparing a report, home inspectors shall state whether the water supply and waste disposal systems are a public, private or unknown.

  • Sat = Satisfactory
  • Mar = Marginal
  • P = Poor
  • NO = Not Operational
  • DCI = Deferred Cost Item
Credit
Comment
11.9.1 - Ventilation

Ventilation fan not present

A ventilation fan is not currently installed in bathroom area. Installation of a proper vent fan is recommended to better control moisture and prevent possible moisture damage.

Contractor Qualified Professional

12 - Bathrooms

Sat Mar P NO DCI
12.1 Doors X
12.2 Windows X
12.3 Floors X
12.4 Walls and Ceilings X
12.5 Heating/Cooling Source X
12.6 Electrical Components X
12.7 Fixtures Installed X
12.8 Ventilation X
Bathroom Type
1st Floor, 2nd Floor
Full Bathroom, Master Bathroom, Jr Suite
Doors: Door Type/Material
Solid core
Windows: Window Type
Double-hung, Thermal
Windows: Window Material
Wood
Floors: Floor Coverings
Tile, Linoleum
Walls and Ceilings: Wall Material
Drywall, Tile, Wood
Walls and Ceilings: Ceiling Material
Drywall, Texture Coat, Wood
Heating/Cooling Source: Heating/Cooling Source
Present
Electrical Components: GFCI/AFCI Protected Receptacles
Present, Tripped when tested
Fixtures Installed: Bath Tub Status
Functional Flow, Functional Drainage, Jetted Tub
Fixtures Installed: Shower Status
Functional Flow, Functional Drainage
Fixtures Installed: Sink Status
Functional Flow, Functional Drainage
Fixtures Installed: Toilet Status
Operational
Ventilation: Bathroom Ventilation
No vent fan, Ventilation fan, Operational

Section 197-5.8        Plumbing System

(a)       Home inspectors shall observe and report on the following visibly and readily accessible components, systems and conditions:
1.         Interior water supply and distribution systems including fixtures and faucets;
2.         Drain, waste and vent systems;
3.         Water heating equipment and vents and pipes;
4.         Fuel storage and fuel distribution systems and components;
5.         Drainage sumps, sump pumps, ejector pumps and related piping;
6.         Active leaks.

(b)       In inspecting plumbing systems and components, home inspectors shall operate all readily accessible:
1.         Fixtures and faucets;
2.         Domestic hot water systems;
3.         Drain pumps and waste ejectors pumps;
4.         The water supply at random locations for functional flow;
5.         Waste lines from random sinks, tubs and showers for functional drainage;

(c)        Home inspectors are not required to:
1.         Operate any main, branch or fixture valve, except faucets, or to determine water  temperature;
2.         Observe and report on any system that is shut down or secured;
3.         Observe and report on any plumbing component that is not readily accessible;
4.         Observe and report on any exterior plumbing component or system or any underground drainage system;
5.         Observe and report on fire sprinkler systems;
6.         Evaluate the potability of any water supply;
7.         Observe and report on water conditioning equipment including softener and filter systems;
8.         Operate freestanding or built in appliances;
9.         Observe and report on private water supply systems;
10.       Test shower pans, tub and shower surrounds or enclosures for leakage;
11.       Observe and report on gas supply system for materials, installation or leakage;
12.       Evaluate the condition and operation of water wells and related pressure tanks and pumps; the quality or quantity of water from on-site water supplies or the condition and operation of on-site sewage disposal systems such as cesspools, septic tanks, drain fields, related underground piping, conduit, cisterns and equipment;
13.       Observe, operate and report on fixtures and faucets if the flow end of the faucet is connected to an appliance;
14.       Record the location of any visible fuel tank on the inspected property that is not within or directly adjacent to the structure;
15.       Observe and report on any spas, saunas, hot-tubs or jetted tubs;
16.       Observe and report on any solar water heating systems. 

(d).      Home inspections shall describe the water supply, drain, waste and vent piping materials; the water heating equipment including capacity, and the energy source and the location of the main water and main fuel shut-off valves.  In preparing a report, home inspectors shall state whether the water supply and waste disposal systems are a public, private or unknown.

  • Sat = Satisfactory
  • Mar = Marginal
  • P = Poor
  • NO = Not Operational
  • DCI = Deferred Cost Item
Credit
Comment
12.4.1 - Walls and Ceilings

Typical Cracks Observed

Typical cracks in drywall/plaster were observed. These cracks may develop due to normal aging of a home, minor settling, as well as moisture/temperature changes. Recommend repair as needed. No evidence of structural defect observed at time of inspection.

Putty knife Drywall Contractor

13 - Bedrooms

Sat Mar P NO DCI
13.1 Walls and Ceilings X
13.2 Floors X
13.3 Windows X
13.4 Doors X
13.5 Electrical components X
13.6 Heating/Cooling Source X
13.7 Secondary Egress X
Bedroom Location
1st Floor, 2nd Floor
Smoke Detector
Present
Walls and Ceilings: Wall Material
Drywall, Paneling
Walls and Ceilings: Ceiling Material
Drywall, Texture Coat
Floors: Floor Coverings
Carpet, Hardwood
Windows: Window Type
Double-hung, Thermal
Windows: Window Material
Wood
Doors: Door Type/Material
Solid core
Electrical components: Ceiling Fan
Operational
Electrical components: Receptacles
Yes, Operational
Electrical components: Switches
Yes, Operational
Obstructions of view

Full visibility of this room was not possible due to furniture, stored household items. Recommend checking for damage at final walk through.

Personal Effects

This home is currently occupied a limited number of photographs are taken due to personal effects.

  • Sat = Satisfactory
  • Mar = Marginal
  • P = Poor
  • NO = Not Operational
  • DCI = Deferred Cost Item
Credit
Comment
13.1.1 - Walls and Ceilings

Typical Cracks Observed

Typical cracks in drywall/plaster were observed. These cracks may develop due to normal aging of a home, minor settling, as well as moisture/temperature changes. Recommend repair as needed. No evidence of structural defect observed at time of inspection.

Putty knife Drywall Contractor

14 - Attic, Insulation & Ventilation

Sat Mar P NO DCI
Attic Access Location and Type of Access
None
Inspection Method
No Access

Section 197-5.15   Attics (a).      

Home inspectors shall observe and report on any safe and readily accessible attic space describing: 

  • 1.         The method of observation used; and 
  • 2.         Conditions observed. (b).      

Home inspectors are not required to enter any attic where no walkable floor is present or where entry would, in the opinion of the home inspector, be unsafe.

Section 197-5.13     

 Insulation and Ventilation (a).      Home inspectors shall: 

  • 1.         Observe, describe and report on insulation in accessible, visible unfinished spaces; 
  • 2.         Observe, describe and report on ventilation of accessible attics and foundation areas; 
  • 3.         Observe and report on mechanical ventilation systems in visible accessible areas.

(b).      Home inspectors are not required to:

  • 1.         Disturb insulation; 
  • 2.         Operate mechanical ventilation systems when weather or other conditions are not conducive to safe operation or may damage the equipment. 

  • Sat = Satisfactory
  • Mar = Marginal
  • P = Poor
  • NO = Not Operational
  • DCI = Deferred Cost Item

15 - Laundry Area/Room

Sat Mar P NO DCI
15.1 Laundry Sink X
15.2 Washer/Dryer X
15.3 Electrical Components X
Laundry Area Location
1st Floor 1/2 Bathrooms
Laundry area ventilation
Yes
Laundry Sink: Laundry Sink
Garage
Yes, Functional Flow, Functional Drainage
Washer/Dryer: Dryer Vent location
Floor
Washer/Dryer: Dryer Vent Material
Metal
Electrical Components: GFCI/AFCI Protected Receptacles
Present, Tripped when tested
Washer/Dryer: Dryer Power Source
220 Electric

Washer and Dryer are not operated as part of a standard home inspection. There are too many variables for proper operation as well as length of time a complete cycle takes to operate these appliances.

  • Sat = Satisfactory
  • Mar = Marginal
  • P = Poor
  • NO = Not Operational
  • DCI = Deferred Cost Item

16 - Basement, Foundation, Crawlspace & Structure

Sat Mar P NO DCI
16.1 Steps, Stairways & Railings X
16.2 Foundation X
16.3 Floor Structure X
Basement or Crawlspace
Basement
Access Location
Basement Stairs
Inspection Performed
In Basement
Insulation
Walls
Foundation: Material
Concrete
Floor Structure: Material
Steel I-Beams, Wood Joists, Steel Support Columns
Floor Structure: Sub-floor
OSB
Floor Structure: Basement/Crawlspace Floor
Concrete, Linolium
Foundation: Obstructions of view

Full visibility of the foundation was not possible due to furniture, stored household items or drywall/paneling. Potential defects may be concealed, however none were observed at time of inspection.

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.

  • Sat = Satisfactory
  • Mar = Marginal
  • P = Poor
  • NO = Not Operational
  • DCI = Deferred Cost Item
Credit
Comment
16.1.1 - Steps, Stairways & Railings

Handrail Improper
Basement

Interior staircase handrails do not meet current safety standards. Recommend licensed contractor to repair to current safety standards to prevent possible injuries. 

Hammer Carpentry Contractor

17 - Plumbing

Sat Mar P NO DCI
17.1 Main Water Shut-off Device X
17.2 Drain, Waste, & Vent Systems X
17.3 Water Supply, Distribution Systems & Fixtures X
17.4 Hot Water Systems, Controls, Flues & Vents X
17.5 Fuel Storage & Distribution Systems X
17.6 Sump Pump X
Main Water Shut-off Device: Water Source
Well
Main Water Shut-off Device: Bonding wire present
N/A
Drain, Waste, & Vent Systems: Drain Size
1 1/2", 3"
Drain, Waste, & Vent Systems: Material
PVC
Water Supply, Distribution Systems & Fixtures: Distribution Material
Copper
Water Supply, Distribution Systems & Fixtures: Distribution piping size
1/2", 3/4"
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Indirect
Hot Water Systems, Controls, Flues & Vents: Quantity of Water Heaters
One
Hot Water Systems, Controls, Flues & Vents: Capacity
41 Gallons
Hot Water Systems, Controls, Flues & Vents: Location
Basement
Hot Water Systems, Controls, Flues & Vents: Approximate Age
5-10 Yrs
Hot Water Systems, Controls, Flues & Vents: Exhaust Flue Vent
N/A
Fuel Storage & Distribution Systems: Fuel System Type
Propane
Fuel Storage & Distribution Systems: Fuel Distribution Pipe Material
Black Iron
Sump Pump: Location
Basement
Main Water Shut-off Device: Water Meter/Main Disconnect
Yes

The main water disconnect is the location where all water to the home can be turned off. This is helpful to know the location of in an emergency.

Section 197-5.8        

Plumbing System (a)       

Home inspectors shall observe and report on the following visibly and readily accessible components, systems and conditions: 

  • 1.         Interior water supply and distribution systems including fixtures and faucets; 
  • 2.         Drain, waste and vent systems; 
  • 3.         Water heating equipment and vents and pipes; 
  • 4.         Fuel storage and fuel distribution systems and components; 
  • 5.         Drainage sumps, sump pumps, ejector pumps and related piping; 
  • 6.         Active leaks. 

(b)       In inspecting plumbing systems and components, home inspectors shall operate all readily accessible: 

  • 1.         Fixtures and faucets; 
  • 2.         Domestic hot water systems; 
  • 3.         Drain pumps and waste ejectors pumps; 
  • 4.         The water supply at random locations for functional flow; 
  • 5.         Waste lines from random sinks, tubs and showers for functional drainage; 

(c)        Home inspectors are not required to: 

  • 1.         Operate any main, branch or fixture valve, except faucets, or to determine water  temperature; 
  • 2.         Observe and report on any system that is shut down or secured; 
  • 3.         Observe and report on any plumbing component that is not readily accessible; 
  • 4.         Observe and report on any exterior plumbing component or system or any underground drainage system; 
  • 5.         Observe and report on fire sprinkler systems; 
  • 6.         Evaluate the potability of any water supply; 
  • 7.         Observe and report on water conditioning equipment including softener and filter systems; 
  • 8.         Operate freestanding or built in appliances; 
  • 9.         Observe and report on private water supply systems; 
  • 10.       Test shower pans, tub and shower surrounds or enclosures for leakage; 
  • 11.       Observe and report on gas supply system for materials, installation or leakage; 
  • 12.       Evaluate the condition and operation of water wells and related pressure tanks and pumps; the quality or quantity of water from on-site water supplies or the condition and operation of on-site sewage disposal systems such as cesspools, septic tanks, drain fields, related underground piping, conduit, cisterns and equipment; 
  • 13.       Observe, operate and report on fixtures and faucets if the flow end of the faucet is connected to an appliance; 
  • 14.       Record the location of any visible fuel tank on the inspected property that is not within or directly adjacent to the structure; 
  • 15.       Observe and report on any spas, saunas, hot-tubs or jetted tubs; 
  • 16.       Observe and report on any solar water heating systems. 

 (d).      Home inspections shall describe the water supply, drain, waste and vent piping materials; the water heating equipment including capacity, and the energy source and the location of the main water and main fuel shut-off valves.  In preparing a report, home inspectors shall state whether the water supply and waste disposal systems are a public, private or unknown.

  • Sat = Satisfactory
  • Mar = Marginal
  • P = Poor
  • NO = Not Operational
  • DCI = Deferred Cost Item
Credit
Comment
17.3.1 - Water Supply, Distribution Systems & Fixtures

Corroded Connections
Basement

Evidence of corrosion was observed on some piping connections. Recommend licensed plumber to repair as needed.

Pipes Plumbing Contractor

18 - Heating and Cooling Systems

Sat Mar P NO DCI
18.1 Heating Equipment X
18.2 Operating and Safety Controls X
18.3 Distribution Systems X
18.4 Vents, Flues & Chimneys X
AFU Efficiency Rating
80-82%
Heating Equipment: Brand
Weil-McClain
Heating Equipment: Energy Source
Propane
Heating Equipment: Heat Type
Hydronic Boiler
Operating and Safety Controls: Electrical Disconnect Present
Yes
Operating and Safety Controls: Fuel valve present
Yes
Operating and Safety Controls: Safety controls present
Yes, Operable
Operating and Safety Controls: ThermoStat Controls
Yes, Operable, Digital
Distribution Systems: Hydronic/Steam Heat Delivery System
Copper pipe, Baseboard Fin Tube, In-Floor Hydronic
Vents, Flues & Chimneys: Flue Type
Double Wall B-Vent
Heating Equipment: Approximate Age
20-25 yrs

Section 197-5.10      Heating System
(a).      Home inspectors shall:
1.         Describe the type of fuel, heating equipment and heating distribution system;
2.         Operate the systems using thermostats;
3.         Open readily accessible and operable access panels provided by the manufacturer or installer for routine homeowner maintenance;
4.         Observe and report on the condition of normally operated controls and components of the systems;
5.         Observe and report on visible flue pipes, dampers and related components for functional operation;
6.         Observe and report on the presence of and the condition of a representative number of heat sources in each habitable space of the residential building;
7.         Observe and report on the operation of fixed supplementary heat units;
8.         Observe and report on visible components of vent systems, flues and chimneys;
(b).      Home inspectors are not required to:
1.         Activate or operate the heating systems that do not respond to the thermostats or have been shut down;
2.         Observe, evaluate and report on heat exchangers;
3.         Observe and report on equipment or remove covers or panels that are not readily accessible;
4.         Dismantle any equipment, controls or gauges;
5.         Observe and report on the interior of chimney flues;
6.         Observe and report on heating system accessories, such as humidifiers, air purifiers, motorized dampers and heat reclaimers;
7.         Activate heating, heat pump systems or any other system when ambient temperatures or other circumstances are not conducive to safe operation or may damage the equipment;
8.         Evaluate the type of material contained in insulation and/or wrapping of pipes, ducts, jackets and boilers;
9.         Evaluate the capacity, adequacy or efficiency of a heating or cooling system;
10.       Test or operate gas logs, built-in gas burning appliances, grills, stoves, space heaters or solar heating devices or systems;
11.       Determine clearance to combustibles or adequacy of combustion air;
12.       Test for gas leaks or carbon monoxide;
13.       Observe and report on in-floor and in-ceiling radiant heating systems.

Section 197-5.11      Air Conditioning Systems
(a).      Home inspectors shall:
1.         Observe, describe and report on the type of air conditioning equipment and air conditioning distribution system;
2.         Operate the system using the thermostat;
3.         Open a representative number of readily accessible and operable access panels provided by the manufacturer for routine homeowner maintenance;
4.         Observe and report on the condition of normally operated controls and components of the system.
(b).      Home inspectors are not required to:
1.         Activate or operate air conditioning systems that have been shut down;
2.         Observe and report on gas-fired refrigeration systems, evaporative coolers, or wall or window-mounted air conditioning units;
3.         Check the pressure of the system coolant or determine the presence of leakage;
4.         Evaluate the capacity, efficiency or adequacy of the system;
5.         Operate equipment or systems if exterior temperature is below 65 degrees Fahrenheit or when other circumstances are not conducive to safe operation or may damage equipment;
6.         Remove covers or panels that are not readily accessible or that are not part of routine homeowner maintenance;
7.         Dismantle any equipment, controls or gauges;
8.         Check the electrical current drawn by the unit;
9.         Observe and report on electronic air filters.

  • Sat = Satisfactory
  • Mar = Marginal
  • P = Poor
  • NO = Not Operational
  • DCI = Deferred Cost Item

19 - Electrical

Sat Mar P NO DCI
19.1 Main & Subpanels, Service & Grounding, Main Overcurrent Device X
19.2 Branch Wiring Circuits, Breakers & Fuses X
19.3 Lighting Fixtures, Switches & Receptacles X
19.4 GFCI & AFCI X
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub Electrical Panel
Basement, Out Building
Challenger, Square D
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
200 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Branch Wiring Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP
Copper
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Romex, Conduit
GFCI & AFCI: Observed GFCI/AFCI locations
Exterior, Kitchen, Bathrooms, Basement, Garage
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Electrical Panel
Exterior North
Square D

The main electrical disconnect is the location where all electrical to the home can be turned off. This is helpful to know the location of in an emergency.

Main & Subpanels, Service & Grounding, Main Overcurrent Device: Generac standby generator
Exterior North

A gas powered standby generator is installed. Operation of this equipment is not within the standards of practice. I recommend contacting the generator service company to clean, service and test unit for proper operation.

Section 197-5.9        Electrical System
(a).      Home inspectors shall observe and report upon readily accessible and observable portions of:
1.         Service drop;
2.         Service entrance conductors, cables and raceways;
3.         The main and branch circuit conductors for property over current protection and condition by visual observation after removal of the readily accessible main and sub electric panel covers;
4.         Service grounding;
5.         Interior components of service panels and sub-panels;
6.         A representative number of installed lighting fixtures, switches and receptacles;
7.         A representative number of ground fault circuit interrupters.
(b).      Home inspections shall describe readily accessible and observable portions of:
1.         Amperage and voltage rating of the service;
2.         The location of main dis-connects and sub-panels;
3.         The presence of aluminum branch circuit wiring;
4.         The presence or absence of smoke detectors and carbon monoxide detectors;
5.         The general condition and type of visible branch circuit conductors that may constitute a hazard to the occupant or the residential building by reason of improper use or installation of electrical components.
(c).       Home inspectors are not required to:
1.         Observe and report on remote control devices;
2.         Observe and report on alarm systems and components;
3.         Observe and report on low voltage wiring systems and components such as doorbells and intercoms;
4.         Observe and report on ancillary wiring systems and components which are not a part of the primary electrical power distribution system;
5.         Insert any tool, probe or testing device into the main or sub-panels;
6.         Activate electrical systems or branch circuits which are not energized;
7.         Operate overload protection devices;
8.         Observe and report on low voltage relays, smoke and/or heat detectors, antennas, electrical de-icing tapes, lawn sprinkler wiring, swimming pool wiring or any system controlled by timers;
9.         Move any object, furniture or appliance to gain access to any electrical component;
10.       Test every switch, receptacle and fixture;
11.       Remove switch and outlet cover plates;
12.       Observe and report on electrical equipment not readily accessible;
13.       Dismantle any electrical device or control;
14.       Measure amperage, voltage or impedance;
15.       Observe and report on any solar powered electrical component or
any standby emergency generators or components.  

  • Sat = Satisfactory
  • Mar = Marginal
  • P = Poor
  • NO = Not Operational
  • DCI = Deferred Cost Item
Credit
Comment
19.1.1 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Improper sub-panel
Basement, Out Building

Electrical sub-panels require the "Neutrals to be Isolated and Grounds separated" This is not the case in this sub-panel. Recommend licensed electrician to repair to prevent possible injuries.

Electric Electrical Contractor
Credit
Comment
19.1.2 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Double tapped breaker
Basement

Circuit breakers are double tapped. This manufacturer prohibits this practice, recommend licensed electrician to repair to manufacturers specifications.

Electric Electrical Contractor