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1234 Main St.
Seattle, WA 98125
04/08/2020 9:00AM

Sample agent
agent

Agent Name

Agency Name
1
Major concerns
26
Recommended repair
6
Potential safety hazard

Thank you for choosing In Depth to perform this inspection for you.

Please carefully read through the entire inspection report and don’t hesitate to reach out to me with any questions you may have. 

This report is based on a visual inspection of the building at the time and date of the inspection.  Given the limited time allowed for an inspection please do not expect that every concern or issue will be addressed. Conditions of an occupied home can change after an inspection has been performed, I strongly recommend that you and/or your representative carry out a final walk through immediately before closing to check the condition of the property. 

Listed with most items of concern is a recommendation for a trade specialist.  For your safety and liability these concerns should be evaluated by the appropriate contractors prior to closing.  Through the course of the home inspection hypothetical repair costs may have discussed, these must be confirmed by qualified trade specialists.

1 - Inspection Details

In Attendance
Client, Client's Agent
Occupancy
Furnished, Occupied
Style
Mid Century
Type of Building
Single Family
Temperature (approximate)
55 Fahrenheit (F)
Direction house is facing
South
Weather Conditions
Dry

2 - Grounds

SAT PO NO NP NI
2.1 Walkways, Patios & Driveways X X
2.2 Decks, Balconies, Porches & Steps X
2.3 Vegetation, Grading, Drainage & Retaining Walls X
Walkways, Patios & Driveways: Walkway Material
Brick, Concrete
Walkways, Patios & Driveways: Driveway Material
Concrete
Decks, Balconies, Porches & Steps: Appurtenance
Front Porch, Front Steps
Decks, Balconies, Porches & Steps: Material
Concrete, Brick
Walkways, Patios & Driveways: Patio Material
Brick

Section 197-5.4        Site Conditions:
(a)   Home inspectors shall observe and report the following site conditions:
1.   The building perimeter for land grade and water drainage directly adjacent to the foundation;
2.   Trees and vegetation that adversely affect the residential building;
3.   Walkways, steps, driveways, patios and retaining walls.
(b)   Home inspectors are not required to observe and report on the following site conditions:
1.   Fences and privacy walls;
2.   The health and condition of trees, shrubs and other vegetation.

  • SAT = Satisfactory
  • PO = Poor
  • NO = Not Operational
  • NP = Not Present
  • NI = Not Inspected
$
Credit
Comment
2.1.1 - Walkways, Patios & Driveways

Driveway Cracking/Settling

Concrete driveway with typical cracking and settling.  This is probably a result of improper compaction at time of construction or improper installation of the concrete. The settling of the driveway is a potential tripping hazard, I recommend that a licensed concrete contractor replace as needed.

Gardening shovel tool shape Concrete Contractor

3 - Exterior

SAT PO NO NP NI
3.1 Siding, Flashing & Trim X
3.2 Exterior Windows X
3.3 Exterior Doors X X
3.4 Service Entrance Conductors X
3.5 Exterior lighting and receptacles X
3.6 Eaves, Soffits & Fascia X
3.7 Basement windows X
3.8 Exterior foundation X
3.9 Hose Faucets X
3.10 Vent fan exhaust X
Siding, Flashing & Trim: Siding Material
Cedar Shingles
Siding, Flashing & Trim: Trim Material
Wood
Siding, Flashing & Trim: Flashing Material
Sheet Metal
Exterior Windows: Window Type
Sliders, Stationary, Vinyl
Exterior Doors: Screen door/Storm door
None
Exterior Doors: Patio door
Glass, Wood
Service Entrance Conductors: Electrical Service Conductors
Overhead
Exterior lighting and receptacles: Exterior light fixtures
Present, Operable
Eaves, Soffits & Fascia: Fascia Material
Not Visible
Eaves, Soffits & Fascia: Eaves Material
None
Basement windows: Window Type
None
Hose Faucets: Hose Faucet location
Front, Rear
Vent fan exhaust: Bathroom Fan Exhaust
Vent fan exhaust: Kitchen Fan Exhaust
Vent fan exhaust: Laundry Exhaust
Exterior Doors: Exterior Entry Door
Wood
Exterior lighting and receptacles: Exterior Receptacles
Operable, GFCI Protected, Weatherproof cover
Eaves, Soffits & Fascia: Soffit Material
Cedar
Exterior foundation: Exterior foundation material
Poured Concrete
Hose Faucets: Hose Faucet Water Pressure
75 psi

Typical residential water pressure is between 50-80 psi, ideal pressure is 60-75.

Water pressure over 80 psi will stress the plumbing supply lines and can lead to leakage or failure.

Section 197-5.6        Exterior:
(a)       Home inspectors shall observe and report on:
1.         All exterior walls and coverings, flashing and trim;
2.         All exterior doors including garage doors and operators;
3.         All attached or adjacent decks, balconies, stoops, steps, porches and railings;
4.         All eaves, soffits and fascias where accessible from the ground level;
5.         All adjacent walkways, patios and driveways on the subject property;
6.         The condition of a representative number of windows.
(b)       Home inspectors are not required to observe and report on the following:
1.         Screening, shutters, awnings and other seasonal accessories;
2.         Fences;
3.         Geological and/or soil conditions;
4.         Recreational facilities;
5.         Out-buildings other than garages and carports;
6.         Tennis courts, jetted tubs, hot tubs, swimming pools, saunas and similar structures that would require specialized knowledge or test equipment;
7.         Erosion control and earth stabilization measures;
8.         The operation of security locks, devices or systems;
9.         The presence of safety-type glass or the integrity of thermal window seals or damaged glass.

  • SAT = Satisfactory
  • PO = Poor
  • NO = Not Operational
  • NP = Not Present
  • NI = Not Inspected
$
Credit
Comment
3.1.1 - Siding, Flashing & Trim

Ground Clearance

Inadequate clearance between siding and ground.   Recommend a minimum ground clearance between bottom of siding and ground of 6". Siding in contact with the ground or soil is a concern due to the potential of moisture damage and creates a pathway for insects to enter the house.  I recommend that the soil be pulled away from the house to protect the siding and keep water from infiltrating the house.

Yard scissors Landscaping Contractor
$
Credit
Comment
3.2.1 - Exterior Windows

Failed E-Coating on Windows

The E-Coating is seperating from the window glass.  This will compromise the windows ability to reflect heat away from the building and obscure the glass.  Recommend window specialist or general contractor to evaluate.

Hardhat General Contractor
$
Credit
Comment
3.3.1 - Exterior Doors

Weatherstripping Not Present

Door is missing standard weatherstripping. This can result in significant energy loss and moisture intrusion. Recommend installation of standard weatherstripping.

Here is a DIY guide on weatherstripping

Door Door Repair and Installation Contractor
$
Credit
Comment
3.4.1 - Service Entrance Conductors

Improper clearance over driveway

Service drop overhead wires are too low, not giving enough clearance above driveway. Recommend contacting your local electric utility company or qualified electrician to see if they can correct. 

Electric Electrical Contractor
$
Credit
Comment
3.6.1 - Eaves, Soffits & Fascia

Peeling paint

Peeling paint was observed on exterior surfaces, such as Siding, Trim, Fascia, Soffits, and Eave edges. Recommend qualified contractor to perform normal paint maintenance to prevent moisture damage to these areas.

Paint roller Painting Contractor
$
Credit
Comment
3.9.1 - Hose Faucets

Frost Free Hose Faucet

Hose faucets are not frost free type. Modern hose faucets for this climate are frost free to prevent possible freezing damage. Recommend licensed plumber to upgrade to current standards.

Pipes Plumbing Contractor

4 - Roof

SAT PO NO NP NI
4.1 Coverings X
4.2 Roof Drainage Systems X
4.3 Flashings X X
4.4 Skylights, Chimneys & Other Roof Penetrations X
Inspection Method
Roof
Roof Pitch
Medium Slope
Roof Type/Style
Hip
Coverings: Material Approximate Age
15-20 years
Coverings: Layers of Material
3
Coverings: Valley Type
Woven
Roof Drainage Systems: Gutter Material
Aluminum
Flashings: Material
Sheet Metal
Skylights, Chimneys & Other Roof Penetrations: Chimney Location
Middle of Roof
Skylights, Chimneys & Other Roof Penetrations: Chimney Type
Masonry
Coverings: Material Type
Architectural Asphalt
Skylights, Chimneys & Other Roof Penetrations: Skylight Type
None

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.

  • SAT = Satisfactory
  • PO = Poor
  • NO = Not Operational
  • NP = Not Present
  • NI = Not Inspected
$
Credit
Comment
4.1.1 - Coverings

Shingle wear

Shingles are showing normal wear based on anticipated age. Recommend keeping roof surfaces free of debris. The shingles are reaching the end of their expected lifetime.  Recommend that a qualified roofer evaluate and replace if needed.

Roof Roofing Professional
$
Credit
Comment
4.1.2 - Coverings

Multiple Layers Observed

Multiple layers of roofing material observed, while not currently a defect multiple layers may cause waviness of roofing material or limit manufacture warranty.

Mag glass Monitor
$
Credit
Comment
4.2.1 - Roof Drainage Systems

Gutter Improperly Sloped

Gutter are improperly sloped in areas, which could result in runoff drainage around the foundation and possible structural shifting. Recommend qualified roofing or gutters contractor repair.

Gutter cleaning icon Gutter Contractor
$
Credit
Comment
4.2.2 - Roof Drainage Systems

Gutter Leakage

Gutters were observed to be leaking in one or more areas. This can result in excessive moisture in the soil at the foundation, which can lead to foundation/structural movement. Recommend a qualified contractor evaluate and repair gutters to proper functionality. 

Gutter cleaning icon Gutter Contractor
$
Credit
Comment
4.3.1 - Flashings

Corroded - Minor

Roof flashing showed signs of corrosion, but are still in working condition. Flashing should be monitored to prevent severe corrosion leading to moisture intrusion. 

Roof Roofing Professional
$
Credit
Comment
4.3.2 - Flashings

Loose/Separated

Flashings observed to be loose or separated, which can lead to water intrusion and/or mold. Recommend a qualified roofing contractor repair. 

Roof Roofing Professional

5 - Garage

SAT PO NO NP NI
5.1 Garage Roof Coverings
5.2 Roof Drainage Systems
5.3 Siding, Trim, Fascia, Soffit, Eaves
5.4 Exterior Windows X
5.5 Floor X
5.6 Walls & Firewalls X X
5.7 Garage Electrical
5.8 Occupant Door (From garage to inside of home) X
5.9 Ceiling X
5.10 Garage Overhead Door X X
5.11 Garage Door Opener X
5.12 Manual door X
Garage Type
Attached, 1-Car
Floor: Floor Material
Concrete
Walls & Firewalls: Wall Material
Framed, Concrete
Garage Electrical: Electrical components present
Yes
Garage Electrical: GFCI Protected receptacles
No
Garage Electrical: Handyman/Extension cord wiring
No
Garage Electrical: Receptacles Open Ground/Reverse Polarity
No
Garage Overhead Door: Material
Non-insulated, Wood
Garage Overhead Door: Type
Up-and-Over
Garage Door Opener: Overhead door opener
Present
Exterior Windows: Window Type
Single Pane, Awning, Aluminum
Stored items

Garage was filled with stored household items interior portions of garage are not fully visible recommend a reevaluation once items have been removed

  • SAT = Satisfactory
  • PO = Poor
  • NO = Not Operational
  • NP = Not Present
  • NI = Not Inspected
$
Credit
Comment
5.8.1 - Occupant Door (From garage to inside of home)

Not Self-closing

The door from the garage to home does not appear to be fire resistant and should have self-closing hinges to help prevent spread of a fire to living space. Recommend a qualified contractor install self-closing hinges and evaluate if the door meets current fire resistance standards.

DIY Resource Link.

Door Door Repair and Installation Contractor
$
Credit
Comment
5.10.1 - Garage Overhead Door

Weatherstripping

Overhead door weatherstripping is damaged, I recommend replacement to keep out pests and cut down on drafts.

Door Door Repair and Installation Contractor
$
Credit
Comment
5.11.1 - Garage Door Opener

Overhead door safety sensors missing

Garage overhead door safety sensors are missing. Photoelectric sensore have been required on all automatic door openers since 1993. This is a safety hazard th children and pets. Recommend a qualified garage door contractor evaluate and repair/replace. 

Garage Garage Door Contractor

6 - Kitchen

SAT PO NO NP NI
6.1 Doors X
6.2 Windows X
6.3 Floors X
6.4 Walls and Ceilings X
6.5 Heating/Cooling Source X
6.6 Plumbing Components X
6.7 Countertops & Cabinets X
6.8 Electrical Components X
6.9 Refrigerator X
6.10 Range/Oven/Cooktop X
6.11 Garbage Disposal X
6.12 Dishwasher X
6.13 Built-in Microwave X
Doors: Door Type/Material
None
Windows: Window Material
Vinyl
Walls and Ceilings: Wall Material
Drywall, Tile
Walls and Ceilings: Ceiling Material
Wood
Heating/Cooling Source: Heating/Cooling Source
Not Present
Electrical Components: GFCI/AFCI Protected Receptacles
Present, Tripped when tested
Refrigerator: Operational
Yes
Range/Oven/Cooktop: Operational
Yes
Range/Oven/Cooktop: Range/Oven Energy Source
Electric
Range/Oven/Cooktop: Exhaust Hood Type
Vented
Garbage Disposal: Operational
Yes
Dishwasher: Operational
Yes
Windows: Window Type
Sliders
Floors: Floor Coverings
Hardwood
Countertops & Cabinets: Countertop Material
Quartz
Countertops & Cabinets: Cabinetry
Bamboo
Refrigerator: Brand
KitchenAid
Dishwasher: Brand
Bosch
Appliances
Present

Appliances are inspected for function only, Quality or extent of operation is not within the scope of the Standards of Practice. No guarantee or warranty is offered or implied.

Range/Oven/Cooktop: Range/Oven Brand
Bosch, GE
  • SAT = Satisfactory
  • PO = Poor
  • NO = Not Operational
  • NP = Not Present
  • NI = Not Inspected
$
Credit
Comment
6.9.1 - Refrigerator

Debris/Lint on refrigerant lines

Lint buildup on the grill and refrigerant lines can cause the fridge to operated inefficiently and reduce the life expectancy.  Recommend cleaning with a vacuum.

Tools Handyman/DIY

7 - Common Rooms

SAT PO NO NP NI
7.1 Doors X
7.2 Windows X
7.3 Floors X
7.4 Walls and Ceilings X
7.5 Heating/Cooling Source X
7.6 Electrical components X X
Common Room Types
Living Room, Dinning Room
Living Room Location
1st Floor
Dining Room Location
1st Floor
Doors: Door Type/Material
Solid core
Windows: Window Type
Sliders
Windows: Window Material
Vinyl
Floors: Floor Coverings
Hardwood
Walls and Ceilings: Wall Material
Plaster
Walls and Ceilings: Ceiling Material
Plaster
Electrical components: Ceiling Fan
None
Electrical components: Receptacles
Yes, Operational
Electrical components: Switches
Yes
Heating/Cooling Source: Heating/Cooling Source
Present

Section 197-5.12      Interior
(a).      Home inspectors shall:
1.         Observe and report on the material and general condition of walls, ceilings and floors;
2.         Observe and report on steps, stairways and railings;
3.         Observe, operate and report on garage doors, garage door safety devices and garage door operators;
4.         Where visible and readily accessible, observe and report on the bath and/or kitchen vent fan ducting to determine if it exhausts to the exterior of the residential building;
5.         Observe, operate and report on a representative number of primary windows and interior doors;
6.         Observe and report on visible signs of water penetration.
(b).      Home inspectors are not required to:
1.         Ignite fires in a fireplace or stove to determine the adequacy of draft, perform a chimney smoke test or observe any solid fuel device in use;
2.         Evaluate the installation or adequacy of inserts, wood burning stoves or other modifications to a fireplace, stove or chimney;
3.         Determine clearance to combustibles in concealed areas;
4.         Observe and report on paint, wallpaper or other finish treatments;
5.         Observe and report on window treatments;
6.         Observe and report on central vacuum systems;
7.         Observe and report on household appliances;
8.         Observe and report on recreational facilities;
9.         Observe and report on lifts, elevators, dumbwaiters or similar devices.

  • SAT = Satisfactory
  • PO = Poor
  • NO = Not Operational
  • NP = Not Present
  • NI = Not Inspected
$
Credit
Comment
7.6.1 - Electrical components

2 Conductor type receptacles

Electrical receptacles were observed to be older 2 conductor type. The age of this home is consistent with wiring practices using 2 conductor cable. Recommend licensed electrician to upgrade/repair as necessary.

Electric Electrical Contractor

8 - Fireplaces

SAT PO NO NP NI
8.1 Fireplace X
Fireplace: Fireplace Locations
Living room
Fireplace: Type of Fireplace
Wood Burning, Open Hearth
Fireplace: Fireplace Doors
Not Present
Fireplace: Hearth Extension Area
Proper
Fireplace: Damper
Operational

Damper is located at the top of the chimney.  It appears to be new and is manually operated by a pull chain handle located in the firebox.

Section 197-5.14      Fireplaces
(a).      Home inspectors shall:
1.         Observe and report on visible and accessible system components;
2.         Observe and report on visible and accessible chimneys and vents;
3.         Observe and report on chimney caps;
4.         Observe and report on fireplaces and solid fuel burning appliances;
5.         Observe and report on chimneys;
6.         Observe, operate and report on accessible fireplace dampers.
(b).      Home inspectors are not required to:
1.         Observe and report on the interiors of flues or chimneys;
2.         Observe and report on fire screens and doors;
3.         Observe and report on automatic fuel feed devices;
4.         Observe and report on mantles and fireplace surrounds;
5.         Observe and report on combustion make-up air devices;
6.         Observe and report on heat distribution assists;
7.         Ignite or extinguish fires;
8.         Determine draft characteristics;
9.         Move fireplace inserts and stoves or firebox contents.

  • SAT = Satisfactory
  • PO = Poor
  • NO = Not Operational
  • NP = Not Present
  • NI = Not Inspected

9 - Miscellaneous Interior Areas

SAT PO NO NP NI
9.1 Hall/Closet Doors X
9.2 Floors X
9.3 Windows X
9.4 Walls and Ceilings X
9.5 Electrical components X
9.6 Steps, Stairways & Railings X
9.7 Interior Countertops & Cabinets X
9.8 Smoke and CO Detectors X
Hall/Closet Doors: Door Type/Material
Solid core
Floors: Floor Coverings
Hardwood
Walls and Ceilings: Wall Material
Plaster
Walls and Ceilings: Ceiling Material
Plaster
Electrical components: Receptacles
Yes
Electrical components: Switches
Yes
Smoke and CO Detectors: Smoke detector locations (at time of inspection)
Not visible

Section 197-5.12      Interior
(a).      Home inspectors shall:
1.         Observe and report on the material and general condition of walls, ceilings and floors;
2.         Observe and report on steps, stairways and railings;
3.         Observe, operate and report on garage doors, garage door safety devices and garage door operators;
4.         Where visible and readily accessible, observe and report on the bath and/or kitchen vent fan ducting to determine if it exhausts to the exterior of the residential building;
5.         Observe, operate and report on a representative number of primary windows and interior doors;
6.         Observe and report on visible signs of water penetration.
(b).      Home inspectors are not required to:
1.         Ignite fires in a fireplace or stove to determine the adequacy of draft, perform a chimney smoke test or observe any solid fuel device in use;
2.         Evaluate the installation or adequacy of inserts, wood burning stoves or other modifications to a fireplace, stove or chimney;
3.         Determine clearance to combustibles in concealed areas;
4.         Observe and report on paint, wallpaper or other finish treatments;
5.         Observe and report on window treatments;
6.         Observe and report on central vacuum systems;
7.         Observe and report on household appliances;
8.         Observe and report on recreational facilities;
9.         Observe and report on lifts, elevators, dumbwaiters or similar devices.

  • SAT = Satisfactory
  • PO = Poor
  • NO = Not Operational
  • NP = Not Present
  • NI = Not Inspected
$
Credit
Comment
9.5.1 - Electrical components

2 Conductor type receptacles

Electrical receptacles were observed to be older 2 conductor type. The age of this home is consistent with wiring practices using 2 conductor cable. Recommend licensed electrician to upgrade/repair as necessary.

Electric Electrical Contractor
$
Credit
Comment
9.6.1 - Steps, Stairways & Railings

Handrail Improper

Interior staircase handrails do not meet current safety standards. Neither end of the railing returns to the wall, this is a safety hazard as clothing can catch on the rail.  Recommend licensed contractor to repair to current safety standards to prevent possible injuries. 

Hammer Carpentry Contractor
$
Credit
Comment
9.8.1 - Smoke and CO Detectors

Smoke/CO detectors are not installed per current safety standards

Smoke Detectors are required to be installed in the following locations per current safety standards:

  • 1 Per Bedroom
  • 1 Per level of home
  • Must be sealed Battery type (1JAN2017)

CO Detectors are required to be installed in the following locations per current safety standards:

  • 1 Within 15' of sleeping areas
  • 1 Per level of home
  • Must be sealed Battery type (1JAN2017)
Contractor Qualified Professional

10 - 1/2 Bathrooms

SAT PO NO NP NI
10.1 General X
10.2 Doors
10.3 Windows
10.4 Floors
10.5 Walls and Ceilings
10.6 Heating/Cooling Source
10.7 Electrical Components
10.8 Fixtures Installed
10.9 Ventilation

Section 197-5.8        Plumbing System

(a)       Home inspectors shall observe and report on the following visibly and readily accessible components, systems and conditions:
1.         Interior water supply and distribution systems including fixtures and faucets;
2.         Drain, waste and vent systems;
3.         Water heating equipment and vents and pipes;
4.         Fuel storage and fuel distribution systems and components;
5.         Drainage sumps, sump pumps, ejector pumps and related piping;
6.         Active leaks.

(b)       In inspecting plumbing systems and components, home inspectors shall operate all readily accessible:
1.         Fixtures and faucets;
2.         Domestic hot water systems;
3.         Drain pumps and waste ejectors pumps;
4.         The water supply at random locations for functional flow;
5.         Waste lines from random sinks, tubs and showers for functional drainage;

(c)        Home inspectors are not required to:
1.         Operate any main, branch or fixture valve, except faucets, or to determine water  temperature;
2.         Observe and report on any system that is shut down or secured;
3.         Observe and report on any plumbing component that is not readily accessible;
4.         Observe and report on any exterior plumbing component or system or any underground drainage system;
5.         Observe and report on fire sprinkler systems;
6.         Evaluate the potability of any water supply;
7.         Observe and report on water conditioning equipment including softener and filter systems;
8.         Operate freestanding or built in appliances;
9.         Observe and report on private water supply systems;
10.       Test shower pans, tub and shower surrounds or enclosures for leakage;
11.       Observe and report on gas supply system for materials, installation or leakage;
12.       Evaluate the condition and operation of water wells and related pressure tanks and pumps; the quality or quantity of water from on-site water supplies or the condition and operation of on-site sewage disposal systems such as cesspools, septic tanks, drain fields, related underground piping, conduit, cisterns and equipment;
13.       Observe, operate and report on fixtures and faucets if the flow end of the faucet is connected to an appliance;
14.       Record the location of any visible fuel tank on the inspected property that is not within or directly adjacent to the structure;
15.       Observe and report on any spas, saunas, hot-tubs or jetted tubs;
16.       Observe and report on any solar water heating systems. 

(d).      Home inspections shall describe the water supply, drain, waste and vent piping materials; the water heating equipment including capacity, and the energy source and the location of the main water and main fuel shut-off valves.  In preparing a report, home inspectors shall state whether the water supply and waste disposal systems are a public, private or unknown.

  • SAT = Satisfactory
  • PO = Poor
  • NO = Not Operational
  • NP = Not Present
  • NI = Not Inspected

11 - Bathrooms

SAT PO NO NP NI
11.1 Doors X
11.2 Windows X
11.3 Floors X
11.4 Walls and Ceilings X
11.5 Heating/Cooling Source
11.6 Electrical Components X
11.7 Fixtures Installed X
11.8 Ventilation X
Bathroom Type
Full Bathroom
Bathroom location
1st Fl
Doors: Door Type/Material
Solid core
Windows: Window Type
Sliders
Windows: Window Material
Vinyl
Floors: Floor Coverings
Vinyl
Walls and Ceilings: Wall Material
Plaster
Walls and Ceilings: Ceiling Material
Plaster
Heating/Cooling Source: Heating/Cooling Source
Not Present
Electrical Components: GFCI/AFCI Protected Receptacles
Present, Tripped when tested
Fixtures Installed: Bath Tub Status
Functional Flow, Functional Drainage
Fixtures Installed: Shower Status
Not Present
Fixtures Installed: Sink Status
Functional Flow, Functional Drainage
Fixtures Installed: Toilet Status
Operational
Ventilation: Bathroom Ventilation
Ventilation fan, Operational, Noisy

Section 197-5.8        Plumbing System

(a)       Home inspectors shall observe and report on the following visibly and readily accessible components, systems and conditions:
1.         Interior water supply and distribution systems including fixtures and faucets;
2.         Drain, waste and vent systems;
3.         Water heating equipment and vents and pipes;
4.         Fuel storage and fuel distribution systems and components;
5.         Drainage sumps, sump pumps, ejector pumps and related piping;
6.         Active leaks.

(b)       In inspecting plumbing systems and components, home inspectors shall operate all readily accessible:
1.         Fixtures and faucets;
2.         Domestic hot water systems;
3.         Drain pumps and waste ejectors pumps;
4.         The water supply at random locations for functional flow;
5.         Waste lines from random sinks, tubs and showers for functional drainage;

(c)        Home inspectors are not required to:
1.         Operate any main, branch or fixture valve, except faucets, or to determine water  temperature;
2.         Observe and report on any system that is shut down or secured;
3.         Observe and report on any plumbing component that is not readily accessible;
4.         Observe and report on any exterior plumbing component or system or any underground drainage system;
5.         Observe and report on fire sprinkler systems;
6.         Evaluate the potability of any water supply;
7.         Observe and report on water conditioning equipment including softener and filter systems;
8.         Operate freestanding or built in appliances;
9.         Observe and report on private water supply systems;
10.       Test shower pans, tub and shower surrounds or enclosures for leakage;
11.       Observe and report on gas supply system for materials, installation or leakage;
12.       Evaluate the condition and operation of water wells and related pressure tanks and pumps; the quality or quantity of water from on-site water supplies or the condition and operation of on-site sewage disposal systems such as cesspools, septic tanks, drain fields, related underground piping, conduit, cisterns and equipment;
13.       Observe, operate and report on fixtures and faucets if the flow end of the faucet is connected to an appliance;
14.       Record the location of any visible fuel tank on the inspected property that is not within or directly adjacent to the structure;
15.       Observe and report on any spas, saunas, hot-tubs or jetted tubs;
16.       Observe and report on any solar water heating systems. 

(d).      Home inspections shall describe the water supply, drain, waste and vent piping materials; the water heating equipment including capacity, and the energy source and the location of the main water and main fuel shut-off valves.  In preparing a report, home inspectors shall state whether the water supply and waste disposal systems are a public, private or unknown.

  • SAT = Satisfactory
  • PO = Poor
  • NO = Not Operational
  • NP = Not Present
  • NI = Not Inspected
$
Credit
Comment
11.7.1 - Fixtures Installed

Water Temperature Over 120 F

The water temperature is over 120 degrees Fahrenheit.  This has the potential to scald younger children.  Recommend lowering the water heater setting until the water temperature at the sink is 120 or lower.

Contractor Qualified Professional
$
Credit
Comment
11.8.1 - Ventilation

Vent fan noisy

Bathroom ventilation fan is noisy possible motor failure in the near future recommend qualified contractor to repair or replace as needed

Electric Electrical Contractor

12 - Bedrooms

SAT PO NO NP NI
12.1 Walls and Ceilings X
12.2 Floors X
12.3 Windows X
12.4 Doors X
12.5 Electrical components X
12.6 Heating/Cooling Source X
12.7 Secondary Egress X
Smoke Detector
Not Present
Room Location
1st Floor
Walls and Ceilings: Wall Material
Plaster
Walls and Ceilings: Ceiling Material
Plaster
Floors: Floor Coverings
Hardwood
Windows: Window Type
Sliders
Windows: Window Material
Vinyl
Doors: Door Type/Material
Solid core
Electrical components: Ceiling Fan
None
Electrical components: Receptacles
Yes, Operational
Electrical components: Switches
Yes, Operational
Obstructions of view

Full visibility of this room was not possible due to furniture, stored household items. Recommend checking for damage at final walk through.

Personal Effects

This home is currently occupied a limited number of photographs are taken due to personal effects.

  • SAT = Satisfactory
  • PO = Poor
  • NO = Not Operational
  • NP = Not Present
  • NI = Not Inspected
$
Credit
Comment
12.5.1 - Electrical components

2 Conductor type receptacles

Electrical receptacles were observed to be older 2 conductor type. The age of this home is consistent with wiring practices using 2 conductor cable. Recommend licensed electrician to upgrade/repair as necessary.

Electric Electrical Contractor

13 - Attic, Insulation & Ventilation

SAT PO NO NP NI
13.1 Attic Insulation X
13.2 Ventilation X
13.3 Exhaust Systems X
13.4 Structure and Framing X
Attic Insulation: Insulation Type
Blown, Batt
Ventilation: Ventilation Type
Soffit Vents, Roof Box Vents
Exhaust Systems: Exhaust Fans Locations
Bathroom, Kitchen
Structure and Framing: Ceiling Joist/Flooring
Framed Joists
Structure and Framing: Roof Deck/Sheathing Material
Planking
Structure and Framing: Roof Structure
Wood Frame
Attic Access Location and Type of Access
Walk-Up
Inspection Method
In Attic

Section 197-5.15   Attics (a).      

Home inspectors shall observe and report on any safe and readily accessible attic space describing: 

  • 1.         The method of observation used; and 
  • 2.         Conditions observed. (b).      

Home inspectors are not required to enter any attic where no walkable floor is present or where entry would, in the opinion of the home inspector, be unsafe.

Section 197-5.13     

 Insulation and Ventilation (a).      Home inspectors shall: 

  • 1.         Observe, describe and report on insulation in accessible, visible unfinished spaces; 
  • 2.         Observe, describe and report on ventilation of accessible attics and foundation areas; 
  • 3.         Observe and report on mechanical ventilation systems in visible accessible areas.

(b).      Home inspectors are not required to:

  • 1.         Disturb insulation; 
  • 2.         Operate mechanical ventilation systems when weather or other conditions are not conducive to safe operation or may damage the equipment. 

  • SAT = Satisfactory
  • PO = Poor
  • NO = Not Operational
  • NP = Not Present
  • NI = Not Inspected
$
Credit
Comment
13.1.1 - Attic Insulation

Exposed Electrical Wiring

Exposed electrical wiring in attic. I recommend that a licensed electrician or handyman cover the junction boxes with blank covers. 

Electric Electrical Contractor
$
Credit
Comment
13.3.1 - Exhaust Systems

Ducts loose

Ductwork in the attic is loose or disconnected. Recommend repair.
Fire HVAC Professional

14 - Laundry Area/Room

SAT PO NO NP NI
14.1 Laundry Sink X
14.2 Washer/Dryer X
14.3 Electrical Components X
Laundry area ventilation
No
Laundry Location
1st Fl
Laundry Sink: Laundry Sink
No
Washer/Dryer: Dryer Power Source
220 Electric
Washer/Dryer: Dryer Vent location
Wall
Washer/Dryer: Dryer Vent Material
Metal
Electrical Components: GFCI/AFCI Protected Receptacles
Not Present
  • SAT = Satisfactory
  • PO = Poor
  • NO = Not Operational
  • NP = Not Present
  • NI = Not Inspected
$
Credit
Comment
14.2.1 - Washer/Dryer

Dryer vent material

Dryer vent material is material that is no longer considered safe per current safety standards. Recommend licensed HVAC technician to install dryer vent per current safety standards to prevent possible dryer vent fire.

The vent reduces from a 4" to 3" diameter, as seen in the picture.  This is a "choke point" where lint can build up and present a fire hazard

Fire HVAC Professional
$
Credit
Comment
14.3.1 - Electrical Components

Laundryroom electrical receptacles not to current standards

Laundry room electrical receptacles do not meet current safety standards, non-GFCI type. Recommend licensed electrician to repair to current standards to prevent possible injury.

Electric Electrical Contractor

15 - Basement, Foundation, Crawlspace & Structure

SAT PO NO NP NI
15.1 Steps, Stairways & Railings X
15.2 Foundation X
15.3 Floor Structure X
15.4 Finished Basement X
Basement or Crawlspace
Crawlspace
Access Location
Exterior Access Panel
Inspection Performed
In Crawlspace
Foundation: Material
Concrete, Masonry Block
Floor Structure: Sub-floor
Plank
Floor Structure: Material
Wood Joists, Wooden Support Columns
Floor Structure: Basement/Crawlspace Floor
Dirt, Vapor barrier

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.

  • SAT = Satisfactory
  • PO = Poor
  • NO = Not Operational
  • NP = Not Present
  • NI = Not Inspected

16 - Plumbing

SAT PO NO NP NI
16.1 Main Water Shut-off Device X
16.2 Drain, Waste, & Vent Systems
16.3 Water Supply, Distribution Systems & Fixtures X
16.4 Hot Water Systems, Controls, Flues & Vents X
16.5 Fuel Storage & Distribution Systems X
16.6 Sump Pump X
Main Water Shut-off Device: Water meter present
Yes
Main Water Shut-off Device: Bonding wire present
Yes
Drain, Waste, & Vent Systems: Drain Size
3", 4"
Drain, Waste, & Vent Systems: Material
PVC, Galvanized Iron
Water Supply, Distribution Systems & Fixtures: Distribution Material
Copper, Pex
Water Supply, Distribution Systems & Fixtures: Distribution piping size
1/2", 3/4"
Hot Water Systems, Controls, Flues & Vents: Quantity of Water Heaters
One
Hot Water Systems, Controls, Flues & Vents: Location
Utility Room
Hot Water Systems, Controls, Flues & Vents: Approximate Age
10-15 Yrs
Fuel Storage & Distribution Systems: Fuel System Type
None
Fuel Storage & Distribution Systems: Main Gas Shut-off Location
None
Fuel Storage & Distribution Systems: Fuel Distribution Pipe Material
None
Sump Pump: Location
None
Main Water Shut-off Device: Water Source
Public
Main Water Shut-off Device: Location
Crawlspace
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Electric
Hot Water Systems, Controls, Flues & Vents: Manufacturer
Rheem

I recommend flushing & servicing your water heater tank annually for optimal performance. Water temperature should be set to at least 120 degrees F to kill microbes and no higher than 130 degrees F to prevent scalding. 

Here is a nice maintenance guide from Lowe's to help. 

Section 197-5.8        

Plumbing System (a)       

Home inspectors shall observe and report on the following visibly and readily accessible components, systems and conditions: 

  • 1.         Interior water supply and distribution systems including fixtures and faucets; 
  • 2.         Drain, waste and vent systems; 
  • 3.         Water heating equipment and vents and pipes; 
  • 4.         Fuel storage and fuel distribution systems and components; 
  • 5.         Drainage sumps, sump pumps, ejector pumps and related piping; 
  • 6.         Active leaks. 

(b)       In inspecting plumbing systems and components, home inspectors shall operate all readily accessible: 

  • 1.         Fixtures and faucets; 
  • 2.         Domestic hot water systems; 
  • 3.         Drain pumps and waste ejectors pumps; 
  • 4.         The water supply at random locations for functional flow; 
  • 5.         Waste lines from random sinks, tubs and showers for functional drainage; 

(c)        Home inspectors are not required to: 

  • 1.         Operate any main, branch or fixture valve, except faucets, or to determine water  temperature; 
  • 2.         Observe and report on any system that is shut down or secured; 
  • 3.         Observe and report on any plumbing component that is not readily accessible; 
  • 4.         Observe and report on any exterior plumbing component or system or any underground drainage system; 
  • 5.         Observe and report on fire sprinkler systems; 
  • 6.         Evaluate the potability of any water supply; 
  • 7.         Observe and report on water conditioning equipment including softener and filter systems; 
  • 8.         Operate freestanding or built in appliances; 
  • 9.         Observe and report on private water supply systems; 
  • 10.       Test shower pans, tub and shower surrounds or enclosures for leakage; 
  • 11.       Observe and report on gas supply system for materials, installation or leakage; 
  • 12.       Evaluate the condition and operation of water wells and related pressure tanks and pumps; the quality or quantity of water from on-site water supplies or the condition and operation of on-site sewage disposal systems such as cesspools, septic tanks, drain fields, related underground piping, conduit, cisterns and equipment; 
  • 13.       Observe, operate and report on fixtures and faucets if the flow end of the faucet is connected to an appliance; 
  • 14.       Record the location of any visible fuel tank on the inspected property that is not within or directly adjacent to the structure; 
  • 15.       Observe and report on any spas, saunas, hot-tubs or jetted tubs; 
  • 16.       Observe and report on any solar water heating systems. 

 (d).      Home inspections shall describe the water supply, drain, waste and vent piping materials; the water heating equipment including capacity, and the energy source and the location of the main water and main fuel shut-off valves.  In preparing a report, home inspectors shall state whether the water supply and waste disposal systems are a public, private or unknown.

  • SAT = Satisfactory
  • PO = Poor
  • NO = Not Operational
  • NP = Not Present
  • NI = Not Inspected
$
Credit
Comment
16.4.1 - Hot Water Systems, Controls, Flues & Vents

Near End of Life

Water heaters have an average life span of 10 years. This water heater has exceeded normal life expectancy, recommend budgeting for replacement.

Pipes Plumbing Contractor
$
Credit
Comment
16.4.2 - Hot Water Systems, Controls, Flues & Vents

No Drip Pan

No drip pan was present. Recommend installation by a qualified plumber.
Pipes Plumbing Contractor
$
Credit
Comment
16.4.3 - Hot Water Systems, Controls, Flues & Vents

No Expansion Tank

No expansion tank was present. Expansion tanks allow for the thermal expansion of water in the pipes. These are required in certain areas for new installs. Recommend a qualified plumber evaluate and install.
Pipes Plumbing Contractor

17 - Heating and Cooling Systems

SAT PO NO NP NI
17.1 Heating Equipment X
17.2 Cooling Equipment X
17.3 Operating and Safety Controls X
17.4 Distribution Systems X
17.5 Vents, Flues & Chimneys X
AFU Efficiency Rating
90+%
Heating Equipment: Approximate Age
10-15 yrs
Heating Equipment: Energy Source
Electric
Heating Equipment: Heat Type
Heat Pump Mini Split System
Cooling Equipment: Brand
None
Operating and Safety Controls: Electrical Disconnect Present
Yes
Operating and Safety Controls: Fuel valve present
No
Operating and Safety Controls: Safety controls present
Yes
Distribution Systems: Forced Air Ductwork
N/A
Distribution Systems: Hydronic/Steam Heat Delivery System
N/A
Vents, Flues & Chimneys: Flue Type
None
Operating and Safety Controls: ThermoStat Controls
Yes, Operable, Digital
Distribution Systems: Ductless Heat Pump
Heating Equipment: Brand
Lennox

Section 197-5.10      Heating System
(a).      Home inspectors shall:
1.         Describe the type of fuel, heating equipment and heating distribution system;
2.         Operate the systems using thermostats;
3.         Open readily accessible and operable access panels provided by the manufacturer or installer for routine homeowner maintenance;
4.         Observe and report on the condition of normally operated controls and components of the systems;
5.         Observe and report on visible flue pipes, dampers and related components for functional operation;
6.         Observe and report on the presence of and the condition of a representative number of heat sources in each habitable space of the residential building;
7.         Observe and report on the operation of fixed supplementary heat units;
8.         Observe and report on visible components of vent systems, flues and chimneys;
(b).      Home inspectors are not required to:
1.         Activate or operate the heating systems that do not respond to the thermostats or have been shut down;
2.         Observe, evaluate and report on heat exchangers;
3.         Observe and report on equipment or remove covers or panels that are not readily accessible;
4.         Dismantle any equipment, controls or gauges;
5.         Observe and report on the interior of chimney flues;
6.         Observe and report on heating system accessories, such as humidifiers, air purifiers, motorized dampers and heat reclaimers;
7.         Activate heating, heat pump systems or any other system when ambient temperatures or other circumstances are not conducive to safe operation or may damage the equipment;
8.         Evaluate the type of material contained in insulation and/or wrapping of pipes, ducts, jackets and boilers;
9.         Evaluate the capacity, adequacy or efficiency of a heating or cooling system;
10.       Test or operate gas logs, built-in gas burning appliances, grills, stoves, space heaters or solar heating devices or systems;
11.       Determine clearance to combustibles or adequacy of combustion air;
12.       Test for gas leaks or carbon monoxide;
13.       Observe and report on in-floor and in-ceiling radiant heating systems.

Section 197-5.11      Air Conditioning Systems
(a).      Home inspectors shall:
1.         Observe, describe and report on the type of air conditioning equipment and air conditioning distribution system;
2.         Operate the system using the thermostat;
3.         Open a representative number of readily accessible and operable access panels provided by the manufacturer for routine homeowner maintenance;
4.         Observe and report on the condition of normally operated controls and components of the system.
(b).      Home inspectors are not required to:
1.         Activate or operate air conditioning systems that have been shut down;
2.         Observe and report on gas-fired refrigeration systems, evaporative coolers, or wall or window-mounted air conditioning units;
3.         Check the pressure of the system coolant or determine the presence of leakage;
4.         Evaluate the capacity, efficiency or adequacy of the system;
5.         Operate equipment or systems if exterior temperature is below 65 degrees Fahrenheit or when other circumstances are not conducive to safe operation or may damage equipment;
6.         Remove covers or panels that are not readily accessible or that are not part of routine homeowner maintenance;
7.         Dismantle any equipment, controls or gauges;
8.         Check the electrical current drawn by the unit;
9.         Observe and report on electronic air filters.

  • SAT = Satisfactory
  • PO = Poor
  • NO = Not Operational
  • NP = Not Present
  • NI = Not Inspected
$
Credit
Comment
17.1.1 - Heating Equipment

Heat Pump Age

Heat Pump was operating properly at time of inspection. Average life expectancy is 12 years. This Heat Pump is advanced in age (installed in 2006) and maybe subject to component failure recommend licensed HVAC technician to clean and service to prolong life expectancy, while budgeting for replacement.

Fire HVAC Professional

18 - Electrical

SAT PO NO NP NI
18.1 Main & Subpanels, Service & Grounding, Main Overcurrent Device X
18.2 Branch Wiring Circuits, Breakers & Fuses X
18.3 Lighting Fixtures, Switches & Receptacles X
18.4 GFCI & AFCI X
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
200 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
Murray
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub Panel Location
None
Branch Wiring Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP
Copper
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Conduit, Romex
GFCI & AFCI: Observed GFCI/AFCI locations
Exterior, Garage, Kitchen, Bathrooms
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Garage

Section 197-5.9        Electrical System
(a).      Home inspectors shall observe and report upon readily accessible and observable portions of:
1.         Service drop;
2.         Service entrance conductors, cables and raceways;
3.         The main and branch circuit conductors for property over current protection and condition by visual observation after removal of the readily accessible main and sub electric panel covers;
4.         Service grounding;
5.         Interior components of service panels and sub-panels;
6.         A representative number of installed lighting fixtures, switches and receptacles;
7.         A representative number of ground fault circuit interrupters.
(b).      Home inspections shall describe readily accessible and observable portions of:
1.         Amperage and voltage rating of the service;
2.         The location of main dis-connects and sub-panels;
3.         The presence of aluminum branch circuit wiring;
4.         The presence or absence of smoke detectors and carbon monoxide detectors;
5.         The general condition and type of visible branch circuit conductors that may constitute a hazard to the occupant or the residential building by reason of improper use or installation of electrical components.
(c).       Home inspectors are not required to:
1.         Observe and report on remote control devices;
2.         Observe and report on alarm systems and components;
3.         Observe and report on low voltage wiring systems and components such as doorbells and intercoms;
4.         Observe and report on ancillary wiring systems and components which are not a part of the primary electrical power distribution system;
5.         Insert any tool, probe or testing device into the main or sub-panels;
6.         Activate electrical systems or branch circuits which are not energized;
7.         Operate overload protection devices;
8.         Observe and report on low voltage relays, smoke and/or heat detectors, antennas, electrical de-icing tapes, lawn sprinkler wiring, swimming pool wiring or any system controlled by timers;
9.         Move any object, furniture or appliance to gain access to any electrical component;
10.       Test every switch, receptacle and fixture;
11.       Remove switch and outlet cover plates;
12.       Observe and report on electrical equipment not readily accessible;
13.       Dismantle any electrical device or control;
14.       Measure amperage, voltage or impedance;
15.       Observe and report on any solar powered electrical component or
any standby emergency generators or components.  

  • SAT = Satisfactory
  • PO = Poor
  • NO = Not Operational
  • NP = Not Present
  • NI = Not Inspected
$
Credit
Comment
18.1.1 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Missing Cable Clamp

There is a missing cable clamp where the electrical wiring enters the electrical panel.  Electrical wiring (cable) that is not secured can strain the connections. In metal boxes, the sharp edges can cut the insulation on the wires.

Electric Electrical Contractor