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1234 Main St.
Lafayette, LA 70503
10/13/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
12
Recommendation
2
Maintenance needed
4
Safety hazard

1 - Inspection Details

Weather Conditions
Cloudy, Dry Grounds
Exterior Temperature
90-100 F
Main Entry Faces
West
Type of Building
Attached, Condominium / Townhouse
Area
City
Style
3 Story
In Attendance
Client's Agent, Occupant
Utility: Sewage Disposal
Public or City
Utility: Water Source
Public or City
Utility: Status
All utilities on
Occupancy
Occupied - Furnished
Furnished

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.

2 - Exterior

Siding, Trim: Material
Brick Veneer, Stucco, Wood
Porch, Patio & Deck: Porch and Patio Material
None
Porch, Patio & Deck: Deck and Balcony Material
Metal, Concrete
Porch, Patio & Deck: Stair Material
Concrete, Metal
Porch, Patio & Deck: Overhead Coverings
Same as structure
Grounds: Landscaping and Grading
Flat site
Structure: Wood Structure

As far as visible during the inspection, areas of the wall, flooring, ceiling and roof structure appear to include typical wood framing. 

Siding, Trim: Association

The exterior areas may be covered by the association and are not typically included as part of the home inspection.  Verify with association the age of materials, maintenance schedule, and extent of your responsibility for maintenance and upkeep.

Porch, Patio & Deck: Association

The exterior areas may be covered by the association and are not typically included as part of the home inspection.  Verify with association the age of materials, maintenance schedule, and extent of your responsibility for maintenance and upkeep.

Grounds: Association

The exterior areas may be covered by the association and are not typically included as part of the home inspection.  Verify with association the maintenance schedule, and extent of your responsibility for maintenance and upkeep.

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

3 - Foundation

Slab on Grade: Slab

Slab or foundation is mostly visible, and no 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.

4 - Roof

Age
Unknown
Style
Gable
Inspection Method
Ground
Association

The exterior areas may be covered by the association and are not typically included as part of the home inspection.  Verify with association the age of materials, maintenance schedule, and extent of your responsibility for maintenance and upkeep.

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.

5 - Attic

General: Accessibility
No access provided
General: Style
No attic provided
General: Framing
Unable to determine
General: No Attic or No Attic Access
General: No Access, No View

Unable to inspect due to no attic access. Recommend gaining access to the attic for inspection of insulation ventilation and framing.

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.

6 - Cooling

Exterior Equipment: Power Disconnect Present
Exterior Equipment: Type
Central, Split System
Exterior Equipment: Capacity
2 tons
Exterior Equipment: Year of Manufacturer
2013
Exterior Equipment: Maximum Fuse
30 amps
Interior Equipment: Capacity
2 tons
Interior Equipment: Year of Manufacturer
2013
Interior Equipment: Condensation Line
Exterior Equipment: Location
Right
Exterior Equipment: Manufacturer
Lennox
Interior Equipment: Location Interior
Closet
Interior Equipment: Manufacturer
Lennox
Interior Equipment: Air Temperature Drop
14-16 degrees F considered acceptable

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
6.1.1 - Exterior Equipment

Dirty Fins

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

Fire HVAC Professional
Credit
Comment
6.1.2 - Exterior Equipment

Poor Insulation

Missing, deteriorating, or damaged insulation noted on refrigerant lines. Recommend replacing insulation as regular home maintenance.

Tools Handyman/DIY

7 - Heating

Equipment: Location
Closet
Equipment: System and Fuel Type
Electric, Forced air
Equipment: Manufacturer
Lennox
Equipment: Capacity
Approx 10kW
Equipment: Year of Manufacturer
2013
Filter: Filter present
Duct or Distribution: Ductwork
Unable to fully view ductwork materials
Thermostat: Thermostat present
Duct or Distribution: Limited View

Limited view of ducts or air supply system due to system design or personal belongings blocking. Some areas were not fully accessible for inspection.

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.

8 - Electrical

Main Panel: Disconnect Type
Circuit Breaker
Sub Panel: Location
A/C Unit
Sub Panel: Disconnect Type
Fuses
Branch Wiring: Type
Copper, Aluminum, Romex or Non Metallic
Lighting: Light Fixtures Present
Ceiling Fans: Fixtures Present
Smoke and Carbon Monoxide Detectors: No Detectors Present
Service Entry: Style and Type
Below Ground, Aluminum, 120/240 Volts
Main Panel: Location
Hallway
Main Panel: Capacity
125 AMP
Switches, Outlets: Present and Tested

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
8.2.1 - 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
8.5.1 - Switches, Outlets

Missing GFCI Protection

kitchen countertop 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
8.5.2 - Switches, Outlets

Loose at Wall

Wall switch or outlet appears to be loose or poorly secured. Recommend correction for safety.

Tools Handyman/DIY
Credit
Comment
8.6.1 - Lighting

Protect Bulbs

Exposed light bulbs should have fixture covers for additional safety.

Tools Handyman/DIY
Credit
Comment
8.8.1 - 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

9 - Plumbing

Main: Main Shut-Off Location
Unable to locate
Main: Material & Size
Unable to determine
Main: Water Pressure
60-70 psi
Supply Lines: Material
Plastic
Waste Lines: Material
Plastic
Water Heater: Power Source, Capacity
Electric, 30 Gallons
Water Heater: Year of Manufacturer
1982
Water Heater: Location
Closet
Water Heater: Manufacturer
Ruud
Main: Main Location Undetermined

The main water shut off valve is not visible. Unable to determine material or condition of the main water shut off. Recommend contacting the water company or licensed plumber for further information.

Waste Lines: Not Visible

The plumbing waste lines are not fully visible. Unable to determine status.

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
9.4.1 - Water Heater

Damage, Rust, Corrosion

Damage, Rust, or Corrosion noted at exterior of unit. Recommend monitoring for future changes or issues and replace as necessary.

Pipes Plumbing Contractor
Credit
Comment
9.4.2 - Water Heater

Rusting Drain Pan

Significant rust noted at the water heater drain pan.

Pipes Plumbing Contractor

10 - Kitchen, Laundry

Range, Ventilation: Range Manufacturer
GE
Range, Ventilation: Vent Hood Manufacturer
GE
Laundry: Location
Kitchen
Laundry: Power Source
240v service provided, 120v wall outlet provided
Sink: Sink Fixtures
Primary Faucet, Spray Wand, Drain
Garbage Disposal: Disposal Present
Dishwasher: Manufacturer
Hotpoint
Cabinets, Counter: Material
Wood cabinets, Laminate counter
Range, Ventilation: Range Type
Electric combo range
Range, Ventilation: Vent Hood Type
Recirculating vent
Sink: Limited View - Beneath Sink

Viewing below the sink is restricted. Unable to fully view plumbing supply or waste.

Sink: Limited View - Sink

Dishes block access to the sink. Limited inspection performed at sink basin and drain line.

Laundry: Washer Not Tested

Laundry plumbing was not tested. Inspector not allowed to operate shut off valves at laundry plumbing if an issue arises during the inspection. Recommend verifying proper operation of plumbing with sellers.

Credit
Comment
10.2.1 - Garbage Disposal

Missing Wire Clamp

Improper electrical connection noted. Missing wire clamp at entry cable beneath unit.

Tools Handyman/DIY
Credit
Comment
10.5.1 - Range, Ventilation

No Anti-Tip

No anti-tip device was installed on the freestanding range. Recommend installing device for safety.

Tools Handyman/DIY
Credit
Comment
10.6.1 - Laundry

Three-Prong Outlet

A three-prong electrical outlet is installed at the laundry. Recommend upgrading to a newer four-prong outlet.

Contractor Qualified Professional

11 - Bathroom

Sink: Type
Single sink faucet, Cabinet style
Cabinets, Counter: Material
Wood cabinets, Solid surface counter
Toilet: Toilet Present
Tub, Shower Fixtures: Tub and Shower Present
Tub, Shower Surround: Material
Solid tub floor, Panel walls
Heat, Ventilation: Power Vent Present
Location
Master bedroom
Tub, Shower Fixtures: No Bath Trap

No access available below the tub  Plumbing was not visible. 

Credit
Comment
11.4.1 - Tub, Shower Fixtures

Tub Spout Drips

Constant dripping noted at the tub spout when off. Recommend repair or replacement.

Pipes Plumbing Contractor

12 - Interior

Doors: Type of Doors
Main entry, Interior
Windows: Type, Style, Material
Single-hung, Metal Framed
Walls, Ceilings: Material
Drywall, Wood
Floors: Material
Tile

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
12.1.1 - Doors

Threshold

Loose, damaged, or missing threshold. Recommend repair or replacement.

Hardhat General Contractor
Credit
Comment
12.1.2 - 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
12.1.3 - Doors

Non-Professional Repair

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

Mag glass Monitor
Credit
Comment
12.3.1 - 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
12.4.1 - Floors

Hidden Flooring

Rugs, floor coverings, stored items or furnishings prevent full viewing of primary floor materials.

Mag glass Monitor