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1234 Main St.
Normal, IL 61761
03/28/2020 9:00AM

Sample agent
agent

Agent Name

Agency Name
10
Maintenance item
13
Recommendation
9
Safety hazard

1 - Inspection Details

Occupancy
Vacant
Style
1.5 Story
Temperature (approximate)
34 Fahrenheit (F)
Type of Building
Single Family
Weather Conditions
Cloudy, Recent Rain
In Attendance
Client last 30 min, Inspector

Alan Flicek - Home Inspector

Home Inspection License Number: 450011152 

Expiration Date: 11/30/2020


Impressive Inspections Inc

1311 Courtland Ave 

Normal Illinois 61761

Entity License Number: 451001019

Expiration Date: 11/30/2020

Cold Temperature Limitations Below 65

Temperatures below 65 degrees: AC units are not tested when exterior temperatures are below 60 degrees. AC units could be damaged during these temperatures.

Snow and Ice on Roof

Roof inspection was limited to viewing from the ground. Ice and snow buildup on the roof surface and surrounding areas where a ladder could be placed prevented closer examination of the roof surface.

2 - Roof

IN NI NP D
2.1 Coverings X
2.2 Roof Drainage Systems X
2.3 Flashings X
2.4 Skylights, Chimneys & Other Roof Penetrations X
Roof Type/Style
Gable, Flat
Inspection Method
Binoculars, Ground, 2nd Story Windows

We observe the roof using safe observation methods. When roof surfaces appear deteriorated, slippery, or wet, we may not walk the roof surface. Binoculars, quadcopter, cameras with zoom lenses may be used if we do not walk the roof surface. 

Coverings: Material
Asphalt

Roof covering appeared in good overall condition at the time of inspection. Any defects or maintenance notes will be listed in the Summary. Photos document condition at the time of inspection. 

Roof Drainage Systems: Gutter Material
Aluminum

Recommend cleaning the gutter system regularly to prevent clogging and allowing rain runoff to drain where intended away from the foundation. Clogged gutters could cause damage to roof, fascia, and soffit over time if rain runoff does not go down the downspouts and away.  Recommend sealing any leaking seams or corners. Monitor to assure gutters stay attached especially if debris, ice, or snow builds up in them. Any defects or maintenance notes will be listed in the Summary. Photos document condition at the time of inspection. 

Flashings: Material
Metal

Visible flashings were in good overall condition during the inspection. Any defects or maintenance notes will be listed in the Summary. Photos document condition at the time of inspection. 

Skylights, Chimneys & Other Roof Penetrations: Skylights, Chimneys, and Roof Penetrations
-

Skylights, Chimneys, and Roof Penetrations appeared in good overall condition. Recommend monitoring for future leaking and repair as needed. Any defects or maintenance notes will be listed in the Summary. Photos document condition at the time of inspection.

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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
$
Credit
Comment
2.1.1 - Coverings

Loose Flashing
Rear covered porch

Recommend sealing loose flashing and other loose roofing materials to help prevent moisture intrusion.

Roof Roofing Professional

3 - Attic, Insulation & Ventilation

IN NI NP D
3.1 Roof Structure & Attic X
3.2 Insulation X
3.3 Ventilation X
3.4 Exhaust Systems X
Roof Structure & Attic: Roof Structure Material
Rafters, OSB
Roof Structure & Attic: Type
Gable
Insulation: Flooring Insulation
Fiberglass, Missing
Ventilation: Dryer Power Source
220 Electric
Ventilation: Ventilation Type
Gable Vents, Soffit Vents, Ridge Vents
Ventilation: Dryer Vent
Metal (Flex)
Roof Structure & Attic: General Photos

Visible Roof Structure and Attic Components appeared in good overall condition at the time of inspection. Any defects or maintenance notes will be listed in the Summary. Photos document condition at the time of inspection. 

Insulation: Attic Insulation Type
Loose-fill

Common building practices change over time. The amount and style of insulation installed in the home may have met the requirements during the time of construction. Over time insulation can settle or become compressed and may require additional insulation for added efficiency. Any defects or maintenance notes will be listed in the Summary. Photos document condition at the time of inspection. 

Exhaust Systems: Exhaust Fans
Fan with Light, Fan Only

Modern building practices recommend Bathroom Exhaust Fans to be vented to the exterior of the home. Many homes were built prior to the requirement of venting these fans to the exterior and may still discharge into the attic space. Bathroom vents discharging into attic areas or basements/crawl spaces with not enough ventilation may cause elevated moisture levels resulting in organic growth in attic spaces or basement areas. 

Any defects, recommendations,  or maintenance notes will be listed in the Summary. Photos document condition at the time of inspection. 

Roof Structure & Attic: Limited Physical Access Beyond Scuttle

Observation of the attic space was limited to observing the space from the scuttle. 

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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
$
Credit
Comment
3.1.1 - Roof Structure & Attic

Active Leak
Rear soffit near covered porch 34%

Active roof leak was noted. Elevated moisture levels were detected. Recommend evaluation and repair by qualified roofing contractor. 

Roof Roofing Professional
$
Credit
Comment
3.1.2 - Roof Structure & Attic

Open electrical box / Open Electrical Junction

Recommend enclosing electrical junctions inside an enclosed electrical box for added safety.

Contractor Qualified Professional
$
Credit
Comment
3.1.3 - Roof Structure & Attic

Knob & Tube Wiring
2nd Story Attic

Active knob and tube style wiring was noted. Consider upgrading the conductors to modern equipment for added safety. 

Electric Electrical Contractor
$
Credit
Comment
3.2.1 - Insulation

Consider Adding Additional Insulation

Consider adding additional insulation for added efficiency.

Contractor Qualified Professional

4 - Exterior

IN NI NP D
4.1 Siding, Flashing & Trim X
4.2 Exterior Windows X
4.3 Exterior Doors X
4.4 Walkways, Patios & Driveways X
4.5 Decks, Balconies, Porches & Steps X
4.6 Eaves, Soffits & Fascia X
4.7 Vegetation, Grading, Drainage & Retaining Walls X
Inspection Method
Visual
Siding, Flashing & Trim: Siding Style
Brick, Lap, Shakes
Walkways, Patios & Driveways: Driveway Material
Asphalt
Decks, Balconies, Porches & Steps: Appurtenance
Deck with Steps
Siding, Flashing & Trim: Siding Material
Brick, Vinyl, Metal

Exterior wall coverings appeared in good general condition during the inspection. Recommend regular painting of exterior wood surfaces and refreshing caulking around windows and doors as needed for proper maintenance. Any defects or maintenance notes will be listed in the Summary. Photos document condition at the time of inspection. 

Exterior Windows: General Information

Exterior Windows appeared in good overall condition and operated successfully at the time of inspection. Recommend regular painting of wood window frames as regular maintenance. Recommend monitoring sealant around the windows and caulk as needed. Any defects or maintenance notes will be listed in the Summary. Photos document condition at the time of inspection.

Exterior Doors: Exterior Entry Door
Steel

Exterior doors appeared in good overall condition and operated successfully at the time of inspection. Recommend regular painting of wood door frames as regular maintenance. Recommend monitoring sealant around the doors and caulk as needed. Any defects or maintenance notes will be listed in the Summary. Photos document condition at the time of inspection. 

Walkways, Patios & Driveways: Walkways, and Driveways

Walkways and Driveways appeared in good overall condition at the time of inspection. Recommend monitoring for settling and repairing as needed. Common building practices recommend leveling surfaces with cracks raised more than 3/4 of an inch. Any defects or maintenance notes will be listed in the Summary. Photos document condition at the time of inspection. 

Decks, Balconies, Porches & Steps: Deck/Patio Material
Brick/Block

Decks/Patio appeared in good general condition at the time of inspection. Recommend monitoring for future sealant application for proper maintenance. Any defects or maintenance notes will be listed in the Summary. Photos document condition at the time of inspection. 

Vegetation, Grading, Drainage & Retaining Walls: Proper Grading

Recommend monitoring soil around the foundation to ensure proper drainage going away from the foundation to prevent moisture intrusion. Any defects or maintenance notes will be listed in the Summary. Photos document condition at the time of inspection. 

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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
$
Credit
Comment
4.1.1 - Siding, Flashing & Trim

Past Brick Settlement or Movement

Evidence of settling noted in the brick. Monitor for future movement and repair as needed.

Wrench DIY
$
Credit
Comment
4.4.1 - Walkways, Patios & Driveways

Driveway Cracking - Minor

Minor cosmetic cracks observed, which may indicate movement in the soil. Recommend monitor and/or have concrete contractor patch/seal.

$
Credit
Comment
4.5.1 - Decks, Balconies, Porches & Steps

Evidence of past moisture intrusion

Monitor for future moisture intrusion and repair as needed. Elevated moisture detected. Recommend evaluation and repair to prevent organic growth.

Contractor Qualified Professional

5 - Basement, Foundation, Crawlspace & Structure

IN NI NP D
5.1 Foundation X
5.2 Vapor Retarders (Crawlspace or Basement) X
5.3 Basements & Crawlspaces X
5.4 Floor Structure
5.5 Wall Structure X
5.6 Ceiling Structure X
Inspection Method
Crawlspace Access, Visual
Floor Structure: Basement/Crawlspace Floor
Concrete
Foundation: Material
Brick, Concrete

Visible Foundation Areas appeared in good overall condition. Monitor foundation areas for leaking or water seepage after heavy rains and repair as needed. Some foundation styles like Brick or Block foundations experience minor leaking more often than Poured Concrete. Monitor for changes in the foundation such as cracking/movement/bowing and repair as needed. 

Any defects or maintenance notes will be listed in the Summary. Photos document condition at the time of inspection. 

Vapor Retarders (Crawlspace or Basement): Vapor Barrier Information
-

Vapor Barriers are installed to help keep ground moisture, radon gas, and other ground vapors out of the home/building. Common building practices recommend a vapor barrier in crawl spaces, and basements to help reduce moisture in those areas. Radon Mitigation Systems will include a vapor barrier to direct Radon Gases to the exterior. 

Basements & Crawlspaces: General Photos

Visible Basement/Crawlspace area appeared in good overall condition at the time of inspection. Monitor for elevated moisture. Consider installing a dehumidifier for the humid times of year to pull out excess moisture. Any defects or maintenance notes will be listed in the Summary. Photos document condition at the time of inspection. 

Floor Structure: Floor Structure Material
Wood Floor Joist

Visible floor joists appeared in good overall condition. Monitor for future damage and repair as needed.

Floor Structure: Sub-floor
Plank

Visible Sub-floor appeared in good overall condition during the inspection. Monitor for future damage and repair as needed.

Wall Structure: Wall Structure

Visible walls structures appeared in good overall condition. 

Any defects or maintenance notes will be listed in the Summary. Photos document condition at the time of inspection. 

Ceiling Structure: Ceiling Structures

Visible Ceiling Structure appeared in good overall condition. 

Any defects or maintenance notes will be listed in the Summary. Photos document condition at the time of inspection. 

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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
$
Credit
Comment
5.1.1 - Foundation

Foundation Cracks - Minor

Minor cracking was noted at the foundation. This is common as concrete ages and shrinkage surface cracks are normal. Recommend monitoring for more serious shifting/displacement. 

$
Credit
Comment
5.1.2 - Foundation

Past Settlement - Monitor for future movement

Evidence of past settlement. Repairs appeared to have been made. Monitor for future movement and repair as needed.

$
Credit
Comment
5.1.3 - Foundation

Budget for Tuck Pointing

Recommend budget for tuck pointing the brick. This is common maintenance for brick foundations when the mortar between the joints begin to deteriorate over time. 

Contractor Qualified Professional
$
Credit
Comment
5.2.1 - Vapor Retarders (Crawlspace or Basement)

No Vapor Barrier

There is no vapor barrier. This can result in unwanted moisture in the space. Recommend installing a vapor barrier to prevent added moisture in the area. 

$
Credit
Comment
5.3.1 - Basements & Crawlspaces

Open Electrical Junctions

Recommend installing electrical junctions inside an enclosed electrical box for added safety.

Electric Electrical Contractor
$
Credit
Comment
5.3.2 - Basements & Crawlspaces

Replaced Foundation

It appears the foundation was replaced. Several custom box joist connections were noted. 

$
Credit
Comment
5.4.1 - Floor Structure

Evidence of Past Termites

Evidence of past termites was noted in one or more locations. Recommend monitoring for active termites and consider an annual contract with a pest control contractor to help prevent future termites.

Contractor Qualified Professional
$
Credit
Comment
5.4.2 - Floor Structure

Recommend Securing Posts

Posts supporting the floor structure should be secured to the support beam and to the floor. Recommend repair.

Contractor Qualified Professional

6 - Heating

IN NI NP D
6.1 Equipment X
6.2 Normal Operating Controls X
6.3 Distribution Systems X
6.4 Presence of Installed Heat Source in Each Room X
Equipment: Energy Source
Natural Gas
Equipment: Year Manufactured (Estimated)
2006
Equipment: Heat Type
Forced Air
Distribution Systems: Ductwork
Non-insulated
Equipment: Brand
Heil

Heating system appeared to operate successfully at the time of inspection. Recommend maintaining the heating system regularly to keep the unit operating effectively.

Any defects or maintenance notes will be listed in the Summary. Photos document condition at the time of 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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency

7 - Cooling

IN NI NP D
7.1 Cooling Equipment X
7.2 Normal Operating Controls X
7.3 Distribution System X
7.4 Presence of Installed Cooling Source in Each Room X
Cooling Equipment: Year Manufactured
2006
Cooling Equipment: Energy Source/Type
Electric
Cooling Equipment: Location
Exterior Rear
Distribution System: Configuration
Split
Cooling Equipment: Brand
Heil

Cooling system appeared to be in serviceable condition at the time of inspection. Activation of AC unit depends on exterior temperature being 65 degrees or higher to prevent damage to the condenser.


Recommend maintaining the cooling system regularly to keep the unit operating effectively.

Any defects or maintenance notes will be listed in the Summary. Photos document condition at the time of inspection. 

Cooling Equipment: Low Temperature
The A/C unit was not tested due to low outdoor temperature. This may cause damage the unit.

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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency

8 - Electrical

IN NI NP D
8.1 Service Entrance Conductors X
8.2 Main & Subpanels, Service & Grounding, Main Overcurrent Device X
8.3 Branch Wiring Circuits, Breakers & Fuses X
8.4 Lighting Fixtures, Switches & Receptacles X
8.5 GFCI & AFCI X
8.6 Smoke Detectors X
8.7 Carbon Monoxide Detectors X
Service Entrance Conductors: Electrical Service Conductors
Overhead
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Branch Wire 15 and 20 AMP
Copper
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
100 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Wiring Method
Knob & Tube, Romex, Not Visible
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
Square D
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub Panel Location
No sub-panel located during inspection
Accessible Electrical Systems Appeared To Operate Successfully

Accessible Electrical Systems (light fixtures, receptacles, electrical panels & sub-panels) appeared to operate successfully. Any defects, limitations, or deficiencies will be noted in the Summary. 

Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Basement, Rear Wall
GFCI & AFCI: General Note on GFCI Protection

Any outlet within 6 ft of a water source should be GFCI protected for added safety. Common locations include: Near kitchen sink, bathroom sinks, laundry sinks, basement outlets, garage outlets, and exterior outlets. Regular testing of the units to confirm successful operation is recommended. Some homes built before GFCI requirements may not have GFCI Protection if the home has not been updated. 

Years when GFCI Protection became a requirement and its location:

Smoke Detectors: Smoke Detector General Information

Recommend replacement of smoke detectors based on manufacturer warranty and recommendation. Common age required for replacement is 5-7 years old. Smoke detectors should be installed on each floor and near sleeping areas for added safety. Recommend regular testing and changing of accessible batteries for proper operation.

Carbon Monoxide Detectors: Carbon Monoxide Detectors General Information

Carbon Monoxide detectors should be installed within 15 feet of any sleeping area for added safety. Older units should be replaced based on manufacturer warranty schedule. Common timeframe for replacement is 7 years old. Recommend regular testing to confirm successful operation. Recommend changing batteries regularly for added safety.

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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
$
Credit
Comment
8.2.1 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Oversized Breaker
Circuit Labeled - Porch AC

Current breaker appeared to be oversized for the conductor currently installed. Recommend evaluation and repair by qualified electrician for added safety.

Electric Electrical Contractor
$
Credit
Comment
8.2.2 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Oversized Breaker
Circuit 10

Current breaker appeared to be oversized for the conductor currently installed. Recommend evaluation and repair by qualified electrician for added safety.

Electric Electrical Contractor
$
Credit
Comment
8.3.1 - Branch Wiring Circuits, Breakers & Fuses

3 Prong Ungrounded Outlets

Several outlets in the home appeared to have 3 prongs with an open ground. Several conditions could exist allowing this to happen. 1) The home was built before it was common to install grounded branch wiring. 2) The installer failed to attach ground conductor to the outlet. 3) The main electrical panel was insufficiently grounded. Recommend evaluation and repair by qualified electrician for added safety.

Electric Electrical Contractor
$
Credit
Comment
8.5.1 - GFCI & AFCI

No GFCI Protection In The Garage

Recommend installing GFCI protection in the garage for added safety.

Contractor Qualified Professional
$
Credit
Comment
8.5.2 - GFCI & AFCI

No GFCI Protection at Exterior Outlet(s)

Recommend installing GFCI protection for exterior outlets for added safety.

Electric Electrical Contractor
$
Credit
Comment
8.5.3 - GFCI & AFCI

No GFCI near the Sink in Bathroom

Recommend installing GFCI protection at the outlet near the bathroom sink.

Contractor Qualified Professional
$
Credit
Comment
8.5.4 - GFCI & AFCI

No GFCI protection near the kitchen sink

Recommend installing GFCI Protection near the kitchen sink for added safety by qualified electrician.

Electric Electrical Contractor
$
Credit
Comment
8.6.1 - Smoke Detectors

Old Smoke Detectors

Older smoke detectors were noted. Recommend replacing older smoke detectors for added safety. 

9 - Plumbing

IN NI NP D
9.1 Main Water Shut-off Device X
9.2 Drain, Waste, & Vent Systems X
9.3 Water Supply, Distribution Systems & Fixtures X
9.4 Hot Water Systems, Controls, Flues & Vents X
9.5 Fuel Storage & Distribution Systems X
9.6 Sump Pump X
Filters
None
Water Source
Public
Main Water Shut-off Device: Water Supply Material
Copper
Main Water Shut-off Device: Distribution Material
Copper, Galvanized, PVC
Drain, Waste, & Vent Systems: Washer Drain Size
1 1/2"
Hot Water Systems, Controls, Flues & Vents: Age (Estimated)
2000 Year Manufactured
Hot Water Systems, Controls, Flues & Vents: Capacity
40 gallons
Hot Water Systems, Controls, Flues & Vents: Location
Basement
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Gas
Sump Pump: Sump Pump Lid
Had a plastic cover not sealed
Radon Mitigation System
Not Installed
Main Water Shut-off Device: Location
Basement

Monitor for corrosion or leaking and repair as needed. 

Fuel Storage & Distribution Systems: Main Gas Shut-off Location
Gas Meter
Drain, Waste, & Vent Systems: Main Waste Drain Material
ABS, PVC

Drain systems appeared to operate successfully at the time of inspection. Monitor for future leaking, corrosion, or failure and repair as needed. 

Any defects or maintenance notes will be listed in the Summary. Photos document condition at the time of inspection. 

Drain, Waste, & Vent Systems: Sewer Scope Inspection

Consider further sewer inspection to determine condition of the sewer from the house to the city sewer connection. If on Septic System, recommend a septic inspection by qualified Septic Installer/Contractor.

Our inspection includes a flow test to help determine leaks and slow drains inside the home. Older homes in established neighborhoods with large trees may develop tree roots in the sewer lines causing potential sewer issues. Vacant homes may not display a sewer issue during an inspection, but after occupants move in and begin using laundry machines, dishwasher, and normal family usage, clogged sewer lines will show signs of trouble within a week or two after occupants move in. 

Water Supply, Distribution Systems & Fixtures: General plumbing photos

Accessible faucets appeared to operate successfully at the time of inspection. Monitor for future leaking, slow drains, or corrosion and repair as needed.

Any defects or maintenance notes will be listed in the Summary. Photos document condition at the time of inspection.

Hot Water Systems, Controls, Flues & Vents: Manufacturer
State

Hot Water System appeared to operate successfully at the time of inspection. Recommend monitoring the plumbing connections for corrosion or leaking and repair as needed. Recommend maintaining the unit per manufacturer recommendations to keep the unit operating as intended.

Fuel Storage & Distribution Systems: Fuel System
-

Accessible fuel systems were evaluated for leaks with a combustible gas detector. Monitor for corrosion and leaking and repair as needed.

Any defects, leaks, or maintenance notes will be listed in the Summary. Photos document condition at the time of inspection. 

Sump Pump: Location
Exterior Rear
Sump Pump: Sump Pump General Information
-

Monitor the sump pump system for leaking or failure. Consider installing a back up sump pump system for finished basement areas. Some common backup sump pump systems are battery backup or water jet backup. Plumbers typically recommend replacing older sump pumps after 5-7 years of age or after significant corrosion of the pump is evident. Sealing a sump pump lid is common to prevent a trip hazard and preventing radon gas from entering the basement. 

Consider Radon Testing

Consider radon testing to determine indoor air quality. Radon gas has been proven to cause lung cancer. Homes with living spaces in the lower levels or above crawl spaces where significant time will be spent should be evaluated. 

Sump Pump: Unit unplugged

Unit was unplugged during the 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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
$
Credit
Comment
9.2.1 - Drain, Waste, & Vent Systems

Leaking Pipe

A drain, waste and/or vent pipe showed signs of a leak. Recommend a qualified plumber evaluate and repair.
$
Credit
Comment
9.3.1 - Water Supply, Distribution Systems & Fixtures

Faucet Leaking

Faucet appeared to be leaking from the handle. Recommend repair for proper operation.

Contractor Qualified Professional
$
Credit
Comment
9.5.1 - Fuel Storage & Distribution Systems

Minor Gas Leak

Minor Gas leak noted in one or more locations during the inspection. Recommend evaluation and repair by qualified contractor.

Contractor Qualified Professional
$
Credit
Comment
9.5.2 - Fuel Storage & Distribution Systems

Flexible Copper Gas Line - Active - No leaks Observed

An active flexible copper supply line was still in use during the inspection. Modern building practices no longer recommend use of this material. Consider upgrading to modern gas line for added safety. No leaks were observed at the time of inspection.

Pipes Plumbing Contractor

10 - Doors, Windows & Interior

IN NI NP D
10.1 Ceilings X
10.2 Walls X
10.3 Floors X
10.4 Windows X
10.5 Doors X
10.6 Steps, Stairways & Railings X
10.7 Countertops & Cabinets X
Ceilings: Ceiling Material
Plaster, Drywall
Floors: Floor Coverings
Carpet, Hardwood, Vinyl
Windows: Window Manufacturer
Andersen, Vinyl Frame windows, Metal Frame, Wood Frame
Windows: Window Type
Casement, Double-hung, Thermal
Countertops & Cabinets: Cabinetry
Wood
Countertops & Cabinets: Countertop Material
Laminate
General Interior Photos

Home appeared in good overall condition at the time of inspection. 

Any defects or maintenance notes will be listed in the Summary. Photos document condition at the time of inspection.

Doors, Windows

Accessible Interior Doors, Accessible Interior Windows appeared to operate successfully at the time of inspection. Any defects will be noted in the Summary.

Ceilings: Ceilings General Note
-

Ceilings appeared in good overall condition at the time of inspection. Minor cosmetic issues such as nail pops, damaged tape seams, or other non-structure or water staining issues may not be listed as a concern. 

Any defects or maintenance notes will be listed in the Summary. Photos document condition at the time of inspection.

Walls: Wall Material
Drywall, Paneling, Plaster

Walls appeared in good overall condition at the time of inspection. Small nail holes, or minor cosmetic concerns not related to structure or defects may not be listed as a concern. 

Floors: Floors General Note
-

Floors appeared in good overall condition at the time of inspection. Flooring materials and their cosmetic condition may not be listed as a concern. Any defects or maintenance notes will be listed in the Summary. Photos document condition at the time of inspection. 

Windows: General Windows
-

Accessible Functional Windows were opened and closed. Monitor wood frame windows for wood rot and deterioration. Monitor casement windows (if applicable) for hardware failure preventing the window from opening or closing. Condensation between the panes of glass on thermal pane windows may indicate a broken seal causing the window to be less efficient. 

Any defects or maintenance notes will be listed in the Summary. Photos document condition at the time of inspection.

Doors: General Doors
-

Doors appeared to operate successfully at the time of inspection. Monitor for doors becoming difficult to open or close as that may indicate a potential issue. Any defects or maintenance notes will be listed in the Summary. Photos document condition at the time of inspection. 

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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
$
Credit
Comment
10.3.1 - Floors

Floors not Level -Posts Installed

The floors in one or more areas had rise and falls. This could indicate movement over the life of the home. No apparent structural deficiencies were discovered during the inspection. We noted several posts installed in the basement as additional bracing. Monitor for future changes and repair as needed.

11 - Built-in Appliances

IN NI NP D
11.1 Dishwasher X
11.2 Refrigerator X
11.3 Range/Oven/Cooktop X
11.4 Garbage Disposal X
11.5 Built-in Microwave X
11.6 Range Hood Vent X
Dishwasher: Brand
Amana
Refrigerator: Brand
Kenmore
Range/Oven/Cooktop: Exhaust Hood Type
Vented
Range/Oven/Cooktop: Range/Oven Brand
Whirlpool
Range/Oven/Cooktop: Range/Oven Energy Source
Electric
Testing Appliances

During an inspection, accessible appliances are tested. Appliances which are not tested will be indicated on the Summary. Unfortunately we are unable to determine the effectiveness of an appliance or its ability to complete its designed task. We do note odd sounds, leaks, or the inability to operate based on observations during the inspection. 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency

12 - Fireplace

IN NI NP D
12.1 Vents, Flues & Chimneys X
12.2 Lintels X
12.3 Damper Doors X
12.4 Cleanout Doors & Frames X
Type
Gas

Recommend regular cleaning to keep the unit burning clean and efficiently.

Vents, Flues & Chimneys: Accessible Flues/Chimneys
-

Chimney and Flue inspections are limited to visible sections from the fireplace doors or accessed from the chimney on the roof. Any chimney used for wood should be swept and inspected by a chimney sweep regularly. 

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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency

13 - Garage

IN NI NP D
13.1 Ceiling X
13.2 Walls & Firewalls X
13.3 Floor X
13.4 Garage Door X
13.5 Garage Door Opener X
13.6 Occupant Door (From garage to inside of home) X
Garage Door: Type
Automatic
Ceiling: General Photos

Garage ceiling appeared in good overall condition at the time of inspection. It is common for ceilings in the garage to show deterioration at drywall seams, or experience nail pops due to the extreme shifts in temperature throughout the year. Monitor for stains which may indicate a leak in the roof above and repair as needed.

Any defects or maintenance notes will be listed in the Summary. Photos document condition at the time of inspection.

Walls & Firewalls: Photos

Walls appeared in good overall condition at the time of inspection. 

Any defects or maintenance notes will be listed in the Summary. Photos document condition at the time of inspection.

Floor: Photos

Garage floor appeared in good overall condition. It is common for concrete floors to experience minor cracking caused by shrinkage or settlement. Monitor cracking for any changes or movement and repair as needed. 

Any defects or maintenance notes will be listed in the Summary. Photos document condition at the time of inspection.

Garage Door: Material
Metal

Garage door appeared to be in good overall condition. Monitor for any corrosion on metal doors, cracking in fiberglass, or rotting in wood doors and repair as needed.

Any defects or maintenance notes will be listed in the Summary. Photos document condition at the time of inspection.

Garage Door Opener: Photos

Garage door openers operated successfully at the time of inspection. Unit(s) successfully reversed when met with pressure and when an object crossed the floor sensors. Any defects or maintenance notes will be listed in the Summary. Photos document condition at the time of inspection. 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiency
$
Credit
Comment
13.3.1 - Floor

Settling

Garage floor shows signs of settling in the soil beneath the slab. Recommend evaluate for potential repairs by qualified concrete contractor.

$
Credit
Comment
13.4.1 - Garage Door

Improper Seal

Recommend adjustment to door to provide a proper seal. Recommend evaluation and repair by qualified contractor.

Contractor Qualified Professional
$
Credit
Comment
13.6.1 - Occupant Door (From garage to inside of home)

Door Does Not Appear to Meet Separation Requirements

Door separating garage and home does not appear to meet fire resistant safety standards. Doors in fire resistant barriers must be at least 1 3/8-inch thick(solid wood), or 1 3/8” thick metal/steel, or any other 20-minute fire-rated door.  Consider repair for added safety.