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1234 Main St.
Bethany, Oklahoma 73008
01/23/2020 9:00AM

Sample agent
agent

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Agency Name

Using This Report

 A home inspection is a non-invasive, visual examination of the accessible areas of the property, designed to identify areas of concern within specific systems or components defined by the Oklahoma Standards of practice, that are both observed and deemed material by the inspector at the exact date and time of inspection. 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 the 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. Environmental issues are outside the scope of a home inspection.  This includes issues such as mold, lead-based paint, radon, asbestos, meth, rot, pests, and wood-destroying organisms.

 The Inspection is not Pass/Fail 

A property does not "Pass" or "Fail" a General Home inspection. Please feel free to contact me with any questions about either the report or the property. The goal of this inspection report is not to make a purchase recommendation, but to provide you with useful, accurate information that will be helpful in making an informed purchase decision. Images and video may be used to represent conditions. Not every deficiency/condition will be shown.  

Orientation/Location References 

For the sake of this inspection, the front of the home will be considered as the portion of the home facing the road. References to the "left side" or "right side" of the home should be construed as standing in the front yard and facing the front of the home. This applies to interior and exterior location references.

Recommendations are organized into three categories by level of severity:  

These recommendations are more informational in nature and represent more of a future to-do list. These recommendations may also include maintenance items that if left unattended could result in. 


Most items typically fall into this category.  These recommendations may require a qualified contractor to evaluate further and repair or replace.    


This category is composed of immediate safety concerns and/or items that could represent a significant expense to repair/replace.  

 Notice to Third Parties 

The report has been prepared for the exclusive use of our client. No use by third parties is intended. We will not be responsible to any parties for the contents of the report, other than the party named herein. The report is copyrighted and may not be used in whole or in part without our express written permission.

 For Agents  

Viewing the summary may be a more efficient use of your time! You can click the summary button under my name and license # for viewing online or on the right side is the PDF button that allows you to view or print the summary only. On the top-right edge is the "Agent Tools" button that opens a window you can easily copy/paste recommendation text. Thank you for all the hard work that you put into this transaction!

1 - Inspection Details

In Attendance
Client's Agent, Termite Inspector, Client(s)
Weather Conditions
Clear
Type of Building
Detached, Single Family
Occupancy
Vacant, Unfurnished
Temperature (Approximate)
50 Fahrenheit (F)

The outside temperature will impact various portions of the inspection. If its too cool, we will be unable to fully test the A/C. 

Items Not Included in the Inspection

Items Not Included Unless Requested and at an Additional Fee:  
Detached Structures, Sprinkler System, Well/Septic.

Additional Items Not Included in the Inspection: Pool/Spa/Fountains/Waterfalls, Landscaping, Drainage Systems, Landscaping Lighting, Fencing, Playground Equipment, Fire Pit, Security System, Televisions, Audio and Visual Equipment, Furniture, Personal Property, Water Softeners and Filtration Systems, Central Vacuum, Freezers, Washer & Dryer, Intercom Systems, Shower Pan, Testing Carbon Monoxide Detectors, Cosmetic Issues, Decorative Items, Aesthetics or Quality of Finishes, Vermin including Wood-destroying Organisms, Underground Components, Environmental Issues including Asbestos, Mold, Lead.

General limitations and exclusions. (1) The inspector is not required to perform any action or make any determination not specifically stated in these Standards of Practice. (2) Inspections performed in accordance with these standards are not required to be technically exhaustive, will not identify concealed conditions or latent defects and are only applicable to buildings with four or fewer dwelling units and their garages, both attached and detached, or carports. (3) The inspector is not required to: (A) perform any action or make any determination unless specifically stated in these Standards, except as may be required by lawful authority; (B) determine the condition of systems or components which are not readily accessible; (C) determine the remaining life of any system or component; (D) determine the strength, adequacy, effectiveness, efficiency or insurability of any system or component; (E) determine the causes of any condition or defect; (F) determine the methods or materials for repair or correction of any defect; (G) determine future conditions including, but not limited to, failure of systems and components; (H) determine the suitability of the property for any specialized use or compliance with any regulatory requirements other than this Chapter; (I) determine the presence of potentially hazardous plants or animals including, but not limited to, wood destroying organisms, mold, mildew, fungi, or diseases harmful to humans; (J) determine the presence of any environmental hazards including, but not limited to, toxins, carcinogens, noise, and contaminants in soil, water, or air; (K) determine the effectiveness of any system installed or methods utilized to control or remove suspected hazardous substances; Permanent Rules Effective 9-11-15 6 (L) determine the operating costs of any system or component; (M) determine the acoustical properties of any system or component; (N) perform engineering or architectural services or perform work in any trade or professional service other than home inspections; (O) provide warranties or guarantees of any kind; (P) operate any system or component which is shut down or otherwise inoperable or turn on any utility services; (Q) operate any system or component which does not respond to normal operating controls, or shut-off valves; (R) enter any area which will, in the opinion of the inspector, likely be dangerous to the inspector or other persons or may damage the property or its systems or components; (S) enter the under-floor crawl spaces, attics or any area which, in the opinion of the inspector, is not readily accessible; (T) inspect or determine the integrity of underground systems or components, including, but not limited to, main drain lines connecting to sewers, water lines, gas lines, electrical lines and underground storage tanks or other underground indications of their presence whether abandoned or active; (U) inspect systems or components which are not installed, decorative items, systems or components located in areas that are not entered in accordance with these Standards, detached structures other than garages and carports, or common elements and areas in multi-unit housing, such as condominium properties or cooperative housing; (V) move suspended ceiling tiles, personal property, furniture, equipment, plants, soil, snow, ice, or debris; (W) dismantle any system or component, except as explicitly required by these rules; or, (X) light any standing gas pilot light that does not have a spark-igniter, including but not limited to heating systems, water heaters and fireplaces; or, (Y) determine the cost to correct any defect or provide cost estimates. (4) The inspector shall not: (A) offer or perform any act or service contrary to law; (B) determine or report on the market value of the property or its marketability; (C) report on the advisability of the purchase of the property; or, (D) advertise or solicit to perform repair services on the inspected home for a period of one (1) year from the date of the inspection.

2 - Exterior

Inspection Method
Visual
Siding, Flashing & Trim: Siding, Style & Materials
Brick Veneer, Stone Veneer, Wooden, Lap Siding
Siding, Flashing & Trim: Eaves, Soffit & Fascia Materials
Engineered Wood Fascia and Soffit
Decks, Balconies, Appurtenances: General
Covered Porch, Covered patio
Front View
Left Side View
Right Side View
Back View
Walkways, Patios & Driveways: General
Concrete, Common Cracks Noted
Roof Drainage Systems: General
Fully Guttered

Downspouts should extend 2'-4' out to divert storm drainage away from the foundation.

Vegetation, Grading, Drainage & Retaining Walls: Grading Limitations

The performance of lot drainage and the grading are limited to the conditions existing at the time of the inspection only. I cannot guarantee this performance as conditions constantly change. Heavy rain or other weather conditions may reveal issues that were not visible or foreseen at the time of inspection. Furthermore, items such as leakage in downspouts and gutter systems are impossible to detect during dry weather. The inspection of the grading and drainage performance in relation to moisture infiltration through foundation walls, therefore, is limited to the visible conditions at the time of inspection, and evidence of past problems. Recommend consulting with the sellers as to any previous moisture intrusion into the home, and / or ensuring that the Sellers disclosure has no mention of moisture infiltrating the structure.

Exterior inspection requirements. (1) The inspector shall inspect: (A) the exterior wall covering, trim, flashings, caulking and protective coatings; (B) all exterior doors and locking devices; (C) overhead garage doors and garage door openers including safety mechanisms; (D) storm windows and doors; (E) attached decks/patios, balconies, stoops, steps, porches, and their associated railings; (F) eaves, soffits and fascias; (G) driveways and walkways leading to dwelling entrances; (H) vegetation, grading, surface drainage, and retaining walls on the property when any of these are likely to have an adverse effect on the structure; and, (I) the primary garage or carport. (2) The inspector shall describe: (A) the exterior wall covering; (B) attached decks/patios and balconies; (C) driveways; and, (D) walkways. (3) The inspector is not required to inspect: (A) screening, shutters, awnings, and similar seasonal accessories; (B) fences; (C) geotechnical or hydrological conditions; Permanent Rules Effective 9-11-15 (D) recreational facilities; (E) detached structures except the primary garage or carport; (F) seawalls, break-walls, and docks; or, (G) erosion control and earth stabilization measures.

$
Credit
Comment
2.2.1 - Siding, Flashing & Trim

Brick and/or Mortar Cracks - Minor

Minor cracking was observed in wall structure. This is common in homes this age. Seal cracks with mortar or flexible mortar sealant to prevent water entry and monitor. 

Brick Masonry Contractor
$
Credit
Comment
2.2.2 - Siding, Flashing & Trim

Control/Expansion Joint Maintenance

Control/Expansion joint maintenance needed. Caulk joint(s) with the proper material to prevent moisture intrusion. This is a basic maintenance item.

Wrenches Handyman
$
Credit
Comment
2.2.3 - Siding, Flashing & Trim

Caulking/Paint Maintenance Needed

The paint finish and or caulking joint(s) in some locations need maintenance. This is a recommended maintenance item to prolong the life of the areas noted. 

Wrenches Handyman
$
Credit
Comment
2.2.4 - Siding, Flashing & Trim

Caulking Maintenance Needed

One or more areas need sealant to ensure protection from water entry.

Wrenches Handyman
$
Credit
Comment
2.3.1 - Roof Drainage Systems

Downspouts Drain Near House

One or more downspouts drain too close to the home's foundation not all may be shown. Extend downspouts 2'-4' to divert storm drainage away from the foundation.


Tools Handyman/DIY
$
Credit
Comment
2.6.1 - Windows Exteriors

Window Sealant -Maintenance
Check All Windows

Sealant is needed around windows to prevent potential water intrusion. Not all areas may be shown. 

Tools Handyman/DIY

3 - Roof

Roof Coverings : Number Of Layers, Visible At Rake/Eve Edge
1
Roof Coverings : Inspection Method
Walked the Roof, Partial Inspection - Steep Slope, 10/12

The roof inspection portion of the General Home Inspection will not be as comprehensive as an inspection performed by a qualified roofing contractor. Because of variations in installation requirements of the huge number of different roof-covering materials installed over the years, the General Home Inspection does not include confirmation of proper installation. Home Inspectors are trained to identify common deficiencies and to recognize conditions. Inspection of the roof typically includes visual evaluation of the roof structure, roof-covering materials, flashing, and roof penetrations like chimneys, mounting hardware for roof-mounted equipment, attic ventilation devices, ducts for evaporative coolers, and combustion and plumbing vents. The roof inspection does not include leak-testing and will not certify or warranty the roof against future leakage. Other limitations may apply and will be included in the comments as necessary. 

Roof Coverings : Material & Type
Asphalt, Architectural/Dimensional
Roof Coverings : Ridge Cap - Minor Surface Cracks

Minor surface cracking was noted on some of the ridge cap shingles. No immediate action is needed.

Flashings: Some Flashings Hidden

Due to the nature of construction.

Most flashings or the lack of proper flashings are hidden from view of inspection.

Roof system inspection requirements. (1) The inspector shall inspect the: (A) roof covering; (B) roof drainage systems; (C) flashings; (D) skylights; (E) chimneys; (F) attic ventilation covers; and, (G) other roof penetrations. (2) The inspector shall describe the roof covering. (3) The inspector shall report: (A) the number of layers of roof covering; (B) asphalt/composition shingles over wood shingles; and, (C) the methods used to inspect the roof. (4) The inspector is not required to inspect: (A) the interiors of flues or chimneys; (B) antennae; or, (C) other installed accessories.

$
Credit
Comment
3.2.1 - Flashings

Flashing Fasteners Exposed

The nails used to secure the roof penetrations are exposed and need sealant to prevent potential roof leaks. Not all areas may be shown, professional should check all roofing penetrations.

Wrenches Handyman

4 - Basement, Foundation, Crawlspace & Structure

General: Inspection Method

Attic Access - Partially Traversed

Visual

Foundation: Material & Type
Concrete, Slab on Grade
Wall Structure: Wood Frame - Mostly Hidden
Floor Structure: Material & Type
Concrete, Slab, Mostly Hidden
Ceiling Structure: Material
Wood Joists
Foundation: Structural Condition

Average settlement noted. Settlement is to be expected in every building. The various materials used in construction will show different signs of settlement. Determining when settlement has ceased is beyond the scope of a visual only inspection. Further settlement may occur in the future as conditions change, such as drought, earthquakes, inadequate surface or ground water management, overgrown tree roots, etc. Monitoring should be ongoing and immediate action taken when adverse situations occur. There may be some settlement that is not discovered during a visual inspection. This report does not replace that of a structural engineer. If you have concerns regarding the structure, it is your responsibility to hire a licensed structural engineer.

Structural system inspection requirements. (1) The inspector shall inspect: (A) the foundation structure including slabs, piers, columns, posts, stem walls; (B) the floor structure including beams, girders, joists, trusses, sill plates, blocking, bracing, drilling, notching and sub floors; (C) the wall structure; (D the roof structure including rafters, trusses, sheathing, blocking, bracing, drilling, notching and fire stops; (E) the ceiling structure including joists, trusses, blocking, bracing, drilling, notching and fire stops at ceiling penetrations; and, Permanent Rules Effective 9-11-15 7 (F) the crawl space, basement and attic moisture conditions and indicators of harmful water penetration or condensation on structural components. (2) The inspector is required to: (A) describe the foundation, floor structure, roof structure, ceiling structure and wall structure; (B) describe indicators of foundation or structural movement; (C) enter the crawl space and attic to determine the general condition of the components; (D) report the method used to observe the crawl space and attic if the inspector did not enter; and, (E) probe structural components where deterioration is suspected or where clear indications of possible deterioration exist. Probing is not required where no deterioration is visible. (3) The inspector is not required to: (A) enter a crawl space or any foundation area where the headroom is less than 18 inches, the access opening is less than 18 inches by 24 inches, where the area is excessively wet, or where the inspector reasonably determines the conditions or materials are hazardous to the safety of the inspector; (B) enter an attic space where head room is less than 30 inches, the access opening is less than 18 inches wide by 24 inches long, or where the inspector reasonably determines conditions or materials are hazardous to the safety of the inspector; or (C) perform any invasive or destructive inspection.

5 - Garage

General: Size/Type
3-Car, Attached
Vehicle Door(s): General
2 - Automatic Door Openers
Garage Walls, Ceiling & Floor: Garage Floor - Surface Cracks

Cracks were observed on the garage floor surface. 

6 - Attic, Insulation, Ventilation & Roof Structure

Inspection Method
Walked, Partially Traversed, Limited By Insulation/Ductwork
Access Type
Upstairs door
Ventilation Type
Roof Vents, Soffit Vents
Roof Structure Type
2"x6" Roof Rafters
Sheathing Material
OSB
Attic Photos
Approximate R-Value
R25-R30

The resistance to heat moving through insulation is measured as "R-value", the higher the R-value, the greater the resistance to heat flow through the insulation. The recommended insulation levels for attics in Oklahoma are R30-R49. To maximize savings on heating and cooling costs you could have a qualified attic contractor install additional insulation. 

Insulation and ventilation inspection requirements. (1) The inspector shall inspect: (A) insulation and vapor retarders/barriers in unfinished spaces; (B) ventilation of attics and foundation areas; (C) mechanical ventilation systems; and, (D) the clothes dryer exhaust system. (2) The inspector shall describe: (A) the insulation and vapor retarders or barriers in unfinished spaces; and, (B) the absence of insulation in unfinished spaces at conditioned surfaces. (3) The inspector is not required to: (A) disturb insulation or vapor retarders or barriers; (B) operate powered attic vents; or, (C) determine indoor air quality.

7 - Heating, HVAC Distribution

Downstairs Heating Equipment: Manufacturer
Trane
Downstairs Heating Equipment: Date of Manufacture
2018

The expected service life for a furnace is 15 to 20 years.

Downstairs Heating Equipment: Heat Type
Gas-Fired Heat
Downstairs Heating Equipment: Energy Source & Efficiency
Natural Gas, High Efficiency
Downstairs Heating Equipment: Approximate Output BTU
87k

As determined by the data plate when accessible.

Upstairs Heating Equipment: Manufacturer
Trane
Upstairs Heating Equipment: Date of Manufacture
2018

The expected service life for a furnace is 15 to 20 years.

Upstairs Heating Equipment: Heat Type
Gas-Fired Heat
Upstairs Heating Equipment: Energy Source & Efficiency
Natural Gas, High Efficiency
Upstairs Heating Equipment: Approximate Output BTU
54k

As determined by the data plate when accessible.

HVAC Distribution : Ductwork Description
Insulated, Ducts and Registers
Ductless Mini-Split System: General Information

A ductless mini-split system was installed in the bonus room. The system appears to be supplemental to the primary heating and cooling system. Basic controls were used to test in heating mode.

Fireplace : Style, Fuel & Venting
Natural Gas, Vented, Gas Logs

For safety reasons, all fireplaces, chimneys, and/or installed gas appliances should be cleaned and inspected by a certified chimney sweep or other fireplace professional prior to use. Annual inspection and maintenance is strongly recommended.

Heating systems. (A) The inspector shall open readily openable access panels. (B) The inspector shall inspect: (i) the installed heating equipment including backup heating devices; (ii) controls; (iii) heating operation; (iv) burners and burner chambers in fuel fired heating systems; (v) combustion air provisions; (vi) gas supply piping and shut off valve; (vii) electrical supply provisions and disconnects; (viii) clearances; (ix) vent systems, flues, and chimneys; and, (x) bathroom supplemental heating appliances. (C) The inspector shall describe the heating methods by their distinguishing characteristics and the energy sources. (D) The inspector is not required to: (i) inspect the interiors of flues or chimneys, humidifiers or dehumidifiers, solar space heating systems, and heat exchangers; (ii) measure amperage of electric heating elements.
Heat and air conditioning distribution systems. (A) The inspector shall inspect: (i) plenums and ducts with associated supports, insulation, supply registers and return grills; (ii) radiators and piping; (iii) filters; and, (iv) main air handlers fans and blowers. (B) The inspector shall describe the type of conditioned air distribution system. (C) The inspector is not required to: (i) inspect electronic air filters, heat reclamation equipment or dampers; Permanent Rules Effective 9-11-15 11 (ii) determine duct leakage or calculate duct sizing; or, (iii) determine the uniformity, adequacy, or distribution balance of the heat or cooling supply to habitable rooms.
Fireplaces and solid fuel burning appliances inspection requirements. (1) The inspector shall inspect the: (A) hearth and hearth extension; (B) damper; (C) gas supply; and, (D) the firebox, vent systems, flues and chimneys. (2) The inspector shall describe: (A) the fireplaces; (B) solid fuel burning appliances; and, (C) chimneys. (3) The inspector is not required to: (A) inspect the interiors of flues or chimneys, the fire screens and doors, the seals and gaskets, the automatic fuel feed devices, the mantels and fireplace surrounds, the combustion make-up air devices, the heat distribution assists whether gravity controlled or fan assisted or free standing solid fuel burning appliances; (B) ignite or extinguish fires; (C) determine draft characteristics; and, (D) move fireplace inserts, stoves or firebox contents.

$
Credit
Comment
7.5.1 - Fireplace

Glass Doors - Adjustment Needed

Adjustment is needed at one of the fireplace doors.

Wrenches Handyman

8 - Cooling

Downstairs Cooling Equipment: Manufacturer
Trane
Downstairs Cooling Equipment: Date of Manufacture
2018

The expected service life for an air conditioning unit is 12 to 15 years.

Downstairs Cooling Equipment: Cooling Type & Capacity/Tonnage
Electric Central Air Conditioner, 3 Ton



Downstairs Cooling Equipment: Refrigerant Type
R-410A
Downstairs Cooling Equipment: Condensate Overflow Switch - Location
None
Upstairs Cooling Equipment: Manufacturer
Trane
Upstairs Cooling Equipment: Date of Manufacture
2018

The expected service life for an air conditioning unit is 12 to 15 years.

Upstairs Cooling Equipment: Cooling Type & Capacity/Tonnage
Electric Central Air Conditioner, 1.5 Ton



Upstairs Cooling Equipment: Refrigerant Type
R-410A
Upstairs Cooling Equipment: Condensate Overflow Switch - Location
None

Air conditioning systems. (A) The inspector shall open readily openable access panels. (B) The inspector shall inspect: (i) installed cooling equipment; (ii) cooling operation; (iii) condensate disposal provisions; (iv) the electrical supply provisions and disconnect; and, (v) the refrigerant lines. (C) The inspector shall describe the cooling methods by their distinguishing characteristics and the energy sources. (D) The inspector is not required to: (i) verify sizing or component matching; or, (ii) operate equipment when outdoor temperatures may cause damage to the equipment.
Heat and air conditioning distribution systems. (A) The inspector shall inspect: (i) plenums and ducts with associated supports, insulation, supply registers and return grills; (ii) radiators and piping; (iii) filters; and, (iv) main air handlers fans and blowers. (B) The inspector shall describe the type of conditioned air distribution system. (C) The inspector is not required to: (i) inspect electronic air filters, heat reclamation equipment or dampers; Permanent Rules Effective 9-11-15 11 (ii) determine duct leakage or calculate duct sizing; or, (iii) determine the uniformity, adequacy, or distribution balance of the heat or cooling supply to habitable rooms.
Heat and air conditioning distribution systems. (A) The inspector shall inspect: (i) plenums and ducts with associated supports, insulation, supply registers and return grills; (ii) radiators and piping; (iii) filters; and, (iv) main air handlers fans and blowers. (B) The inspector shall describe the type of conditioned air distribution system. (C) The inspector is not required to: (i) inspect electronic air filters, heat reclamation equipment or dampers; Permanent Rules Effective 9-11-15 11 (ii) determine duct leakage or calculate duct sizing; or, (iii) determine the uniformity, adequacy, or distribution balance of the heat or cooling supply to habitable rooms.

$
Credit
Comment
8.1.1 - Downstairs Cooling Equipment

Air Conditioning - Not Tested

The air conditioning equipment was not tested due to low outdoor temperature. Air conditioning equipment should not be operated when outdoor temperatures are below 65 degrees within the past or future 24 hours.

$
Credit
Comment
8.1.2 - Downstairs Cooling Equipment

Condensation Drain - Loose

The main condensation drain is loose or disconnected. Have an HVAC professional repair as needed.

Fire HVAC Professional
$
Credit
Comment
8.1.3 - Downstairs Cooling Equipment

No Float Switch/Auxiliary Drain

The HVAC equipment located in the Attic is equiped with auxiliary drain pans. The auxiliary drain pans aren't equipped with an auxiliary drain and no float switches were located. Further evaluation and repair recommended.

Fire HVAC Professional

9 - Electrical

Service Entrance Conductors: General
Below Ground, Copper, 220 Volts, Inspected at Panel
Electrical Panel(s): Main Distribution Panel Manufacturer
Eaton
Electrical Panel(s): Panel Type
Circuit Breaker
Electrical Panel(s): Main Disconnect/Service Box Capacity
125 Amps
Electrical Panel(s): Distribution Sub Panel Location(s)
None Located
Branch Wiring: Branch Wiring Method & Material Type
Copper, Romex
Electrical Panel(s): Main Distribution Panel/Disconnect Location
Garage
Electrical Panel(s): Service Ground
Copper
Lighting Fixtures, Switches & Receptacles: General

Switches are sometimes connected to fixtures that require specialized conditions, such as darkness or movement, to respond. Sometimes they are connected to electrical receptacles (and sometimes only the top or bottom half of an receptacle). Often, electrical outlets are inaccessible due to furniture or other obstructions. Some light fixtures/ceiling fans are controlled with a remote. This being said, functionality of all switches and or electrical outlets in the home may not be confirmed by the inspector.

Smoke Detectors & Carbon Monoxide Detectors: General
Smoke Detectors Installed In Some Locations, Unable to Locate a Carbon Monoxide Detector

It is recommended that the smoke and carbon monoxide detectors be replaced with new units upon taking ownership of the home. Each level of living space should have both types of detectors installed. The installation of hard-wired smoke detectors in each bedroom is recommended as is the inter-connecting of all smoke and CO detectors. Smoke and carbon monoxide detectors are relatively inexpensive considering the importance of their function and protection they provide. The testing of smoke & carbon monoxide detectors is not within the scope of our inspection.

Electrical system inspection requirements. (1) Except as provided in OAC 158:70-1-3(b), the Inspector shall inspect: (A) The service drop; (B) the service entrance conductors, cables, and raceways; (C) the service equipment and main disconnects; (D) the service grounding; (E) the interior components of service panels and sub panels by removing the panel dead front covers; (F) the branch circuit conductors, over current protection devices and the compatibility of the conductors with the device; (G) conduit, wiring and splicing including the basement, crawl space and attic; (H) interior and exterior installed lighting fixtures, switches and ceiling fans; (I) receptacles including polarity and grounding, ground fault circuit interrupters and arc fault circuit interrupters; and, (J) exterior electrical components that provide service to a qualifying garage or carport. (2) The Inspector shall describe: (A) the amperage and voltage rating of the service; (B) the wiring methods; (C) the location of main disconnect(s), distribution panels and sub panels; (D) the presence of solid conductor aluminum branch circuit wiring; and, (E) the absence of smoke detectors. (3) 

The inspector is not required to: (A) inspect remote control devices unless the device is the only control device, alarm systems and components, low voltage wiring systems and components or ancillary wiring systems and components not a part of the primary electrical power distribution system; (B) measure amperage, voltage/voltage drop, or impedance; (C) insert any tool, probe or testing device inside panels or dismantle any electrical device or control other than to remove the dead front covers of the main and sub panels; or, Permanent Rules Effective 9-11-15 10 (D) test or operate any over current protection device except ground fault and arc fault circuit interrupters.

$
Credit
Comment
9.2.1 - Electrical Panel(s)

Improper Panel Screw(s)

Using the wrong type of panel screws can damage the wire insulation and cause an electrical short. Replace improper/missing panel screws with the correct screws.

Electric Electrical Contractor
$
Credit
Comment
9.2.2 - Electrical Panel(s)

AFCI Breaker

AFCI Breaker either wouldn't respond to test or failed to reset. Have a qualified electrician evaluate and repair. 

Electric Electrical Contractor
$
Credit
Comment
9.3.1 - Branch Wiring

Unsecured Electrical Box

Secure loose electrical box above floor level. 

Electric Electrical Contractor
$
Credit
Comment
9.4.1 - Lighting Fixtures, Switches & Receptacles

Loose/Unseated Electrical Receptacle(s)

Some electrical receptacles were loose or not seated properly, not all may be shown. Repair by a qualified electrician recommended (if more than a tightening of screws is required).


Electric Electrical Contractor
$
Credit
Comment
9.4.2 - Lighting Fixtures, Switches & Receptacles

Light Bulb(s) - Needs Replacement

One or more light bulbs need replacement, see attached image(s) with location tag(s).

Tools Handyman/DIY
$
Credit
Comment
9.6.1 - Smoke Detectors & Carbon Monoxide Detectors

Smoke Detector(s) -Loose

Some of the smoke detectors are coming loose and need to be reattached.

Wrenches Handyman

10 - Plumbing

Water Supply, Distribution Systems & Fixtures: Water Supply Type
Public
Water Supply, Distribution Systems & Fixtures: Water Supply Material (Into Home)
Pex
Water Supply, Distribution Systems & Fixtures: Water Distribution Material (Inside Home Where Visible)
Pex
Water Supply, Distribution Systems & Fixtures: Filters
None
Sewage & Drain, Waste, & Vent (DWV) Systems: Sewage System Type
Public
Sewage & Drain, Waste, & Vent (DWV) Systems: Sewer Cleanout Location
Left Side
Sewage & Drain, Waste, & Vent (DWV) Systems: Drain Material
PVC
Fuel Storage & Distribution Systems: CSST Gas Distribution Piping
Black CSST
Water Heater: Location
Garage Closet
Water Heater: Water Heater Capacity
50
Water Heater: Power Source & Type
Natural Gas, Conventional
Water Supply, Distribution Systems & Fixtures: Jetted Tub - Video
Water Supply, Distribution Systems & Fixtures: Interior Water Shut-off - Location
Water Supply, Distribution Systems & Fixtures: Water Pressure
80 PSI

Home water pressure is generally between 40 and 80 psi. Pressures above 80 psi may void warranties for some appliances. Flexible water supply lines are more likely to fail with higher pressures.

Fuel Storage & Distribution Systems: General
Gas Manifold In Attic, Main Gas Shut-off - At Meter, Gas Connection For Grill - Back Patio
Water Heater: Brand
Bradford & White

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. 

Water Heater: Date of Manufacturer
2018

Typical Lifespan:  

8 to 12 Years for Conventional Water Heaters

20 Years for Tankless Water Heaters

Plumbing system inspection requirements. (1) The inspector shall inspect: (A) the interior water supply and distribution systems and components; (B) the connections, flow and drainage of fixtures, and fittings at bathtubs, showers, sinks, toilets and the exterior hose bibs immediately adjacent to the structure; (C) the clothes washing machine faucets and drains, unless a washing machine is in place; (D) drain, waste and vent systems and components; (E) the shower and bathtub enclosure surfaces; (F) the water heating equipment, safety devices/valves, clearances, vent systems, flues and chimneys, gas supply piping, and gas shut off valves; (G) the fuel storage and/or fuel distribution systems; and, (H) the drainage sumps, sump pumps and related piping. (2) The Inspector shall describe: (A) water supply piping materials; (B) drain, waste, and vent piping materials; (C) the water heating equipment and the energy sources; (D) the location of the main water shut-off, main fuel shut-off and the house sewer cleanout, and (E) the presence of any shade of yellow corrugated stainless steel tubing ("CSST") flexible gas piping observed during the inspection in which the inspector is not required to identify concealed conditions, components not readily accessible, or any other item excepted from inspection pursuant to Permanent Rules Effective 9-11-15 9 OAC 158:70-1-3. If any shade of yellow CSST flexible gas piping is observed, the home inspector shall notify the client, in writing, as follows: "Manufacturers believe the product is safer if properly bonded and grounded as required by the manufacturer's installation instructions. Proper bonding and grounding of the product can only be determined by a licensed electrical contractor." (3) 

The inspector is not required to: (A) inspect the interiors of flues or chimneys, wells, well pumps, or water storage related equipment, water conditioning systems, solar water heating systems, fire and lawn sprinkler systems, or private waste disposal systems; (B) determine the quantity or quality of the water supply; (C) determine whether water supply and waste disposal are public or private; (D) operate safety valves, shut-off valves or washing machine hose connections, if installed appliances are present; or, (E) use technically exhaustive techniques to determine the water tightness or integrity of shower pans or enclosures.

$
Credit
Comment
10.1.1 - Water Supply, Distribution Systems & Fixtures

Condensate Funnel - Displaced

The condensation for the HVAC equipment in the Attic drains at the washing machine connection.

A Sioux Chief drain kit with a drain funnel is installed to allow for both to drain at the same location. The drain funnel isn't installed properly, which could allow for condensation to leak.


Pipes Plumbing Contractor
$
Credit
Comment
10.2.1 - Sewage & Drain, Waste, & Vent (DWV) Systems

Drain Stop - Damaged/Not Functional

The drain stop and/or control mechanism is damaged and not functioning properly. 

Pipes Plumbing Contractor
$
Credit
Comment
10.4.1 - Water Heater

Water Heater - Flue Vent Connection Problem

The flue vent connection at the draft hood is disconnected or not connected properly.

This can allow harmful carbon monoxide to enter living space.

Have a qualified contractor repair. 

Fire HVAC Professional

11 - Interior

Windows: Window Type
Single-hung, Thermal
Walls & Ceilings: Ceiling Material
Drywall
Walls & Ceilings: Wall Material
Drywall
Countertops & Cabinets: Cabinet Finish - General Wear

The cabinet finish had general wear at the time of inspection.

Walls & Ceilings: Common Cracks

Common cracks were noticed in the wall or ceiling surfaces.

Interior inspection requirements. (1) The inspector shall inspect: (A) walls, ceilings and floors of the dwelling and garage; (B) steps, stairways, balconies and railings; (C) doors and windows including operation, glazing and thermal pane seals; (D) installed cabinets and countertops; and, (E) indicators of harmful water penetration or condensation on interior and structural components. (2) The inspector shall describe the walls, ceilings and floors. (3) The inspector is not required to inspect: (A) paint, wallpaper, and other finish treatments; (B) carpeting and other floor coverings; (C) window treatments; (D) the operation of interior door locks, latches and devices; or, (E) recreational facilities.

$
Credit
Comment
11.8.1 - Countertops & Cabinets

Countertop - Caulking Maintenance

Caulking maintenance was needed at one or more countertops. Check all countertops.

Wrenches Handyman

12 - Built-in Appliances, Appliance Ventilation

Dryer Ventilation : Dryer Exhaust
Discharges To Exterior Roof
Bathroom Ventilation: Bathroom Exhaust
Discharges To Exterior
Kitchen Ventilation: Kitchen Exhaust
Discharges to Exterior
Kitchen Ventilation: Exhaust Fan Type
Range Hood/Vented
Range, Oven, Cooktop: Range/Oven Energy Source
Electric
Range, Oven, Cooktop: Cooktop Energy Source

Gas

Dishwasher: General
Present
Garbage Disposal: General
Present
Built-in Microwave: General
Present
General: Appliances - General

Appliances are checked for general functionality by turning them on for a short period of time using basic operating modes. Thermostats, timers, clocks, self-cleaning features and other specialized functions are not tested. Any observed defects will be noted.

Appliance inspection requirements. (1) The inspector shall inspect the: (A) food waste disposal; (B) range/stove, regardless of whether it is an installed or free standing appliance; (C) cook top; (D) oven(s); (E) dishwasher; (F) ventilation equipment or range hoods; (G) installed microwave; (H) trash compactor; and, (I) gas appliance connectors and shut off valves. (2) The inspector shall describe the range/stove, cook top and oven(s) by the energy source. (3) The inspector is not required to: Permanent Rules Effective 9-11-15 12 (A) operate appliances in all modes or self-cleaning cycles; or, (B) inspect clocks, timers, thermostats or household appliances not listed in these standards.

$
Credit
Comment
12.2.1 - Dryer Ventilation

Dryer Vent - Screen

Screens at dryer vents should be removed to avoid obstructions. 

Wrenches Handyman