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1234 Main St.
Lafayette, LA 70503
08/20/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
57
Maintenance item
29
Recommendation
10
Safety hazard

1 - Inspection Details

Weather Conditions
Cloudy
Exterior Temperature
80-90 F
Main Entry Faces
East
Type of Building
Single Family, Apartment
Area
City
Style
2 Story
In Attendance
Client, Client's Agent, Client's Representative
Occupancy
Not occupied - Partial Furnishings
Utility: Sewage Disposal
Public or City
Utility: Water Source
Public or City
Utility: Status
All utilities on
Partial Furnishings

It is assumed that some areas are concealed by furniture or other personal property.  Home inspectors are not allowed to move personal property during their inspection.  It is highly recommended that the purchaser perform a thorough inspection during their final walk through.

Credit
Comment
1.2.1 - Additional Information

Organic Growth Seen

Possible organic growth has been observed during the inspection. While no official mold inspection has been performed, this information is being provided as a courtesy for our client. Further evaluation by a qualified licensed contractor is recommended prior to closing.

Mold Mold Remediation Contractor

2 - Roof

Covering, Flashing: Roof Material
Composition Shingles
Covering, Flashing: Flashing Material
Metal, Rubber
Gutters, Downspouts: Material
No gutters installed
Age
Unknown

The roof is 20 years old (per seller)

Style
Hip, Gable
Inspection Method
Walked On, Ground
Skylights, Chimneys: Chimney Material
Brick

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.

Credit
Comment
2.1.1 - Covering, Flashing

Flashing - Rusty Metal

Rusty metal flashing noted. Regular maintenance and inspections advised.

Tools Handyman/DIY
Credit
Comment
2.1.2 - Covering, Flashing

Roof Mounted Equipment

Roof mounted equipment noted. As fasteners inserted through the roof surface increase the possibility for leakage, these areas must be regularly maintained and inspected.

Mag glass Monitor

3 - Attic

General: Framing
Conventional framing
Insulation, Vapor Barrier: Type
Spray Foam, Batt, Fiberglass
Insulation, Vapor Barrier: Depth
6-10 inches
Ventilation: Type
Soffit Vents, Ridge Vents, Stationary Vents, Turbine Vent Fan(s)
General: Accessibility
Fully entered attic
General: Style
Partial attic
General: Insulation at Roof Decking

Limited view of some roof decking, due to insulation installed between roof rafters.

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.

Credit
Comment
3.1.1 - General

No Walk Boards

No walk boards are provided. Exercise caution.

Credit
Comment
3.1.2 - General

Rodent Remnants

Remnants of rodents or rodent activity noted inside attic. Recommend clearing out nesting material, and if activity exists we recommend evaluation and remedy by a licensed exterminator.

Tools Handyman/DIY
Credit
Comment
3.1.3 - General

Trash or Debris

Trash or debris noted in attic. Recommend removal.

Tools Handyman/DIY
Credit
Comment
3.2.1 - Insulation, Vapor Barrier

Uneven Insulation

Some insulation has been moved and/or disturbed. Good coverage is no longer present. Recommend replacing insulation in missing areas.

Tools Handyman/DIY

4 - Exterior

Siding, Trim: Material
Brick Veneer, Wood, Vinyl or Plastic
Driveway, Walkway: Material
Concrete
Porch, Patio & Deck: Porch and Patio Material
Concrete
Porch, Patio & Deck: Deck and Balcony Material
None
Porch, Patio & Deck: Stair Material
None
Porch, Patio & Deck: Overhead Coverings
Metal
Grounds: Landscaping and Grading
Flat site
Barriers: Fence and Gate Material
Wood, Chain
Barriers: Retaining Wall Material
No Retaining Wall

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.

Credit
Comment
4.1.1 - Siding, Trim

Typical Cracks

Siding showed cracking in one or more places. Some cracking is to be expected in all exterior surfaces as the property settles with age. Recommend monitoring for future changes.

Mag glass Monitor
Credit
Comment
4.1.2 - Siding, Trim

Moisture Stains

Some exterior material showed signs of moisture stains. If not properly protected, this could lead to further deterioration. Recommend protecting and monitoring as regular home maintenance.

Tools Handyman/DIY
Credit
Comment
4.1.3 - Siding, Trim

Moisture Damage

Some exterior material showed moisture damage. If not properly corrected, this could lead to significant damage or deterioration. Recommend correction by a qualified licensed contractor.

Siding Siding Contractor
Credit
Comment
4.1.4 - Siding, Trim

Loose or Improper Material

Loose trim or improperly installed trim noted. This could result in moisture intrusion, pest intrusion, or damaging leaks. Recommend correction by a qualified licensed contractor.

Siding Siding Contractor
Credit
Comment
4.1.5 - Siding, Trim

Siding to Ground

Inadequate clearance between siding and ground. Recommend minimum clearance between bottom of siding and ground of 4". Siding in contact with the ground or soil may provide direct access for wood destroying insect or moisture entry. Recommend correction as necessary, by a qualified licensed contractor.

Siding Siding Contractor
Credit
Comment
4.2.1 - Driveway, Walkway

Cracking - Major

Major cracks noted. Recommend evaluation by a qualified licensed contractor and repair or replace as needed.

Hardhat General Contractor
Credit
Comment
4.4.1 - Grounds

Tree Limbs at Roof

Trees are touching or overhanging the roof. Recommend trimming to avoid damage.

Tools Handyman/DIY
Credit
Comment
4.4.2 - Grounds

Tree Close to Structure

Trees planted close to structure.

Mag glass Monitor
Credit
Comment
4.4.3 - Grounds

Large Trees

Large tree(s) located on the property, and may represent problems now or in the future with site drainage, plumbing, or foundation conditions. Recommend monitoring for problems and consult with an expert as needed.

Mag glass Monitor

5 - Foundation

Slab on Grade: Slab

Slab or foundation is mostly visible, and no problems are noted in accessible areas.

Slab on Grade: Not Fully Visible - Interior

Interior slab is not fully visible due to floor covering. No readily visible problems are noted in accessible areas.

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.

Credit
Comment
5.1.1 - Slab on Grade

Cracking - Minor

Minor or typical cracks noted, which may indicate typical movement in the soil. Recommend monitoring and patching or sealing cracks as regular home maintenance.

Tools Handyman/DIY

6 - Electrical

Service Entry: Style and Type
Overhead, 120/240 Volts, Copper
Main Panel: Location
Rear
Main Panel: Capacity
200 AMP
Main Panel: Disconnect Type
Circuit Breaker
Sub Panel (Apartment): Location
Apartment
Sub Panel (Apartment): Disconnect Type
Circuit Breaker
Sub Panel (A/C): Location
A/C Unit
Sub Panel (A/C): Disconnect Type
Fuses
Sub Panel (Attic): Location
Attic
Sub Panel (Attic): Disconnect Type
Circuit Breaker
Branch Wiring: Type
Copper, Romex or Non Metallic
Ceiling Fans: Fixtures Present

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.

Credit
Comment
6.1.1 - Service Entry

Rust or Corrosion

Rust or corrosion noted at service entry, masthead, or meter. Recommend monitoring for changes or future issues and contact a licensed contractor for repair as necessary.

Mag glass Monitor
Credit
Comment
6.2.1 - Main Panel

No Labels

Panel disconnects are without the benefit of complete labeling.

Tools Handyman/DIY
Credit
Comment
6.2.2 - Main Panel

Minimal AFCI

Missing or inadequate number of AFCI breakers noted. The requirement for AFCI for some 15amp or 20amp breakers began with the 1999 edition of the National Electric Code, and have since included upgrading to AFCI style when breakers need replacement.

Electric Electrical Contractor
Credit
Comment
6.2.3 - Main Panel

Defects

Rust, corrosion, defects, or damage noted at the electric panel. Recommend monitoring for ongoing issues and contact a qualified licensed contractor for replacement as necessary.

Electric Electrical Contractor
Credit
Comment
6.3.1 - Sub Panel (Apartment)

Missing Wire Clamps

Missing stain relief or wire clamps at the panel box. Recommend clamps to protect wires, for safety.

Electric Electrical Contractor
Credit
Comment
6.3.2 - Sub Panel (Apartment)

Minimal AFCI

Missing or inadequate number of AFCI breakers noted. The requirement for AFCI for some 15amp or 20amp breakers began with the 1999 edition of the National Electric Code, and have since included upgrading to AFCI style when breakers need replacement.

Electric Electrical Contractor
Credit
Comment
6.4.1 - Sub Panel (A/C)

Defects

Rust, corrosion, defects, or damage noted at the electric panel. Recommend monitoring for ongoing issues and contact a qualified licensed contractor for replacement as necessary.

Electric Electrical Contractor
Credit
Comment
6.5.1 - Sub Panel (Attic)

Improper Fasteners at Cover

Improper type or number of fasteners noted at panel cover. Recommend securing panel cover with proper number of blunt ended fasteners.

Tools Handyman/DIY
Credit
Comment
6.6.1 - Branch Wiring

Bare Wires

Bare wires noted. Recommend exposed wires be properly protected.

Electric Electrical Contractor
Credit
Comment
6.6.2 - Branch Wiring

Non-Professional Repair

Non-professional repair noted. Verify history with seller and remedy as necessary.

Mag glass Monitor
Credit
Comment
6.7.1 - Switches, Outlets

Missing GFCI Protection

exterior outlets, bathroom outlets

Missing Ground Fault Circuit Interrupter outlets. Recommend GFCI outlets be functioning at all locations where one comes in contact with water and electricity at the same time. Consider upgrading to comply with current safety recommendations.

Electric Electrical Contractor
Credit
Comment
6.7.2 - Switches, Outlets

Cover Plate Damaged or Missing

Missing or damaged cover plates noted. Recommend replacement for safety.

Tools Handyman/DIY
Credit
Comment
6.7.3 - Switches, Outlets

Miswired Outlet

One or more receptacles have been improperly wired (reverse polarity, open neutral, etc). This can create a shock hazard. Recommend correction by a qualified licensed electrician.

Electric Electrical Contractor
Credit
Comment
6.8.1 - Lighting

Inoperative

Light fixtures are not operational in some areas. Possibly due to bad bulbs. Recommend verifying proper operation of light fixtures with sellers.

Tools Handyman/DIY
Credit
Comment
6.8.2 - Lighting

Protect Bulbs

Exposed light bulbs should have fixture covers for additional safety.

Tools Handyman/DIY
Credit
Comment
6.10.1 - Smoke and Carbon Monoxide Detectors

No Detectors Present

No carbon monoxide detectors or smoke detectors found. We suggest both type of units be installed in appropriate locations.

Tools Handyman/DIY

7 - Plumbing

Main: Water Pressure
60-70 psi
Supply Lines: Material
Copper
Waste Lines: Material
Plastic
Water Heater (Apartment): Power Source, Capacity
30 Gallons, Electric
Water Heater (Apartment): Manufacturer
Rheem
Water Heater (Apartment): Year of Manufacturer
2009
Water Heater (Main): Location
Attic
Water Heater (Main): Power Source, Capacity
Electric, 40 Gallons
Water Heater (Main): Manufacturer
Rheem
Water Heater (Main): Year of Manufacturer
1994
Main: Material, Size, Location
1+ inch diameter, Plastic, Front
Water Heater (Apartment): Location
Attic
Hose Faucets: Functional

Visible hose faucet fixtures were tested, and appear to function as designed.

Main: Valve Not Tested

Main water shut off valve was not tested during the home inspection.

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.

Credit
Comment
7.2.1 - Supply Lines

Add Insulation

Recommend insulation of pipes to avoid condensation or moisture issues.

Tools Handyman/DIY
Credit
Comment
7.3.1 - Waste Lines

Open Waste

Open waste line noted. Hazardous conditions exist. Recommend correction by a qualified licensed contractor.

Pipes Plumbing Contractor
Credit
Comment
7.3.2 - Waste Lines

ABS to PVC

ABS to PVC contact noted. Glue may not properly adhere and openings or leaks may result. Recommend monitoring for leaks or consult with a qualified licensed contractor for remedy as preventative maintenance.

Mag glass Monitor
Credit
Comment
7.5.1 - Water Heater (Apartment)

No Electric Bond

Missing bond wire or screw at ground connection, on electric unit. Recommend correction to ensure safety.

Pipes Plumbing Contractor
Credit
Comment
7.6.1 - Water Heater (Main)

No Electric Bond

Missing bond wire or screw at ground connection, on electric unit. Recommend correction to ensure safety.

Pipes Plumbing Contractor

8 - Cooling (Downstairs)

Exterior Equipment: Type
MiniSplit system, Split System
Exterior Equipment: Manufacturer
Lennox
Exterior Equipment: Capacity
3 tons
Exterior Equipment: Year of Manufacturer
2016
Exterior Equipment: Maximum Fuse
30 amps
Interior Equipment: Manufacturer
Lennox
Interior Equipment: Capacity
3 tons
Interior Equipment: Year of Manufacturer
2016
Interior Equipment: Air Temperature Drop
<12 degrees F cooling not adequate
Exterior Equipment: Location
Right
Interior Equipment: Location Interior
Attic

I. The inspector shall inspect: A. the cooling system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the cooling system; and B. the cooling method. III. The inspector shall report as in need of correction: A. any cooling system that did not operate; and B. if the cooling system was deemed inaccessible. IV. The inspector is not required to: A. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system. B. inspect portable window units, through-wall units, or electronic air filters. C. operate equipment or systems if the exterior temperature is below 65 Fahrenheit, or when other circumstances are not conducive to safe operation or may damage the equipment. D. inspect or determine thermostat calibration, cooling anticipation, or automatic setbacks or clocks. E. examine electrical current, coolant fluids or gases, or coolant leakage.

Credit
Comment
8.2.1 - Interior Equipment

Poor Air Drop

Unit does not appear to be producing an adequate air temperature drop. Recommend servicing unit.

Fire HVAC Professional

9 - Heating (Downstairs)

Equipment: Location
Attic
Equipment: System and Fuel Type
Electric, Forced air
Equipment: Manufacturer
Lennox
Equipment: Capacity
Approx 15kW
Equipment: Year of Manufacturer
2016
Filter: Filter present
Duct or Distribution: Ductwork
Insulated, Flexible round, Sheet metal
Thermostat: Thermostat present

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.

10 - Cooling (Upstairs)

Exterior Equipment: Location
Right
Exterior Equipment: Type
Central, Split System
Exterior Equipment: Manufacturer
Goodman
Exterior Equipment: Capacity
Unable to determine
Exterior Equipment: Year of Manufacturer
Unable to determine
Exterior Equipment: Maximum Fuse
Unable to determine
Interior Equipment: Location Interior
Attic
Interior Equipment: Manufacturer
Unable to determine
Interior Equipment: Capacity
Unable to determine
Interior Equipment: Year of Manufacturer
Unable to determine
Interior Equipment: Air Temperature Drop
16-18 degrees F good cooling

I. The inspector shall inspect: A. the cooling system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the cooling system; and B. the cooling method. III. The inspector shall report as in need of correction: A. any cooling system that did not operate; and B. if the cooling system was deemed inaccessible. IV. The inspector is not required to: A. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system. B. inspect portable window units, through-wall units, or electronic air filters. C. operate equipment or systems if the exterior temperature is below 65 Fahrenheit, or when other circumstances are not conducive to safe operation or may damage the equipment. D. inspect or determine thermostat calibration, cooling anticipation, or automatic setbacks or clocks. E. examine electrical current, coolant fluids or gases, or coolant leakage.

Credit
Comment
10.1.1 - Exterior Equipment

Dirty Fins

Fins at exterior of unit appear to be damaged or dirty. Recommend cleaning.

Fire HVAC Professional
Credit
Comment
10.1.2 - Exterior Equipment

Signs wear

Signs of wear and aging noted. Monitor for problems.

Mag glass Monitor
Credit
Comment
10.2.1 - Interior Equipment

Typical Wear

Unit appears to be functional, though signs of wear and aging noted. Recommend servicing unit and checking refrigerant level annually.

Fire HVAC Professional
Credit
Comment
10.2.2 - Interior Equipment

Condensation Line - Insulation

Recommend insulating drain line to guard against condensation on exterior of piping.

Tools Handyman/DIY
Credit
Comment
10.2.3 - Interior Equipment

Drain Pan - Missing

No pan installed beneath unit, above a finished living area. Recommend installing a drain pan for preventative maintenance.

Fire HVAC Professional

11 - Heating (Upstairs)

Equipment: Location
Attic
Equipment: System and Fuel Type
Electric, Forced air
Equipment: Manufacturer
Unable to Determine
Equipment: Capacity
Unable to Determine
Equipment: Year of Manufacturer
Unable to Determine
Filter: Filter present
Duct or Distribution: Ductwork
Insulated, Sheet metal
Thermostat: Thermostat present

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.

Credit
Comment
11.1.1 - Equipment

Typical Wear

Unit appears to be functional, though signs of wear and aging noted. Recommend servicing unit blower motor, pilot light, vent system and burners annually.

Mag glass Monitor
Credit
Comment
11.1.2 - Equipment

Plenum or Return - Openings

Some sections of supply or return material does not appear to be adequately joined or sealed. Recommend correction as regular home maintenance.

Tools Handyman/DIY

12 - Cooling (Apartment)

Exterior Equipment: Location
Rear
Exterior Equipment: Type
Central, Split System
Exterior Equipment: Manufacturer
Trane
Exterior Equipment: Capacity
2 tons
Exterior Equipment: Year of Manufacturer
1999
Exterior Equipment: Maximum Fuse
20 amps
Interior Equipment: Manufacturer
Unable to determine
Interior Equipment: Capacity
2 tons
Interior Equipment: Year of Manufacturer
1994
Interior Equipment: Air Temperature Drop
12-14 degrees F considered marginal operation
Interior Equipment: Location Interior
Attic

I. The inspector shall inspect: A. the cooling system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the cooling system; and B. the cooling method. III. The inspector shall report as in need of correction: A. any cooling system that did not operate; and B. if the cooling system was deemed inaccessible. IV. The inspector is not required to: A. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system. B. inspect portable window units, through-wall units, or electronic air filters. C. operate equipment or systems if the exterior temperature is below 65 Fahrenheit, or when other circumstances are not conducive to safe operation or may damage the equipment. D. inspect or determine thermostat calibration, cooling anticipation, or automatic setbacks or clocks. E. examine electrical current, coolant fluids or gases, or coolant leakage.

Credit
Comment
12.1.1 - Exterior Equipment

Signs wear

Signs of wear and aging noted. Monitor for problems.

Mag glass Monitor
Credit
Comment
12.2.1 - Interior Equipment

Condensation Line - Poor End

Poor termination point noted. Recommend routing drain line to proper waste area to avoid moisture damage.

Tools Handyman/DIY
Credit
Comment
12.2.2 - Interior Equipment

Condensation Line - Insulation

Recommend insulating drain line to guard against condensation on exterior of piping.

Tools Handyman/DIY

13 - Heating (Apartment)

Equipment: Location
Attic
Equipment: System and Fuel Type
Electric, Forced air
Equipment: Manufacturer
Unable to Determine
Equipment: Capacity
Approx 10kW
Equipment: Year of Manufacturer
1994
Filter: Filter present
Duct or Distribution: Ductwork
Flexible round
Thermostat: Thermostat present

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.

Credit
Comment
13.1.1 - Equipment

Typical Wear

Unit appears to be functional, though signs of wear and aging noted. Recommend servicing unit blower motor, pilot light, vent system and burners annually.

Mag glass Monitor
Credit
Comment
13.1.2 - Equipment

Plenum or Return - Openings

Some sections of supply or return material does not appear to be adequately joined or sealed. Recommend correction as regular home maintenance.

Tools Handyman/DIY
Credit
Comment
13.3.1 - Duct or Distribution

Duct - Defects

Damage, deterioration or defects noted at some ducts or their insulation wrap. Recommend replacement as necessary.

Fire HVAC Professional

14 - Fireplace

General: System and Fuel Type
Masonry, Wood burning

I. The inspector shall inspect: readily accessible and visible portions of the fireplaces and chimneys; lintels above the fireplace openings; damper doors by opening and closing them, if readily accessible and manually operable; and cleanout doors and frames. II. The inspector shall describe: the type of fireplace. III. The inspector shall report as in need of correction: evidence of joint separation, damage or deterioration of the hearth, hearth extension or chambers; manually operated dampers that did not open and close; the lack of a smoke detector in the same room as the fireplace; the lack of a carbon-monoxide detector in the same room as the fireplace; and cleanouts not made of metal, pre-cast cement, or other non-combustible material. IV. The inspector is not required to: inspect the flue or vent system; inspect the interior of chimneys or flues, fire doors or screens, seals or gaskets, or mantels; determine the need for a chimney sweep; operate gas fireplace inserts; light pilot flames; determine the appropriateness of any installation; inspect automatic fuel-fed devices; inspect combustion and/or make-up air devices; inspect heat-distribution assists, whether gravity-controlled or fan-assisted; ignite or extinguish fires; determine the adequacy of drafts or draft characteristics; move fireplace inserts, stoves or firebox contents; perform a smoke test; dismantle or remove any component; perform a National Fire Protection Association (NFPA)-style inspection; perform a Phase I fireplace and chimney inspection.

Credit
Comment
14.1.1 - General

Recommend cleaning

Recommend cleaning the fireplace and chimney. 

Contractor Qualified Professional

15 - Interior

Doors: Type of Doors
Sliding glass, Exterior rear, Apartment
Windows: Type, Style, Material
Single pane glass, Single-hung, Metal Framed, Vinyl
Walls, Ceilings: Material
Drywall, Paneling
Floors: Material
Vinyl, Laminate, Tile, Wood

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.

Credit
Comment
15.1.1 - Doors

Rubs Frame

Door appears to rub at the frame and is difficult to open or close. This may cause premature wear to the door or hardware. Recommend correction.

Tools Handyman/DIY
Credit
Comment
15.1.2 - Doors

Damaged Door - Exterior

Damage noted at exterior door. Peeling paint, Rust, Corrosion, or Defects may cause further issues. Recommend repair or replacement.

Tools Handyman/DIY
Credit
Comment
15.1.3 - Doors

Weatherstrip

Door lacks proper weatherstrip. Recommend correction to ensure weather tightness at exterior door.

Tools Handyman/DIY
Credit
Comment
15.1.4 - Doors

Hardware Improper - Interior

Interior door hardware is incomplete or not fully functional. Recommend repair or replacement.

Tools Handyman/DIY
Credit
Comment
15.1.5 - Doors

Dead Latch

Interior dead bolt has a key-exit only. Recommend replacing with a latch style dead bolt for safety and convenience.

Tools Handyman/DIY
Credit
Comment
15.1.6 - Doors

Cracked or Broken Glass

Cracked or broken glass noted at door. Recommend replacement for safety.

Hardhat General Contractor
Credit
Comment
15.1.7 - Doors

Off Track or Missing

Interior doors appear to be missing or off track. Recommend correction.

Tools Handyman/DIY
Credit
Comment
15.2.1 - Windows

Screens

Damaged or missing exterior screens noted. Recommend repair or replacement as regular home maintenance.

Tools Handyman/DIY
Credit
Comment
15.2.2 - Windows

Falling Rapidly

Some windows fall rapidly when opened. Sash cords or springs may be damaged. Recommend repair or replacement for additional safety.

Window Window Repair and Installation Contractor
Credit
Comment
15.2.3 - Windows

Cracked Glass

Cracked or broken glass noted. Recommend replacement for safety.

Window Window Repair and Installation Contractor
Credit
Comment
15.3.1 - Walls, Ceilings

Minor Cracks

Typical cracks noted. Some cracking is to be expected in all interior surfaces as the property settles with age. Recommend monitoring for future changes.

Mag glass Monitor
Credit
Comment
15.3.2 - Walls, Ceilings

Moisture Stains

Moisture stains noted. The source of moisture may have been corrected, though we recommend monitoring for future changes or issues. Recommend painting as necessary.

Mag glass Monitor
Credit
Comment
15.3.3 - Walls, Ceilings

Damaged Material

Some material appears to be damaged or missing. Recommend correction by a qualified licensed contractor.

Putty knife Drywall Contractor
Credit
Comment
15.4.1 - Floors

Moisture Stains or Damage

Moisture stains or damaged flooring material noted. Recommend replacement as necessary.

Flooring Flooring Contractor
Credit
Comment
15.4.2 - Floors

Non-Professional Repair

Non-professional repair noted. Verify history with seller and remedy as necessary.

Mag glass Monitor
Credit
Comment
15.5.1 - Steps, Railings

No Return

The ends of the handrails should return to the wall.

Hardhat General Contractor

16 - Kitchen, Laundry

Dishwasher: Manufacturer
Frigidaire
Cabinets, Counter: Material
Wood cabinets, Tile counter
Range, Ventilation: Range Type
Electric combo range
Range, Ventilation: Range Manufacturer
Frigidaire
Range, Ventilation: Vent Hood Type
External vent
Range, Ventilation: Vent Hood Manufacturer
Unable to Determine
Laundry: Location
Utility area
Laundry: Power Source
120v wall outlet provided, 240v service provided
Sink: Sink Fixtures
Primary Faucet, Spray Wand
Laundry: No Washer Installed

No washing machine installed. Laundry plumbing was not tested. Recommend verifying proper operation of plumbing with sellers.

Credit
Comment
16.1.1 - Sink

Leak or Damage - Supply

Leak or Damage noted at the water supply line or valve. Recommend repair or replacement by a qualified licensed contractor.

Pipes Plumbing Contractor
Credit
Comment
16.2.1 - Garbage Disposal

Rust at Interior

Rusting noted at interior impeller blades. Recommend monitoring for problems.

Mag glass Monitor
Credit
Comment
16.2.2 - Garbage Disposal

Splash Guard

Splash guard at sink drain is missing or damaged. Recommend replacement as regular home maintenance.

Tools Handyman/DIY
Credit
Comment
16.3.1 - Dishwasher

Leaking

The dishwasher is leaking. Recommend repair or replacement by a qualified licensed contractor.

Wash Appliance Repair
Credit
Comment
16.5.1 - Range, Ventilation

Cracked Glass

Crack noted at glass cook top or door. Recommend replacement of glass or unit as necessary.

Wash Appliance Repair
Credit
Comment
16.5.2 - Range, Ventilation

Vent Hood Filter Dirty, Missing

Vent hood filter is dirty or missing. Recommend cleaning or replacing as regular home maintenance.

Tools Handyman/DIY
Credit
Comment
16.6.1 - Laundry

Vent Damaged or Clogged Open

Dryer vent flapper or cover is damage, missing, or clogged open. A clogged-open vent flapper may allow pest entry. We recommend regular cleaning and replacement of the vent cover as necessary.

Tools Handyman/DIY
Credit
Comment
16.6.2 - Laundry

Flexible or Improper Dryer Vent Material

Dryer vent material appears to be improper or flexible type, we recommend to upgrade to solid metal for additional safety.

Tools Handyman/DIY
Credit
Comment
16.6.3 - Laundry

Supply Leak or Damage

Leak or Damage noted at the water supply line or valve. Recommend repair or replacement by a qualified licensed contractor.

Pipes Plumbing Contractor

17 - Kitchen, Laundry (Apartment)

Sink: Sink Fixtures
Primary Faucet, Spray Wand
Dishwasher: Manufacturer
Frigidaire
Cabinets, Counter: Material
Wood cabinets, Solid surface countertop
Range, Ventilation: Range Type
Electric combo range
Range, Ventilation: Range Manufacturer
Whirlpool
Range, Ventilation: Vent Hood Type
No Unit Installed
Range, Ventilation: Vent Hood Manufacturer
No Unit Installed
Laundry: Location
Kitchen
Laundry: Power Source
240v service provided, 120v wall outlet provided
Laundry: No Washer Installed

No washing machine installed. Laundry plumbing was not tested. Recommend verifying proper operation of plumbing with sellers.

Credit
Comment
17.1.1 - Sink

Leak or Damage - Spray Wand

Leak or Damage noted at the spray wand. Recommend repair or replacement.

Tools Handyman/DIY
Credit
Comment
17.1.2 - Sink

Slow Drain

Slow drain noted. Recommend cleaning drain and re-evaluating, and make repairs or replacements as necessary.

Pipes Plumbing Contractor
Credit
Comment
17.2.1 - Dishwasher

No Air Gap

A proper air gap is not visible at the dishwasher drain line hose. Recommend improving air gap device.

Tools Handyman/DIY
Credit
Comment
17.3.1 - Cabinets, Counter

Damage

Significant wear or damage noted at cabinets or countertops. Recommend repair or replacement.

Hardhat General Contractor
Credit
Comment
17.4.1 - Range, Ventilation

Significant Wear

Significant wear and aging noted. Recommend monitoring for issues and repair or replace as necessary.

Mag glass Monitor
Credit
Comment
17.4.2 - Range, Ventilation

No Vent Hood

No vent hood present. Recommend installation.

Hardhat General Contractor

18 - Bathroom

Location
Downstairs
Sink: Type
Cabinet style, Single sink faucet
Cabinets, Counter: Material
Wood cabinets, Solid surface counter
Toilet: Toilet Present
Tub, Shower Surround: Material
Panel walls
Tub, Shower Fixtures: Shower Only, No Tub
Credit
Comment
18.1.1 - Sink

Stopper Inoperative

Stopper missing, disconnected, or did not properly operate. Recommend repair or replacement.

Tools Handyman/DIY
Credit
Comment
18.2.1 - Cabinets, Counter

Moisture Stains or Damage

Moisture stains or damage noted inside cabinet. Recommend cleaning, making necessary repairs, and monitoring for future issues.

Tools Handyman/DIY
Credit
Comment
18.6.1 - Heat, Ventilation

Inoperative Power Vent

Exhaust fan did not respond to test. Recommend repair or replacement.

Tools Handyman/DIY

19 - Bathroom (Upstairs)

Location
Upstairs
Cabinets, Counter: Material
Wood cabinets, Stone counter
Toilet: Toilet Present
Tub, Shower Surround: Material
Tile walls
Sink: Type
Single sink faucet, Cabinet style
Tub, Shower Fixtures: Tub and Shower Present
Tub, Shower Fixtures: No Bath Trap

No access available below the tub  Plumbing was not visible. 

Credit
Comment
19.5.1 - Tub, Shower Surround

Maintain Sealant

Recommend maintaining caulk, grout or sealant at tub and walls as regular home maintenance, to limit future moisture issues.

Tools Handyman/DIY
Credit
Comment
19.6.1 - Heat, Ventilation

Vent Ends in the Attic

Power vent material appears to end in the attic. Recommend terminating all moisture vents to the exterior.

Tools Handyman/DIY

20 - Bathroom (Apartment)

Location
Apartment
Sink: Type
Single sink faucet, Cabinet style
Cabinets, Counter: Material
Wood cabinets, Laminate counter
Toilet: Toilet Present
Tub, Shower Fixtures: Tub and Shower Present
Tub, Shower Surround: Material
Seamless walls
Credit
Comment
20.1.1 - Sink

Stopper Inoperative

Stopper missing, disconnected, or did not properly operate. Recommend repair or replacement.

Tools Handyman/DIY
Credit
Comment
20.2.1 - Cabinets, Counter

Moisture Stains or Damage

Moisture stains or damage noted inside cabinet. Recommend cleaning, making necessary repairs, and monitoring for future issues.

Tools Handyman/DIY
Credit
Comment
20.5.1 - Tub, Shower Surround

Maintain Sealant

Recommend maintaining caulk, grout or sealant at tub and walls as regular home maintenance, to limit future moisture issues.

Tools Handyman/DIY
Credit
Comment
20.5.2 - Tub, Shower Surround

Damage

Damage, dings or cracks noted at tub or shower. Recommend repair or replacement as necessary.

Tools Handyman/DIY
Credit
Comment
20.5.3 - Tub, Shower Surround

Damage Inside - Wall

Moisture damage noted at the wall inside the tub or shower area. Recommend making necessary repairs.

Tools Handyman/DIY
Credit
Comment
20.6.1 - Jet Tub

Inoperative

The tub controls did not respond to testing. Recommend evaluation and repair or replace as needed.

Hardhat General Contractor
Credit
Comment
20.7.1 - Heat, Ventilation

Vent Ends in the Attic

Power vent material appears to end in the attic. Recommend terminating all moisture vents to the exterior.

Tools Handyman/DIY

21 - Carport

Location
Attached, Two car, Carport
Floor: Mostly Visible
Walls, Ceiling, Fire barrier: Covering Material Present