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1234 Main St.
Alamogordo, NM 88310
02/18/2020 9:00AM

Sample agent
agent

Agent Name

Agency Name
72
Items Inspected
11
Upgrade/maintenance item
23
Moderate item
5
Significant and/or safety concern

Thank you for choosing Inspiration Home Inspection LLC to perform your professional home inspection. It will be my pleasure to serve you.   Brian

The inspection itself and the inspection report comply with the requirements of the International Association of Certified Home Inspectors - InterNACHI. 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. You are greatly encouraged to read the Standards of Practice so that you clearly understand what things are included in the home inspection and report.  The Standards of Practice have been attached to this report and have been linked 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.  The home inspector cannot predict future conditions, and as such, 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.

The 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 RecommendationsThese 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 RecommendationsMost 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. Inspiration Home Inspection LLC 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. It is my pleasure to discuss the report conclusions in greater detail.

Please reach out if you have a question or desire further explanation on anything identified in this report!

1 - Inspection Details

General: Picture Exterior House
General: In Attendance
Inspector, Client, Client's Agent
General: Home Faces:
West
General: Weather Conditions
Clear, No rain in last 3 days, Above 65 Degrees
General: Type of Building
Attached Garage, 2 Story Single Family
General: Occupancy
Occupied, Furnished
General: Utilities On

The utilities were on at the time of the inspection.

General: Inspection Details, Definitions and Scope

InterNACHI  Standards of Practice


1. Definitions and Scope

1.1. A home inspection is a non-invasive, visual examination of the accessible areas of a residential property (as delineated below), performed for a fee, which is designed to identify defects within specific systems and components defined by these Standards that are both observed and deemed material by the inspector.  The scope of work may be modified by the Client and inspector prior to the inspection process.

  1. The home inspection is based on the observations made on the date of the inspection, and not a prediction of future conditions.
  2. The home inspection will not reveal every issue that exists or ever could exist, but only those material defects observed on the date of the inspection.

1.2. A material defect is a specific issue with a system or component of a residential property that may have a significant impact on the value of the property, 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.

1.3. A home inspection report shall identify, in written format, defects within specific systems and components defined by these Standards that are both observed and deemed material by the inspector.  Inspection reports may include additional comments and recommendations.

2. Limitations, Exceptions & Exclusions

2.1. Limitations:

  1. An inspection is not technically exhaustive.
  2. An inspection will not identify concealed or latent defects.
  3. An inspection will not deal with aesthetic concerns, or what could be deemed matters of taste, cosmetic defects, etc.
  4. An inspection will not determine the suitability of the property for any use.
  5. An inspection does not determine the market value of the property or its marketability.
  6. An inspection does not determine the insurability of the property.
  7. An inspection does not determine the advisability or inadvisability of the purchase of the inspected property.
  8. An inspection does not determine the life expectancy of the property or any components or systems therein.
  9. An inspection does not include items not permanently installed.
  10. The Standards of Practice applies to properties with four or fewer residential units and their attached garages and carports.

2.2. Exclusions:

1. The inspector is not required to determine:

  1. property boundary lines or encroachments.
  2. the condition of any component or system that is not readily accessible.
  3. the service life expectancy of any component or system.
  4. the size, capacity, BTU, performance or efficiency of any component or system.
  5. the cause or reason of any condition.
  6. the cause for the need of correction, repair or replacement of any system or component.
  7. future conditions.
  8. compliance with codes or regulations.
  9. the presence of evidence of rodents, birds, bats, animals, insects, or other pests.
  10. the presence of mold, mildew or fungus.
  11. the presence of airborne hazards, including radon.
  12. the air quality.
  13. the existence of environmental hazards, including lead paint, asbestos or toxic drywall.
  14. the existence of electromagnetic fields.
  15. any hazardous waste conditions.
  16. any manufacturers' recalls or conformance with manufacturer installation, or any information included for consumer protection purposes.
  17. acoustical properties.
  18. correction, replacement or repair cost estimates.
  19. estimates of the cost to operate any given system.

2. The inspector is not require to operate:

  1. any system that is shut down.
  2. any system that does not function properly.
  3. any system that does not turn on with the use of normal operating controls.
  4. any shut-off valves or manual stop valves.
  5. any electrical disconnect or over-current protection devices.
  6. any alarm systems.
  7. moisture meters, gas detectors or similar equipment.
  8. or evaluate low-voltage electrical systems, such as, but not limited to:
  9. phone lines;
  10. cable lines;
  11. satellite dishes;
  12. antennae;
  13. lights; or
  14. remote controls.

3. The inspector is not requires to:

  1. move any personal items or other obstructions, such as, but not limited to: throw rugs, carpeting, wall coverings, furniture, ceiling tiles, window coverings, equipment, plants, ice, debris, snow, water, dirt, pets, or anything else that might restrict the visual inspection.
  2. dismantle, open or uncover any system or component.
  3. enter or access any area that may, in the inspector's opinion, be unsafe.
  4. enter crawlspaces or other areas that may be unsafe or not readily accessible.
  5. inspect underground items, such as, but not limited to: lawn-irrigation systems, or underground storage tanks (or indications of their presence), whether abandoned or actively used.
  6. do anything that may, in the inspector's opinion, be unsafe or dangerous to him/herself or others, or damage property, such as, but not limited to: walking on roof surfaces,climbing ladders, entering attic spaces, or negotiating with pets.
  7. inspect decorative items.
  8. inspect common elements or areas in multi-unit housing.
  9. inspect intercoms, speaker systems or security systems.
  10. offer guarantees or warranties.
  11. offer or perform any engineering services.
  12. offer or perform any trade or professional service other than a home inspection.
  13. research the history of the property, or report on its potential for alteration, modification, extendibility or suitability for a specific or proposed use for occupancy.
  14. determine the age of construction or installation of any system, structure or component of a building, or differentiate between original construction and subsequent additions, improvements, renovations or replacements.
  15. determine the insurability of a property.
  16. perform of offer Phase 1 or environmental audits.
  17. inspect any system or component that is not included in these standards.

View the complete InterNACH Standards of Practice at https://www.nachi.org/sop.htm.

Inspector Note:

The home inspector recommends that a qualified professional contractor be contacted if there are any further questions or concerns that are outside the scope of InterNACHI's Standards of Practice.  Specialized and qualified professionals can evaluate, recommend repairs, and follow through on maintenance or repairs as deemed required for proper function, longevity, and safety.




General: Temperature (Approximate)
69 Fahrenheit (F) Degrees

If it is too cool, below 65 degrees, we will be unable to fully test the air conditioner unit..  The temperature should not be below 65 degrees for any of the last 3 days.  The oil in the air conditioning compressor may not flow properly.  This could lead to expensive equipment damage and failure.  The home inspector will not operate air conditioning equipment under these conditions.  The inspector will not operate any air conditioning equipment that has been turned off for the winter. 

General: Items Not Included in the Inspection

Items Not Included in the inspection Unless Requested and at an Additional Fee are:  
Detached Structures

Items that are Not Included in the Home Inspection are, but not limited to, the following: 
Sprinkler Systems
Pool/Spa/Fountains/Waterfalls
Well/Septic
Landscaping Drainage Systems
Landscaping Lighting
Fencing
Playground Equipment
Fire Pit
Security System
Televisions
Audio and Visual Equipment
Furniture
Personal Property
Water Softeners and Filtration Systems
Central Vacuum
Refrigerators/Freezers
Washer & Dryer
Intercom Systems
Shower Pan Testing
Carbon Monoxide Detectors (except for presence)                        Fire Detectors (except for presence)
Cosmetic Issues
Decorative Items
Aesthetics or Quality of Finishes
Vermin including Wood-destroying Organisms
Underground Components
Environmental Issues including Asbestos, Mold, Lead

For a complete review of what is included or is not included in a home inspection, please review the InterNACHI Standards of Practice that Inspriration Home Inspection LLC follows.

View the complete InterNACH's Standards of Practice at https://www.nachi.org/sop.htm.

The inspector recommends consulting qualified and/or licensed professionals regarding the condition and maintenance of any "not-included" items that are of concern. Speaking with the current homeowner can be a valuable source of information.

Thank you very much for choosing Inspiration Home Inspection LLC as your professional choice.  Please view the complete InterNACH Standards of Practice at https://www.nachi.org/sop.htm.  Thank you.

2 - Roof

IN NI NP R
2.1 Roof Covering Material X X
2.2 Gutters X X
2.3 Downspouts X
2.4 Vents, Flashing, Skylights, Chimney, and other Roof Penetrations X
2.5 Roof General Structure X X
Roof Inspection Method
Walked the Roof




Roof Age
2 Years
Roof Age Determined By
Seller
Roof Covering Layers
One
Roof Covering Material: Roof Covering Material
Fiberglass, 3 Tab
Roof Covering Material: Roof Underlayment Material
Mostly Hidden
Gutters: Gutter Material
Seamless Aluminum
Downspouts: Downspouts

Art the time of the inspection downspouts were observed.

Downspouts: Downspout Material
Aluminum
Downspouts: Downspout Shoe
Yes
Downspouts: Splash Block Installed
Yes
Vents, Flashing, Skylights, Chimney, and other Roof Penetrations: Flashing Material
Galvanized Metal, Plastic
Vents, Flashing, Skylights, Chimney, and other Roof Penetrations: Skylights and Solar Tubes
No
Vents, Flashing, Skylights, Chimney, and other Roof Penetrations: Chimney
Yes, One, Stucco
Vents, Flashing, Skylights, Chimney, and other Roof Penetrations: Chimney Cap Material
Metal
Roof General Structure: Roof Structure Accessibility
Observed Accessible, Garage Attic Access

Pull down attic stairs.  Attic stairs do not close properly.

Roof Type or Style
Gable, Hip
Roof General Introduction

The roof portion of the general home inspection involves making a visual examination of system(s) or component(s). After the visual examination is completed the home inspector will report the findings according to the Standards of Practice.  

Because of large variations in installation requirements and the large number of different roof-covering materials installed over the years, the General Home Inspection does not include confirmation of proper installation. Home Inspectors are trained to identify common deficiencies and to recognize conditions that require evaluation by a qualified professional roofing contractor or specialist. The inspection of the roof typically includes visual evaluation of the roof structure, roof-covering materials, flashing, and roof penetrations like chimneys, attic ventilation devices, ducts for evaporative coolers, and combustion and plumbing vents. The roof inspection does not include leak-testing. The home inspector will not certify or warranty the roof against future leakage. Other limitations may apply and will be included in the comments as necessary.  

View the complete InterNACH Standards of Practice at https://www.nachi.org/sop.htm.

Gutters: Gutters
Full Guttering

It is recommended that complete guttering be installed and attached to the fascia boards or rafter tails at the edge of the house eaves.

Vents, Flashing, Skylights, Chimney, and other Roof Penetrations: General Flashing Description

Flashing is a general term used to describe sheet metal fabricated into shapes and used to protect vulnerable areas of the roof from moisture intrusion. The inspection typically includes the visible observation of the location, condition, and proper installation. Not all flashing can be inspected. Valley flashing is usually not visible, and , therefore, is not inspected. A roof valley is the intersection of two sloping faces that meet. Open valley design has some flashing that can be seen, however, not all the flashing is visible or can be inspected. Closed valley design has no flashing that can be seen, hence, no visual inspection can be made. If a roof has a closed valley the inspector recommends contacting a qualified professional roofing contractor to determine if flashing has been installed. The contractor can also determine if the flashing has deteriorated or has been damaged.

Flashing areas include:

  • At ridges - these are junctions where the roof planes slope away from each other. Not visible and therefore not inspected.
  • In valleys - these are junctions where the roof planes slope toward each other. They may or may not be visible based on covering design. Flashing not visible will therefore not be inspected. 
  • Intersections where sloping roofs meet flat or differing angle roof areas. Flashing not visible will therefore not be inspected.
  • Intersections where the roof structure and a wall meet.
  • Piping, vents, fans, electric service, skylights.
  • Chimney
  • Heaters, air conditioners, and swamp coolers.

Not all flashing is visible and therefore cannot be inspected.

If you have any concerns about non-visible flashing the inspector recommends contacting a qualified professional roofing contractor to determine if flashing has been installed. The contractor can also determine if the flashing has deteriorated or has been damaged.

Vents, Flashing, Skylights, Chimney, and other Roof Penetrations: Vents

There are different types of roof vents.

  • Plumbing Vents - In the plumbing system there are pipes (penetrations) running through the roof that vent sewer gases and equalize plumbing vent pressure.  This is part of the Drain, Waste, and Ventilation system (DWV).
  • Attic Ventilation Vents - In the attic ventilation system, there can be different types of roof vents employed to reduce heat and moisture build-up.
  • Combustion Equipment Vents - These vents are employed to discharge combustion gases.  Gas water heaters and gas house heaters (furnaces) are examples of such combustion equipment.
  • Kitchen and Bathroom Vents - Localized units that vent through the roof.
Roof General Structure: Roof General Structure Material Viewed from Attic
OSB, 24" Centers, 2" x 6" Construction

Roof framing construction is 2" x  6" with 7/16 OSB roof decking.  Sheathing H-clips were observed.

Roof Covering Material: Underlayment Disclaimer

The underlayment was hidden beneath the roof-covering material.  Some edges may have been visible.  It was not inspected, and the inspector disclaims responsibility for evaluating its condition or confirming its presence.  For evaluation of the underlayment, the inspector recommends that a qualified professional roofing contractor be contacted.

3.1. Roof

I. The inspector shall inspect from ground level or the eaves:

  • A. the roof-covering materials;
  • B. the gutters;
  • C. the downspouts;
  • D. the vents, flashing, skylights, chimney, and other roof penetrations; and
  • E. the general structure of the roof from the readily accessible panels, doors or stairs.

II. The inspector shall describe:

  • A. the type of roof-covering materials.

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

  • A. observed indications of active roof leaks.

IV. The inspector is not required to:

  • A. walk on any roof surface.
  • B. predict the service life expectancy.
  • C. inspect underground downspout diverter drainage pipes.
  • D. remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces.
  • E. move insulation.
  • F. inspect antennae, satellite dishes, lightning arresters, de-icing equipment, or similar attachments.
  • G. walk on any roof areas that appear, in the inspectors opinion, to be unsafe.
  • H. walk on any roof areas if doing so might, in the inspector's opinion, cause damage.
  • I. perform a water test.
  • J. warrant or certify the roof.
  • K. confirm proper fastening or installation of any roof-covering material.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
2.1.1 - Roof Covering Material

Tree Limbs Overhang Roof

At the time of the inspection there were tree limbs over the northeast section of the roof.  Tree limbs could fall an cause damage to the roof and roof covering material.  The inspector recommends that the tree branches be removed to a safe distance from the house.

Wrenches Handyman
$
Credit
Comment
2.1.2 - Roof Covering Material

Bird Droppings.

There is evidence of bird droppings on the northeast corner of the roof.  Bird droppings are acidic.  Over time the bird droppings may compromise the roof covering material and cause damage.  This could lead to a shorter roof covering material life span.  The inspector recommends that all tree branches be removed to a safe distance from the roof.

Wrenches Handyman
$
Credit
Comment
2.2.1 - Gutters

Debris

At the time of the inspection it was observed that debris has accumulated in the gutters.   The inspector recommends that a certified professional evaluate and clean as needed.

$
Credit
Comment
2.5.1 - Roof General Structure

Attic Pull-Down Stairs Not Fully Shutting

Garage access attic stairs that are the pull-down type.

At the time of the inspection the attic stair access was not fully shutting.  The inspector recommends that a certified professional framing contractor evaluate and repair as needed.

3 - Exterior

IN NI NP R
3.1 Exterior Wall-Covering X X
3.2 Eaves, Soffits and Fascia X
3.3 Window Exteriors X
3.4 Doors Exterior X
3.5 Flashing and Trim X
3.6 Walkways and Driveways X X
3.7 Stairs, Steps, Stoops, Stairways and Ramps X
3.8 Porches, Patios, Decks, Balconies and Carports X X
3.9 Railings, Guards and Handrails X
3.10 Vegetation, Grading, Drainage & Retaining Walls X X
Exterior Inspection Method
Visual
Exterior Wall-Covering: Wall-Covering Material
Brick Veneer, Aluminum Siding
Window Exteriors: Exterior Window Material
Vinyl
Doors Exterior: Exterior Entry Door- Front
Wood

The front door is solid wood. 

Doors Exterior: Exterior Entry Door- Outside door into Garage
N/A
Doors Exterior: Exterior Entry Door - Additional
N/A
Walkways and Driveways: Walkway Material
Concrete
Walkways and Driveways: Driveway Material
Concrete
Walkways and Driveways: Appurtenances
Tool Shed
Porches, Patios, Decks, Balconies and Carports: Porches, Patios, Decks, Balconies and Carports Location
Back Yard

Concrete patio in the back yard.

Porches, Patios, Decks, Balconies and Carports: Porch Material
N/A
Porches, Patios, Decks, Balconies and Carports: Patio Material
Concrete
Porches, Patios, Decks, Balconies and Carports: Deck Material
Wood Treated
Railings, Guards and Handrails: Railings, Guards and Handrails Location
Back Yard
Vegetation, Grading, Drainage & Retaining Walls: Retaining Wall Material
N/A
Walkways and Driveways: Picture Mail Box
Exterior General Introduction

The exterior portion of the general home inspection involves making a visual examination of system(s) or component(s). After the visual examination is completed the home inspector will report the findings according to the Standards of Practice.  

View the complete InterNACH Standards of Practice at https://www.nachi.org/sop.htm.

Masonry Wall Weep Holes Not Observed

During the time of the inspection, masonry wall weep holes were  NOT observed. Weep holes are openings in the brick veneer.  They are located on the bottom row of the wall.  The weep holes provide a pass-through for water and moisture that may have accumulated behind the brick veneer.    

Eaves, Soffits and Fascia: Eaves, Soffits and Fascia

The eaves are the edges of the roof which overhang the face of a wall.  The eaves normally project beyond the side of a building.  The eaves form an overhang to throw water clear of the walls.  The soffit is the underside of the eave whereas the fascia is the outward-facing vertical portion.

Eaves, Soffits and Fascia: Eaves, Soffits and Fascia Materials
Wood

At the time of the inspection the eaves, soffits, and fascia board material were well maintained.

Window Exteriors: Exterior Windows Representative Number

The home inspector has inspected a representative number of exterior windows.

Doors Exterior: Exterior Doors All

The home inspector has inspected all the exterior doors on the day of the inspection.

Doors Exterior: Exterior Entry Door- Rear
Metal Security Door Added, Wood Door with Full Length Double Pane Glass Window

There are two rear doors.  The back doors are wood with a full length glass window.

Flashing and Trim: Flashing

On the day of the inspection all observable flashing around a representative number of windows and all exterior doors have been inspected.

Flashing and Trim: Trim

On the day of the inspection all observable trim around a representative number of windows and all exterior doors has been inspected.

Walkways and Driveways: Mailbox Description
Brick

Inspecting the mailbox is not within the scope of the general home inspection.  The mailbox description is given as a courtesy to our customers. The inspector has not inspected the mailbox. 


Walkways and Driveways: Fencing Description
Vinyl

Inspecting the fence is not within the scope of the general home inspection.  The fencing description is given as a courtesy to our customers. The inspector has not inspected the fence. 

Walkways and Driveways: Appurtenance Definition

Appurtenance is that which belongs to something else on the property.  Hence, detached buildings, shops, sheds, and the like all fall under this definition.  These detached items are not within the scope of the general home inspection.  These items have been observed on the property.  However, not all items on the property may have been observed.  The home inspector includes these item as a service to our customers.  The description of these items is given as a courtesy to our customers. The inspector has not inspected these items. 

Vegetation, Grading, Drainage & Retaining Walls: Retaining Wall Location
N/A

According to InterNACHI's Standards of Practice, retaining walls and grading of the property will be inspected when they may adversely affect the structure due to moisture intrusion.  Retaining walls may be located on the property but not added to the report.  The inspector recommends that a qualified professional grading and drainage specialist evaluate if there is any concerns about the property.  

Inspection Limited/Prevented By:
Exterior Storage

There is a metal exterior storage shed at the northeast corner of the house.  The shed is right next to the house.  The inspector could not inspect the wall covering during the day of the inspection.

Stairs, Steps, Stoops, Stairways and Ramps not present.

3.2. Exterior

I. The inspector shall inspect:

  • A. the exterior wall-covering materials;
  • B. the eaves, soffits and fascia;
  • C. a representative number of windows;
  • D. all exterior doors;
  • E. flashing and trim;
  • F. adjacent walkways and driveways;
  • G. stairs, steps, stoops, stairways and ramps;
  • H. porches, patios, decks, balconies and carports;
  • I. railings, guards and handrails; and
  • J. vegetation, surface drainage, retaining walls and grading of the property, where they may adversely affect the     structure due to moisture intrusion.

II. The inspector shall describe:

  • A. the type of exterior wall-covering materials.

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

  • A. any improper spacing between intermediate balusters, spindles and rails.

IV. The inspector is not required to:

  • A. inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting.
  • B. inspect items that are not visible or readily accessible from the ground, including window and door flashing.
  • C. inspect or identify geological, geotechnical, hydrological or soil conditions.
  • D. inspect recreational facilities or playground equipment.
  • E. inspect seawalls, breakwalls or docks.
  • F. inspect erosion-control or earth-stabilization measures.
  • G. inspect for safety-type glass.
  • H. inspect underground utilities.
  • I. inspect underground items.
  • J. inspect wells or springs.
  • K. inspect solar, wind or geothermal systems.
  • L. inspect swimming pools or spas.
  • M. inspect wastewater treatment systems, septic systems or cesspools.
  • N. inspect irrigation or sprinkler systems.
  • O. inspect drainfields or dry wells.
  • P. determine the integrity of multiple-pane window glazing or thermal window seals.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
3.1.1 - Exterior Wall-Covering

Cracked Brick and/or Mortar

At the time of the inspection there was a cracked and loose brick observed.  Front of the house at the bottom right of the garage door.  Seal and monitor brick and/or mortar cracks to prevent moisture intrusion.  The inspector recommends that a certified professional masonry contractor evaluate and repair as needed. 

Brick Masonry Contractor
$
Credit
Comment
3.1.2 - Exterior Wall-Covering

Hidden Exterior Wall Covering

At the time of the inspection there was a tool shed hiding the view of a portion of the wall covering.  This is a location of possible insect issues.  The inspector could not inspect the wall covering at this location.  North side back yard.  

$
Credit
Comment
3.1.3 - Exterior Wall-Covering

Brick & Soil Contact

On the day of the inspection, there was observed in the northeast corner of the house, brick and soil contact.  This contact may lead to moisture intrusion, insect damage, or decay.   Damage to the wall covering materials or the house structure may occur. The inspector recommends that the soil be removed to an acceptable height.

Wrenches Handyman
$
Credit
Comment
3.3.1 - Window Exteriors

Screens Torn

The screen is torn at the dining room area.  The dining room is located at the rear of the house.  This is a three opening bay window.  The center screen is torn.

$
Credit
Comment
3.6.1 - Walkways and Driveways

Driveway Cracks Minor

Minor cracks observed at the driveway. Seal and monitor to prevent further damage.

$
Credit
Comment
3.8.1 - Porches, Patios, Decks, Balconies and Carports

Patio Cracks Major and Trip Hazard

This is a trip hazard.  

A major cracking observed at the patio at the time of the inspection. The crack on the concrete patio is a trip hazard.  The inspector recommends that a certified professional concrete contractor evaluate and repair as needed.

$
Credit
Comment
3.10.1 - Vegetation, Grading, Drainage & Retaining Walls

Tree Debris on Roof

Tree debris observed on roof.  This can cause improper drainage to gutters and downspouts.  The inspector recommends that the debris be removed.

4 - Basement, Foundation, Crawlspace & Structure

IN NI NP R
4.1 Foundation X
4.2 Basement X
4.3 Crawlspace X
4.4 Structural Components seen from the Basement or Crawlspace X
Basement, Foundation, Crawlspace, and Structure General Inspection Method
Visual
Foundation: Foundation Material
Concrete, Slab on Grade, Not Visible
Structural Components seen from the Basement or Crawlspace: Structural Components Material
No Basement, No Crawlspace, Concrete Slab Foundation
Structural Components seen from the Basement or Crawlspace: Sub-floor
N/A
Basement, Foundation, Crawlspace, and Structure General Introduction

The basement, foundation, crawlspace and structure portion of the general home inspection involves making a visual examination of system(s) and component(s). After the visual examination is completed the home inspector will report the findings according to the Standards of Practice. 

View the complete InterNACH Standards of Practice at https://www.nachi.org/sop.htm.

Foundation: Foundation Limited Inspection

NOTE: A very limited foundation inspection can be performed by viewing the exterior wall covering for cracks.

NOTE: There was no visible areas of the foundation that could be observed.  There was no visible cracks observed at the time of the inspection on the exterior wall coverings.  

NOTE: Exterior wall cracks may be evidence of foundation issues.  If there is evidence of exterior wall cracks, these cracks may require further qualified investigation by a foundation specialist.

The foundation is that part of the structure that supports the house. The weight of the roof, framing members, exterior wall covering materials, and all construction materials are supported by the foundation.  A site built house that has a basement or a crawlspace allows the inspector to visually observe some of the foundation components.  However, even a house with basement or crawlspace construction may have much of the foundation not observable.  Much of a foundation can be constructed underground.  

There are 4 types of slab-on-grade concrete foundations:

  • A. monolithic slab - the footing, floor, and foundation are all poured at the same time.
  • B. floating slab - the footing and stem wall are poured first, then, a slab is poured on the inside.
  • C. post-tension slab - a single pour foundation with added cables.  When slab is dry, the cables are tightened.
  • D. shoulder slab - footing and stem wall poured first, then, a slab is poured on the inside and resting on a portion of the foundation walls.

It can be very difficult to inspect slab-on-grad concrete foundation construction.  The inspector may not be able to visually observe any part of the foundation.  The inspector recommends that a qualified professional foundation specialist be contacted if there are any questions, concerns, or if a thorough foundation evaluation is desired.

Foundation: Foundation LIMITED or NO Visibility

NOTE: There was no visible areas of the foundation that could be observed.  There was no visible cracks observed at the time of the inspection on the exterior walls.  

NOTE: Exterior wall cracks may be evidence of foundation issues.  If there is evidence of exterior wall cracks, these cracks may require further qualified investigation by a foundation specialist.

The foundation is that part of the structure that supports the house. The weight of the roof, framing members, exterior wall covering materials, and all construction materials are supported by the foundation.  A site built house that has a basement or a crawlspace allows the inspector to visually observe some of the foundation components.  However, even a house with basement or crawlspace construction may have much of the foundation not observable.  Much of a foundation can be constructed underground.  

There are 4 types of slab-on-grade concrete foundations:

  • A. monolithic slab - the footing, floor, and foundation are all poured at the same time.
  • B. floating slab - the footing and stem wall are poured first, then, a slab is poured on the inside.
  • C. post-tension slab - a single pour foundation with added cables.  When slab is dry, the cables are tightened.
  • D. shoulder slab - footing and stem wall poured first, then, a slab is poured on the inside and resting on a portion of the foundation walls.

It can be very difficult to inspect slab-on-grad concrete foundation construction.  The inspector may not be able to visually observe any part of the foundation.  The inspector recommends that a qualified professional foundation specialist be contacted if there are any questions, concerns, or if a thorough foundation evaluation is desired.

Basement not present.

Crawlspace not present.

3.3. Basement, Foundation, Crawlspace & Structure

I. The inspector shall inspect:

  • A. the foundation;
  • B. the basement;
  • C. the crawlspace; and
  • D. structural components.

II. The inspector shall describe:

  • A. the type of foundation; and
  • B. the location of the access to the under-floor space.

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

  • A. observed indications of wood in contact with or near soil;
  • B. observed indications of active water penetration;
  • C. observed indications of possible foundation movement, such as sheetrock cracks, brick cracks, out-of-square door frames, and unlevel floors; and
  • D. any observed cutting, notching and boring of framing members that may, in the inspector's opinion, present a structural or safety concern.

IV. The inspector is not required to:

  • A. enter any crawlspace that is not readily accessible, or where entry could cause damage or pose a hazard to       him/herself.
  • B. move stored items or debris.
  • C. operate sump pumps with inaccessible floats.
  • D. identify the size, spacing, span or location or determine the adequacy of foundation bolting, bracing, joists, joist   spans or support systems.
  • E. provide any engineering or architectural service.
  • F. report on the adequacy of any structural system or component.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations

5 - Heating

IN NI NP R
5.1 Heating Equipment X X
Heating Inspection Method
Visual, Normal Operating Controls
Heating Equipment: Equipment Location
Garage, Heater Closet
Heating Equipment: Thermostat Location
Hallway

Close to the master bedroom.

Heating Equipment: Brand
Unknown
Heating Equipment: Energy Source
Natural Gas
Heating Equipment: Heat Type
Propane Forced Air
Heating Equipment: Thermostat Type
Digital
Heating Equipment: Thermostat Brand
Honeywell
Heating General Introduction

The inspection of heating systems is limited to basic evaluation based on visual examination and operation using normal operating controls. The report comments are limited to identification of common deficiencies. Heating units that have been turned "off" for the summer will not be operated. Observed indications that further evaluation is needed will result in referral to a qualified professional heating, ventilating, and air-conditioning (HVAC) contractor. 

View the complete InterNACH Standards of Practice at https://www.nachi.org/sop.htm.


Heating Equipment: Age
12

Typical Life Expectancy:

Conventional/Mid Efficiency:  18-25 Years

High Efficiency:  10-15 Years


Age of the unit is 12 years old.

Age determined by owner.  This is the original unit installed at the time the house was built.

3.4. Heating

I. The inspector shall inspect:

  • A. the heating system, using normal operating controls.

II. The inspector shall describe:

  • A. the location of the thermostat for the heating system;
  • B. the energy source; and
  • C. the heating method.

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

  • A. any heating system that did not operate; and
  • B. if the heating system was deemed inaccessible.

IV. The inspector is not required to:

  • A. inspect or evaluate the interior of flues or chimneys, fire chambers, heat exchangers, combustion air systems, fresh-air intakes, humidifiers, dehumidifiers, electronic air filters, geothermal systems, or solar heating systems.
  • B. inspect fuel tanks or underground or concealed fuel supply systems.
  • C. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system.
  • D. light or ignite pilot flames.
  • E. activate heating, heat pump systems, or other heating systems when ambient temperatures or other circumstances are not conducive to safe operation or may damage the equipment.
  • F. override electronic thermostats.
  • G. evaluate fuel quality.
  • H. verify thermostat calibration, heat anticipation, or automatic setbacks, timers, programs or clocks.
  • I. measure or calculate the air for combustion, ventilation, or dilution of flue gases for appliances.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
5.1.1 - Heating Equipment

Furnace Inaccessible

The heating equipment was inaccessible at the time of the inspection. This was due to a storage shelf blocking the access door.  The inspector recommends having the equipment inspected by a certified professional HVAC contractor when access is provided.

6 - Cooling

IN NI NP R
6.1 Cooling Equipment X X
Cooling Inspection Method
Visual, System Off for Winter
Cooling Equipment: Equipment Location
Outside North
Cooling Equipment: Thermostat Location
Hallway
Cooling Equipment: Cooling Method
Electric Central AC
Cooling Equipment: Picture Data Plate

Manufactured in 05/2007

Cooling Equipment: Brand
Ruud
Cooling General Introduction

The inspection of the home cooling systems typically includes visual examination of readily observable components for adequate condition, and system testing for proper operation using normal controls. Cooling units that have been turned "off" for the winter will not be operated.  Report comments are limited to identification of common deficiencies. Observed indications that further evaluation is needed will result in referral to a qualified professional heating, ventilating, and air-conditioning (HVAC) contractor.

View the complete InterNACH Standards of Practice at https://www.nachi.org/sop.htm.

Cooling Equipment: Age
12 Near End of Life Expectancy

Typical Life Expectancy: 12-15 Years

The age of the unit was supplied by the seller and data plate information.

Cooling Equipment: Split System

The air conditioning system was a split system in which the cabinet housing the compressor, cooling fan and condensing coils was located physically apart from the evaporator coils. As is typical with split systems, the compressor/condenser cabinet was located at the home's exterior so that the heat collected inside the home could be released to the outside air. Evaporator coils designed to collect heat from the home interior were located inside a duct at the furnace and were not directly visible.

3.5 Cooling

I. The inspector shall inspect:

  • A. the cooling system, using normal operating controls.

II. The inspector shall describe:

  • A. the location of the thermostat for the cooling system; and
  • B. the cooling method.

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

  • A. any cooling system that did not operate; and
  • B. if the cooling system was deemed inaccessible.

IV. The inspector is not required to:

  • A. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system.
  • B. inspect portable window units, through-wall units, or electronic air filters.
  • C. operate equipment or systems if the exterior temperature is below 65 Fahrenheit, or when other circumstances are not conducive to safe operation or may damage the equipment.
  • D. inspect or determine thermostat calibration, cooling anticipation, or automatic setbacks or clocks.
  • E. examine electrical current, coolant fluids or gases, or coolant leakage.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
6.1.1 - Cooling Equipment

Not Cooling Effectively

The the seller stated that the central air conditioning system was not cooling effectively at the end of last summer. The inspector recommends evaluation by a certified professional HVAC contractor before the expiration of the real estate evaluation period.  The inspector did not turn on the system using normal operating controls.  At the time of the inspection, the system has been turned off for the winter.

Fire HVAC Professional
$
Credit
Comment
6.1.2 - Cooling Equipment

Rust

There was significant rust/corrosion present on the condenser fan housing.  The inspector recommends that a certified professional HVAC contractor evaluate and repair as needed. 

Fire HVAC Professional

7 - Plumbing

IN NI NP R
7.1 General X
7.2 Main Water Shut-off Valve X
7.3 Main Fuel Shut-off Valve X X
7.4 Water Heating Equipment X X
7.5 Interior Water Supply, Functional Flow, Fixtures and Faucets X X
7.6 Toilets Proper Operation X X
7.7 Sinks, Tubs and Showers for Functional Drainage X
7.8 Drain, Waste and Vent System - DWV X
7.9 Drainage Sump Pumps X
General: Plumbing Inspection Methods
Visual, Attic
General: Water Source
Well, Private
General: Sewage System Type
Public
General: Plumbing Clean-Out Location
East Exterior, Back Yard

West side of the driveway.

Main Water Shut-off Valve: Location Interior Water Shut-Off Valve
Garage
Main Fuel Shut-off Valve: Fuel Storage System
No

This is a propane fuel storage system.

Main Fuel Shut-off Valve: Location Fuel Storage System
N/A
Water Heating Equipment: Power Source
Gas
Water Heating Equipment: Type
Tankless
Water Heating Equipment: Capacity (Gallons)
Tankless
Interior Water Supply, Functional Flow, Fixtures and Faucets: Active Water Leaks
Yes

Hall bathroom sink faucet.

Toilets Proper Operation: Active Water Leaks
No
General: Plumbing General Introduction

The plumbing portion of the general home inspection involves making a visual examination of system(s) or component(s).  After the visual examination is completed the home inspector will report the findings according to the Standards of Practice.  Usually, the majority of plumbing components are hidden behind walls and other construction materials.

View the complete InterNACH Standards of Practice at https://www.nachi.org/sop.htm.

General: Well Head Picture
Main Water Shut-off Valve: Location Main Water Shut-off Valve
Garage, Well Water Tank Closet

This system only has one main water shut-off valve.

Usually a public system has a street side main water shut-off valve and an inside house main water shut-off valve.

Main Water Shut-off Valve: Picture Main Water Shut Off-Valve

The main water shut-off valve for the well is located in the garage in a separate well tank house room.

Main Fuel Shut-off Valve: Location Main Fuel Shut-off Valve
Side Yard, East

Main fuel shot-off valve is located on the north side of the house just before entering to home.

Main Fuel Shut-off Valve: Picture Main Fuel Shut-Off Valve

The main fuel shut-off valve for the natural gas service is in the back alley.

Water Heating Equipment: Water Heating Equipment Location
Outside, South

Rannai tankless exterior propane water heater.

Water Heating Equipment: Picture Data Plate
Water Heating Equipment: Temperature/Pressure-relief Valve TPR
Installed

A TPR valve is installed on this exterior propane tankless hot water heating unit.

Water Heating Equipment: Age
10 Near End of Life Expectancy

Typical Life Expectancy:

Conventional:  8 to 12 Years

Tankless:  20 Years

Age determined by the seller.

Water Heating Equipment: Tankless, Gas

This is a tankless naturea gas unit. Hot water for the home was supplied by a gas-fired tankless water heater. Tankless water heaters do not store water in a tank like conventional water heaters. When a hot water fixture is opened in the home, water flows into the water heater where it is heated by gas burners before flowing to the open hot water fixture. Tankless water heaters save energy by avoiding the stand-by losses associated with conventional water heaters which must constantly maintain water in a tank at a minimum temperature. Due to calcium build-up on components, tankless water heaters typically require service annually. Failure to service the water heater in a timely manner typically results in a reduced hot water flow rate. The Inspector recommends inspection by a qualified contractor.

Interior Water Supply, Functional Flow, Fixtures and Faucets: Functional Water Flow

Functional water flow has been observed at the time of the inspection.  Functional water flow is defined as the adequate flow of water with 2 fixtures running at the same time.  It is a visual inspection for adequate water flow.  This is subjective.   The inspector recommends that a qualified professional plumbing contractor evaluate if there are any concerns in the functional water flow rate.  

Interior Water Supply, Functional Flow, Fixtures and Faucets: Water Pressure
Average 60-80 psi

The water pressure gauge was not functioning at the time of the inspection.  The meter gauge read zero.  There was water pressure at all house fixtures at the time of the inspection.

Interior Water Supply, Functional Flow, Fixtures and Faucets: Water Filter
Yes Double Filter System, Yes Reverse Osmosis Kitchen Sink

There is a double filter system in the garage with separate on-off valves.  There is a reverse osmosis filter system under the kitchen sink for that location only.  Both filter systems were observed at the time of the inspection.

Interior Water Supply, Functional Flow, Fixtures and Faucets: Jetted Tub

There was a jetted tub observed at the time of the inspection in the master bathroom.

Interior Water Supply, Functional Flow, Fixtures and Faucets: Water Softener

There was a water softener observed at the time of the inspection.  The water softener is located in the garage.

Interior Water Supply, Functional Flow, Fixtures and Faucets: Overhead Supply Plumbing Noted

Overhead or attic potable water supply pipes were observed at the time of the inspection.

Toilets Proper Operation: Functional Drainage by Flushing Toilet

Functional drainage of the toilet has been observed at the time of the inspection.  Functional drainage is determined by draining 2 fixtures simultaneously.  This is a visual test to determine whether water drains fast enough and completely.  This is subjective.  The inspector recommends that a qualified professional plumbing contractor evaluate if there are any concerns in the functional drainage flow rate. 

Sinks, Tubs and Showers for Functional Drainage: Functional Drainage Showers

Functional drainage of the shower has been observed at the time of the inspection.  Functional drainage is determined by draining 2 fixtures simultaneously.  This is a visual test to determine whether water drains fast enough and completely.  This is subjective.  The inspector recommends that a certified professional plumbing contractor evaluate if there are any concerns in the functional drainage flow rate.

Sinks, Tubs and Showers for Functional Drainage: Functional Drainage Sinks

Functional drainage of the sink has been observed at the time of the inspection.  Functional drainage is determined by draining 2 fixtures simultaneously.  This is a visual test to determine whether water drains fast enough and completely.  This is subjective.  The inspector recommends that a certified professional plumbing contractor evaluate if there are any concerns in the functional drainage flow rate.

Sinks, Tubs and Showers for Functional Drainage: Functional Drainage Tubs

Functional drainage of the tub has been observed at the time of the inspection.  Functional drainage is determined by draining 2 fixtures simultaneously.  This is a visual test to determine whether water drains fast enough and completely.  This is subjective.  The inspector recommends that a certified professional plumbing contractor evaluate if there are any concerns in the functional drainage flow rate.

Drain, Waste and Vent System - DWV: Drain, Waste and Vent Systems

NOTE: There was no leaks in the visible systems and components of the drain, waste, and vent piping at the time of the inspection.

This visual inspection is very limited.  Usually drain pipes can be observed under sinks (kitchen, bathroom, laundry, etc.).  The vent pipes may be visible in the attic area and penetrations through the roof.  Most drain, waste and vent pipes (DWV) were not visible due to walls, ceilings, insulation, slab foundations, and floor coverings.

Interior Water Supply, Functional Flow, Fixtures and Faucets: Most Not Visible

Most water distribution pipes were not visible due to wall, floor and ceiling coverings. The Inspector disclaims responsibility for inspection of pipes not directly visible.

Drain, Waste and Vent System - DWV: Most DWV Pipes Not Visible

Most drain, waste and vent pipes were not visible due to walls, ceilings, slab foundations, and floor coverings.

Drainage Sump Pumps not present.

3.6. Plumbing

I. The inspector shall inspect:

  • A. the main water supply shut-off valve;
  • B. the main fuel supply shut-off valve;
  • C. the water heating equipment, including the energy source, venting connections, temperature/pressure-relief (TPR) valves, Watts 210 valves, and seismic bracing;
  • D. interior water supply, including all fixtures and faucets, by running the water;
  • E. all toilets for proper operation by flushing;
  • F. all sinks, tubs and showers for functional drainage;
  • G. the drain, waste and vent system; and
  • H. drainage sump pumps with accessible floats.

II. The inspector shall describe:

  • A. whether the water supply is public or private based upon observed evidence;
  • B. the location of the main water supply shut-off valve;
  • C. the location of the main fuel supply shut-off valve;
  • D. the location of any observed fuel-storage system; and
  • E. the capacity of the water heating equipment, if labeled.

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

  • A. deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously;
  • B. deficiencies in the installation of hot and cold water faucets;
  • C. active plumbing water leaks that were observed during the inspection; and
  • D. toilets that were damaged, had loose connections to the floor, were leaking, or had tank components that did not operate.

IV. The inspector is not required to:

  • A. light or ignite pilot flames.
  • B. measure the capacity, temperature, age, life expectancy or adequacy of the water heater.
  • C. inspect the interior of flues or chimneys, combustion air systems, water softener or filtering systems, well pumps or tanks, safety or shut-off valves, floor drains, lawn sprinkler systems, or fire sprinkler systems.
  • D. determine the exact flow rate, volume, pressure, temperature or adequacy of the water supply.
  • E. determine the water quality, potability or reliability of the water supply or source.
  • F. open sealed plumbing access panels.
  • G. inspect clothes washing machines or their connections.
  • H. operate any valve.
  • I. test shower pans, tub and shower surrounds or enclosures for leakage or functional overflow protection.
  • J. evaluate the compliance with conservation, energy or building standards, or the proper design or sizing of any water, waste or venting components, fixtures or piping.
  • K. determine the effectiveness of anti-siphon, backflow prevention or drain-stop devices.
  • L. determine whether there are sufficient cleanouts for effective cleaning of drains.
  • M. evaluate fuel storage tanks or supply systems.
  • N. inspect wastewater treatment systems.
  • O. inspect water treatment systems or water filters.
  • P. inspect water storage tanks, pressure pumps, or bladder tanks.
  • Q. evaluate wait time to obtain hot water at fixtures, or perform testing of any kind to water heater elements.
  • R. evaluate or determine the adequacy of combustion air.
  • S. test, operate, open or close: safety controls, manual stop valves, temperature/pressure-relief valves, control valves, or check valves.
  • T. examine ancillary or auxiliary systems or components, such as, but not limited to, those related to solar water heating and hot water circulation.
  • U. determine the existence or condition of polybutylene plumbing, polyethylene, or similar plastic piping.
  • V. inspect or test for gas or fuel leaks, or indications thereof.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
7.3.1 - Main Fuel Shut-off Valve

Rust on Service Piping

At the time of the inspection the service piping for the main fuel distribution was heavily rusted.  The inspector recommends that the gas service company evaluate and repair as needed.

$
Credit
Comment
7.4.1 - Water Heating Equipment

Propane Tankless Water Heater Service

This is a natural gas tankless hot water heating unit.  Routine maintenance of tankless units will prolong the service life of the unit.  Regular maintenance will also allow the unit to perform to factory expectations.  Due to the technical nature of tankless hot water heating systems the inspector recommends that a certified professional Rannai service company be contacted.

Contractor Qualified Professional
$
Credit
Comment
7.5.1 - Interior Water Supply, Functional Flow, Fixtures and Faucets

Hot and Cold Reversed

The inspector observed on the day of the inspection that both bathrooms had reversed hot and cold water pipe orientation at the sinks.  The hot is to be on the left and the cold is to be on the right.  Scalding could occur with this incorrect orientation.  The inspector recommends that a certified professional plumbing contractor evaluate and repair as needed.

Pipes Plumbing Contractor
$
Credit
Comment
7.5.2 - Interior Water Supply, Functional Flow, Fixtures and Faucets

Caulking Deteriorated

The inspector observed deteriorated caulking at sink counter in both bathrooms.  The inspector recommends that a certified professional general contractor evaluate and repair as needed.

Hardhat General Contractor
$
Credit
Comment
7.5.3 - Interior Water Supply, Functional Flow, Fixtures and Faucets

Faucet Leak

The left  water faucet in the hall bathroom leaked at the time of the inspection.  When the faucet was turned on the water leaked and when the faucet was turned off the faucet stopped leaking.  The inspector recommends that a certified professional plumbing contractor evaluate and repair as needed.

Pipes Plumbing Contractor
$
Credit
Comment
7.5.4 - Interior Water Supply, Functional Flow, Fixtures and Faucets

Drain Stop Missing

At the time of the inspection it was observed that the drain-stop was missing.  This is for the tub in the master bathroom.  The inspector recommends that a certified professional plumbing contractor evaluate and repair as needed.

Pipes Plumbing Contractor
$
Credit
Comment
7.5.5 - Interior Water Supply, Functional Flow, Fixtures and Faucets

Shower Head Missing

The hall bathroom.

The shower head was missing at the time of the inspection.  The inspector recommends that a certified professional plumbing contractor evaluate and repair as needed.

Pipes Plumbing Contractor
$
Credit
Comment
7.6.1 - Toilets Proper Operation

Toilet Loose

At the time of the inspection it was observed that the hall bathroom toilet was not secure to the floor.  The inspector recommends that the toilet be properly secured to the floor.

Pipes Plumbing Contractor

8 - Electrical

IN NI NP R
8.1 Service Drop X
8.2 Overhead Service Conductors and Attachment Point X
8.3 Service Head, Gooseneck and Drip Loops X
8.4 Service Mast, Service Conduit and Raceway X
8.5 Electric Meter and Base X
8.6 Service Entrance Conductors X
8.7 Main Service Disconnect X
8.8 Panelboards and Over-Current Protection Devices X X
8.9 Service Grounding and Bonding X X
8.10 Switches, Light Fixtures & Receptacles X X
8.11 Ground Fault Circuit Interrupter - GFCI X X
8.12 Smoke Detectors and Carbon Monoxide Detectors X X
Electrical Inspection Method
Visual
Service Drop: Utility Pole Location
Back Yard
Service Drop: Service Lateral Location
N/A
Overhead Service Conductors and Attachment Point: Location of Attachment Point
Roof, South
Overhead Service Conductors and Attachment Point: Electrical Service Conductors
Overhead, Unknown Service Conductor Material
Electric Meter and Base: Location Electric Meter
South
Main Service Disconnect: Main Disconnect Amperage Rating
100 Amps
Panelboards and Over-Current Protection Devices: Main Panel Location
Garage, Interior South
Panelboards and Over-Current Protection Devices: Panel Type
Circuit Breaker
Panelboards and Over-Current Protection Devices: Wiring Method
Romex
Panelboards and Over-Current Protection Devices: Sub Panel Location
None
Switches, Light Fixtures & Receptacles: Arc-Fault Circuit Interrupter - AFSI
None Observed
Ground Fault Circuit Interrupter - GFCI: GFCI Location
Kitchen, Garage, Exterior
Ground Fault Circuit Interrupter - GFCI: GFCI Reset Location
Garage, Kitchen, Master Bedroom
Smoke Detectors and Carbon Monoxide Detectors: Location of Smoke Detectors
Hallways, Bedrooms, Dining Room, Master Bedroom
Smoke Detectors and Carbon Monoxide Detectors: Location of Carbon Monoxide Detector
Master Bedroom
Electrical General Introduction

The electrical portion of the general home inspection involves making a visual examination of system(s) or component(s).  After the visual examination is completed the home inspector will report the findings according to the Standards of Practice.  Usually, the majority of electrical wiring and components are hidden behind walls and other construction materials.  Safety is a top priority in this visual only inspection.

View the complete InterNACH Standards of Practice at https://www.nachi.org/sop.htm.

Service Drop: Service Drop from Utility Pole

The service drop is the overhead electrical wires that are bringing service to the home.  The service conductors are from the utility company power pole.

Service Head, Gooseneck and Drip Loops: Service Head, Gooseneck and Drip Loop

The service head, gooseneck and drip loop are all part of the electric power connect point from the electric service to the home.

Service Mast, Service Conduit and Raceway: Service Mast, Service Conduit and Raceway

The service mast, service conduit, and the raceway are all components of the electrical service for the home.  These components usually lead to the electric service meter.

Electric Meter and Base: Electric Meter and Base

The meter is located on the south side of the home.  The electric meter and the base are components of the electric service to the home.

Service Entrance Conductors: Service Entrance Conductors

The service entrance conductors are the wires that bring the electric service into the main service panel box.

Service Entrance Conductors: Picture Service Entrance Conductors

Unable to visually determine the type of material used for the service conductors.

Main Service Disconnect: Main Service Disconnect

The main service disconnect is the breaker (over-current device) that disconnects the electrical power from the entire system,

Panelboards and Over-Current Protection Devices: Branch Wire Material
Copper

At the time of the inspection copper wiring was observed in the main electrical service panel.

Service Grounding and Bonding: Service Grounding

Electrical service grounding is the process of connecting electrically conductive items.  These items are collectively grounded to the earth where excess electrical current is harmlessly and safely transferred.

Service Grounding and Bonding: Service Bonding

Electrical service bonding is the process of connecting electrically conductive items, two or more, to a grounding system.  These items are collectively grounded to the earth where excess electrical current is harmlessly and safely transferred.

Switches, Light Fixtures & Receptacles: Switches Representative Number

During the electrical portion of the home inspection a representative number of switches have been inspected.

Switches, Light Fixtures & Receptacles: Light Fixtures Representative Number

During the electrical portion of the home inspection a representative number of light fixtures have been inspected.

Switches, Light Fixtures & Receptacles: Receptacles Representative Number

During the electrical portion of the home inspection a representative number of receptacles have been inspected.

Switches, Light Fixtures & Receptacles: Soffit Receptacles

Soffit receptacles were observed during the inspection.  Often used for holiday lighting and other enhancement lighting.

One receptacle at front north eave and one receptacle at front south eave.  The south receptacle is GFCI protected and the north is not GFCI protected.  The inspector recommends that a certified professional electrical contractor evaluate and correct as needed.

Panelboards and Over-Current Protection Devices: Branch Circuit Limitation

Home branch circuit wiring consists of wiring distributing electricity to devices such as switches, receptacles, and appliances. Most conductors are hidden behind floor, wall and ceiling coverings and cannot be evaluated by the inspector. The Inspector does not remove cover plates and inspection of branch wiring is limited to proper response to testing of switches and a representative number of electrical receptacles.

Switches, Light Fixtures & Receptacles: Disclaimer- Switches

Switches are sometimes connected to fixtures that require specialized conditions, such as darkness or movement, to respond. Sometimes they are connected to electrical receptacles (and sometimes only the top or bottom half of an receptacle). Often, outlets are inaccessible due to furniture or other obstructions. Functionality of all switches in the home is not confirmed by the inspector.

3.7. Electrical

I. The inspector shall inspect:

  • A. the service drop;
  • B. the overhead service conductors and attachment point;
  • C. the service head, gooseneck and drip loops;
  • D. the service mast, service conduit and raceway;
  • E. the electric meter and base;
  • F. service-entrance conductors;
  • G. the main service disconnect;
  • H. panelboards and over-current protection devices (circuit breakers and fuses);
  • I. service grounding and bonding;
  • J. a representative number of switches, lighting fixtures and receptacles, including receptacles observed and deemed to be arc-fault circuit interrupter (AFCI)-protected using the AFCI test button, where possible;
  • K. all ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible; and
  • L. smoke and carbon-monoxide detectors.

II. The inspector shall describe:

  • A. the main service disconnect's amperage rating, if labeled; and
  • B. the type of wiring observed.

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

  • A. deficiencies in the integrity of the service entrance conductors insulation, drip loop, and vertical clearances from grade and roofs;
  • B. any unused circuit-breaker panel opening that was not filled;
  • C. the presence of solid conductor aluminum branch-circuit wiring, if readily visible;
  • D. any tested receptacle in which power was not present, polarity was incorrect, the cover was not in place, the GFCI devices were not properly installed or did not operate properly, evidence of arcing or excessive heat, and where the receptacle was not grounded or was not secured to the wall; and
  • E. the absence of smoke detectors.

IV. The inspector is not required to:

  • A. insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures.
  • B. operate electrical systems that are shut down.
  • C. remove panelboard cabinet covers or dead fronts.
  • D. operate or re-set over-current protection devices or overload devices.
  • E. operate or test smoke or carbon-monoxide detectors or alarms
  • F. inspect, operate or test any security, fire or alarms systems or components, or other warning or signaling systems.
  • G. measure or determine the amperage or voltage of the main service equipment, if not visibly labeled.
  • H. inspect ancillary wiring or remote-control devices.
  • I. activate any electrical systems or branch circuits that are not energized.
  • J. inspect low-voltage systems, electrical de-icing tapes, swimming pool wiring, or any time-controlled devices.
  • K. verify the service ground.
  • L. inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility.
  • M. inspect spark or lightning arrestors.
  • N. inspect or test de-icing equipment.
  • O. conduct voltage-drop calculations.
  • P. determine the accuracy of labeling.
  • Q. inspect exterior lighting.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
8.8.1 - Panelboards and Over-Current Protection Devices

Missing Labels on Panel

Complete panel labeling was missing at the time of the inspection. 

$
Credit
Comment
8.8.2 - Panelboards and Over-Current Protection Devices

Unused Exposed Wiring

Wiring is exposed and improperly terminated in the electric service panel at the time of the inspection.  The inspector recommends that a certified professional electric contractor evaluate and repair as needed. 

Electric Electrical Contractor
$
Credit
Comment
8.8.3 - Panelboards and Over-Current Protection Devices

Improper Wire Breaker Connection

The inspector observed improper wire to breaker installation in the electrical panel.  On the day of the inspection a 14 gauge 15 amp rated copper wire was installed into a 30 amp 2-pole 240 volt breaker.  This is a serious safety hazard and potential fire hazard.  The inspector recommends that a certified professional electrical contractor evaluate and repair as needed.

Electric Electrical Contractor
$
Credit
Comment
8.10.1 - Switches, Light Fixtures & Receptacles

Cover Plate Missing

GFCI face plate was missing in the garage area.  The GFCI was operational at the time of the inspection.

At the time of the inspection, one or more electrical cover plates were missing.  This condition left energized electrical components exposed to touch.  This is a shock/electrocution hazard.  The inspector recommends that the cover plate(s) be installed.

$
Credit
Comment
8.10.2 - Switches, Light Fixtures & Receptacles

Loose Receptacle

An electrical receptacle in the kitchen was improperly secured and moved when a plug was inserted.  Receptacles should be securely installed to prevent fire, shock and/or electrocution hazard.  The inspector recommends that a certified professional electrical contractor evaluate and repair as needed.

Electric Electrical Contractor
$
Credit
Comment
8.10.3 - Switches, Light Fixtures & Receptacles

Soffit Receptacle(s) NOT GFCI Protected

The front of the house on the north side has no GFCI protection at the eave location.  The inspector recommends that a certified professional electrical contractor evaluate and repair as needed.

Electric Electrical Contractor
$
Credit
Comment
8.11.1 - Ground Fault Circuit Interrupter - GFCI

No GFCI Protection Installed

Hall bathroom, laundry room, and some garage locations.

Safety hazard.

No ground fault circuit interrupter (GFCI) protection of the home receptacles was provided in the hall bathroom, laundry room, and some garage receptacles at the time of the inspection.  Although GFCI protection may not have been required at the time the home was built, for safety reasons, the inspector recommends that electrical receptacles located in hall bathrooms, laundry rooms, and the garage, and/also located within 6 feet of a plumbing fixture or in virtue of its location, be provided with ground fault circuit interrupter (GFCI) protection.  A properly installed GFCI will provide protection that can avoid potential electric shock or electrocution hazards.  This can be achieved relatively inexpensively by:

1. Replacing an individual standard receptacle with a GFCI receptacle.

2. Replacing the electrical circuit receptacle located closest to the over-current protection device (usually a breaker) with a GFCI receptacle.

3. Replacing the breaker currently protecting the electrical circuit that contains the receptacles of concern with a GFCI breaker.

$
Credit
Comment
8.12.1 - Smoke Detectors and Carbon Monoxide Detectors

Smoke Detectors

There is no smoke detector in the living room at the time of the inspection.  This room has a fireplace.

The inspector recommends having smoke detectors in the home.

  • (1) In all sleeping rooms
  • (2) Hallways outside of sleeping areas in immediate vicinity of the sleeping rooms. 
  • (3) In any room with a fireplace
  • (4) On each level of the dwelling unit including basements. 
  • (5) If separated by a door, it is also recommend having smoke detectors in the dining room, furnace room, utility room, and hallways not protected by the required Smoke Alarms. 

The installation of Smoke Alarms in kitchens, unfinished attics, or garages is not normally recommended, as these locations occasionally experience conditions that can result in improper operation. It is recommend installing smoke detectors according to the manufacturers instructions as well as regularly testing and monitoring smoke detectors as their batteries need to be replaced and/or the smoke detectors expire and should be replaced periodically per the manufacturer's instructions.

$
Credit
Comment
8.12.2 - Smoke Detectors and Carbon Monoxide Detectors

Carbon Monoxide Detectors

There is no carbon monoxide detector in the living room at the time of the inspection.  This room has a fireplace.

The inspector recommends that carbon monoxide detectors be installed in the home following safety standards and maintained according to the manufacturer's instructions.  If the home has a fireplace, the inspector recommends that a carbon monoxide detector be installed in that room.


9 - Fireplace

IN NI NP R
9.1 Fireplace and Chimney - Readily Accessible and Visible X X
9.2 Lintel Above Fireplace Opening X
9.3 Damper Door X
9.4 Cleanout Door and Frame X
Fireplace and Chimney - Readily Accessible and Visible: Location of Fireplace
Living Room
Fireplace and Chimney - Readily Accessible and Visible: Fireplace Type
Manufactured Insert
Fireplace and Chimney - Readily Accessible and Visible: Chimney Material
Metal
Fireplace and Chimney - Readily Accessible and Visible: Safety Detectors in Same Room as Fireplace
Smoke Detector NOT Present, Carbon Monoxide Detector NOT Present
Fireplace and Chimney - Readily Accessible and Visible: Picture Fireplace

Factory insert fireplace in the living room.

Fireplace General Introduction

The fireplace portion of the general home inspection involves making a visual examination of system(s) or component(s).  After the visual examination is completed the home inspector will report the findings according to the Standards of Practice.  

View the complete InterNACH Standards of Practice at https://www.nachi.org/sop.htm.

Fireplace Inspection Method
Visual

The fireplace inspection is a non-invasive visual examination of the readily accessible area(s) and readily observable component(s).  According to InterNACHI's Standards of Practice, the home inspector shall inspect the fireplace.

The inspector shall inspect:

  • Readily accessible and visible portions of the fireplace and chimneys;
  • Lintels above the fireplace openings;
  • Damper doors by opening and closing them, if readily accessible and manually operable; and
  • Cleanout doors and frames.

The inspector shall describe:

  • The type of fireplace.

The inspector shall report as in need of correction:

  • Evidence of joint separation, damage or deterioration of the hearth, hearth extension or chambers;
  • Manually operated dampers that did not open and close;
  • The lack of a smoke detector in the same room as the fireplace;
  • The lack of a carbon-monoxide detector in the same room as the fireplace; and
  • Cleanouts not made of metal, pre-cast cement, or other non-combustible materials.


Lintel Above Fireplace Opening: Lintel Above Fireplace

The lintel on this fireplace is metal.

Fireplaces have a lintel above the firebox opening.  The lentil holds up construction material such as bricks, rocks, and other approved building materials.

Damper Door: Damper Door

The damper was working at the time of the inspection.

The damper is located in the fireplace. At the top of the firebox is the throat.  Just above the throat is the adjustable damper. 

Cleanout Door and Frame: Cleanout Door

This factory built fireplace has no ash clean out door.  The ashes must be removed through the front firebox.

A cleanout door for wood ash is usually installed as part of a fireplace for built-on-site masonry units. 



3.8. Fireplace

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.

The inspector shall describe:

  • A. the type of fireplace.

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 in the same room as the fireplace; and
  • E. cleanouts not made of metal, pre-cast cement, or other non-combustible material.

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-assissted.
  • 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. preform a National Fire Protection Association (NFPA)-style inspection.
  • P. perform a Phase 1 fireplace and chimney inspection.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
9.1.1 - Fireplace and Chimney - Readily Accessible and Visible

Hearth Joint Separation, Damage or Deterioration

Minor cracks were observed.

The hearth had evidence of minor joint separation, damage, or deterioration at the time of the inspection.  The inspector recommends that the cracks be monitored on a regular basis.


10 - Attic, Insulation & Ventilation

IN NI NP R
10.1 Insulation - Attic, Crawlspaces and Foundation Areas X
10.2 Ventilation - Attic, Crawlspaces and Foundation Areas X
10.3 Exhaust Systems Mechanical - Kitchen, Bathroom and Laundry X X
Attic, Insulation and Ventilation Inspection Method
Visual
Ventilation - Attic, Crawlspaces and Foundation Areas: Ventilation Type
Soffit Vents, Gable Vents, Wind Turbine
Exhaust Systems Mechanical - Kitchen, Bathroom and Laundry: Kitchen Exhaust Fan
Yes, Microwave Built-in Recirculate
Exhaust Systems Mechanical - Kitchen, Bathroom and Laundry: Master Bathroom Exhaust Fan
Yes, Working, Exhausts to Attic
Exhaust Systems Mechanical - Kitchen, Bathroom and Laundry: Bathroom Exhaust Fan
Yes, Working, Exhausts to Attic
Exhaust Systems Mechanical - Kitchen, Bathroom and Laundry: Powder Room Exhaust Fan
N/A
Exhaust Systems Mechanical - Kitchen, Bathroom and Laundry: Laundry Room Exhaust Fan
No
Attic, Insulation and Ventilation General Introduction

The attic, insulation, and insulation portion of the general home inspection involves making a visual examination of system(s) or component(s).  After the visual examination is completed the home inspector will report the findings according to the Standards of Practice.  

View the complete InterNACH Standards of Practice at https://www.nachi.org/sop.htm.

Insulation - Attic, Crawlspaces and Foundation Areas: Insulation Information

If there is any concerns about proper instillation of insulation and proper R-value, the inspector recommends that a certified professional insulation contractor evaluate and render a professional opinion on the adequacy of the insulation.

Insulation - Attic, Crawlspaces and Foundation Areas: Insulation Type
Fiberglass Batt

The inspector recommends attic insulation with an R-Value of at least the current standards of R-39. 

Insulation - Attic, Crawlspaces and Foundation Areas: Insulation Approximate Average Depth
5-8 Inches

The home inspection renders the approximate average depth of the observed insulation. 

R-VALUE BY TYPE

The resistance to heat moving through insulation is measured as "R-value", the higher the R-value, the greater the resistance to heat flow through the insulation.

The inspector recommends attic insulation with an R-Value of at least the current standards of R-39.

Ventilation - Attic, Crawlspaces and Foundation Areas: Attic Ventilation Disclaimer

Attic ventilation disclaimer.

The Inspector disclaims confirmation of adequate attic ventilation year-round performance, but will comment on the apparent adequacy of the system as experienced by the inspector on the day of the inspection. Attic ventilation is not an exact science and a standard ventilation approach that works well in one type of climate zone may not work well in another. The performance of a standard attic ventilation design system can vary even with different homesite locations and conditions or weather conditions within a single climate zone.

The typical approach is to thermally isolate the attic space from the living space by installing some type of thermal insulation on the attic floor. Heat that is radiated into the attic from sunlight shining on the roof is then removed using devices that allow natural air movement to carry hot air to the home exterior. This reduces summer cooling costs and increases comfort levels, and can help prevent roof problems that can develop during the winter such as the forming of ice dams along the roof eves.

Natural air movement is introduced by providing air intake vents low in the attic space and exhaust vents high in the attic space.  Thermal buoyancy (the tendency of hot air to rise) causes cool air to flow into the attic to replace hot air flowing out the exhaust vents. Conditions that block ventilation devices, or systems and devices that are poorly designed or installed can reduce the system performance.

If there is any concerns the inspector recommends that a qualified professional ventilation contractor evaluate and render a professional opinion on the adequacy of the ventilation system.

3.9. Attic, Insulation & Ventilation

I. The inspector shall inspect:

  • A. insulation in unfinished spaces, including attics, crawlspaces and foundation areas;
  • B. ventilation of unfinished spaces, including attics, crawlspaces and foundation areas; and
  • C. mechanical exhaust systems in the kitchen, bathrooms and laundry area.

II. The inspector shall describe:

  • A. the type of insulation observed; and
  • B. the approximate average depth of insulation observed at the unfinished attic floor area or roof structure.

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

  • A. the general absence of insulation or ventilation in unfinished spaces.

IV. The inspector is not required to:

  • A. enter the attic or any unfinished spaces that are not readily accessible, or where entry could cause damage or, in the inspector's opinion, pose a safety hazard.
  • B. move, touch or disturb insulation.
  • C. move, touch or disturb vapor retarders.
  • D. break or otherwise damage the surface finish or weather seal on or around access panels or covers.
  • E. identify the composition or R-value of insulation material.
  • F. activate thermostatically operated fans.
  • G. determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers or wiring.
  • H. determine the adequacy of ventilation.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
10.3.1 - Exhaust Systems Mechanical - Kitchen, Bathroom and Laundry

Ventilation Exhausts to Attic

Master bathroom venting and hall bathroom venting.  Both systems vent under the insulation in the attic space.

The localized master bathroom and hall bathroom exhaust systems vent into the attic space.  The venting of these localized systems to the attic area discharge odors, moisture, heat, and dust. Introducing moisture into the attic area may lead to possible deterioration of roof sheathing and structural members.  A build-up of unwanted moisture may lead to possible mold and other destructive and damaging issues.  The inspector recommends that a certified professional roofing contractor evaluate and repair as needed.

Roof Roofing Professional

11 - Doors, Windows & Interior

IN NI NP R
11.1 Doors and Windows Representative Number X
11.2 Floors, Walls and Ceilings X X
11.3 Stairs, Steps, Landings, Stairways and Ramps X
11.4 Railings, Guards and Handrails X X
11.5 Garage Doors X X
11.6 Laundry Facilities X X
Doors, Windows and Interior Inspection Method
Visual
Doors and Windows Representative Number: Window Type
Single-hung, Double Pane
Doors and Windows Representative Number: Door Type Interior
Pocket Doors, Bifold Doors, Panel Hollow Core, Solid Core into Garage.

One bedroom closet has bifold doors.

Floors, Walls and Ceilings: Floor Coverings
Tile, Carpet, Laminate
Floors, Walls and Ceilings: Wall Material
Brick, Paneling, Painted Drywall
Floors, Walls and Ceilings: Ceiling Material
Painted Drywall
Stairs, Steps, Landings, Stairways and Ramps: Location
By Living Room
Railings, Guards and Handrails: Material - Railings, Guards and Handrails
Wood
Garage Doors: Garage Door Number
Two
Garage Doors: Garage Size
2-Car
Garage Doors: Garage Floor
Concrete
Garage Doors: Number of Garage Door Openers
2
Garage Doors: Material - Garage Door
Wood
Garage Doors: Garage Door Type
Sectional
Garage Doors: Photo-Electric Safety Sensors
Yes Present
Laundry Facilities: Dryer Power Source
240 Volt
Laundry Facilities: Dryer Vent Material
Metal (Flex)
Laundry Facilities: Dryer Exhaust
Vented to Exterior
Doors, Windows and Interior General Introduction

The door, window, and interior portion of the general home inspection involves making a visual examination of system(s) or component(s).  After the visual examination is completed the home inspector will report the findings according to the Standards of Practice.  

View the complete InterNACH Standards of Practice at https://www.nachi.org/sop.htm.

Minor Wear

At the time of the inspection the home interior showed minor general wear and deterioration commensurate with its age.

Floors, Walls and Ceilings: Ceiling Fan Location
Kitchen, Living Room, Master Bedroom, Bedroom #1, Bedroom #2

At the time of the inspection ceiling fans were observed in these locations.

Garage Doors: Garage Door Operation

The inspector shall inspect the garage vehicle doors and the the operation of garage vehicle door openers.  The inspector will use normal operating controls.

Garage Doors: Auto-Reverse Disclaimer

Automatic garage doors are not tested by the Inspector using specialized equipment and this inspection will not confirm compliance with manufacturer's specifications.  This inspection is performed according to the Inspector's judgment.  If you wish to ensure that the garage door opener and the automatic-reverse feature complies with the manufacturer's specifications, the inspector recommends that a qualified professional garage door contractor evaluate.

3.10. Doors, Windows, & Interior

I. The inspector shall inspect:

  • A. a representative number of doors and windows by opening and closing them;
  • B. floors, walls and ceilings;
  • C. stairs, steps, landings, stairways and ramps;
  • D. railings, guards and handrails; and
  • E. garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls.

II. The inspector shall describe:

  • A. a garage vehicle door as manually-operated or installed with a garage door opener.

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

  • A. improper spacing between intermediate balusters, spindles and rails for steps, stairways, guards and railings;
  • B. photo-electric safety sensors that did not operate properly; and
  • C. any window that was obviously fogged or displayed other evidence of broken seals.

IV. The inspector is not required to:

  • A. inspect paint, wallpaper, window treatments or finish treatments.
  • B. inspect floor coverings or carpeting.
  • C. inspect central vacuum systems.
  • D. inspect for safety glazing.
  • E. inspect security systems or components.
  • F. evaluate the fastening of islands, countertops, cabinets, sink tops or fixtures.
  • G. move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure.
  • H. move suspended-ceiling tiles.
  • I. inspect or move any household appliances.
  • J. inspect or operate equipment housed in the garage, except as otherwise noted.
  • K. verify or certify the proper operation of any pressure-activated auto-reverse or related safety feature of a garage door.
  • L. operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with local, state or federal standards.
  • M. operate any system, appliance or component that requires the use of special keys, codes, combinations or devices.
  • N. operate or evaluate self-cleaning oven cycles, tilt guards/latches, or signal lights.
  • O. inspect microwave ovens or test leakage from microwave ovens.
  • P. operate or examine any sauna, 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.
  • Q. inspect elevators.
  • R. inspect remote controls.
  • S. inspect appliances.
  • T. inspect items not permanently installed.
  • U. discover firewall compromises.
  • V. inspect pools, spas or fountains.
  • W. determine the adequacy of whirlpool or spa jets, water force, or bubble effects.
  • X. determine the structural integrity or leakage of pools or spas.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
11.2.1 - Floors, Walls and Ceilings

Minor Cracks

Minor cracks observed in the living room ceiling next to the wall.  Monitor. 

$
Credit
Comment
11.4.1 - Railings, Guards and Handrails

Staircase- Insecure Handrail/Post

The handrail/post assembly at this staircase did not appear to have adequate attachment hardware as there was significant movement when pushed.  The inspector recommends that a certified professional carpentry contractor evaluate and repair as needed.

Hammer Carpentry Contractor
$
Credit
Comment
11.5.1 - Garage Doors

Garage Door Opener Unplugged

One of the automatic garage door openers was unplugged at the time of the inspection. Plugging in disconnected appliances exceeds the scope of the General Home Inspection. Plugging in an unplugged garage door opener could be dangerous. Contact the seller for additional information about this situation. A certified professional garage door contractor should be consulted about the operation of any unplugged openers before attempting to operate them.

Garage Garage Door Contractor
$
Credit
Comment
11.6.1 - Laundry Facilities

Dryer Vent Louver is Damaged

One of the plastic louver pieces is missing from the dryer vent covering.  The inspector recommends that the exterior dryer vent cover be replaced.

Wrenches Handyman

12 - Built-in Appliances

IN NI NP R
12.1 Door Bell X
12.2 Dishwasher X X
12.3 Refrigerator X
12.4 Range X
12.5 Built-in Microwave X X
12.6 Waste Grinder - Kitchen Sink X
Dishwasher: Dishwasher Brand
GE
Range: Range Energy Source
Natural Gas
Built-in Microwave: Microwave Type
Door
General Appliance Operation
  • Note: Appliances are operated at the discretion of the Inspector. 
  • Note: The visual observations were made on the day of the inspection.

For the convenience of our customers, a visual observation of their existence is reported.  

At the discretion of the inspector, the inspector shall inspect installed ovens, ranges, built-in surface cooking appliances,  built-in microwave ovens, built-in dish washing machines, and food waste grinders by using normal operating controls to activate the primary function.

The inspector recommends that a qualified appliance professional be contacted for complete and thorough examination of/for each brand and appliance. The inspector further recommends, at the buyers discretion, that a home warranty be purchased that can/may cover unforeseen appliance failure.


Door Bell: Door Bell Working

At the time of the inspection the door bell was working using the normal operating control.

Dishwasher: Picture Dishwasher

At the time of the inspection the dishwasher was present.  The primary function was working using normal operating controls.

Refrigerator: Refrigerator Brand
Maytag

At the time of the inspection the refrigerator was operational in its primary function. The temperature reading was 38 degrees.

Range: Range Brand
Magic Chef

At the time of the inspection the stove worked for its primary function using normal operating controls.  All four burners were operational.

Built-in Microwave: Microwave Brand
Spacemaker

The microwave was not tested at the time of the inspection.  The handle was missing.

Waste Grinder - Kitchen Sink: Waste Grinder Brand
Unknown

At the time of the inspection, the waste grinder was operational using normal operating controls to activate the primary function. 

Range: Limited Inspection

The General Home Inspection testing of ovens does not include testing of all oven features, but is limited to confirmation of bake and broil features. You should ask the seller about the functionality of any other features.

  • Note: Appliances are operated at the discretion of the Inspector. 
  • Note: The visual observations were made on the day of the inspection.

For the convenience of our customers, a visual observation of their existence is reported.  

At the discretion of the inspector, the inspector shall inspect installed ovens, ranges, built-in surface cooking appliances,  built-in microwave ovens, built-in dish washing machines, and food waste grinders by using normal operating controls to activate the primary function.

The inspector recommends that a qualified appliance professional be contacted for complete and thorough examination of/for each brand and appliance. The inspector further recommends, at the buyers discretion, that a home warranty be purchased that can/may cover unforeseen appliance failure.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
12.2.1 - Dishwasher

No High Loop

At the time of the inspection there was no dishwasher drainage high loop present.  A high loop is installed on the dishwasher drain line.  This is to prevent the back siphoning of waste water into the dishwasher.  Back siphoning can bring harmful bacteria into the dishwasher unit.  The inspector recommends that a certified professional plumbing contractor evaluate and repair as needed.

Pipes Plumbing Contractor
$
Credit
Comment
12.5.1 - Built-in Microwave

Microwave Handle Missing

At the time of the inspection the microwave handle was missing.  The inspector recommends that a certified professional appliance repairman be contacted to evaluate and repair as needed.

Wash Appliance Repair