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1234 Main St.
Tonawanda NY 14150
12/14/2018 9:00AM

Sample agent
agent

Agent Name

Agency Name
166
Items Inspected
19
Recommended repair
5
Potential safety hazard

This report is produced for the named client only. The inspector has no duty to any other parties. Guardsman Home Inspection

1 - Inspection Details

In Attendance
Client, Home Owner
Occupancy
Furnished, Occupied
Style
Modern, Multi-level
Type of Building
Detached
Temperature (approximate)
90 Fahrenheit (F)
Age of Home
15
Weather Conditions
Cloudy, Hot, Humid

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
Concrete
Walkways, Patios & Driveways: Driveway Material
Concrete
Walkways, Patios & Driveways: Patio Material
Concrete
Decks, Balconies, Porches & Steps: Appurtenance
Deck, Stoop
Decks, Balconies, Porches & Steps: Material
Composite, Wood, Concrete

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
2.1.1 - Walkways, Patios & Driveways

Patio Cracking - Minor

Normal settling & cracking observed. Recommend monitor and/or patch/seal.
Gardening shovel tool shape Concrete Contractor
Credit
Comment
2.2.1 - Decks, Balconies, Porches & Steps

Deck - Loose Boards

One or more deck boards were observed to be loose. Recommend they be refastened.

Here is a helpful article for minor DIY deck repair. 

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

Improper Deck Construction Practices

Deck was observed to have general poor construction. Recommend qualified deck contractor evaluate. These construction practices may have been normal at time of original construction, but do not meet current safety standards.

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

Improper Handrail

Steps to deck handrail does not meet current safety standards recommend licensed contractor to repair to current standards to prevent possible injury

House front 1 Deck Contractor

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 Exterior foundation X
3.8 Hose Faucets X
Siding, Flashing & Trim: Siding Material
Vinyl
Siding, Flashing & Trim: Trim Material
Vinyl, Aluminum
Siding, Flashing & Trim: Flashing Material
Vinyl
Exterior Windows: Window Type
Double-hung, Double Pane, Transome, Stationary, Casement
Exterior Doors: Exterior Entry Door
Steel
Exterior Doors: Screen door/Storm door
Metal
Exterior Doors: Patio door
Vinyl, Fiberglass
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
Aluminum, Vinyl
Eaves, Soffits & Fascia: Fascia Material
Metal
Eaves, Soffits & Fascia: Eaves Material
Metal
Exterior foundation: Exterior foundation material
Poured Concrete
Hose Faucets: Hose Faucet location
Left, Right, Operational, Rear

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

Siding Flashing & Trim status

Siding, flashing and trim were observed to be fair condition at time of inspection. Normal maintenance may be necessary to prevent damage from occurring. 

Mag glass Monitor
Credit
Comment
3.2.1 - Exterior Windows

Failed Seal

Observed condensation between the window panes, which indicates a failed thermo pane seal. Recommend qualified window contractor evaluate & replace.

Window Window Repair and Installation Contractor
Credit
Comment
3.7.1 - Exterior foundation

Typical cracking

Exterior foundation contains typical cracks due to shrinkage and normal freeze thaw cycle. Recommend patching as needed to prevent moisture intrusion.

Foundation Foundation Contractor

4 - Roof

Sat Mar P NO DCI
4.1 Coverings X
4.2 Roof Drainage Systems X
4.3 Flashings X
Inspection Method
Ground
Roof Pitch
Steep Slope
Roof Type/Style
Gable, Hip
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, Rubber

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

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
Garage Overhead Door: Type
Roll-Up
Garage Door Opener: Overhead door opener
Present, Operable
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
Credit
Comment
5.6.1 - Garage Overhead Door

Loud Noises

Loud grinding or squaling observed when opening/closing garage door. This can be due to dirt or debris in the track or lack of lubrication. Recommend cleaning the track and lubricating. 

Here are some troubleshooting tips before calling a garage contractor. 

Garage Garage Door Contractor
Credit
Comment
5.8.1 - Manual door

Man door rust

Garage man door has rust and appears to be corroding from inside out. Recommend replacement.

Door Door Repair and Installation Contractor

6 - Kitchen

Sat Mar P NO DCI
6.1 Doors X
6.2 Windows X
6.3 Floors X
6.4 Walls and Ceilings X
6.5 Heating/Cooling Source X
6.6 Plumbing Components X
6.7 Countertops & Cabinets X
6.8 Electrical Components X
6.9 Refrigerator X
6.10 Range/Oven/Cooktop X
6.11 Garbage Disposal X
6.12 Dishwasher X
6.13 Built-in Microwave X
Doors: Door Type/Material
Hollow core
Windows: Window Type
Casement, Thermal
Windows: Window Material
Vinyl
Floors: Floor Coverings
Tile
Walls and Ceilings: Wall Material
Drywall, Tile
Walls and Ceilings: Ceiling Material
Drywall
Heating/Cooling Source: Heating/Cooling Source
Present
Countertops & Cabinets: Countertop Material
Quartz
Countertops & Cabinets: Cabinetry
Wood
Electrical Components: GFCI/AFCI Protected Receptacles
Present, Tripped when tested
Refrigerator: Brand
Kenmore
Range/Oven/Cooktop: Range/Oven Energy Source
Electric, Gas
Range/Oven/Cooktop: Range/Oven Brand
Whirlpool
Range/Oven/Cooktop: Exhaust Hood Type
Vented
Dishwasher: Brand
Kitchenaid
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
Credit
Comment
6.4.1 - Walls and Ceilings

Moisture Damage

Stains on the walls visible at the time of the inspection appeared to be the result of moisture intrusion. The source of moisture may have been corrected. Recommend further examination by a qualified contractor to provide confirmation.

Contractor Qualified Professional

7 - Common Rooms

Sat Mar P NO DCI
7.1 Doors X
7.2 Windows X
7.3 Floors X
7.4 Walls and Ceilings X
7.5 Heating/Cooling Source X
7.6 Electrical components X
Common Room Types
Living Room, Family Room, Dinning Room, Den/Office, Rec-Room
Living Room Location
1st Floor
Dining Room Location
1st Floor
Family Room Location
1st Floor
Den/Office Location
1st Floor
Rec Room Location
Basement
Doors: Door Type/Material
Glass Panel, Hollow core
Windows: Window Type
Double-hung, Thermal
Windows: Window Material
Vinyl, Wood
Floors: Floor Coverings
Carpet, Hardwood, Tile
Walls and Ceilings: Wall Material
Drywall
Walls and Ceilings: Ceiling Material
Drywall, Drop Ceiling
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
7.4.1 - Walls and Ceilings

Nail Pops

"Nail-pops" are evident in some areas of drywall where ceilings meet walls. This is common as a home ages due to expansion and contraction of building materials. Recommend repair as needed by licensed contractor.

Additional information on nail popping:

Nail Popping Info

Putty knife Drywall Contractor

8 - Fireplaces

Sat Mar P NO DCI
8.1 Fireplace X
Fireplace: Fireplace Locations
Family room
Fireplace: Type of Fireplace
Vented, Gas
Fireplace: Hearth Extension Area
Proper
Fireplace: Damper
N/A
Fireplace: Fireplace Doors
N/A

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

9 - Miscellaneous Interior Areas

Sat Mar P NO DCI
9.1 Hall/Closet Doors X
9.2 Interior Windows X
9.3 Interior Floors X
9.4 Walls and Ceilings X
9.5 Electrical components X
9.6 Steps, Stairways & Railings X
9.7 Smoke and CO Detectors X
Hall/Closet Doors: Door Type/Material
Hollow core
Interior Windows: Window Type
Double-hung, Thermal
Interior Floors: Floor Coverings
Carpet
Walls and Ceilings: Wall Material
Drywall
Walls and Ceilings: Ceiling Material
Drywall
Electrical components: Ceiling Fan
None
Electrical components: Receptacles
Yes, Operational
Electrical components: Switches
Yes, Operational
Smoke and CO Detectors: Smoke detector locations (at time of inspection)
1st Floor, Second Floor, Basement

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
9.4.1 - Walls and Ceilings

Minor Corner Cracks

Minor cracks at the corners of doors and windows in walls. Appeared to be the result of cabinets installed on this wall. Recommend monitoring for change, consult with a licensed contractor if cracks progress further

Contractor Qualified Professional
Credit
Comment
9.7.1 - Smoke and CO Detectors

Smoke/CO detectors are not installed per current safety standards

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)
Contractor Qualified Professional

10 - 1/2 Bathrooms

Sat Mar P NO DCI
10.1 General X
10.2 Doors X
10.3 Windows X
10.4 Floors X
10.5 Walls and Ceilings X
10.6 Heating/Cooling Source X
10.7 Electrical Components X
10.8 Fixtures Installed X
10.9 Ventilation X
General: Bathroom Type
1/2 Bathroom
General: Bathroom location
1st Fl
Doors: Door Type/Material
Hollow core
Windows: Window Type
Double-hung, Thermal
Windows: Window Material
Vinyl
Floors: Floor Coverings
Tile
Walls and Ceilings: Wall Material
Drywall
Walls and Ceilings: Ceiling Material
Drywall
Heating/Cooling Source: Heating/Cooling Source
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
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

11 - Bathrooms

Sat Mar P NO DCI
11.1 Doors X
11.2 Windows X
11.3 Floors X
11.4 Walls and Ceilings X
11.5 Heating/Cooling Source X
11.6 Electrical Components X
11.7 Fixtures Installed X
11.8 Ventilation X
Bathroom Type
Master Bathroom
Bathroom location
2nd Fl, Master
Doors: Door Type/Material
Hollow core
Windows: Window Type
Double-hung, Thermal
Windows: Window Material
Vinyl
Floors: Floor Coverings
Tile
Walls and Ceilings: Wall Material
Drywall, Tile
Walls and Ceilings: Ceiling Material
Drywall
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
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
11.4.1 - 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
Credit
Comment
11.4.2 - Walls and Ceilings

Caulking/Grouting in Shower/Tub area

Tiles installed in Tub/Shower area have gaps or missing Grout/Caulk. Recommend licensed contractor to repair/replace as needed to prevent moisture damage.

Tile Tile Contractor
Credit
Comment
11.4.3 - Walls and Ceilings

Nail Pops

Protruding nail heads visible at the time of the inspection appeared to be the result of contact with moisture. After the source of moisture is located and corrected, protruding nails should be removed, drywall re-fastened and the drywall finished to match the existing wall surfaces. All work should be performed by a qualified drywall or painting contractor.

Putty knife Drywall Contractor
Credit
Comment
11.4.4 - Walls and Ceilings

Stain(s) on Ceiling
Above Jacuzzi Bathtub

There is a stain on ceiling/wall that requires repair and paint.  Source of staining should be determined.

Contractor Qualified Professional

12 - Bathrooms 3

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
Jr Suite
Bathroom location
2nd Fl
Doors: Door Type/Material
Hollow core
Windows: Window Type
Double-hung, Thermal
Windows: Window Material
Vinyl
Floors: Floor Coverings
Tile
Walls and Ceilings: Wall Material
Drywall, Plastic Surround, Tile
Walls and Ceilings: Ceiling Material
Drywall
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
Fixtures Installed: Sink Status
Functional Flow, Functional Drainage
Fixtures Installed: Toilet Status
Operational
Ventilation: Bathroom Ventilation
Ventilation fan, Operational, Noisy

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

13 - Bathrooms 4

Sat Mar P NO DCI
13.1 Doors X
13.2 Floors X
13.3 Walls and Ceilings X
13.4 Heating/Cooling Source X
13.5 Electrical Components X
13.6 Fixtures Installed X
13.7 Ventilation X
Bathroom Type
Jack n Jill
Bathroom location
2nd Fl
Doors: Door Type/Material
Hollow core
Walls and Ceilings: Ceiling Material
Drywall
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
Fixtures Installed: Sink Status
Functional Flow, Functional Drainage
Fixtures Installed: Toilet Status
Operational
Ventilation: Bathroom Ventilation
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
13.5.1 - Electrical Components

Defective 3-Way Switching

Bathroom light three-way switch does not appear to be operating properly recommend licensed electrician to further evaluate and repair for proper operation.

Electric Electrical Contractor

14 - Bathrooms 5

Sat Mar P NO DCI
14.1 Doors X
14.2 Floors X
14.3 Walls and Ceilings X
14.4 Heating/Cooling Source X
14.5 Electrical Components X
14.6 Fixtures Installed X
14.7 Ventilation X
Bathroom Type
Full Bathroom
Bathroom location
Basement
Floors: Floor Coverings
Tile
Walls and Ceilings: Wall Material
Drywall, Plastic Surround
Walls and Ceilings: Ceiling Material
Drywall
Heating/Cooling Source: Heating/Cooling Source
Present
Electrical Components: GFCI/AFCI Protected Receptacles
Present
Fixtures Installed: Shower Status
Functional Flow, Functional Drainage
Fixtures Installed: Sink Status
Functional Flow, Functional Drainage
Fixtures Installed: Toilet Status
Operational
Ventilation: Bathroom Ventilation
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
14.3.1 - Walls and Ceilings

Possible Mold

There are possible signs of fungi growth. It is unknown if this is a safety hazard. Recommend a qualified mold inspector evaluate.

Hardhat Mold Inspector
Credit
Comment
14.5.1 - Electrical Components

GFCI failed to trip

Bathroom GFCI receptacle failed to trip when tested, recommend licensed electrician to evaluate and repair as needed to prevent possible injuries.

Electric Electrical Contractor

15 - Bedrooms

Sat Mar P NO DCI
15.1 Walls and Ceilings X
15.2 Floors X
15.3 Windows X
15.4 Doors X
15.5 Electrical components X
15.6 Heating/Cooling Source X
15.7 Secondary Egress X
Room Location
2nd Floor, NW
Walls and Ceilings: Wall Material
Drywall
Walls and Ceilings: Ceiling Material
Drywall
Floors: Floor Coverings
Carpet
Windows: Window Type
Double-hung, Thermal
Windows: Window Material
Vinyl
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
15.1.1 - 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
Credit
Comment
15.1.2 - Walls and Ceilings

Ghosting

Parallel consistent ghost like staining observed on surface of drywall this is typical evidence of improper installation or movement of air recommend licensed contractor to further evaluate

Contractor Qualified Professional

16 - Bedrooms 2

Sat Mar P NO DCI
16.1 Walls and Ceilings X
16.2 Floors X
16.3 Windows X
16.4 Doors X
16.5 Electrical components X
16.6 Heating/Cooling Source X
16.7 Secondary Egress X
Room Location
2nd Floor, W
Walls and Ceilings: Wall Material
Drywall
Walls and Ceilings: Ceiling Material
Drywall
Floors: Floor Coverings
Carpet
Windows: Window Type
Double-hung, Thermal
Windows: Window Material
Vinyl
Doors: Door Type/Material
Hollow 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

17 - Bedrooms 3

Sat Mar P NO DCI
17.1 Walls and Ceilings X
17.2 Floors X
17.3 Windows X
17.4 Doors X
17.5 Electrical components X
17.6 Heating/Cooling Source X
17.7 Secondary Egress X
Room Location
2nd Floor, E
Walls and Ceilings: Wall Material
Drywall
Walls and Ceilings: Ceiling Material
Drywall
Floors: Floor Coverings
Carpet
Windows: Window Type
Double-hung, Thermal
Windows: Window Material
Vinyl
Doors: Door Type/Material
Hollow 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

18 - Bedrooms 4

Sat Mar P NO DCI
18.1 Walls and Ceilings X
18.2 Floors X
18.3 Windows X
18.4 Doors X
18.5 Electrical components X
18.6 Heating/Cooling Source X
18.7 Secondary Egress X
Room Location
2nd Floor, SW
Walls and Ceilings: Wall Material
Drywall
Walls and Ceilings: Ceiling Material
Drywall
Floors: Floor Coverings
Carpet
Windows: Window Type
Double-hung, Thermal
Windows: Window Material
Vinyl
Doors: Door Type/Material
Hollow 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

19 - Bedrooms 5

Sat Mar P NO DCI
19.1 Walls and Ceilings X
19.2 Floors X
19.3 Windows X
19.4 Doors X
19.5 Electrical components X
19.6 Heating/Cooling Source X
19.7 Secondary Egress X
Room Location
Basement
Walls and Ceilings: Wall Material
Drywall
Walls and Ceilings: Ceiling Material
Ceiling Tiles
Floors: Floor Coverings
Carpet
Windows: Window Type
Double-hung, Thermal
Windows: Window Material
Wood
Doors: Door Type/Material
Hollow core, Slider
Electrical components: Ceiling Fan
None
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

20 - Attic, Insulation & Ventilation

Sat Mar P NO DCI
20.1 Attic Insulation X
20.2 Ventilation X
20.3 Exhaust Systems X
20.4 Structure and Framing X
Attic Access Location and Type of Access
Overhead Hatch, Side-Wall Access
Inspection Method
In Attic
Attic Insulation: R-value
30
Attic Insulation: Insulation Type
Batt, Fiberglass
Ventilation: Ventilation Type
Ridge Vents, Soffit Vents, Roof Box Vents
Exhaust Systems: Exhaust Fans Locations
Bathroom, Kitchen, Utility Room
Structure and Framing: Ceiling Joist/Flooring
Framed Joists, Partial Floor Covering
Structure and Framing: Roof Deck/Sheathing Material
OSB
Structure and Framing: Roof Structure
Wood Frame, Collar Ties, Purlins

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

21 - Laundry Area/Room

Sat Mar P NO DCI
21.1 Laundry Sink X
21.2 Washer/Dryer X
21.3 Electrical Components X
Laundry area ventilation
Yes
Laundry Location
Laundry Closet
Laundry Sink: Laundry Sink
Yes, Functional Flow, Functional Drainage
Washer/Dryer: Dryer Power Source
Gas
Washer/Dryer: Dryer Vent location
Floor, Wall
Washer/Dryer: Dryer Vent Material
Unknown
Electrical Components: GFCI/AFCI Protected Receptacles
Not Present
  • Sat = Satisfactory
  • Mar = Marginal
  • P = Poor
  • NO = Not Operational
  • DCI = Deferred Cost Item

22 - Basement, Foundation, Crawlspace & Structure

Sat Mar P NO DCI
22.1 Steps, Stairways & Railings X
22.2 Foundation X
22.3 Floor Structure X
Basement or Crawlspace
Basement
Access Location
Basement Stairs
Inspection Performed
In Basement
Foundation: Material
Concrete
Floor Structure: Material
Steel I-Beams, Wood Joists, Steel Support Columns
Floor Structure: Sub-floor
Plywood, Not visible
Floor Structure: Basement/Crawlspace Floor
Concrete, Tile, Carpet
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.

Floor Structure: Limited Observation

Partially finished basement with a ceiling prevents full inspection of floor and structural components, no defects 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

23 - Plumbing

Sat Mar P NO DCI
23.1 Main Water Shut-off Device X
23.2 Drain, Waste, & Vent Systems X
23.3 Water Supply, Distribution Systems & Fixtures X
23.4 Hot Water Systems, Controls, Flues & Vents X
23.5 Fuel Storage & Distribution Systems X
23.6 Sump Pump X
Main Water Shut-off Device: Water Source
Public
Main Water Shut-off Device: Water meter present
Yes
Main Water Shut-off Device: Location
Basement
Main Water Shut-off Device: Bonding wire present
Yes
Drain, Waste, & Vent Systems: Drain Size
1 1/2", 3", 4", 2"
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
Gas, Tankless
Hot Water Systems, Controls, Flues & Vents: Capacity
0 Tankless
Hot Water Systems, Controls, Flues & Vents: Location
Basement
Hot Water Systems, Controls, Flues & Vents: Approximate Age
1-5 Yrs
Hot Water Systems, Controls, Flues & Vents: Exhaust Flue Vent
Proper pitch
Fuel Storage & Distribution Systems: Fuel System Type
Natural Gas
Fuel Storage & Distribution Systems: Main Gas Shut-off Location
Gas Meter
Fuel Storage & Distribution Systems: Fuel Distribution Pipe Material
Black Iron, CSST
Sump Pump: Location
Basement
Hot Water Systems, Controls, Flues & Vents: Manufacturer
Navien

I recommend flushing & servicing your water heater tank annually for optimal performance. Water temperature should be set to at least 120 degrees F to kill microbes and no higher than 130 degrees F to prevent scalding. 

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

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

24 - Heating and Cooling Systems

Sat Mar P NO DCI
24.1 Heating Equipment X
24.2 Cooling Equipment X
24.3 Operating and Safety Controls X
24.4 Distribution Systems X
24.5 Vents, Flues & Chimneys X
Heating Equipment: Brand
Carrier, Payne
Heating Equipment: Approximate Age
10-15 yrs
Heating Equipment: Energy Source
Natural Gas, Electric
Heating Equipment: Heat Type
Forced Air, Electric Baseboard
Cooling Equipment: Brand
American Standard
Cooling Equipment: Approximate Age
1-5 yrs
Cooling Equipment: Energy Source/Type
Electric
Cooling Equipment: Condenser Unit Location
Exterior East
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: Forced Air Ductwork
Non-insulated
Vents, Flues & Chimneys: Flue Type
High Efficiency PVC
AFUE Rating
93.1

AFUE (Annual fuel utilization efficiency) is a metric used to measure furnace efficiency in converting fuel to energy. A higher AFUE rating means greater energy efficiency. 90% or higher meets the Department of Energy's Energy Star program standard.

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
Credit
Comment
24.1.1 - Heating Equipment

Furnace age

Furnace was operating properly at time of inspection. Average life expectancy is 20 years. This furnace is advanced in age and maybe subject to component failure recommend licensed HVAC technician to clean and service to prolong life expectancy, while budgeting for replacement.

Fire HVAC Professional
Credit
Comment
24.4.1 - Distribution Systems

Duct cleaning

Recommend qualified professional to clean heating ducts to prevent buildup of dirt and debris in duct work.

25 - Electrical

Sat Mar P NO DCI
25.1 Main & Subpanels, Service & Grounding, Main Overcurrent Device X
25.2 Branch Wiring Circuits, Breakers & Fuses X
25.3 Lighting Fixtures, Switches & Receptacles X
25.4 GFCI & AFCI X
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Basement
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
200 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
Cutler Hammer
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub Panel Location
None
Branch Wiring Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP
Copper
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Romex
GFCI & AFCI: Observed GFCI/AFCI locations
Exterior, Kitchen, Garage, Bathrooms, Basement

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