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1234 Main St.
Idaho Falls, Idaho 83401
06/16/2019 9:00AM

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Safety/immediate attention

It is recommended that any noted deficiencies be evaluated and repaired by a certified contractor of trade.

This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.

1 - Inspection details

Start Time
Finish Time
Ground Condition
Present at time of the inspection
Client, Owner
Property Occupancy
76 Fahrenheit
Rain in the last few days
Structure Details: Structures Inspected
House, Attached Garage
Structure Details: Type of Structure
Single Family
Structure Details: Age of the Structure
Structure Details: Foundation Type
Structure Details: Structure Faces
Structure Details: Utilities
All Utilities on
Weather Condition
Partly Cloudy, Rain
Category description

Listed below is a description of the Categories used throughout the report to help understand the severity of an item.  Any items list in the below categories may be based on the inspectors opinion.  These categories are not designed to be considered as an enforceable repair or responsibility of the current homeowner, but designed to inform the current client of the current condition of the property and structure.  They may be used in negotiations between real estate professionals. 

Maintenance/Monitor =  The item, component, or system while perhaps is functioning as intended may be in need of minor repair, service, or maintenance; is showing wear or deterioration that could result in an adverse condition at some point in the future; or consideration should be made in upgrading the item, component, or system to enhance the function, efficiency, and/or safety.  Items that fall into this category frequently be addressed by a homeowner or Licensed Handyman and are considered to be routine homeowner maintenance (DIY) or recommended upgrades.   

Deficiencies =  The item, component, or system while perhaps functioning as intended is in need of moderate repair, service, is showing signs of wear or deterioration that could result is an adverse condition at some point in the future; consideration should be made in upgrading the item, component, or system to enhance the function, efficiency and/or safety. Items falling into this category can frequently be addressed by a licensed handyman or qualified contractor of trade and are not considered routine maintenance or DIY items.  

Safety & Immediate Attention =  The item, component, or system poses a safety concern to occupants in or around the home.  Some listed concerns may have been considered acceptable for the time of the structures construction, but pose a current risk.  

The item, component or system is not functioning as intended, or needs further inspection by a qualified license contractor of trade; possible damage to the structure, item, or component may occur. Repairs may be possible to satisfactory condition with out repair.  


A home inspection is not a pass or fail type of inspection. It is a visual only evaluation of the conditions of the systems and accessible components of the home designed to identify areas of concern within specific systems or components defined by the International Association Of Certified Home Inspectors, that are both observed and deemed material by the inspector at the exact date and time of inspection. Conditions can and will change after the inspection over time. Future conditions or component failure can not be foreseen or reported on. Components that are not readily accessible can not be inspected. Issues that are considered as cosmetic are not addressed in this report. (Holes, stains, scratches, unevenness, missing trim, paint and finish flaws or odors). It is not the intent of this report to make the house new again. 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. This inspection will not reveal every concern or issue that exists, but only those material defects that were observable on the day of the inspection. This inspection is intended to assist in evaluation of the overall condition of the dwelling only. This inspection is not a prediction of future conditions and conditions with the property are subject to change the moment we leave the premises.

Left or right of home
When the direction of "Left or Right" is mentioned, it is a description of the area of the house, facing the house from the street looking towards the house, unless otherwise stated.
Structure Details: Occupied
Some areas and items at this property were obscured by furniture, stored items, or debris. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.

High Mark Home Inspection is pleased to submit the enclosed report. This report is a professional opinion based on a visual inspection of the readily accessible areas and components of the building. This report is neither an engineering inspection nor an exhaustive technical evaluation. An engineering inspection or a technical evaluation of this nature would cost many times more and take days, if not weeks, to complete.

Please understand that there are limitations to this type of visual inspection. Many components of the property are not visual during the inspection and very little historical information (if any) is provided in advance of, or even during, the inspection, While we believe we can reduce your risk of purchasing a property, we can not eliminate it, nor can or do we assume it. Even the most comprehensive inspection cannot be expected to reveal every condition you may consider significant to ownership. In addition to those improvements recommended in our report, we recommended that you budget for unexpected repairs. On the average, we have found it necessary for you to set aside a percentage of the value of the home on an annual basis that will be sufficient to cover unexpected repairs. This maybe 1 % for a modest home and a higher amount, say maybe 3 % or so, for a more complex and /or an older home with aging systems and some deferred maintenance.

Your attention is directed to your copy of the Pre-Inspection Agreement. It more specifically explains the scope of the inspection and the limit of our ability in performing this inspection. The Standards of Practice and Code of Ethics of the National Association of Certification Home Inspectors (NACHI) prohibit us from making any repairs or referring any contractors. We are not associated with any other party to the transaction of this property, except as may be disclosed by you.

The information provided in this report is solely for your use. High Mark Home Inspection will not release a copy or this report, nor will we discuss its contents with any third party, without your written consent.

We know you had many options in your choice of an inspection company. Thank you for selecting us. We appreciate the opportunity to be your choice in the building inspection industry. Should you have any questions about the general conditions of the house in the future, we would be happy to answer these. There is no fee for your 1st telephone consulting call. Additional calls may incur additional fees. Our inspection fees are based on a single visit to the property. If additional visits are required for any reason, additional fees will be assessed.


1.1.1 - Structure Details

Change Locks

High Mark Home Inspection recommends that ALL locks and Security codes be changed before moving into the house.

Wrench DIY

2 - Roof

General: Roof Type
General: Estimated roof age(main)
General: Roof Drainage
Gutter system
General: Roof covering
Asphalt/Fiberglass Shingles
Flashing/Vents: Condition of vents
General: Roof Inspection method
We normally conduct our typical roof inspection by walking on the roof's surface in what we call the "random walk" methodology. This method of inspection is not intended to cover every square inch of the roof's surface, nor will it. Further we could not recreate the route of a random walk even if we tried to. We do arrive at an overall impression of the roof's condition developed during this random walk inspection and extrapolate it to the entire roof's surface.
If any discrepancies are in fact identified, it is recommended that to accurately determined the scope of the actual discrepancies, as well as any cost of correction, you consult with a licensed roofing contractor. Not all roof will be walked, dimension, slope, weather, etc may allow the roof to be accessed.
General: Roof Pictures

The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain) would be needed to do so. Occupants should monitor the condition of roofing materials in the future. For older roofs, recommend that a professional inspect the roof surface, flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions perform adequately or are leak-free.

The report is not intended to be conclusive regarding the life span of the roofing system or how long it will remain watertight in the future. The inspection and report are based on visual and apparent conditions at the time of the inspection. Unless prolonged and extensive rain has fallen just prior to the inspection, it may not be possible to determine if active leakage is occurring. Even Then, numerous features may conceal active leakage. Usually not all attics are readily accessible for inspection. The client is advised to inquire about the presence of any roof leaks with the present owner.
IF Required, Only Qualified, License personnel Should Carry Out Any Repairs Needed.
All roofs require periodic maintenance to achieve typical lifespans, and should be inspected annually. Expect to make periodical repairs to any roof on a routine basis with replacement at the end of the roof's material Useful Service Life, which may not be equal to its Design Life.

2.1.1 - General

High Maintenance

One or more roof surface sections were designed so as to be prone to accumulating debris and/or snow. For example, where two slopes converged / a slope descended to a vertical wall / a steeper slope met a shallow slope / a slope desends to a flat section of roof. Accumulated debris in these areas can result in leaks. At a minimum, monitor such areas for accumulated debris in the future and clean as necessary. Consult with a qualified contractor to determine what repairs or modifications may be possible to prevent leaks.
Contractor Qualified Professional
2.1.2 - General

Torn Shingle

One or more areas were found to have a torn shingle. This will increase the chance of water penetration in those locations resulting in further roof damage. Recommend the shingles be replaced by a qualified roofing contractor. 

Contractor Qualified Professional
2.2.1 - Gutters/drains

Open end gutter

It is common practice for a builder or rain gutter contractor to install rain gutters that are open at one end and drain directly onto another area of the roof. Installation of this sort causes water to run back onto the the roof and cause the fascia, shingles, tiles or the surface under the covering to deteriorate prematurely and possibly leak. It is recommended to have the end cap installed and a downspout installed to drain into an existing gutter.
Contractor Qualified Professional

3 - Exterior

General: Foundation Material
General: Exterior wall structure
wood Frame
General: Fencing
General: Vehicle Parking
Attached Garage, Driveway
General: Wall Covering
General: Driveway Material
Concrete, Asphalt
General: Exterior doors
General: Garage Door Material
General: Sidewalk/Patio Material
General: Siding cover exterior

The exterior of the home is covered by siding in several areas reducing the visibility of the structure. Any wood behind the siding cannot be evaluated.

Exterior issues: Exterior Walls Obscured
Exterior wall sections were obscured by vegetation / stored items / debris and couldn't be fully evaluated. They are excluded from this inspection.
Soffit and Fascia: Flashing over wood
The wood trim has been covered with an aluminum or vinyl covering. The wood behind this covering can not be evaluated for rot, damage, or deterioration

The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement. 

Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only. 

3.2.1 - Driveway, Walkway, Patio

Cracked Pavers-Sidewalk/Patio

One or more of the sidewalk or patio pavers are chipped or cracked. Any paver with a deficiency should be replaced by a certified contractor to help prevent future deterioration.

Contractor Qualified Professional
3.2.2 - Driveway, Walkway, Patio


The driveway lacked slope or was sloped down towards the garage or house. This may result in water accumulating in the garage, around building foundations or underneath buildings. Monitor these areas in the future, especially during and after periods of rain. some type of sealant may need to be applied to keep additional water from penetrating and making the issue worse. If significant amounts of water are found to accumulate, then recommend that a qualified contractor evaluate and repair as necessary. For example, by installing drain(s) or removing and installing new pavement.

Tools Handyman/DIY
3.2.3 - Driveway, Walkway, Patio

Paver settlement-sidewalk/patio

One or more paver's at the sidewalk or patio have settled or heaved . This could be caused by the drainage (settlement) or tree roots (heaving). It is recommended to have a certified contractor make the necessary repairs.

Contractor Qualified Professional
3.3.1 - Exterior issues

Exhaust vent damage

One or more exhaust duct end caps were missing / loose / damaged / deteriorated. Their purpose is to prevent unconditioned air from entering the building, and keep out birds, rodents and bugs. Blocked ducts can cause fan motors and/or clothes dryers to overheat and can pose a fire hazard. Recommend that a qualified person repair or replace covers as necessary.

Contractor Qualified Professional
3.3.2 - Exterior issues

Door- Binds in Jamb
Garage Man door to exterior from garage.

One or more doors bind in their jamb and cannot be closed and latched, or are difficult to open and close. A qualified contractor should evaluate and repair as necessary. For example, adjusting jambs or trimming doors.

Tools Handyman/DIY
3.3.3 - Exterior issues

Minor ceiling crack
Deck ceiling

Minor cracks were found in ceilings in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.

Paint roller Painting Contractor
3.3.4 - Exterior issues

Loose hose bibb

One or more hose bibs weren't anchored securely to the structure's exterior. Water supply pipes can be stressed when hose bibs are turned on and off and when hoses are pulled. Leaks may occur as a result. Recommend that a qualified person install fasteners per standard building practices.
Contractor Qualified Professional
3.3.5 - Exterior issues

Sealant deteriorated around exterior fixtures
Back deck/All locations should be checked

Sealant is deteriorated around exterior fixtures were they exit the wall (I.e. Hose faucets, conduit, lights, wires). These areas should be properly sealed to help prevent moisture intrusion.

Tools Handyman/DIY
3.3.6 - Exterior issues

Wood Destroying Organism Evidence

At various locations of the exterior of the home there are areas that show past wood destroying organism damage. It is unknown if this activity is current, as High mark Home Inspection is not a pest control company. These areas should be evaluated and treated and repaired as necessary.

Contractor Qualified Professional
3.5.1 - Windows and Door

Door Jamb Rot
Garage Doors

Water penetration was found at one or more door jambs. Recommend that a qualified person repair as necessary. All rotten wood should be replaced.

Siding Siding Contractor
3.7.1 - Gutters and Flashing

Leaking Gutter
Backyard deck by the stairs

One or more gutters were leaking. Rainwater may come in contact with the building exterior or accumulate around the foundation as a result. Recommend that a qualified person repair as necessary.

Contractor Qualified Professional
3.7.2 - Gutters and Flashing

No downspout

 There is no downspout installed at the gutter system (In multiple locations). This can cause water to accumulate around the homes foundation and cause soil a erosion.  Also standing water could occur as well as low spots around the home. Downspouts should be installed as needed. There are currently chains in the place of downspouts, however to get the water away from the home an actual downspout system would need to be installed. No underground drain system was observed where the chains meet the ground.

Contractor Qualified Professional

4 - Interiors

Floors, Walls, Ceilings: Wall material/covering
Smoke and CO alarms: Smoke Alarms Present
Floors, Walls, Ceilings: Furniture/Stored items

There is furniture or stored items restricting views of wall areas. 

The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Carpeting and flooring, when installed over concrete slabs, may conceal moisture. If dampness wicks through a slab and is hidden by floor coverings that moisture can result in unhygienic conditions, odors or problems that will only be discovered when/if the flooring is removed. Determining the cause and/or source of odors is not within the scope of this inspection. 

4.2.1 - Floors, Walls, Ceilings

Squeaky Floor
Hallway leading to the garage

While walking on this floor, small noises were coming from it. Upon further investigation the tile appeared to be installed well and no cracks were present. Recommend monitoring the area for future deterioration. 

Flooring Flooring Contractor
4.2.2 - Floors, Walls, Ceilings

Wall damage

There is damage to the drywall under a vanity. It's recommended to have this evaluated and repaired by a certified contractor or handyman.

Putty knife Drywall Contractor
4.2.3 - Floors, Walls, Ceilings

Floor - Standing Water
Basement room under front patio

One or more areas show evidence of standing water. The cause could be a variant of things, however it appears to be coming from the bottom up. It is possible that there is too much moisture being deposited too close to the house. Recommend a qualified professional evaluate and take the necessary steps to correct.    

Contractor Qualified Professional

5 - Plumbing

General: Location of Water meter
General: Location of main fuel shut off
Outside at the meter/at each gas appliance
General: Water Source
Public Water
General: Drain Pipe
General: Vent Pipe
General: Location of Main Shut off
Basement, bottom of stairs in mechanical room to the left.
General: Service Pipe to house
Copper, CPVC
General: Interior Supply piping
General: Waste Pipe
General: Plumbing In Walls
As is typical of most buildings, the majority of the supply piping is concealed from view. Basically it is installed inside the walls and under the floors. Where the supply piping was noted, it was found to be copper. This is an excellent water piping material with an indefinite lifespan.
Drain and Waste: Belongings impeding inspection

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following.

1) Portions of the plumbing system canceled by finishes and/or storage (below sinks etc.) below the structure, or beneath the ground surface are not inspected.

2) Water quantity and water quality are not tested unless explicitly contracted for and discussed in this or a separate report.

3) Clothes washing machine connections are not inspected.

4) Interior of flues or chimneys which are not readily accessible are not inspected.

5) Water conditioning systems, solar water heaters, fire and lawn sprinklers, and private waste disposal systems are not inspected unless explicitly contracted for and discussed in this or a separate report.

Please refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

6 - Water Heater

Water Heater: Estimated Age
10 Years
Water Heater: Manufacturer
Water Heater: Location
Closet, Basement
Water Heater: Water Temperature
115-125 Degrees
Water Heater: Capacity
Water Heater: Type
Water Heater: Energy Source
Natural Gas
Water Heater: Pictures of Unit

The following items are not included in this inspection: solar water heating systems; circulation systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit.

6.1.1 - Water Heater

Temperature >120

The hot water temperature is greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees.
Pipes Plumbing Contractor

7 - Electric Service

Electric Panel: Amperage
Electric Panel: Panel Manufacturer
Square D
Electric Panel: Protection
Electric Panel: Service Type
Electric Panel: Service Voltage
Electric Panel: Branch Wiring
Electric Panel: Location of Main Disconnect
Bottom of Panel
Electric Panel: Service Conductor
Multi-strain Aluminum
Electric Panel: System Grounding
Concrete encased electrode, copper
Electric Panel: Location of Main Panel
West side of garage wall
Electric Panel: Panel pictures
Electric Panel: Positive Attributes
The size of the electrical service is sufficient for the typical single family needs. The electrical panel is well arranged and all fuses/breakers are properly sized. All outlets and light fixtures that were tasted operated satisfactorily. All 3-prong outlets that were tested were appropriately grounded. Ground fault circuit interrupter (GFCI) devices have been provided in some areas of the home. These devices are extremely valuable, as they offer an extra level of shock protection. All GFCI's that were tested responded properly. Dedicated 220 volt circuits have been provided for all 220 volt appliances within the home. All visible wiring within the home is copper. This is a good quality electrical conductor.
Circuit Breakers: AFCI Description
The house has Arc Fault Circuit Interrupter breakers. ( AFCI)
The AFCI is an arc fault circuit interrupter. AFCIs are newly-developed
electrical devices designed to protect against fires caused by arcing faults in the home electrical wiring.

Annually, over 40,000 fires are attributed to home electrical wiring. These fires result in over 350 deaths and over 1,400 injuries each year. Arcing faults are one of the major causes of these fires. When unwanted arcing occurs, it generates high temperatures that can ignite nearby combustibles such as wood, paper, and carpets. Arcing faults often occur in damaged or deteriorated wires and cords. Some causes of damaged and deteriorated wiring include puncturing of wire insulation from picture hanging or cable staples, poorly installed outlets or switches, cords caught in doors or under furniture, furniture pushed against plugs in an outlet, natural aging, and cord
exposure to heat vents and sunlight.

AFCIs should be tested after installation to make sure they are working properly and protecting the circuit. Subsequently, AFCIs should be tested once a month to make sure they are working properly and providing protection from fires initiated by arcing faults.

The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician. 

8 - HVAC

General: Cooling source
General: A/C Type
Package unit
General: Last Service Date
No date found
Condensing Unit: Estimated Age Condensing Unit
10 Year(s)
Condensing Unit: Condenser Model #
See Label Pictures
Condensing Unit: Manufacturer
Condensing Unit: Good condition

The condensing unit was in good condition.

Air Handler: Estimate Age Air Handler
10 Year(s)
Air Handler: Air Handler Model #
Could Not find
Air Handler: Air Handler Serial #
Unable to find
Air Handler: Filter Location
Side of unit
Air Handler: Manufacturer
General: Heat Source
Natural Gas
General: Distribution
Flex Duct, Sheet Metal Duct
General: Heat Type
Forced Air
General: Replacement Information

Current owner of the home had mentioned that the furnace would be replaced before the sale of the home. This is according to a conversation I had with the purchaser of the home.

General: Filter Advice
Recommend that home buyers replace or clean HVAC filters upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or cleaning them as necessary. How frequently they need replacing or cleaning depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season.
Condensing Unit: Condenser Serial #
See Label Pictures
Condensing Unit: Pictures of Unit
Air Handler: Pictures of unit
General: Temperature <60 degrees
The outdoor air temperature was below 60 degrees Fahrenheit during the inspection. Because of this, the inspector was unable to operate and fully evaluate the cooling system.

The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).

8.3.1 - Air Handler

Stains below Main Condensate Drain line

There were stains below the air handler units main condensate drain line. This would indicate there is a leak somewhere in the system. 

Contractor Qualified Professional
8.4.1 - Duct Work

Return air impedance
Basement bedroom closet

Return air grill has some type of blockage present. Recommend blockage be removed by a qualified professional or handy man.  

Contractor Qualified Professional

9 - Kitchen

Cabinets: Pictures
Sink: Stored items

There are stored items, under the sink can not be fully evaluated. Water was ran and everything felt/looked dry. Small water stain was found but it was also dry to the touch.

10 - Bathrooms

Sink/countertop: Pictures

11 - Garage

Vehicle door: Vehicle Door safety

VEHICLE DOOR: safety tips:

1. The garage door is the largest moving object in the home. It can weigh hundreds of pounds. Often it is supported with spring tension Both the weight of the door itself and the condition of these powerful springs can be dangerous on their own. Combined these two items can become a potentially lethal item. During our inspection, we attempt to inspect vehicle doors for proper operation.

2. Operation of the safety mechanisms should be verified monthly. Switches for door openers should be located as high as practical to prevent children from playing with the door. Children should be warned of the potential risk of injury.

3. Regular lubrication of the garage door tracks, rollers, springs and mounting hardware is recommended. ( consult the owners manual or contact the door/opener manufacture. www.overheaddoor.com/Pages/safety-information.aspx

Floors, walls, Ceiling: Items Perimeter
There were items around the perimeter walls of the garage. Because of this areas of the walls(especially the base) can not be evaluated. The garage walls should be checked on the walk through or upon taking ownership.
11.1.1 - Interior-Exterior doors-Windows

No Self-Closing

The garage-house door isn't equipped with an automatic closing device such as sprung hinges. This door should close and latch automatically to prevent vehicle fumes from entering living spaces and/or to slow the spread of fire from the garage to living spaces. A qualified contractor should install automatic closing device(s) as necessary, and as per standard building practices, so this door closes and latches automatically.
Door Door Repair and Installation Contractor
11.4.1 - Vehicle door

Mechanical reverse
Garage vehicle doors

The auto-reverse mechanism on the vehicle door opener is inoperable or requires too much force to activate. This is a safety hazard, especially for small children. A qualified contractor should evaluate and repair as necessary.
Garage Garage Door Contractor

12 - Attic

General: Ceiling Structure
General: Roof Structure
General: Insulation Depth
General: Insulation Material
Cellulose loose
General: Inspection Method
Viewed from access
Ventilation: Pictures

Ventilation appears to be adequate. 

General: Could not fully access attic

I was unable to fully access the attic due to unsafe conditions, including the possibility of falling or causing damage to the home due to no walkways or trusses being close to the opening.  However, from what I was able to see the attic area looked dry and well built.

The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing. 

Some attic areas were inaccessible due to the lack of permanently installed walkways, the possibility of damage to insulation, low height and/or stored items. These areas are excluded from this inspection. We conducted our typical attic inspection by walking through the attic areas as much as possible, in what we call the " random walk" methodology. This method of inspection is not intended to cover every square foot of the attic area, nor will it. Further we could not recreate the route of a random walk even if we tried. We do arrive at an overall impression of the attic's condition developed during this random walk inspection and extrapolate it to the entire attic area. In all the attics area shows normal wear and tear for a home of this age.

12.2.1 - Attic Hatch

No Weatherstrip-garage

No weatherstrip is installed around the attic access hatch. Weatherstrip should be installed around the hatch to prevent gases and fumes from the garage from entering attic.
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12.2.2 - Attic Hatch

No access cover

There is no attic access cover installed at the attic access opening. The proper cover should be installed at the attic access opening. This could also pose a fire hazard because there is no firewall between the garage and the living space of the house in the attic space.

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