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1234 Main St.
Las Vegas, NV 89156
05/22/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
126
Items Inspected
8
Minor
21
Moderate
12
Safety / major

Thank you for choosing INSPEX Home Inspections to perform your home inspection!

The inspection itself and the inspection report comply with the requirements of the State of Nevada Standards of Practice. These Standards of Practice define the scope of a home inspection. Clients sometimes assume that a home inspection will include many things that are beyond the scope. We encourage you to read the Standards of Practice so that you clearly understand what things are included in the home inspection and report. We have attached them to this report and linked them in your inspection agreement for your convenience.

This Inspection Report is based on a visual, non-invasive, snapshot-in-time inspection of readily accessible installed systems and components, for a fee, and designed to identify defects within specific systems and components defined by these Standards of Practice that are both observed and deemed material by the inspector. While every effort is made to identify and report all current or potential issues, please understand that there are simply areas that are not visible or accessible such as within the wall structure or slab, hidden components of appliances, areas blocked by personal property/storage, etc.  

The general home inspection will not reveal every issue that exists or ever could exist, but only those material defects observed and deemed material on the date of the inspection. Home inspectors cannot predict future conditions, and as such, we cannot be responsible for things that are concealed or occur after the inspection.  

A material defect is a specific issue with a system or component that may have a significant, adverse impact on the value of the property, that is not in normal working order, and/or that poses an unreasonable risk to people.  The fact that a system or component is near, at, or beyond the end of its normal, useful life is not, in itself, a material defect.

An inspector is considered to be a "Generalist" in that the job is to identify and report potential issues rather than diagnose the specific cause of repair items or the method or materials for repair.  For this reason, you will find that it is sometimes recommended to seek further evaluation by a qualified professional.  

The report includes Informational data on various components of the home, Limitations that affected the ability to inspect certain items/areas, and Recommendations for items that require immediate or future attention.

Recommendations are organized into three categories by level of severity: 

1) Upgrades and/or Minor Maintenance Recommendations - These recommendations are more informational in nature and represent more of a future to-do list rather than something you might use as a negotiation or seller-repair item.  A Summary Report can be created should you choose to view a report without these minor items.

2) Moderate Recommendations - Most items typically fall into this category. These recommendations may require a qualified contractor to evaluate further and repair or replace, but the cost is somewhat reasonable. These recommendations may also include maintenance items that if left unattended will result in 

3) Significant and/or Safety Concerns - This category is composed of immediate safety concerns and/or items that could represent a significant expense to repair/replace.  

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

This is meant to be an Honest, Impartial, Third-Party assessment.

Please reach out if you have any questions or need further explanation on anything identified in this report.

1 - Site

General: Occupancy
Occupied, Furnished, Limited Access to Some Areas
General: In Attendance
Client, Buyers Agent
General: Home Style
Two Story Single Family
General: Age Source
Records. Listing
General: Age of Home
11-15 Years
General: House Direction
West
General: Weather
Partly Cloudy
General: Temperature
90-100 F
General: Soil Condition
Dry
General: Utilities
All Utilities On
General: Lot Topograhpy
Nearly Flat
Driveway / Patio / Sidewalks: Driveway Surface
Concrete
Driveway / Patio / Sidewalks: Sidewalks / Patios - Material
Concrete
Decks / Porch / Patio / Steps / Railings: Condition
Serviceable
Decks / Porch / Patio / Steps / Railings: Cover Type
Covered
Decks / Porch / Patio / Steps / Railings: Material
Wood, Stucco
Driveway / Patio / Sidewalks: Driveway Photos
General: Occupied and/or Furnished

Note: Many areas and items at this property were obscured by furniture and/or stored items. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.

General: About Thermal Imaging

A Thermal Imaging camera may be used as a means of evaluating certain suspect issues or systems. Any anomalies found are always verified by other means such as a moisture meter. Moisture must be present for infrared thermography to locate its existence. During dry times a leak may still be present but undetectable if materials have no moisture present. Thermal Imaging is not X-ray vision, cannot see through walls and cannot detect mold.

General: Inspection Report

Inspex Home Inspections is pleased to submit the enclosed report. This report is a professional opinion based on a visual inspection of the readily accessible areas and components of the building. This report is neither an engineering inspection nor an exhaustive technical evaluation. An engineering inspection or a technical evaluation of this nature would cost many times more and take days, if not weeks, to complete.

Please understand that there are limitations to this type of visual inspection. Many components of the property are not visual during the inspection and very little historical information (if any) is provided in advance of, or even during, the inspection, While we believe we can reduce your risk of purchasing a property, we can not eliminate it, nor can or do we assume it. Even the most comprehensive inspection cannot be expected to reveal every condition you may consider significant to ownership. In addition to those improvements recommended in our report, we recommended that you budget for unexpected repairs. On the average, we have found it necessary for you to set aside a percentage of the value of the home on an annual basis that will be sufficient to cover unexpected repairs. 

Your attention is directed to your copy of the Pre-Inspection Agreement. It more specifically explains the scope of the inspection and the limit of our ability in performing this inspection. The Standards of Practice and Code of Ethics of the State of Nevada prohibit us from making any repairs or referring to any contractors. We are not associated with any other party to the transaction of this property, except as may be disclosed by you.

You are advised to seek at least two professional opinions and acquire estimates of repair as to the defects, comments, improvements or recommendations mentioned in the report. We recommend that the professional making any repairs inspect the property further, in order to discover and repair related problems that were not identified in the report. 

We recommend that all repairs, corrections and cost estimates be completed and documented prior to closing or purchasing the property. Feel free to hire other professionals to inspect the property prior to closing, including HVAC professionals, electricians, engineers or roofers. 

The information provided in this report is solely for your use. Inspex Home Inspections will not release a copy of this report, nor will we discuss its contents with any third party, without your written consent.

We know you had many options in your choice of an inspection company. Thank you for selecting us. We appreciate the opportunity to be your choice in the building inspection industry. Should you have any questions about the general conditions of the house in the future, we would be happy to answer. Our inspection fees are based on a single visit to the property. If additional visits are required for any reason, additional fees will be assessed.

 

NAC 645D.580 - Site of structure

A certified inspector shall inspect the site of the structure while conducting an inspection of the including, but not limited to:

- the land grade and water drainage

- the retaining walls affecting the structure

- the driveways and walkways

- the porches and patios.

An inspection of the site must include, without limitation:

- identification and evaluation of the materials and conditions of the driveways, walkways, grade steps, patios, and other items contiguous with the inspected structure

- an observation of the drainage and grading for conditions that adversely affect the structure

- an observation of the above-grade vegetation which affects the exterior of the structure

Credit
Comment
1.2.1 - Vegetation / Soil / Drainage

Tree Branches - Overhang the Roof

Tree branches were in contact with the roof or were close/or touching the structure at one or more locations. Damage to the building or the roof can occur, especially during high winds, or may have already occurred (see other comments in this report if applicable). Recommend that a qualified tree service contractor or certified arborist prune back the trees as necessary to prevent damage to the roof and to the building exterior.

Yard scissors Tree Service
Credit
Comment
1.3.1 - Driveway / Patio / Sidewalks

Sidewalks / patios - Trip Hazard
Side walk - front of the house

Cracks, holes, settlement, heaving and/or deterioration resulting in trip hazards were found in the sidewalks or patios. For safety reasons, recommend that a qualified contractor repair as necessary to eliminate trip hazards.

Gardening shovel tool shape Concrete Contractor
Credit
Comment
1.5.1 - Fences / Gates

Perimeter Wall Cracks / Deterioration - Monitor

Minor cracks, deterioration, leaning or bowing were found in one or more perimeter walls. The perimeter walls appeared to be serviceable, but recommend monitoring them in the future. Further deterioration may occur and retaining walls may need significant repairs or replacement at some point. Note that such repairs are often expensive.

Mag glass Monitor
Credit
Comment
1.5.2 - Fences / Gates

Perimeter Wall - Efflorescence

Evidence of water intrusion or accumulation was found in one or more sections of the perimeter wall. Recommend that a qualified contractor evaluate and repair as necessary.

Contractor Qualified Professional

2 - Structure

IN NI NP F
2.1 Foundation X
2.2 Roof Structure X
2.3 Ceiling Structure X
2.4 Floor Structure X
Foundation: Foundation Type
Slab on Grade
Roof Structure: Types
Engineered Wood Trusses
Ceiling Structure: Types
Not Visible
Floor Structure: Types
Not Visible

NAC 645D.570 - Structural systems

A certified inspector shall inspect the structural system of the structure being inspected, including, but not limited to, the foundation, floors, walls, columns, ceilings, and roof.

An inspection of the structural system must include, without limitation:

- an identification and description of the type of foundation, floor structure, wall structure, columns, ceiling structure, roof structure, and other attached structural components

- a probe of all structural components in which deterioration is suspected unless the probe will damage any finished surface

- entry under the floor crawl spaces and attic spaces, except when access is obstructed or not readily accessible, entry could damage the property, or dangerous or adverse conditions are obvious or suspected

- a report of all signs of water penetration or abnormal or harmful condensation on building components

- a description of any visible structural damage to the framing members and foundation system.

The inspector is not required to: 

- enter any crawlspace that is not readily accessible, or where entry could cause damage or pose a hazard to him/herself

- move stored items or debris.

- operate sump pumps with inaccessible floats

- identify the size, spacing, span or location or determine the adequacy of foundation bolting, bracing, joists, joist spans or support systems

- provide any engineering or architectural service

- report on the adequacy of any structural system or component.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • F = Findings

3 - Exterior

IN NI NP F
3.1 Chimney X
3.2 Exterior Doors X
3.3 Exterior Walls / Trim X X
3.4 Exterior Windows X X
3.5 Soffit / Fascia / Eaves X
Exterior Doors: Exterior Door Material
Wood, Metal, Sliding glass
Exterior Walls / Trim: Wall Structure
Wood Frame
Exterior Walls / Trim: Wall Cladding
Stucco
Exterior Windows: Window Type
Metal, Sliding, Dual-pane
Soffit / Fascia / Eaves: Inspection Method
From a Ladder
Soffit / Fascia / Eaves: Material
Stucco
Exterior Photos

NAC 645D.550 - Exterior components

A certified inspector shall inspect the exterior components of a structure being inspected, including, but not limited to:

- the exterior wall components

- the exposed molding and trim

- the windows and exterior doors

- the fireplaces, flues, and chimneys

Inspection of exterior components must include, without limitation:

- an identification of the type of structure and covering of the exterior component, including, but not limited to, whether it is block, siding, shingle, stucco, wood, asbestos, hardboard or masonry

- an evaluation of the wall covering

- an evaluation of the condition of a representative number of windows and doors, including, but not limited to, the associated trim and hardware

- an inspection and description of the condition of readily accessible porches, decks, steps, balconies and carports attached to the structure

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: 

- inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting. 

- inspect items that are not visible or readily accessible from the ground, including window and door flashing. 

- inspect or identify geological, geotechnical, hydrological or soil conditions

- inspect recreational facilities or playground equipment

- inspect seawalls, breakwalls or docks

- inspect erosion-control or earth-stabilization measures

- inspect for safety-type glass

- inspect underground utilities

- inspect underground items

- inspect wells or springs

- inspect solar, wind or geothermal systems

- inspect swimming pools, spas or fountains

- determine the adequacy of whirlpool or spa jets, water force, or bubble effects

- determine the structural integrity or leakage of pools or spas

- inspect wastewater treatment systems, septic systems or cesspools

- inspect irrigation or sprinkler systems

- inspect drain fields or dry wells. 


  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • F = Findings
Credit
Comment
3.3.1 - Exterior Walls / Trim

Holes / Gaps
Porch Right Side

One or more holes or gaps were found in siding or trim. Vermin, insects or water may enter the structure. Recommend that a qualified person repair as necessary.

Wrenches Handyman
Credit
Comment
3.3.2 - Exterior Walls / Trim

Stucco Crack(s) / Damage needs Repair
Garage Left Side

Cracks, deterioration and/or damage were found in one or more areas of the exterior stucco finish. In damp climates, moisture can enter cracks or damaged areas and further deteriorate the stucco. Also the wall behind the stucco can become damaged from moisture. Note that areas behind the stucco are inaccessible and excluded from this inspection. Recommend that a qualified contractor repair or replace stucco as necessary.

Stucco Stucco Repair Contractor
Credit
Comment
3.4.1 - Exterior Windows

Window Frame Loose / Damaged

Window frame was damaged at one or more windows. Recommend repairs be made by a qualified contractor.

Window Window Repair and Installation Contractor
Credit
Comment
3.4.2 - Exterior Windows

Window Trim Damaged
Left side of the house

Window sill appeared to be damaged and in need of repair. Recommend repairs be made by a qualified licensed contractor.

Contractor Qualified Professional

4 - Garage

IN NI NP F
4.1 General X X
4.2 House Door X X
4.3 Vehicle Door X X
4.4 Automatic Opener X X
4.5 Floor, Walls, Ceiling X X
General: Garage Photos
General: Structure Type
Attached Garage
General: Occupant Door
Solid
General: Vehicle Door
Sectional
General: Automatic Opener Safety Devices
Reversed when tested
General: Wall Type
Finished
General: Ceiling Type
Finished
House Door: Condition
Serviceable
House Door: Door Type
Solid
Vehicle Door: Condition
Serviceable
Vehicle Door: Type
Sectional
Vehicle Door: # of Garage Doors
2
Automatic Opener: Condition
Repair
Automatic Opener: Mechanical - Auto-Reverse Operable
Yes
Vehicle Door: Vehicle Door Photos

I. The inspector shall inspect: 

A. 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:

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.

D. 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. inspect elevators. 

O. inspect remote controls. 

P. inspect items not permanently installed. 

Q. discover firewall compromises. 



  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • F = Findings
Credit
Comment
4.2.1 - House Door

Self-Closing Device Needs Repair or Replacement

The self-closing device on the door between the garage and the house didn't close and latch the door. These devices are installed to keep the door closed to prevent possible fire and fumes from the garage from spreading to the house. Recommend that a qualified person repair as necessary.

Contractor Qualified Professional
Credit
Comment
4.4.1 - Automatic Opener

Control Loose

The control button or panel for operating one or more automatic garage vehicle  door openers was loose. A qualified person should repair as necessary so buttons or control panels are securely attached to wall surfaces.

Wrench DIY
Credit
Comment
4.5.1 - Floor, Walls, Ceiling

Fire Wall / Ceiling Gaps, Holes and/or Damaged

One or more gaps, holes, and/or areas with missing or substandard surface materials were found in the attached garage walls or ceilings. Current standard building practices call for wooden-framed ceilings and walls that divide the house and garage to provide limited fire-resistance rating to prevent the spread of fire from the garage to the house. Recommend that a qualified person repair per standard building practices. For example, by patching openings or holes, firestopping holes or gaps with fire-resistant caulking, and/or installing fire-resistant wall covering (e.g. Type X drywall).

Putty knife Drywall Contractor

5 - Roofing

IN NI NP F
5.1 General X
5.2 Roof Coverings X X
5.3 Flashings and Roof Penetrations X
5.4 Roof Drainage, Gutters and Downspouts X
General: Roof Covering
Concrete Tile
General: Roof Type
Gable
Flashings and Roof Penetrations: Condition
Serviceable
Flashings and Roof Penetrations: Flashing Material
Metal
General: Roof Inspection Method
Viewed from ground with binoculars

We normally conduct our typical roof inspection by walking on the roof's surface in what we call the "random walk" methodology. This method of inspection is not intended to cover every square inch of the roof's surface, nor will it. Further, we could not recreate the route of a random walk even if we tried to. We do arrive at an overall impression of the roof's condition developed during this random walk inspection and extrapolate it to the entire roof's surface.

If any discrepancies are in fact identified, it is recommended that to accurately determine the scope of the actual discrepancies, as well as any cost of correction, you consult with a licensed roofing contractor. Not all roof will be walked, dimension, slope, weather, etc may allow the roof to be accessed.

NAC 645D.560 - Roofing components

A certified inspector shall inspect the roofing components of the structure being inspected, including, but not limited to:

- the roof covering

- the flashing

- the insulation

- the ventilation

- the soffits and fascia

- the skylights, roof accessories, and penetrations

The inspection of roofing components must include, without limitation:

- an identification and description of the materials of the visible roof structure, roof flashing, skylights, penetrations, ventilation devices, and roof drainage

- an evaluation of the condition of the readily accessible attic areas

- a determination of the type, condition and approximate thickness of the attic insulation

- a description of the method of observation used to inspect the roof

The inspector shall describe: 

- the type of roof covering materials

The inspector shall report as in need of correction: 

- observed indications of active roof leaks

The inspector is NOT required to: 

- predict roof life expectancy

- inspect underground downspout diverter drainage pipes

- remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces

- move insulation

- inspect antennae, satellite dishes, lightning arresters, de-icing equipment, or similar attachments

- walk on any roof areas that appear, in the inspector's opinion, to be unsafe

- walk on any roof areas if doing so might, in the inspector's opinion, cause damage. 

- perform a water test

- warrant or certify the roof

- confirm proper fastening or installation of any roof-covering material


The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. 

Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. 

The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain) would be needed to do so. Occupants should monitor the condition of roofing materials in the future. For older roofs, recommend that a professional inspect the roof surface, flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). 

Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts, and extensions perform adequately or are leak-free.

The report is not intended to be conclusive regarding the life span of the roofing system or how long it will remain watertight in the future. The inspection and report are based on visual and apparent conditions at the time of the inspection. Unless prolonged and extensive rain has fallen just prior to the inspection, it may not be possible to determine if active leakage is occurring. Even then, numerous features may conceal active leakage. Usually, not all attics are readily accessible for inspection. The client is advised to inquire about the presence of any roof leaks with the present owner. If required, only qualified, licensed personnel should carry out any repairs needed.

All roofs require periodic maintenance to achieve typical lifespans and should be inspected annually. Expect to make periodical repairs to any roof on a routine basis with replacement at the end of the roof's material useful service life, which may not be equal to its design life.

Conclusions made by the Inspector do not constitute a warranty, guaranty or insurance policy. 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • F = Findings
Credit
Comment
5.2.1 - Roof Coverings

Debris (pine needles and/or leaves) on Roof Surface

Debris such as leaves, needles, seeds, etc. have accumulated on the roof surface. Water may not flow easily off the roof, and can enter gaps in the roof surface. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms. Recommend cleaning debris from the roof surface now and as necessary in the future.

Roof Roofing Professional
Credit
Comment
5.2.2 - Roof Coverings

Roof Tile(s) Cracked, Broken, Loose and/or Missing

Roof tiles were cracked, broken, missing and/or loose. Leaks may occur as a result. This is a conducive condition for wood-destroying organisms. Recommend that a qualified person replace tiles or make repairs as necessary.

Roof Roofing Professional

6 - Plumbing

IN NI NP F
6.1 Excluded Items X
6.2 Service X X
6.3 Supply Lines X X
6.4 Drain, Waste, & Vent Systems X
6.5 Fuel Systems X X
6.6 Water Heater X X
6.7 Exhaust Fans / Ventilation X
Service: Water Meter Photos
Front yard by sidewalk
Service: Water Service Type
Public
Service: Water Service Material
Unknown / Not Visible
Service: Main Water Shut-off Location
Garage
Service: Pressure Regulator Present
Yes
Service: Sewer Type
Public
Supply Lines: Materials
PEX
Drain, Waste, & Vent Systems: Drain Line Materials
Not Visible
Drain, Waste, & Vent Systems: Waste Line Materials
ABS
Drain, Waste, & Vent Systems: Vent Materials
PVC
Drain, Waste, & Vent Systems: Clean-out Location(s)
Exterior right side
Fuel Systems: Visible Fuel Storage Systems
N/A
Fuel Systems: Fuel Service Type
Natural Gas
Fuel Systems: Main Gas Shut-off Location
Gas Meter
Water Heater: Estimated Mfg. Year
2013
Water Heater: Energy Source / Type
Tank, Natural gas
Water Heater: Capacity
40 Gallon
Water Heater: Location
Garage
Exhaust Fans / Ventilation: Type
Exhaust fan
Supply Lines: PEX Manifold Control Panel Photos
Laundry Room
Service: Water Pressure
50-60 PSI

View of water pressure at the time of the inspection. 50 to 80 PSI is acceptable 60 to 75 PSI is ideal.

Water Heater: Equipment Photo
Excluded Items: Limitations

The following items are not included in this inspection: overflow drains for tubs and sinks; heated towel racks, saunas, steam generators, clothes washers, clothes dryers. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of washing machine drain lines, washing machine catch pan drain lines, or clothes dryer exhaust ducts. The inspector does not operate water supply or shut-off valves for sinks, toilets, bidets, clothes washers, etc. due to the possibility of valves leaking or breaking when operated. The inspector does not determine if shower pans or tub and shower enclosures are water tight, or determine the completeness or operability of any gas piping to laundry appliances.

Excluded Items: Irrigation / Sprinklers

Note: This property appeared to have a yard irrigation (sprinkler) system and is excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation. When this system is operated, recommend verifying that water is not directed at building exteriors, or directed so water accumulates around building foundations. Sprinkler heads may need to be adjusted, replaced or disabled. Consider having a qualified plumber verify that a backflow prevention device is installed per standard building practices to prevent cross-contamination of potable water. Recommend that a qualified specialist evaluate the irrigation system for other defects (e.g. leaks, damaged or malfunctioning sprinkler heads) and repair if necessary.

NAC 645D.510 - Plumbing systems

A certified inspector shall inspect the plumbing system of the structure being inspected, including, but not limited to, the following components of the plumbing system:

- the hot and cold water systems

- the waste and drain systems

- the vent systems

- the readily accessible gas lines.

An inspection of the plumbing system must include, without limitation:

- an identification and description of the type of water lines and a determination of whether the system has been activated

- the operation of all plumbing fixtures and a visual inspection of all readily accessible components of the plumbing system

- a determination of the functional flow of the waste, drain, water and vent lines

- an identification and description of the type of domestic water heater, energy source and any safety devices attached thereto.

II. The inspector shall describe: 

- whether the water supply is public or private based upon observed evidence

- the location of the main water supply shut-off valve

- the location of the main fuel supply shut-off valve

- the location of any observed fuel-storage system 

- the capacity of the water heating equipment, if labeled

III. The inspector shall report as in need of correction: 

- deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously 

- deficiencies in the installation of hot and cold water faucets

- mechanical drain stops that were missing or did not operate if installed in sinks, lavatories, and tubs

- 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: 

- light or ignite pilot flames. 

- measure the capacity, temperature, age, life expectancy or adequacy of the water heater. 

- 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

- determine the exact flow rate, volume, pressure, temperature or adequacy of the water supply. 

- determine the water quality, potability or reliability of the water supply or source

- open sealed plumbing access panels. 

- test shower pans, tub and shower surrounds or enclosures for leakage or functional overflow protection

- 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

- determine the effectiveness of anti-siphon, backflow prevention or drain-stop devices

- determine whether there are sufficient cleanouts for effective cleaning of drains

- evaluate fuel storage tanks or supply systems

- inspect wastewater treatment systems

- inspect water treatment systems or water filters. 

- inspect water storage tanks, pressure pumps, or bladder tanks. 

- evaluate wait time to obtain hot water at fixtures, or perform testing of any kind to water heater elements

- evaluate or determine the adequacy of combustion air. 

- test, operate, open or close: safety controls, manual stop valves, temperature/pressure-relief valves, control valves, or check valves

- examine ancillary or auxiliary systems or components, such as, but not limited to, those related to solar water heating and hot water circulation

- determine the existence or condition of polybutylene plumbing

- inspect or test for gas or fuel leaks, or indications thereof.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • F = Findings
Credit
Comment
6.2.1 - Service

Water meter leaking

The water was leaking at the water meter. Recommend that a qualified plumber repair or replace the valve as necessary.

Pipes Plumbing Contractor
Credit
Comment
6.3.1 - Supply Lines

Hose Bib Missing Backflow Preventer

One or more hose bibs were missing backflow prevention devices. These devices reduce the likelihood of gray water entering the potable water supply. Recommend installing backflow prevention devices on all hose bibs where missing. They are available at most home improvement stores and are easily installed.

Tools Handyman/DIY
Credit
Comment
6.3.2 - Supply Lines

Hose Bib Leaked While Off

One or more hose bibs (outside faucets) leaked while off. When hose bibs leak while turned off, it's often caused by a worn valve seat or a loose bonnet. Recommend that a qualified plumber repair as necessary.

Pipes Plumbing Contractor
Credit
Comment
6.3.3 - Supply Lines

Insulation Missing, Damaged or Loose

Insulation for one or more water supply pipes was missing, incomplete, deteriorated and/or loose. Recommend replacing or installing insulation on pipes per standard building practices to prevent them from freezing during cold weather, and for better energy efficiency with hot water supply pipes.

Wrench DIY
Credit
Comment
6.6.1 - Water Heater

Water Heater Stand Damaged or Deteriorated

Water heater stand deteriorated. Recommend a qualified person repair or replace the stand.

Contractor Qualified Professional

7 - Electrical

IN NI NP F
7.1 Excluded Items X X
7.2 Service X X
7.3 Panel Wiring & Breakers X X
7.4 Panels X
7.5 GFCI / AFCI Protection X X
7.6 Wiring X X
7.7 Switches / Receptacles X X
7.8 Lighting & Fans X
7.9 Smoke Detectors / CO Alarms / Door Bell X
Service: Wires Type
Copper
Service: System Ground
System Ground Unknown
Service: Amperage
100
Panel Wiring & Breakers: Over protection devices
Breakers
Panels: Main Panel Location
Exterior, Left side
Panels: Panel Capacity
100 AMP
Panels: Main disconnect rating
100 Amp
Panels: Sub Panel Location(s)
N/A
GFCI / AFCI Protection: GFCI reset locations
Bathrooms, Garage, Exterior, Kitchen, Laundry
Wiring: Wiring Type
Non Metallic Sheathed
Wiring: Solid Strand Aluminum Present
No
Service: Voltage
120-240 Voltage
Service: Entrance Conductor Material
Unknown / Not Visible
Panels: Panel Equipment Photographs
GFCI / AFCI Protection: GFCI protection present
Yes

A Ground Fault Circuit Interrupter (GFCI) - Is an ultra sensitive receptacle outlet and/or breaker designed to shut off all electric current. Used in bathrooms, kitchens, exterior waterproof outlets, garage outlets, and "wet areas" to prevent electrical shock. Has a small reset / test button on the receptacle and/or breaker.

GFCI / AFCI Protection: AFCI protection present
No

An Arc Fault Circuit Interrupter (AFCI) is a circuit breaker that breaks the circuit when it detects an electric arc in the circuit it protects to prevent electrical fires. An AFCI selectively distinguishes between a harmless arc (incidental to normal operation of switches, plugs, and brushed motors), and a potentially dangerous arc (that can occur, for example, in a lamp cord which has a broken conductor).

Smoke Detectors / CO Alarms / Door Bell: Smoke Detector Installed / Location(s)
Yes, Bedrooms, 2nd floor, 1st floor

Note: Smoke detectors are tested only for audibility and not tested using actual smoke.

Smoke Detectors / CO Alarms / Door Bell: Carbon Monoxide Alarm(s) Installed / Location(s)
2nd Floor Hallway, 1st floor hallway

Note: Carbon Monoxide alarms are tested only for audibility and not tested using actual Carbon Monoxide.

Excluded Items: Cable / Satellite / Telephone / Inter Communication / Alarm Systems

Note: If present, cable, satellite, telephone, inter communication and alarm systems are not inspected. Evaluating these systems are beyond the scope of a property inspection. Their condition is unknown, and they are excluded from this inspection. Recommend that a qualified specialist review these systems and make repairs if necessary.

NAC 645D.520 - Electrical systems

A certified inspector shall inspect the electrical systems of the structure being inspected, including, but not limited to, the following components of the electrical system:

- the switches, receptacles, and fixtures

- the main panel box and all sub-panel boxes, including, but not limited to, the feeders;

- the readily accessible wiring and junction boxes.

An inspection of the electrical system must include, without limitation:

- an identification and description of the amperage and type of over-current protection devices, including, but not limited to, the fuses and breakers

- a description of the condition of the electrical system, including, but not limited to, the grounding cables

- verification of the compatibility and condition of the main and branch circuit overcurrent protection devices to the size of the conductors served by them

- the testing of a representative number of readily accessible switches, receptacles and light fixtures in each room or area of the structure

- a test and verification of the grounding, polarity, and operation of all readily accessible ground-fault circuit interrupter devices; and

- an evaluation of the system and all readily accessible wiring

The inspector shall report as in need of correction: 

- deficiencies in the integrity of the service entrance conductors insulation, drip loop, and vertical clearances from grade and roofs

- any unused circuit-breaker panel opening that was not filled

- the presence of solid conductor aluminum branch circuit wiring, if readily visible

- 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

- the absence of smoke detectors. 

The inspector is NOT required to: 

- insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures

- operate electrical systems that are shut down

- operate or re-set over-current protection devices or overload devices

- operate or test smoke or carbon-monoxide detectors or alarms 

- inspect, operate or test any security, fire or alarms systems or components, or other warning or signaling systems

- measure or determine the amperage or voltage of the main service equipment, if not visibly labeled 

- inspect ancillary wiring or remote-control devices 

- activate any electrical systems or branch circuits that are not energized

- inspect low-voltage systems, electrical de-icing tapes, swimming pool wiring, or any time-controlled devices

- verify the service ground 

- inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility

- inspect spark or lightning arrestors

- inspect or test de-icing equipment

- conduct voltage-drop calculations

- determine the accuracy of labeling


  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • F = Findings
Credit
Comment
7.3.1 - Panel Wiring & Breakers

Breaker / Wiring Hot

Circuit breaker(s) and/or wire(s) appear(s) overheated. As seen using thermal imaging. This poses a safety hazard for shock and/or fire. Recommend that a qualified licensed electrical contractor review this finding and correct as needed. For example,  by tightening loose connections.

Electric Electrical Contractor
Credit
Comment
7.7.1 - Switches / Receptacles

Cover Plate Loose / Missing / Damaged

One or more cover plates for switches, receptacles (outlets) were missing and/or damaged. These plates are intended to contain fire and prevent electric shock from occurring due to exposed wires. Recommend that a qualified person install cover plates where necessary.

Tools Handyman/DIY

8 - Hvac

IN NI NP F
8.1 General comments X
8.2 Heating / Forced Air X
8.3 Air Conditioner X X
8.4 Ducts and Registers X
8.5 Filter & Thermostat X X
Heating / Forced Air: Estimated Year Mfg.
2004
Heating / Forced Air: Location
Attic
Heating / Forced Air: Energy source
Natural gas
Heating / Forced Air: Heating Type
Forced Air
Air Conditioner: Estimated Year Mfg.
2004
Air Conditioner: Location
Exterior
Air Conditioner: Temperature split
16 F*


Ducts and Registers: Type
Ducts and Registers
Ducts and Registers: Condition
Appeared Serviceable
Filter & Thermostat: Filter Location(s)
Hallway, 1st floor
Filter & Thermostat: Filter Size
20x20x2
Filter & Thermostat: Thermostat Location(s)
1st floor hallway
Heating / Forced Air: Equipment Photos
Attic
Air Conditioner: Equipment Photos
Air Conditioner: Appears Functional

The temperature split differential between the return air and supply registers was within the 14-22 degree (F) range at time of inspection.

The photo(s) below is/are a thermal image of the air temperature at supply and return air register(s) at the time of this inspection.

Air Conditioner: R22 Warning

The HVAC system currently utilizes R22 refrigerant. The U.S. Environmental Protection Agency (EPA) has mandated the phaseout of R-22 refrigerant (freon) through the Clean Air Act, which by 2020 the production of R-22 itself must cease.

Air Conditioner: Lifespan (10-15 years)

The estimated useful life for most heat pumps and air conditioning condensing units is 10-15 years. This unit appeared to be near, at or beyond this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.

Filter & Thermostat: Recomment Replace or Clean HVAC Filters Upon Moving in

Recommend that home buyers replace or clean HVAC filters upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or cleaning them as necessary. How frequently they need replacing or cleaning depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season).

General comments : Limitations
The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only.

Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated.

It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future.

Where homes contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens, and living/dining rooms). 

NAC 645 D.530 - Heating systems, NAC 645D.540 - Air-conditioning systems

A certified inspector shall inspect the heating/cooling system of the structure being inspected, including, but not limited to, the following components of a heating/cooling system:

- the heating/cooling equipment and heating/cooling distribution system

- the operating controls

- the auxiliary heating/cooling units

An inspection of the heating/cooling system must include, without limitation:

- an identification and description of the type of system, distribution, energy source and number of units or systems in the structure

- the opening of all readily accessible access panels or covers provided by the manufacturer so that the enclosed components can be evaluated

- an evaluation of the readily accessible controls and components.

The inspector shall report as in need of correction: 

- any heating/cooling system that did not operate 

- if the heating/cooling system was deemed inaccessible

The inspector is NOT required to: 

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

- inspect fuel tanks or underground or concealed fuel supply systems

- determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating/cooling system

- light or ignite pilot flames

- 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

- override electronic thermostats

- evaluate fuel quality

- verify thermostat calibration, heat anticipation, or automatic setbacks, timers, programs or clocks

- inspect portable window units, through-wall units, or electronic air filters 

- 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

- inspect or determine thermostat calibration, cooling anticipation, or automatic setbacks or clocks

- examine electrical current, coolant fluids or gases, or coolant leakage

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • F = Findings
Credit
Comment
8.2.1 - Heating / Forced Air

Lifespan (15-20 yrs)

The estimated useful life for most forced air furnaces is 15-20 years. This furnace appeared to be near, at or beyond this age and/or its useful lifespan and may need replacing or significant repairs at any time. Recommend budgeting for a replacement in the near future.

Mag glass Monitor
Credit
Comment
8.2.2 - Heating / Forced Air

Not Fully Evaluated - Interior Too Warm

The Furnace heating system was not fully evaluated because the interior temperature was to warm. As a result the system will not activate. Recommend that a full evaluation be made by a qualified person when conditions have changed so the system can activate. 

Fire HVAC Professional
Credit
Comment
8.3.1 - Air Conditioner

Refrigerant Line Insulation Deteriorated / Missing

Insulation on the air conditioning refrigerant lines was deteriorated or missing in some areas. This may result in reduced efficiency and increased energy costs. In attics it can cause sweating. Recommend that a qualified person replace or install insulation as necessary.

Tools Handyman/DIY
Credit
Comment
8.5.1 - Filter & Thermostat

Filter Dirty

Air filters for the heating and/or cooling system were dirty at one or more locations. Indoor air quality will be reduced as a result. Recommend installing good quality filters at intended locations (e.g. in or at the air handler, behind return air grills). Filters should be sized correctly to minimize air gaps. Many types of filters are available. Recommend installing pleated filters or better rather than the cheapest disposable kind.

Wrench DIY

9 - Attic

IN NI NP F
9.1 Attic Access X X
9.2 Attic Roof Structure & Sheathing X
9.3 Attic Insulation X X
9.4 Exhaust & Ventilation X
Attic Access: Access Location(s)
Hallway
Attic Access: Inspection Method
Viewed From Hatches
Attic Roof Structure & Sheathing: Types
Trusses and Rafters
Attic Insulation: Condition
Serviceable
Attic Insulation: Insulation Type
Fiberglass Loose Fill
Attic Insulation: Estimated R Value
~R-19
Attic Insulation: Vermiculite Present
No
Exhaust & Ventilation: Ventilation Type
Soffit / Eave vents
Attic Access: Attic Photos

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. I

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
  • F = Findings
Credit
Comment
9.1.1 - Attic Access

Hatch Cover Missing / Damaged

One or more indoor attic access hatch covers or doors were missing, damaged and/or substandard. When located indoors, conditioned air can enter the attic. Energy efficiency can be reduced, moisture can form in the attic, attic air laden with insulation fibers can enter living spaces, and/or pets can enter the attic . This is also a fire hazard as attic access hatch covers and doors are meant to stop or slow the spread of fire into the attic. A qualified person should replace, install or repair hatches or doors as necessary and per standard building practices.  Each access point should be insulated and sealed with weatherstripping.

Tools Handyman/DIY

10 - Interior

IN NI NP F
10.1 General X
10.2 Doors X
10.3 Windows X
10.4 Walls X X
10.5 Ceiling X
10.6 Floors X
Windows: Window Type
Multi-pane
General: Smoke Alarm / CO Detectors Info

Smoke alarms - Install or replace as needed. (Usually one on every floor level near a sleeping area.) Smoke alarms should be replaced every 10 years, and it is difficult to know how old the existing smoke alarms are. We recommend replacing them all.

A smoke alarm is an all-in-one, self-contained device, with a detector, which senses the products of combustion (smoke) and sounds an audible, and sometimes visual warning or alarm. Smoke alarms are widely used in residential settings. Put simply, a smoke alarm detects smoke and sounds an alarm.
 A smoke detector is strictly a sensing device only, which senses the products of combustion (smoke) and sends a signal to a buildings fire alarm system to activate an audible, and sometimes visual warning or alarm. Smoke detectors must be connected to a buildings fire alarm system and are NOT a stand-alone unit. Put simply, a smoke detector senses smoke only and must be connected to a fire alarm system control panel. Smoke detectors are a detection device only not an alarm. 

Battery-operated smoke alarms and carbon monoxide detectors it's important to check them at least twice a year to make sure they're operating properly and can alert you in case of potential danger.

New-construction homes, apartments, dormitories, hospitals, and other residential buildings require hardwired smoke alarms and in some cases carbon monoxide detectors, but the current code does not require existing homeowners to retrofit their system to be hardwired.

Smoke Alarm - It is important to have at least one smoke alarm in each sleeping room, in the hallway, and at least one on every floor. To make sure your smoke alarm is working, be sure to change the batteries twice a year, as the leading cause of smoke alarm failure is dead batteries. The best way to monitor your smoke alarm is to test each one frequently simply by pressing the test button. It is also important to know that smoke alarms need to be replaced every 10 years to ensure proper function and safety.

Carbon monoxide detectors - Provide according to manufacturers recommendations.

At least one Carbon Monoxide detector alarm installation is required on every floor of the multi-story residence including the basement. This is to ensure that its siren can be heard inside that sleeping area, behind the closed doors. Every home that uses a fuel-burning appliance should install carbon monoxide detectors to provide early warnings of CO in the air. While choosing Carbon Monoxide detector alarm locations, make sure that CO detector is not closer than 5' from the cooking or bathing areas and 15-20' from all fuel-burning appliances. This will prevent or at least minimize the possibility of false alarms. Carbon Monoxide detector alarms equipped with a digital display can be placed at eye level. This will allow easy monitoring of the display.

To avoid CO exposure, make sure to use portable generators outdoors in well-ventilated areas away from any doors, windows, and vents. It is also important to make sure vents for the dryer, furnace, stove, and fireplace are clear of snow and debris.

General: Limitation

The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. 

Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. 

The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. 

The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. 

If furnishings were present during the inspection, recommend a full evaluation of walls, floors, and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.

NAC 645D.480 - Interior components

A certified inspector shall inspect the interior components of the structure being inspected, including, but not limited to, the following components of the interior:

- the walls, ceilings, and floors

- the steps, stairways, balconies, and railings

- a representative number of doors and windows

- the counters and a representative number of cabinets

An inspection of the interior components must include, without limitation

- the operation of a representative number of the windows and interior doors

- the reporting of any sign of abnormal or harmful water penetration into the structure or any sign of abnormal or harmful condensation

The inspector is NOT required to: 

-  inspect paint, wallpaper, window treatments or finish treatments

- inspect floor coverings or carpeting

- inspect central vacuum systems

- inspect for safety glazing

- inspect security systems or components

- move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure

- move suspended-ceiling tiles

- move any household appliances

- operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with local, state or federal standards

- operate any system, appliance or component that requires the use of special keys, codes, combinations or devices

- operate or evaluate self-cleaning oven cycles, tilt guards/latches, or signal lights

- test leakage from microwave ovens

- operate or examine any sauna, steam generating equipment, kiln, toaster, ice maker, coffee maker, can opener, bread warmer, blender, instant hot-water dispenser, or other small, ancillary appliances or devices

- inspect elevators

- inspect remote controls

- inspect items not permanently installed

- discover firewall compromises. 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • F = Findings
Credit
Comment
10.4.1 - Walls

Wall Damaged

One or more walls were damaged or had substandard repairs. Recommend that a qualified person repair as necessary.

Putty knife Drywall Contractor

11 - Living Room

IN NI NP F
11.1 General X X
11.2 Doors X
11.3 Windows X
11.4 Walls X
11.5 Ceiling X
11.6 Floors X
Windows: Window Type
Dual-pane
General: Living Room Photos
General: Limitation

The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. 

Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. 

The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. 

The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. 

If furnishings were present during the inspection, recommend a full evaluation of walls, floors, and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • F = Findings

12 - Family Room

IN NI NP F
12.1 General X
12.2 Doors X
12.3 Windows X
12.4 Walls X
12.5 Ceiling X
12.6 Floors X
Windows: Window Type
Metal, Sliding, Double-pane
General: Family Room Photos
General: Limitation

The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. 

Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. 

The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. 

The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. 

If furnishings were present during the inspection, recommend a full evaluation of walls, floors, and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • F = Findings

13 - Fireplaces

IN NI NP F
13.1 Fireplaces, Stoves & Inserts X X
Fireplaces, Stoves & Inserts: Type
Gas log insert
Fireplaces, Stoves & Inserts: Gas log lighter
Yes
Fireplaces, Stoves & Inserts: View of Gas Fireplace and/or Pellet Stove During Operation

A damper clamp was present. Damper clamp function is to prevent the damper from ever closing.

Fireplaces, Stoves & Inserts: Limitations

The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. 

Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. 

The inspector does not perform any evaluations that require a pilot light to be lit and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. 

The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.

I. The inspector shall inspect:

A. readily accessible and visible portions of the fireplaces and chimneys;

B. lintels above the fireplace openings;

C. damper doors by opening and closing them, if readily accessible and manually operable; and

D. cleanout doors and frames;

II. The inspector shall describe:

A. the type of fireplace.

III. The inspector shall report as in need of correction:

A. evidence of joint separation, damage or deterioration of the hearth, hearth extension or chambers;

B. manually operated dampers that did not open and close;

C. the lack of a smoke detector in the same room as the fireplace;

D. the lack of a carbon monoxide detector in the same room as the fireplace; and

E. cleanouts not made of metal, pre-cast cement, or other non-combustible material.

IV. The inspector is not required to:

A. inspect the flue or vent system.

B. inspect the interior of chimneys or flues, fire doors or screens, seals or gaskets, or mantels.

C. determine the need for a chimney sweep.

D. operate gas fireplace inserts.

E. light pilot flames.

F. determine the appropriateness of any installation.

G. inspect automatic fuel-fed devices.

H. inspect combustion and/or make-up air devices.

I. inspect heat-distribution assists, whether gravity-controlled or fan-assisted.

J. ignite or extinguish fires.

K. determine the adequacy of drafts or draft characteristics.

L. move fireplace inserts, stoves or firebox contents.

M. perform a smoke test.

N. dismantle or remove any component.

O. perform a National Fire Protection Association (NFPA)-style inspection.

P. perform a Phase I fireplace and chimney inspection.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • F = Findings

14 - Kitchen

IN NI NP F
14.1 General X X
14.2 Microwave X X
14.3 Range/Oven/Cooktop X X
14.4 Exhaust / Ventilation X
14.5 Dishwasher X X
14.6 Garbage / Food Disposal X
14.7 Refrigerator X
14.8 Sinks / Fixtures X X
14.9 Cabinets X X
14.10 Countertops-Backsplash X
14.11 Electrical X
14.12 Flooring X
General: Range / Oven / Cooktop Energy Source / Supply
Natural Gas
General: Oven Self Cleaning
Yes
General: Exhaust / Ventilation Type
Built into Mircowave
General: Fridge stays?
No
General: Fridge water supply connection
Unknown
Garbage / Food Disposal: Disposal

Garbage disposal functional

General: Kitchen Photos
Dishwasher: Dishwasher OK

No leaks observed at the time of inspection.

General: Limitations
The following items are not included in this inspection: household appliances such as warming ovens, griddles, broilers, refrigerators, freezers, ice makers, hot water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only.

Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances.

The inspector does not note appliance manufacturers, models or serial numbers and does not determine if appliances are subject to recalls. Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection. 

Refrigerator not inspected.

NAC 645D.490 - Built-in kitchen appliances

A certified inspector shall inspect the built-in kitchen appliances of the structure being inspected, including, but not limited to, the following kitchen appliances if they are not shut off or otherwise inoperable:

- the dishwasher

- the range, cooktop, and oven

- the trash compactor

- the garbage disposal

- the ventilation equipment and range hood

- the microwave oven

An inspection of the built-in kitchen appliances must include, without limitation, the operation of the dishwasher through at least one normal cycle.

II. The inspector is NOT required to inspect: 

- appliance thermostats including their calibration, adequacy of heating elements, self-cleaning oven cycles, indicator lights, door seals, timers, clocks, timed features, and other specialized features of the appliance. 

- operate or control the operation of every control and feature of an inspected appliance.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • F = Findings
Credit
Comment
14.3.1 - Range/Oven/Cooktop

Cooktop / Stove Burner CO2 Level Too High

High levels of carbon monoxide were registered at cooktop/stove. 35 PPM  is the maximum concentration allowed by federal law for continuous exposure over an eight-hour period. At 200 PPM, you may experience mild headaches, dizziness or even nausea after two or three hours. Recommend a qualified appliance repair person evaluate and repair as necessary.

Wash Appliance Repair
Credit
Comment
14.5.1 - Dishwasher

Interior Parts Missing / Damaged

Dishwasher interior parts such as trays, tray wheels and/or spray arms etc. missing and/or damaged Recommend a qualified appliance repair person to evaluate and repair or replace as necessary.

Contractor Qualified Professional
Credit
Comment
14.8.1 - Sinks / Fixtures

Corrosion on fittings/lines
Under the kitchen sink

Corrosion was found on fittings and/or water supply lines for the kitchen sink. Leaks may occur. A qualified plumbing contractor should evaluate and repair as necessary.

Contractor Qualified Professional
Credit
Comment
14.9.1 - Cabinets

Microbial Growth - Major
Under the Kitchen Sink

There is a significant amount of microbial growth in the cabinet below the sink.  This may be from a past leak.  This area needs to be properly cleaned and repaired by a certified contractor.  

Contractor Qualified Professional

15 - Bathroom 1

IN NI NP F
15.1 General X X
15.2 Floors X X
15.3 Walls / Ceiling X
15.4 Exhaust Fan X
15.5 Sinks / Fixtures X
15.6 Toilets X
15.7 Bathtub / Shower X
15.8 Countertops & Cabinets X
15.9 Electrical - Switches and Receptacles X X
Electrical - Switches and Receptacles: GFCI Protection
Yes

GFCI protection is present and functional in the bathroom.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • F = Findings
Credit
Comment
15.2.1 - Floors

Moisture Intrusion

There is evidence of moisture entering the structure. We recommend contacting a contractor experienced in exterior systems to evaluate the area and suggest repair options. Areas behind wall surfaces may have further damage that cannot be determined from a limited visual inspection.

Contractor Qualified Professional
Credit
Comment
15.2.2 - Floors

Wood Floor Damaged
1st Floor bathroom across from laundry room

Wood flooring in one or more areas was worn, deteriorated or damaged. Recommend that a qualified contractor refinish and/or repair wood flooring as necessary.

Flooring Flooring Contractor
Credit
Comment
15.9.1 - Electrical - Switches and Receptacles

Bulbs Missing/Broken

Bulbs in one or more light fixtures were missing or broken. These light fixtures couldn't be fully evaluated. If replacement bulbs are inoperable, then recommend that a qualified electrician evaluate and repair or replace light fixtures as necessary.

Electric Electrical Contractor

16 - Laundry Room

IN NI NP F
16.1 General X X
General: Information
240 Volt Electric
General: Laundry Room Photos
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • F = Findings
Credit
Comment
16.1.1 - General

Dryer Duct Leaks / Separated

The dryer duct appears to be leaking and/or is separated at one or more locations. Clothes dryers produce large amounts of moisture which should not enter structure interiors. Moisture can accumulate and result in mold, bacteria or fungal growth. Recommend a qualified person repair as necessary.

Fire HVAC Professional
Credit
Comment
16.1.2 - General

Lint Screen Needs Cleaning

The clothes dryer lint screen appeared to be in the need of cleaning. As a result this  may reduce air flow. This can become a fire hazard if not properly maintained. Recommend that a qualified person clean the lint screen and as necessary in the future. Some chimney sweeps or heating/cooling duct cleaners perform this service.


Contractor Qualified Professional

17 - Bedroom 1

IN NI NP F
17.1 General X
17.2 Doors X X
17.3 Windows X
17.4 Walls X
17.5 Ceiling X X
17.6 Floors X
Windows: Window Type
Sliding
General: Bedroom Photos
General: Limitations

The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. 

Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. 

The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. 

The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. 

If furnishings were present during the inspection, recommend a full evaluation of walls, floors, and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • F = Findings
Credit
Comment
17.2.1 - Doors

Closet Door Off Track

The closet doors in one or more locations were off track. Recommend repair for proper functionality.

Wrenches Handyman
Credit
Comment
17.5.1 - Ceiling

Minor Cracks / Nail pops / Loose Corner Beads

Minor cracks, nail pops and/or blemishes were found in walls and/or ceilings in one or more areas. Cracks and nail pops are common, are often caused by lumber shrinkage or minor settlement, and can be more or less noticeable depending on changes in humidity.They did not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons.

Paint roller Painting Contractor

18 - Bedroom 2

IN NI NP F
18.1 General X
18.2 Doors X
18.3 Windows X
18.4 Walls X
18.5 Ceiling X
18.6 Floors X
Windows: Window Type
Sliding
General: Bedroom Photos
General: Limitations

The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. 

Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. 

The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. 

The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. 

If furnishings were present during the inspection, recommend a full evaluation of walls, floors, and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • F = Findings

19 - Bathroom 2

IN NI NP F
19.1 General X
19.2 Floors X
19.3 Walls / Ceiling X X
19.4 Exhaust Fan X
19.5 Sinks / Fixtures X
19.6 Toilets X
19.7 Bathtub / Shower X
19.8 Countertops & Cabinets X
19.9 Electrical - Switches and Receptacles X X
Electrical - Switches and Receptacles: GFCI Protection
Yes

GFCI protection is present and functional in the bathroom.

General: Bathroom Photos
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • F = Findings
Credit
Comment
19.3.1 - Walls / Ceiling

Ceiling Wet Stains - Moisture Intrusion

Stains and/or elevated levels of moisture were found in one or more ceiling areas. The stains / moisture appear to be due to an active plumbing leak and/or moisture intrusion. Recommend that a qualified contractor evaluate and repair as necessary.

Contractor Qualified Professional
Credit
Comment
19.9.1 - Electrical - Switches and Receptacles

Switch Damaged

One or more wall switches were broken or damaged. Recommend that a qualified electrician replace wall switches as necessary.

Electric Electrical Contractor

20 - Master Bedroom

IN NI NP F
20.1 General X
20.2 Doors X X
20.3 Windows X
20.4 Walls X
20.5 Ceiling X
20.6 Floors X
Windows: Window Type
Sliding
General: Master Bedroom Photos
2nd Floor - back of the house
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • F = Findings

21 - Master Bathroom

IN NI NP F
21.1 General X
21.2 Floors X
21.3 Walls / Ceiling X
21.4 Exhaust Fan X
21.5 Sinks / Fixtures X
21.6 Toilets X
21.7 Bathtub / Shower X X
21.8 Countertops & Cabinets X X
21.9 Electrical - Switches and Receptacles X
Electrical - Switches and Receptacles: GFCI Protection
Yes

GFCI protection is present and functional in the bathroom.

General: Master Bathroom Photos
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • F = Findings
Credit
Comment
21.7.1 - Bathtub / Shower

Shower Door Bottom Vinyl Sweep Missing / Damaged / Deteriorated

Th bottom vinyl drip sweep at the shower door was missing, damaged and/or deteriorated. Recommend replacing.

Tools Handyman/DIY
Credit
Comment
21.8.1 - Countertops & Cabinets

Cabinet Damaged
Master Bathroom

One or more cabinets, drawers and/or cabinet doors were damaged or deteriorated. Recommend that a qualified person repair or replace as necessary.

House building Cabinet Contractor