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1234 Main St.
Steamboat Springs, Colorado 80487
02/22/2020 9:00AM

Sample agent

Agent Name

Agency Name
Items Inspected
Maintenance item
Immediate action recommended

1 - Inspection Details

In Attendance
Temperature (approximate)
76 Fahrenheit (F)
Type of Building
Detached, Single Family
Weather Conditions
Location Reference

For the purpose of this report all directions are given as if you are standing facing the front of the house. When possible, directions will be provided with N, S, E, W orientation. Items listed as Multiple Locations may not directly reference all effected locations. Examples may be given that should not be construed as the only affected areas. Further evaluation will need to take place to determine every effected location.


Congratulations on buying your new home and THANK YOU for the opportunity to perform your home inspection! 

Purchasing a home can be stressful. A home inspection is supposed to give you peace of mind, but often has the opposite effect. You will be asked to absorb a lot of information in a short time, but do not worry for this report will help guide you to understanding your new home! Please carefully read your entire Inspection Report. 


1) Maintenance Items/ Minor Defects - Primarily comprised of small cosmetic items and simple handyman or do-it-yourself maintenance items.  These observations are more informational in nature and represent more of a future to-do list rather than something you might use as a negotiation or Seller-repair item. 

2) Recommendations - Most items typically fall into this category.  Repairs are recommended for optimal performance and/or to avoid future problems or adverse conditions that may occur due to the defect. These observations may require a Qualified Contractor or Handyman to address.

3) Immediate Action Recommended- This category is composed of immediate safety concerns or items that could represent a significant expense to repair or replace. Items categorized in this manner require further evaluation and repairs or replacement as needed by a Qualified Contractor. 

These categorizations are based on the conditions I observed at the date and time of inspection, but depending on your individual or collective needs, items in any category may be necessary to address and you should feel free to consider the importance you believe they hold during your purchasing decision.  Most sellers are honest and may be surprised to learn of defects uncovered during an inspection. Realize that sellers are under no obligation to repair everything mentioned in the report. No home is perfect and so it is important to keep things in perspective. 

This report is based on an inspection of the visible portion of the structure at the time of the inspection with a focus on safety and function, not on current building or municipality codes as these change over time. This inspection will not reveal every concern or issue that may be present, but only those significant defects that were visible at the time of inspection. While safety enhancements are recommended, there is no requirement that existing homes be modified to today's build codes and safety standards. Any and all recommendations for repair, replacement, evaluation, and maintenance issues found, should be evaluated by the appropriate trades contractors within the clients inspection contingency window or prior to closing, which is contract applicable, in order to obtain proper dollar amount estimates on the cost of said repairs and also because these evaluations could uncover more potential issues than able to be noted from a purely visual inspection of the property. You can read the Standards of Practice set forth by the InterNational Association of Certified Home Inspectors for an insight into the scope of the inspection. 

If you have any questions or concerns throughout the closing process please fee free to contact me.  It is important that you have the best understanding of your home. I wish you best of luck through this processes!


Brian Hickory

2 - Roof

Inspection Method
Roof Type/Style
Roof Drainage Systems: Gutter Material
Flashings: Material
Coverings: Architectural Asphalt Shingles

The roof covering was comprised of architectural composition shingles. No major damages have were found and was in serviceable condition. Architectural shingles, also called dimensional shingles, are thicker and heavier (often 50% more) than traditional 3-tab shingles. These 'premium' shingles are manufactured by starting with a fiberglass reinforcement mat, multiple layer of asphalt are added over the mat, and lastly ceramic granules are added over the upper layer of asphalt for protection against the elements (wind, rain, UV rays from the sun). Architectural shingles typically have higher wind resistance numbers than their 3-tab counterparts, and resist leaks better. 30 - 50 year warranties are common with these shingles, but the warranty is highly prorated after 25 - 30 years. Typical replacement is usually needed 23 - 28 years after the initial installation.

Roof Drainage Systems: Gutters Not Present

There is not a drainage system on the house. This is typical for homes built in this area as gutters typically are damaged easily by heavy snow loads. Without gutters, the awnings should hang over about 2 ft so water can drain away from the house and its foundation. 

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.

2.1.1 - Coverings


Some of the asphalt composition shingles were split which could lead to moisture intrusion. Thermal splitting," or "cracking" which in fact is in most cases actually a tearing of the shingles is considered by experts to be the principal current problem with fiberglass-based shingles. Originally observed on the lightest-weight (15-year life) shingles this problem has now been found across all shingle styles and weights (life ratings).  I recommend asking the seller for warranty documentation and have the original roof installer verify if the split shingles shingles will be covered under warranty for replacement by a qualified roofing contractor.

Roof Roofing Professional
2.4.1 - Skylights, Chimneys & Other Roof Penetrations

PVC Vent Exposure to UV Rays

PVC and ABS vents tend to break down over time and become brittle due to long term exposure to the suns UV rays. Painting the PVC helps extend the life of the PVC and protect it from UV exposure.

Tools Handyman/DIY

3 - Exterior

Inspection Method
Siding, Flashing & Trim: Siding Material
Stucco, Wood
Siding, Flashing & Trim: Siding Style
Exterior Doors: Exterior Entry Door
Fiberglass, Glass
Walkways, Patios & Driveways: Driveway Material
Decks, Balconies, Porches & Steps: Appurtenance
Decks, Balconies, Porches & Steps: Material

I. The inspector shall inspect: A. the exterior wall-covering materials, flashing and trim; B. all exterior doors; C. adjacent walkways and driveways; D. stairs, steps, stoops, stairways and ramps; E. porches, patios, decks, balconies and carports; F. railings, guards and handrails; G. the eaves, soffits and fascia; H. a representative number of windows; and I. vegetation, surface drainage, retaining walls and grading of the property, where they may adversely affect the structure due to moisture intrusion. II. The inspector shall describe: A. the type of exterior wall-covering materials. III. The inspector shall report as in need of correction: A. any improper spacing between intermediate balusters, spindles and rails. IV. The inspector is not required to: A. inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting. B. inspect items that are not visible or readily accessible from the ground, including window and door flashing. C. inspect or identify geological, geotechnical, hydrological or soil conditions. D. inspect recreational facilities or playground equipment. E. inspect seawalls, breakwalls or docks. F. inspect erosion-control or earth-stabilization measures. G. inspect for safety-type glass. H. inspect underground utilities. I. inspect underground items. J. inspect wells or springs. K. inspect solar, wind or geothermal systems. L. inspect swimming pools or spas. M. inspect wastewater treatment systems, septic systems or cesspools. N. inspect irrigation or sprinkler systems. O. inspect drainfields or dry wells. P. determine the integrity of multiple-pane window glazing or thermal window seals.

3.1.1 - Siding, Flashing & Trim

Cracking - Minor
South, West

Siding showed cracking in one or more places. This is a result of temperature changes, and typical as homes with stucco age. Recommend monitoring for further growth and seal cracks if needed.

Mag glass Monitor
3.1.2 - Siding, Flashing & Trim

Water Stains and Cracks on Stucco

The stucco siding had stain streaks down the exterior and small cracking. The stains are most likely not due to a defect in the paint/stain product itself, but it may be due to a failure in the stucco system that could allow for water intrusion. Recommend a qualified stucco contractor evaluate and repair if necessary. 

Stucco Stucco Repair Contractor
3.1.3 - Siding, Flashing & Trim

Opening in Siding

There is a penetration opening through the stucco siding. This could result in moisture or pest intrusion. Recommend sealing the opening with caulking.

Tools Handyman/DIY
3.1.4 - Siding, Flashing & Trim

Stone Crack

This vertical crack between the stone veneer itself and the structural wall behind where there is a transition between stone veneer and other building wall coverings. The causes of this cracking can be from omission of proper or an adequate number of fasteners binding the veneer to the building structural wall or from water damage to the stone work.

Brick Masonry, Concrete, Brick & Stone
3.2.1 - Exterior Doors

Door Does Not Close or Latch

Door deadbolt lock does not close or latch properly. Recommend qualified handyman adjust strike plate and/or lock.

Here is a DIY troubleshooting article on fixing door issues. 

3.4.1 - Decks, Balconies, Porches & Steps

Deck - Composite Boards Deteriorating

Plastic composite decking boards were de-laminated and deteriorated. Typically, this material is designed to last longer than wood. Softwoods such as cedar normally last 15 to 20 years, and hardwoods longer. Based on the short period during which this composite decking has been installed, it appears to have failed prematurely and is likely defective. Numerous actions have been filed against composite decking manufacturers. Recommend consulting with the property owner to determine the manufacturer, the installation date, if receipts for documentation purposes are available, and what options there are for reimbursement by the manufacturer. For more information, visit: Composite Decks

House front 1 Deck Contractor
3.4.2 - Decks, Balconies, Porches & Steps

Missing Post Beam Ties

The deck beam was not positively secured to the support posts below. Deck beams are commonly connected to support posts by "toenailing," which is inadequate. Decks are subject to movement under live loads and require a positive connection between their support posts and beams. Recommend that a qualified person repair per standard building practices. For example, by installing metal plates or plywood gussets to connect posts and beams.

Wrenches Handyman
3.5.1 - Eaves, Soffits & Fascia

Paint/Finish Failing

The paint or finish is failing on the fascia board around the roof perimeter. This can lead to deterioration and rot of the material. Recommend that the areas be properly prepared and painted / finished.

Paint roller Painting Contractor
3.5.2 - Eaves, Soffits & Fascia

Wasps Nest

Wasp nests were visible under the eaves and exhaust cover. Recommend a qualified exterminator evaluate and remove.

Pest control Pest Control Pro

4 - Structure & Attic

Inspection Method
Floor Structure: Basement/ Crawlspace Floor
Floor Structure: Structure Material
Wood I-Joists
Wall Structure: Material
Ceiling Structure: Material
Roof Structure & Attic: Material
Floor Structure: Sub-floor
Foundation: Material

Interior of the foundation was covered with rigid board instillation and could not be visually inspected. The exterior of the foundation had areas of exposure and was visibly in good condition with no major cracks or major signs of settling. 

Crawlspaces & Basements: No Vapor Barrier Installed

A vapor barrier was partially installed in the crawlspace, but did not extend throughout the crawlspace which can result in unwanted moisture. In addition, the moisture barrier is not properly installed to create a capillary break. Heavy amounts of moisture in crawlspaces is common however, if moisture remains for long period of time, it can create problems as a wet crawl space creates humidity which will damage floor joists and promote mold growth. Recommend monitoring the moisture levels in the crawlspace through the year. If high levels of moisture remain throughout the year a moisture barrier will help with moisture problems.

Roof Structure & Attic: Type

Attic structure is in serviceable condition. The structure consists of manufactured trusses.

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.

4.2.1 - Crawlspaces & Basements

High Moisture Levels

High levels of moisture were noted in areas of the crawlspace. Recommend monitoring and taking steps to divert ground water away from the structure' Possible solutions could be installing gutters on the roof, regrading, or adding a french drain around the perimeter of the home. 

Mag glass Monitor

5 - Heating

Equipment: Brand
Equipment: Date of Manufacture
Presence of Installed Heat Source in Each Room: Heating Source
Floor Register
Equipment: Energy Source
Equipment: Filter Size and Location
Distribution Systems: Distribution Piping
Heating System Operation

The heating system for the home was visually inspected and tested, with testing including the following:

  • Turning on the system at the operating control and ensuring the system operated and heat was delivered from the system.
  • Opening readily accessible panels to visually inspect the system.
  • Inspecting the venting system, flues and chimneys, where present.

Regular service of the HVAC system is important for efficient operation and to achieve maximum life from equipment; equipment can fail at any time without warning; most manufacturers recommend annual service.

AFUE Rating

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.

Equipment: Heat Type
Forced Air
Equipment: Filter Replacement Schedule

Recommend filter replaced at least every three months or depending on manufacture requirements.

Equipment: Shut-Off Valves ans Kill Power Switch
Normal Operating Controls: Heating Temperature (Furnace) - Satisfactory

Temperature was taken from noted source using an IR thermometer; both source and ambient temps are measured. Temps are within norms. Temps from register should be within at least 20 degrees or higher from ambient room temps.

I. The inspector shall inspect: A. the heating system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the heating system; B. the energy source; and C. the heating method. III. The inspector shall report as in need of correction: A. any heating system that did not operate; and B. if the heating system was deemed inaccessible. IV. The inspector is not required to: A. inspect or evaluate the interior of flues or chimneys, fire chambers, heat exchangers, combustion air systems, fresh-air intakes, humidifiers, dehumidifiers, electronic air filters, geothermal systems, or solar heating systems. B. inspect fuel tanks or underground or concealed fuel supply systems. C. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system. D. light or ignite pilot flames. E. activate heating, heat pump systems, or other heating systems when ambient temperatures or other circumstances are not conducive to safe operation or may damage the equipment. F. override electronic thermostats. G. evaluate fuel quality. H. verify thermostat calibration, heat anticipation, or automatic setbacks, timers, programs or clocks.

5.1.1 - Equipment


Furnace had minor spots of corrosion on the exterior cover. This could be the result of the high moisture levels in the crawlspace. Corrosion may continue if high moisture levels continue in the crawlspace. 

Mag glass Monitor
5.1.2 - Equipment

Filter Dirty

The furnace filter is dirty and needs to be replaced.

Wrench DIY

6 - Plumbing

Water Source
Hot Water Systems, Controls, Flues & Vents: Location
Washer/Dryer Area
Hot Water Systems, Controls, Flues & Vents: Capacity
50 gallons
Hot Water Systems, Controls, Flues & Vents: Manufacturer
Drain, Waste, & Vent Systems: Material
Main Water Shut-off Device: Location
Fuel Storage & Distribution Systems: Main Gas Shut-off Location
Gas Meter
Drain, Waste, & Vent Systems: Drain Size
Water Supply & Distribution Systems : Distribution Material
Plumbing Systems Inspection Overview

The plumbing system and components in the home were tested and inspected, including the following items:

  • Determining the location of the main water and gas shut off valves if visible, and inspecting for any visual concerns. 
  • General visual inspection of exposed supply and drain piping material.
  • Testing of all fixtures at sinks, showers and tubs, and visually inspecting for leaks and condition.
  • Testing of toilets for proper operation, general condition and properly secured.
  • Inspection of the hot water system, age, and general condition.
Hot Water Systems, Controls, Flues & Vents: Manufacture Date

Typical life expectancy for a water heater is 12-15 years, however they can last longer if regularly maintained and serviced. For servicing the water heater, have the unit drained, cleaned, and service to help ensure proper, efficient and safe operation.  

Here is a helpful link for How To Maintain Your Water Heater

Hot Water Systems, Controls, Flues & Vents: Power Source/Type

Water temperature should be set to at least 120 degrees F to kill microbes and no higher than 130 degrees F to prevent scalding.

Hot Water Systems, Controls, Flues & Vents: Shut-Off Valves

Water and Gas shut-offs located in the same space as the water heater and accessible.

Drain, Waste, & Vent Systems: Sewer Route to Street

I recommend getting a sewer scope to find out the condition of the sewer line to the city sewer.

Tubs, Shower and Tile: Tub/ Shower Testing

Overflow drains at tubs and sinks are not inspected to avoid causing possible hidden water damage. Monitor these drains if they are ever used or tubs/sinks are filled above drain. We do not fill sinks or tubs fully to test them for holding water, we recommend doing so during your final walk through if you have concerns.

I. The inspector shall inspect: A. the main water supply shut-off valve; B. the main fuel supply shut-off valve; C. the water heating equipment, including the energy source, venting connections, temperature/pressure-relief (TPR) valves, Watts 210 valves, and seismic bracing; D. interior water supply, including all fixtures and faucets, by running the water; E. all toilets for proper operation by flushing; F. all sinks, tubs and showers for functional drainage; G. the drain, waste and vent system; and H. drainage sump pumps with accessible floats. II. The inspector shall describe: A. whether the water supply is public or private based upon observed evidence; B. the location of the main water supply shut-off valve; C. the location of the main fuel supply shut-off valve; D. the location of any observed fuel-storage system; and E. the capacity of the water heating equipment, if labeled. III. The inspector shall report as in need of correction: A. deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously; B. deficiencies in the installation of hot and cold water faucets; C. mechanical drain stops that were missing or did not operate if installed in sinks, lavatories and tubs; and D. toilets that were damaged, had loose connections to the floor, were leaking, or had tank components that did not operate. IV. The inspector is not required to: A. light or ignite pilot flames. B. measure the capacity, temperature, age, life expectancy or adequacy of the water heater. C. inspect the interior of flues or chimneys, combustion air systems, water softener or filtering systems, well pumps or tanks, safety or shut-off valves, floor drains, lawn sprinkler systems, or fire sprinkler systems. D. determine the exact flow rate, volume, pressure, temperature or adequacy of the water supply. E. determine the water quality, potability or reliability of the water supply or source. F. open sealed plumbing access panels. G. inspect clothes washing machines or their connections. H. operate any valve. I. test shower pans, tub and shower surrounds or enclosures for leakage or functional overflow protection. J. evaluate the compliance with conservation, energy or building standards, or the proper design or sizing of any water, waste or venting components, fixtures or piping. K. determine the effectiveness of anti-siphon, backflow prevention or drain-stop devices. L. determine whether there are sufficient cleanouts for effective cleaning of drains. M. evaluate fuel storage tanks or supply systems. N. inspect wastewater treatment systems. O. inspect water treatment systems or water filters. P. inspect water storage tanks, pressure pumps, or bladder tanks. Q. evaluate wait time to obtain hot water at fixtures, or perform testing of any kind to water heater elements. R. evaluate or determine the adequacy of combustion air. S. test, operate, open or close: safety controls, manual stop valves, temperature/pressure-relief valves, control valves, or check valves. T. examine ancillary or auxiliary systems or components, such as, but not limited to, those related to solar water heating and hot water circulation. U. determine the existence or condition of polybutylene plumbing. V. inspect or test for gas or fuel leaks, or indications thereof.

6.2.1 - Hot Water Systems, Controls, Flues & Vents

Excessive Hot Water Temperature

The hot water supply comes out of the fixtures at 136 F which is too hot.Temperatures over 120 degrees F (49 degrees C) at the points of use are considered a hazard, with extremely higher temperatures causing serious second and third-degree scald burns upon contact with adult skin. Since the hot water is centrally heated and there is not a way to adjust the temperature in the unit, I recommend contacting the management association to ask them to reduce the hot water output 120 F or at a safe temperature to prevent scalding.

6.2.2 - Hot Water Systems, Controls, Flues & Vents

No Drip Pan
Laundry Room

No drip pan was present. It's generally recommended, and required on new water heater installations, to install a drip pan with a drain line beneath your hot water heater tank to prevent flood damage from a leak.

Pipes Plumbing Contractor
6.6.1 - Fixtures

Fixture Water Shut-off Valve Leaking

The water supply shut-off valve below the fixture had a slight drip leak. Recommend a plumber repair the leak to prevent damage to the base of the cabinet.

Tools Handyman/DIY
6.7.1 - Tubs, Shower and Tile

Fixture Loose
West Bathroom

The shower fixture was loose and the handle was not well secured to the hardware assembly.  Recommend repair of the faucet handle.

Pipes Plumbing Contractor
6.7.2 - Tubs, Shower and Tile

Screw Caps Missing at Shower Walls
West Bathroom

The plastic caps that cover the screws at the seam of the shower walls were missing. This may allow for water intrusion or could rust the screws. Recommend installing caps.

Tools Handyman/DIY

7 - Electrical

Service Entrance Conductors: Electrical Service Conductors
Below Ground, 240 Volts
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
200 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
Square D
Branch Wiring Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Electrical System Inspection Overview

The electrical system and components in the home were inspected to include the following: The services entrance wiring and main electrical disconnect, including noting the location of the main shut off. Inspection of the main electrical panel and wiring. Testing a representative number of switches and outlets throughout the home. Review of GFCI outlets and if present in proper locations for safety. Review of AFCI outlets or circuit breakers if present. Inspection of smoke detectors and CO detectors in the home to ensure enough are present and in the proper recommended locations. We do our best to test items that operate via a remote control, when the remote is readily accessible. Low voltage wiring systems, built-in audio systems, and any alarm systems present are outside the scope of a home inspection and are not tested.

Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
GFCI & AFCI: GFCI Receptacles/ AFCI Breakers Tested

The GFCI outlets and AFCI breakers at the panel were tested and are in serviceable condition.

Smoke Detectors: Smoke Detectors Installed

Smoke detectors were installed in appropriate locations as required. Generally-accepted current safety standards recommend smoke detectors be installed in the following locations:

- In the immediate vicinity of the bedrooms
- In all bedrooms
- In each story of a dwelling unit, including basements and cellars, but not including crawl spaces and uninhabitable attics.
- In residential units of 1,200 square feet or more, automatic fire detectors, in the form of smoke detectors shall be provided for each 1,200 square feet of area or part thereof.
- Any smoke detector located within 20 feet of a kitchen or bedroom containing a tub or shower must be a photoelectric type.

Carbon Monoxide Detectors: Carbon Monoxide Detectors Installed

Carbon monoxide detector(s) were installed in appropriate areas as required with a combustion source present in the structure. The National Fire Protection Association sections and all CO detectors' shall be centrally located outside of each separate sleeping area in the immediate vicinity of the bedrooms.

I. The inspector shall inspect: A. the service drop; B. the overhead service conductors and attachment point; C. the service head, gooseneck and drip loops; D. the service mast, service conduit and raceway; E. the electric meter and base; F. service-entrance conductors; G. the main service disconnect; H. panelboards and over-current protection devices (circuit breakers and fuses); I. service grounding and bonding; J. a representative number of switches, lighting fixtures and receptacles, including receptacles observed and deemed to be arc-fault circuit interrupter (AFCI)-protected using the AFCI test button, where possible; K. all ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible; and L. smoke and carbon-monoxide detectors. II. The inspector shall describe: A. the main service disconnect's amperage rating, if labeled; and B. the type of wiring observed. III. The inspector shall report as in need of correction: A. deficiencies in the integrity of the serviceentrance conductors insulation, drip loop, and vertical clearances from grade and roofs; B. any unused circuit-breaker panel opening that was not filled; C. the presence of solid conductor aluminum branch-circuit wiring, if readily visible; D. any tested receptacle in which power was not present, polarity was incorrect, the cover was not in place, the GFCI devices were not properly installed or did not operate properly, evidence of arcing or excessive heat, and where the receptacle was not grounded or was not secured to the wall; and E. the absence of smoke detectors. IV. The inspector is not required to: A. insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures. B. operate electrical systems that are shut down. C. remove panelboard cabinet covers or dead fronts. D. operate or re-set over-current protection devices or overload devices. E. operate or test smoke or carbon-monoxide detectors or alarms F. inspect, operate or test any security, fire or alarms systems or components, or other warning or signaling systems. G. measure or determine the amperage or voltage of the main service equipment, if not visibly labeled. H. inspect ancillary wiring or remote-control devices. I. activate any electrical systems or branch circuits that are not energized. J. inspect low-voltage systems, electrical de-icing tapes, swimming pool wiring, or any timecontrolled devices. K. verify the service ground. L. inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility. M. inspect spark or lightning arrestors. N. inspect or test de-icing equipment. O. conduct voltage-drop calculations. P. determine the accuracy of labeling. Q. inspect exterior lighting.

7.4.1 - Lighting Fixtures, Switches & Receptacles

Receptacle Loose
Laundry Room, Kitchen

A receptacle was loose and could wiggle around when plugged into. Loose receptacles can work intermittently or when the plug is wiggled. They can overheat or arc and spark due to loose connections. This is a potential fire hazard. Recommend that a qualified electrician replace such receptacles as necessary.

Tools Handyman/DIY

8 - Insulation and Ventilation

Ventilation: Ventilation Type
Gable Vents
Attic Insulation: R-value
Exhaust Systems: Exhaust Fans
Fan Only
Attic Insulation: Insulation Type
Blown, Cellulose

I. The inspector shall inspect: A. insulation in unfinished spaces, including attics, crawlspaces and foundation areas; B. ventilation of unfinished spaces, including attics, crawlspaces and foundation areas; and C. mechanical exhaust systems in the kitchen, bathrooms and laundry area. II. The inspector shall describe: A. the type of insulation observed; and B. the approximate average depth of insulation observed at the unfinished attic floor area or roof structure. III. The inspector shall report as in need of correction: A. the general absence of insulation or ventilation in unfinished spaces. IV. The inspector is not required to: A. enter the attic or any unfinished spaces that are not readily accessible, or where entry could cause damage or, in the inspector's opinion, pose a safety hazard. B. move, touch or disturb insulation. C. move, touch or disturb vapor retarders. D. break or otherwise damage the surface finish or weather seal on or around access panels or covers. E. identify the composition or R-value of insulation material. F. activate thermostatically operated fans. G. determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers or wiring. H. determine the adequacy of ventilation.

9 - Interior

Windows: Window Manufacturer
Windows: Window Type
Sliders, Double Pane
Floors: Floor Coverings
Carpet, Hardwood, Tile
Walls: Wall Material
Ceilings: Ceiling Material
Gypsum Board
Countertops & Cabinets: Cabinetry
Countertops & Cabinets: Countertop Material
Interior Inspection Overview

An inspection of the interior surfaces was performed throughout the home to include visually inspecting the ceilings, walls, floors, doors and windows of each room.  We operated and tested a representative number of doors and windows for proper operation.  Countertops and a representative number of cabinets were inspected and tested.  Steps and stair railings were inspected for any safety concerns.  While we operate window blinds in order to access the windows to operate and inspect them, the overall condition of window coverings and treatments is outside the scope of a home inspection. Every effort is made to inspect all interior areas, but we cannot move occupant furniture or belongings.

I. The inspector shall inspect: A. a representative number of doors and windows by opening and closing them; B. floors, walls and ceilings; C. stairs, steps, landings, stairways and ramps; D. railings, guards and handrails; and E. garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls. II. The inspector shall describe: A. a garage vehicle door as manually-operated or installed with a garage door opener. III. The inspector shall report as in need of correction: A. improper spacing between intermediate balusters, spindles and rails for steps, stairways, guards and railings; B. photo-electric safety sensors that did not operate properly; and C. any window that was obviously fogged or displayed other evidence of broken seals. IV. The inspector is not required to: A. inspect paint, wallpaper, window treatments or finish treatments. B. inspect floor coverings or carpeting. C. inspect central vacuum systems. D. inspect for safety glazing. E. inspect security systems or components. F. evaluate the fastening of islands, countertops, cabinets, sink tops or fixtures. G. move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure. H. move suspended-ceiling tiles. I. inspect or move any household appliances. J. inspect or operate equipment housed in the garage, except as otherwise noted. K. verify or certify the proper operation of any pressure-activated auto-reverse or related safety feature of a garage door. L. operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with local, state or federal standards. M. operate any system, appliance or component that requires the use of special keys, codes, combinations or devices. N. operate or evaluate self-cleaning oven cycles, tilt guards/latches, or signal lights. O. inspect microwave ovens or test leakage from microwave ovens. P. operate or examine any sauna, steamgenerating equipment, kiln, toaster, ice maker, coffee maker, can opener, bread warmer, blender, instant hot-water dispenser, or other small, ancillary appliances or devices. Q. inspect elevators. R. inspect remote controls. S. inspect appliances. T. inspect items not permanently installed. U. discover firewall compromises. V. inspect pools, spas or fountains. W. determine the adequacy of whirlpool or spa jets, water force, or bubble effects. X. determine the structural integrity or leakage of pools or spas.

9.2.1 - Windows

Cracks/ Water Stains at Window Sills

Observed cracks and stains on the window sills from condensation on windows in the winter. This often occurs in the winter when the warm air inside the house condenses on the cold windows. This also occurs with older or lower quality windows. Other than replacing with newer windows, here are some tips on How To Reduce Condensation Build-Up On Interior of Windows

Tools Handyman/DIY
9.3.1 - Floors

Moderate Wear

Floors in the home exhibited moderate surface wear along major paths of travel. Recommend a qualified flooring contractor evaluate for possible re-finish. 

Flooring Flooring Contractor
9.4.1 - Walls

Minor Corner Cracks

Minor cracks at the corners of doors and windows in walls. Appeared to be the result of long-term settling. Some settling is not unusual in a home of this age and these cracks are not a structural concern.

Mag glass Monitor
9.7.1 - Countertops & Cabinets

Water Damage

The base of the cabinet was warped and had been damaged from a past leak. Recommend consulting with owner about the leak and confirm the source of the leak has been fixed. There was not an active leak a the time of inspection, but advise monitoring for further leaks.

Mag glass Monitor

10 - Appliances

Refrigerator: Brand
Range/Oven/Cooktop: Exhaust Hood Type
Range/Oven/Cooktop: Range/Oven Brand
Washer/ Dryer: Dryer Power Source
220 Electric
Washer/ Dryer: Dryer Vent
Dishwasher: Brand

The food waste disposer(s) was turned on and tested, and was inspected for leaks. No concerns were noted.

Dishwasher: Tested - Serviceable Condition

The dishwasher unit(s) was visually inspected and was tested by running it through a brief cycle, to verify that no leaks were present and that it was running and draining properly.  No concerns were noted with this limited functional test.

Refrigerator: Tested - Serviceable Condition

A visual inspection was performed on the refrigerator(s), to verify operating condition and that the inside temperatures are cool/cold, indicating operation.  The door seals are inspected, and the ice maker and/or water dispenser checked, when present, for any leaks or concerns.  

Range/Oven/Cooktop: Tested - Serviceable Condition

The range and or cooktop and oven was visually inspected to verify that the unit(s) is operating. The door seals are inspected, burners checked, and oven turned on to verify heat. No concerns were noted.

Garbage Disposal: Tested - Serviceable Condition

The food waste disposer(s) was turned on and tested, and was inspected for leaks. No concerns were noted.

Home Warranty Protection

It would be wise to consider a home warranty to protect you from unexpected breakdown or failure of appliances. Testing the functionality of all appliances for operability is the responsibility of the buyers to test during their final walk through as things may have changed between our inspection and you taking ownership. Seals on water supplies and drains at dishwasher and refrigerator are prone to dry out and leak, monitor for leaks during initial use. Appliances are tested for basic functionality during our inspection. We do not test refrigerator ice makers, water dispensers or filters. Ovens are tested in bake and broil modes only. We do not pull out ovens or refrigerators to check behind units. 

10.1.1 - Dishwasher

Panel Damage

The dishwasher panel had scratches and dents across panel. The dishwasher was still operational. 

10.2.1 - Refrigerator

Rust Inside Freezer

There were rust stains on the inside of the freezer. This  may be an indication the freezer is aging or parts need replacement.  At the time of the inspection, the freezer was operational. Advise consulting with an appliance repair tech.

Wash Appliance Repair

11 - Garage

Garage Door: Material
Garage Door: Type
Up-and-Over, Automatic
Inspection Overview

The garage was inspected to include the interior surfaces, garage doors, electrical systems present, and overall general condition including: Garage ceiling, walls, floors, doors, and windows including the door to the house for fire safety. The main garage doors were tested and operated, including testing any automatic openers. Electrical outlets and components are inspected and tested. The garage door is the largest moving object in the home. It can cause severe injury if it malfunctions, and should be checked monthly. As a part of our inspection process, we will test the auto-reverse sensors for the garage door opener. We do not test the down pressure setting on the door to determine if the door will reverse when met with resistance, as this can cause damage to the door if the down pressure setting is not properly set. However, this is a safety feature that should also be checked periodically. It is recommended that you test the down pressure setting on the garage door upon move-in, following the door opener manufacturer's specific testing procedure.

Garage Door: Auto-reverse test acceptable

The garage door(s) reverse(s) when the photo-sensor beam is broken. This is a safety check performed, to test the safety feature of the door opener(s). We do not test the down pressure setting on the door to determine if the door will reverse when met with resistance, as this can cause damage to the door if the down pressure setting is not properly set. However, this is a safety feature that should also be checked periodically. It is recommended that you test the down pressure setting on the garage door upon move-in, following the door opener manufacturer's specific testing procedure.

11.4.1 - Garage Door

Auto Reverse Sensors Installed Improperly

The auto reverse sensors were installed too high off the floor. As a general rule, garage door sensors should be mounted no more than six inches above the floor to detect small children or animals. Recommend the sensors be lowered to the appropriate height.

Tools Handyman/DIY

12 - Final Checklist

Close Out Check-List
Electrical Panel Closed, Water Meter Reading, GFCI Outlets Reset, Oven/ Stove Off, HVAC Control System Returned To Original Operation

13 - Maintenance Advice

Semi Annual Maintenance Check-List
  • Basement and Foundation Check for cracks and moisture and discuss with a professional if either problem is severe.
  • Toilet Check for leaks in water feed and tank bottom.
  • Interior Caulking and Grout Inspect caulking and grout around tubs, showers, and sinks. If the caulking has pulled away, scrape it out and re-caulk or call someone who can.
  • Water Heater Drain water until clear of sediment; inspect flue assembly (gas heater); check for leaks and corrosion. If this activity is intimidating, plumbers can do this in less than an hour.
  • Clothes Washer Clean water inlet filters; check hoses and replace if leaking.
  • Clothes Dryer Vacuum lint from ducts and surrounding areas.
  • Refrigerator Clean drain hole and pan (more often in warm weather); wash door gasket; vacuum condenser coils.
  • Wiring Check for frayed cords and wires; check exposed wiring in basements, and call an electrician is if looks shoddy or dangerous.
  • Exhaust Fans Clean grill and fan blades.
  • Range Hood Fan Wash fan blades and housing.
  • Sink Check all faucets, hose bibs, and supply valves for leakage.
  • Bathroom Check for evidence of leaks around and under sinks, showers, toilets, and tubs.
  • Breaker Box Trip circuit breakers and ground fault interrupters monthly to insure proper protection.