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1234 Main St.
Ellensburg , WA 98926
12/15/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
76
Items Inspected
16
Maintenance/monitor
23
Recommendations

REPORT LIMITATIONS


This report is intended only as a general guide to help the client make a proper evaluation as to the overall condition of the structure being inspected It is not intended to reflect the value of the premises, nor make any representation as to the advisability of purchase. The report expresses the personal opinions of the inspector, based upon his visual impressions of the conditions that existed at the time of the inspection only. The inspection and report are not intended to be technically exhaustive, or to imply that every component was inspected, or that every possible defect was discovered. No disassembly of equipment, opening of walls, moving of furniture, appliances or stored items, or excavation was performed. All components and conditions which by the nature of their location are concealed, camouflaged or difficult to inspect are excluded from the report.


Systems and conditions which are not within the scope of the building inspection include, but are not limited to: formaldehyde, lead paint, asbestos, toxic or flammable materials, and other environmental hazards; pest infestation, playground equipment, efficiency measurement of insulation or heating and cooling equipment, internal or underground drainage or plumbing, any systems which are shut down or otherwise secured; water wells (water quality and quantity) zoning ordinances; intercoms; security systems; heat sensors; cosmetics or building code conformity. Any general comments about these systems and conditions are informational only and do not represent an inspection.

The inspection report should not be construed as a compliance inspection of any governmental or non governmental codes or regulations. The report is not intended to be a warranty or guarantee of the present or future adequacy or performance of the structure, its systems, or their component parts. This report does not constitute any express or implied warranty of merchantability or fitness for use regarding the condition of the property and it should not be relied upon as such. Any opinions expressed regarding adequacy, capacity, or expected life of components are general estimates based on information about similar components and occasional wide variations are to be expected between such estimates and actual experience.
We certify that our inspectors have no interest, present or contemplated, in this property or its improvement and no involvement with trades people or benefits derived from any sales or improvements. To the best of our knowledge and belief, all statements and information in this report are true and correct.


Unless otherwise required by Washington State ALL liability is limited to the cost of this inspection report.


Should any disagreement or dispute arise as a result of this inspection or report, it shall be decided by arbitration and shall be submitted for binding, non-appeal able arbitration to the American Arbitration Association in accordance with its Construction Industry Arbitration Rules then obtaining, unless the parties mutually agree otherwise. In the event of a claim, the Client will allow the Inspection Company to inspect the claim prior to any repairs or waive the right to make the claim. Client agrees not to disturb or repair or have repaired anything which may constitute evidence relating to the complaint, except in the case of an emergency.


1 - Inspection Details

General Inspection Info: Occupancy
Occupied
General Inspection Info: Weather Conditions
Sunny
General Inspection Info: Type of Building
Single Family
General Inspection Info: In Attendance
Client

I prefer to have my client with me during my inspection so that we can discuss concerns, and I can answer all questions. 

General Inspection Info: What Really Matters in a Home Inspection

WHAT REALLY MATTERS IN A HOME INSPECTION

Congratulations on buying your new home!

We understand the process can be stressful. A home inspection is supposed to give you peace of mind, but often has the opposite effect. You will be asked to absorb a lot of information in a short time. This often includes a written report, checklist, photographs, recommendations for maintenance and repairs, along with what the inspector himself says during the inspection. All this combined with the seller's disclosure and what you notice yourself makes the experience even more overwhelming.

What should you do? Relax. Most of your inspection will be maintenance recommendations, life expectancies and minor imperfections. These are nice to know about. However, the issues that really matter will fall into four categories:

1. Major defects (e.g. significant structural failure).

2. Things that may lead to major defects, (e.g. a small water leak coming from a piece of roof flashing).

3. Things that may hinder your ability to finance, legally occupy, or insure the home (e.g. structural damaged caused by termite infestation).

4. Safety hazards.

No home is perfect. Keep things in perspective. Do not kill your deal over things that do not matter. We are here to help any way we can. If you have questions, please call us. We also want to encourage you to review this report with your agent, and trust their professional opinions as well. We are all here to work together, and help you get moved into your new home!

Below you will find more detailed information on how to read and understand the report.  

Thank you for letting us help you, and congratulations on your new home!

Overview/How To Read The Report
Thank you for choosing Intermountain Inspections, LLC for your home inspection! The inspection performed to provide data for this report was visual in nature only, and non-invasive. The purpose of this report is to reflect as accurately as possible the visible condition of the home at the time of the inspection. This inspection is not a guarantee or warranty of any kind, but is an inspection for system and major accessible component defects and safety hazards. The Inspection is not pass/fail. Therefore, a property does not "Pass" or "Fail" a general home inspection. Please contact me with any questions about either the report or the property.

The goal of this inspection report is not to make a purchase recommendation, but to provide you with useful, accurate information that will be helpful in making an informed purchase decision. Please read your entire inspection report carefully. Although the report has a summary that lists the most important considerations, the body of the report also contains important information. There is important information about home maintenance, materials used in the construction of this home, and appliance use and maintenance that should be read to gain an understanding of how to care for your home.

The summary is meant to organize the defects or important repairs needed in the home. Most anything can be repaired in a home, although some repairs can be very expensive to complete. Repairs, evaluations and corrections for your protection and that of others, all repairs, corrections, or specialist evaluations should be performed by qualified contractors or licensed professionals. Safety hazards or poorly performed work can continue to be a problem, or even be made worse when unqualified workmen complete the work.

We are here to help! If you have questions about either the contents of this report, or about the home, please do not hesitate to contact us for help, regardless of how much time has passed since your home inspection. We will be happy to answer your questions to the best of our ability.

I = Inspected. This means the system or component was inspected and found to be functioning properly, or in acceptable condition at the time of the inspection. No further comment is necessary but whenever possible additional information about materials used in the construction and how to care for or maintain the home will be provided.

NI = Not Inspected. This indicates that at least part of a system or component could not be inspected or inspected thoroughly.

NP = Not Present. This indicates that a system or component was not present at the time of inspection. If the system or component should have been present, a comment will follow.

R = Recommendation. This indicates that an action is recommended.

For Agents Viewing the summary, it may be a more efficient use of your time to use the PDF button on the right side that will allow you to view or print the summary only. On the top edge is the "Agent Tools" button that opens a window you can easily copy/paste from. Thank you for all the hard work that you put into this transaction! We appreciate you!

An inspector is considered to be a "Generalist" in that the job is to identify and report potential issues rather than diagnose the specific cause or repair items. For this reason, you will find that it is often recommended to seek further evaluation by a qualified professional such as an electrictrician, plumber, or roofing contractor.

The report includes informational data on various components of the home, limitations that affected the ability to inspect certain items or areas, and recommendations for items that require immediate or future attention. Observations and recommendations are organized into three categories by level of severity:

1) Maintenance/Monitor Minor Issues - Primarily comprised of small cosmetic items and simple handyman or do-it-yourself maintenance items. These observations 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 or informational data.

2) Moderate Recommendations - Most items typically fall into this category. These observations may require a qualified contractor to evaluate further and repair or replace but the cost is somewhat reasonable.

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

This is meant to be an honest and impartial third-party assessment. I am always more than happy to discuss anything in further detail. We are here to help! If you have questions about either the contents of this report, or about the home, please do not hesitate to contact us for help, regardless of how much time has passed since your home inspection. We will be happy to answer your questions to the best of our ability.

Occasional typographical errors
Occasional typographical errors will occur. I apologize in advance for these typos and spell check errors. If any of these typos make the report
unclear or confusing please contact me immediately for clarification and/or correction.

Photographs
PHOTOGRAPHS: Several photos are included in your inspection report. These photos are for informational purposes only and do not attempt to show every instance or occurrence of a defect.

Your Job As a Homeowner: Read Your Book

I have provided you a home maintenance book.  It includes information on how your home works, how to maintain it, and how to save energy.  Please write my contact information within the book's inside cover, so that you can always contact me. 

We're neighbors! So, feel free to reach out whenever you have a house question or issue.  


Your Job As a Homeowner: Schedule a Home Maintenance Inspection

Even the most vigilant homeowner can, from time to time, miss small problems or forget about performing some routine home repairs and seasonal maintenance. That's why an Annual Home Maintenance Inspection will help you keep your home in good condition and prevent it from suffering serious, long-term and expensive damage from minor issues that should be addressed now. 

The most important thing to understand as a new homeowner is that your house requires care and regular maintenance. As time goes on, parts of your house will wear out, break down, deteriorate, leak, or simply stop working. But none of these issues means that you will have a costly disaster on your hands if you're on top of home maintenance, and that includes hiring an expert once a year. 

Just as you regularly maintain your vehicle, consider getting an Annual Home Maintenance Inspection as part of the cost of upkeep for your most valuable investment your home. 

Your InterNACHI-Certified Professional Inspector can show you what you should look for so that you can be an informed homeowner. Protect your family's health and safety, and enjoy your home for years to come by having an Annual Home Maintenance Inspection performed every year. 

Schedule next year's maintenance inspection with your home inspector today!


Every house should be inspected every year as part of a homeowner's routine home maintenance plan. Catch problems before they become major defects.




We'll Buy Your Home Back

If your home inspector misses anything, InterNACHI will buy your home back.  

And now for the fine print:

  • It's valid for home inspections performed for home buyers or sellers by participating InterNACHI members.
  • The home must be listed for sale with a licensed real estate agent.
  • The Guarantee excludes homes with material defects not present at the time of the inspection, or not required to be inspected, per InterNACHI's Residential Standards of Practice.
  • The Guarantee will be honored for 90 days after closing.
  • We'll pay you whatever price you paid for the home.



For more information, please visit www.nachi.org/buy.


Please refer to the Home Inspection Standards of Practice while reading this inspection report.  I performed the home inspection according to the standards and my clients wishes and expectations.  Please refer to the inspection contract or agreement between the inspector and the inspector's client.  

2 - Roof

IN NI NP R
2.1 Roof Covering X X
2.2 Flashing X
2.3 Plumbing Vent Pipes X
2.4 Skylight X X
2.5 Gutters & Downspouts X X
Roof Covering: Homeowner's Responsibility

Your job as the homeowner is to monitor the roof covering because any roof can leak. To monitor a roof that is inaccessible or that cannot be walked on safely, use binoculars. Look for deteriorating or loosening of flashing, signs of damage to the roof covering and debris that can clog valleys and gutters.

Roofs are designed to be water-resistant. Roofs are not designed to be waterproof. Eventually, the roof system will leak. No one can predict when, where or how a roof will leak. 

Every roof should be inspected every year as part of a homeowner's routine home maintenance plan. Catch problems before they become major defects.


Roof Covering: Type of Roof-Covering Described
Asphalt

I observed the roof-covering material and attempted to identify its type.  

This inspection is not a guarantee that a roof leak in the future will not happen. Roofs leak.  Even a roof that appears to be in good, functional condition will leak under certain circumstances. We will not take responsibility for a roof leak that happens in the future.  This is not a warranty or guarantee of the roof system.

Roof Covering: Roof Was Inspected
Roof

We attempted to inspect the roof from various locations and methods, including from the ground and a ladder. 

The inspection was not an exhaustive inspection of every installation detail of the roof system according to the manufacturer's specifications or construction codes.  It is virtually impossible to detect a leak except as it is occurring or by specific water tests, which are beyond the scope of our inspection.  We recommend that you ask the sellers to disclose information about the roof, and that you include comprehensive roof coverage in your home insurance policy.  

Flashing: Wall Intersections

I looked for flashing where the roof covering meets a wall or siding material.  There should be step and counter flashing installed in these locations.  This is not an exhaustive inspection of all flashing areas.

Flashing: Eaves and Gables

I looked for flashing installed at the eaves (near the gutter edge) and at the gables (the diagonal edge of the roof).  There should be metal drip flashing material installed in these locations.  The flashing helps the surface water on the roof to discharge into the gutter.  Flashing also helps to prevent water intrusion under the roof-covering. 

Plumbing Vent Pipes: Homeowner's Responsibility

Your job is to monitor the flashing around the plumbing vent pipes that pass through the roof surface.  Sometimes they deteriorate and cause a roof leak.  

Be sure that the plumbing vent pipes do not get covered, either by debris, a toy, or snow.

Plumbing Vent Pipes: Plumbing Vent Pipes Inspected

I looked at DWV (drain, waste and vent) pipes that pass through the roof covering.  There should be watertight flashing (often black rubber material) installed around the vent pipes.  These plumbing vent pipes should extend far enough above the roof surface.    

Skylight: Skylight Was Inspected

Skylights are notoriously problematic and a common point of leaks.  It is important to keep the area around the skylight free of debris and to monitor it for evidence of water leaks during heavy rains and/or winter snow melts.

From outside, watch the glazing for cracks or breaks, loosening of the flashing, and rusting or decaying frames.  Skylights should be checked from the interior, too.  Don't be surprised if your skylight develops a leak. 

Gutters & Downspouts: Homeowner's Responsibility

Your job is to monitor the gutters and be sure that they function during and after a rainstorm. Look for loose parts, sagging gutter ends, and water leaks. The rain water should be diverted far away from the house foundation. 

Gutters & Downspouts: Gutters Were Inspected

I inspected the gutters.  I wasn't able to inspect every inch of every gutter.  But I attempted to check the overall general condition of the gutters during the inspection and look for indications of major defects.  

Monitoring the gutters during a heavy rain (without lightening) is recommended.  In general, the gutters should catch rain water and direct the water towards downspouts that discharge the water away from the house foundation. 

Roof Covering: Unable to See Everything

This is a visual-only inspection of the roof-covering materials. It does not include an inspection of the entire system. There are components of the roof that are not visible or accessible at all, including the underlayment, decking, fastening, flashing, age, shingle quality, manufacturer installation recommendations, etc. 

Flashing: Difficult to See Every Flashing

I attempted to inspect the flashing related to the vent pipes, wall intersections, eaves and gables, and the roof-covering materials.  In general, there should be flashing installed in certain areas where the roof covering meets something else, like a vent pipe or siding.  Most flashing is not observable, because the flashing material itself is covered and hidden by the roof covering or other materials.  So, it's impossible to see everything.  A home inspection is a limited visual-only inspection.  

Plumbing Vent Pipes: Unable to Reach All the Pipes

I was unable to closely reach and observe all of the vent pipes that pass through the roof-covering materials.  This was an inspection restriction. 

Gutters & Downspouts: Couldn't Reach the Gutters

I was unable to closely reach and closely inspect the installation of all of the gutter components and systems.  

An inspection of the roof includes the roof covering materials; gutters and downspout systems; visible flashings; roof vents; skylights, and any other roof penetrations; and the portions of the chimneys and flues visible from the exterior.


(1) The inspector will:


Traverse the roof to inspect it.
Inspect the gutters and downspout systems, visible flashings, soffits and fascias, skylights, and other roof penetrations.
Report the manner in which the roof is ventilated.
Describe the type and general condition of roof coverings.
Report multiple layers of roofing when visible or readily apparent.
Describe any deficiencies of these systems or components.


(2) The inspector is not required to:
Traverse a roof where, in the opinion of the inspector, doing so can damage roofing materials or be unsafe. If the roof is not traversed, the method used to inspect the roof must be reported.
Remove snow, ice, debris or other material that obscures the roof surface or prevents access to the roof.
Inspect gutter and downspout systems concealed within the structure; related underground drainage piping; and/or antennas, lightning arresters, or similar attachments.
Operate powered roof ventilators.
Predict remaining life expectancy of roof coverings.

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

Exposed Fasteners
Top Center Ridge

I observed indications of exposed fasteners at the roof-covering materials. Fasteners should not be exposed. Potential water entry points. Roof could leak. Further evaluation and correction is recommended.

Roof Roofing Professional
$
Credit
Comment
2.1.2 - Roof Covering

Fastener Sealant Maintenance

Majority of the roof fasteners were sealed and should be monitored for wear and sealed as needed to prevent moisture intrusion in the future. 

Contractor Qualified Professional
$
Credit
Comment
2.4.1 - Skylight

Skylight Flashing Defect

I observed a defect at the skylight flashing area.  This condition is prone to water leaking from the skylight.  

Window Window Repair and Installation Contractor
$
Credit
Comment
2.5.1 - Gutters & Downspouts

Debris in Gutters

I observed minor debris in the gutter.  Cleaning and maintenance is recommended annually or as needed. Please build this into your routine - the granuals observed are normal after new roof installation from foot traffic.  

Gutter cleaning icon Gutter Contractor
$
Credit
Comment
2.5.2 - Gutters & Downspouts

Downspouts Drain Near House

One or more downspouts drain too close to the home's foundation.  This can result in excessive moisture in the soil at the foundation, which can lead to foundation/structural movement.  Recommend a qualified contractor adjust downspout extensions to drain at least 6 feet from the foundation.  A handy homeowner should be able to do this project.  

Tools Handyman/DIY

3 - Chimney, Fireplace, or Stove

IN NI NP R
3.1 Fireplace X
Fireplace: Type of Fireplace
Gas Fireplace Insert

I tried to describe the type of fireplace. 

Fireplace: Fireplace and Stack Inspection Limitations

Not everything of the fireplace and chimney stack system and components are inspected because they are not part of the Home Inspection Standards of Practice. I inspected only what I am required to inspect and only what was visible during the home inspection. I recommend hiring a certified chimney sweep to inspect, sweep, and further evaluate the interior of the fireplace system immediately and every year as part of a homeowner's routine maintenance plan. 

Fireplace: Gas Insert - Did Not Inspect

I did not inspect the gas fireplace insert unit. This was beyond the scope of my home inspection. I recommend the homeowner or a professional inspect further and confirm it's safe operation and functionality. 

Fireplaces and stoves.

Includes solid fuel and gas fireplaces, stoves, dampers, fireboxes and hearths.


(1) The inspector will:
Describe fireplaces and stoves.
Inspect dampers, fireboxes and hearths.
Describe any deficiencies of these systems or components.


(2) The inspector is not required to:
Inspect flues and verify the presence of flue liners beyond what can be safely and readily seen from the roof or the firebox of a stove or fireplace.
Ignite fires in a fireplace or stove.
Determine the adequacy of draft.
Perform a chimney smoke test.
Inspect any solid fuel device being operated at the time of the inspection.
Evaluate the installation or adequacy of fireplace inserts.
Evaluate modifications to a fireplace, stove, or chimney.
Dismantle fireplaces or stoves to inspect fireboxes or remove rain caps to inspect chimney flues.

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

4 - Exterior

Exterior Doors: Exterior Doors Inspected

I inspected the exterior doors. 

General: Exterior Was Inspected

I inspected the exterior of the house.

Windows: Windows Inspected

A representative number of windows from the ground surface was inspected. 

General: Homeowner's Responsibility

The exterior of your home is slowly deteriorating and aging. The sun, wind, rain and temperatures are constantly affecting it. Your job is to monitor the buildings exterior for its condition and weathertightness. 

Check the condition of all exterior materials and look for developing patterns of damage or deterioration. 

During a heavy rainstorm (without lightning), grab an umbrella and go outside. Walk around your house and look around at the roof and property. A rainstorm is the perfect time to see how the roof, downspouts and grading are performing. Observe the drainage patterns of your entire property, as well as the property of your neighbor. The ground around your house should slope away from all sides. Downspouts, surface gutters and drains should be directing water away from the foundation. 

Eaves, Soffits & Fascia: Eaves, Soffits and Fascia Were Inspected

I inspected the eaves, soffits and fascia.  I was not able to inspect every detail, since a home inspection is limited in its scope. 

Wall-Covering, Flashing & Trim: Type of Wall-Covering Material Described
Stone Veneer, Pressed Board

The exterior of your home is slowly deteriorating and aging.  The sun, wind, rain and temperatures are constantly affecting it.  Your job is to monitor the house's exterior for its condition and weathertightness. 

Check the condition of all exterior wall-covering materials and look for developing patterns of damage or deterioration. 

Vegetation, Surface Drainage, Retaining Walls & Grading: Vegetation, Drainage, Walls & Grading Were Inspected

I inspected the vegetation, surface drainage, retaining walls and grading of the property, where they may adversely affect the structure due to moisture intrusion.

GFCIs & Electrical: Inspected GFCIs

I inspected ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible.

Walkways & Driveways: Walkways & Driveways Were Inspected

I inspected the walkways and driveways that were adjacent to the house.  The walkways, driveways, and parking areas that were far away from the house foundation were not inspected. 

Stairs, Steps, Stoops, Stairways & Ramps: Stairs, Steps, Stoops, Stairways & Ramps Were Inspected

I inspected the stairs, steps, stoops, stairways and ramps that were within the scope of my home inspection. 

All treads should be level and secure. Riser heights and tread depths should be as uniform as possible. As a guide, stairs must have a maximum riser of 7-3/4 inches and a minimum tread of 10 inches. 

Porches, Patios, Decks, Balconies & Carports: Porches, Patios, Decks, Balconies & Carports Were Inspected

I inspected the porches, patios, decks, balconies and carports at the house that were within the scope of the home inspection. 

Railings, Guards & Handrails: Railings, Guards & Handrails Were Inspected

I inspected the railings, guards and handrails that were within the scope of the home inspection. 

Exterior Fence : Fence Condition

Fences are not typically included in a home inspection according to standards of practice however I observed some general damage around the fence and have noted recommendations. Overall in good working order but there is deterioration noted around the fence and gates. 

Eaves, Soffits & Fascia: Inspection Was Restricted

I did not inspect all of the eaves, soffit, and facia.  It's impossible to inspect those areas closely during a home inspection.  A home inspection is not an exhaustive evaluation.  My inspection of the exterior was limited.  I did not reach and access closely every part of the eaves, soffit, and fascia.

Wall-Covering, Flashing & Trim: Inspection Was Restricted

I did not inspect all of the exterior wall-covering material.  A home inspection is not an exhaustive evaluation.  My inspection of the exterior was limited.  I did not reach and access closely every part of the exterior wall-covering. 

GFCIs & Electrical: Unable to Inspect Everything

I was unable to inspect every electrical component or proper installation of the GFCI system according to modern code. A licensed electrician or township building code inspector could perform that type of test, which is beyond the scope of my visual-only home inspection. I inspected the electrical system as much as I could according to the Home Inspection Standards of Practice.

Porches, Patios, Decks, Balconies & Carports: Lattice Around Porches
Windows: Inspection Restricted

I did not inspect all windows. I did inspect a representative number of them. It's impossible to inspect every window component closely during a home inspection. A home inspection is not an exhaustive evaluation. I did not reach and access closely every window, particularly those above the first floor level. 

Please refer to the WA Standards of Practice related to inspecting the exterior of the house. 

I. The inspector shall inspect: A. the exterior wall-covering materials, flashing and trim; B. all exterior doors; C. adjacent walkways and driveways; D. stairs, steps, stoops, stairways and ramps; E. porches, patios, decks, balconies and carports; F. railings, guards and handrails; G. the eaves, soffits and fascia; H. a representative number of windows; and I. vegetation, surface drainage, retaining walls and grading of the property, where they may adversely affect the structure due to moisture intrusion. II. The inspector shall describe: A. the type of exterior wall-covering materials. III. The inspector shall report as in need of correction: A. any improper spacing between intermediate balusters, spindles and rails. 

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

$
Credit
Comment
4.2.1 - Eaves, Soffits & Fascia

Damage Observed at Eaves

I observed indications that one or more areas of the eaves were damaged. 

Correction and further evaluation is recommended. Also, observe gutter performance to ensure water is not leaking behind the gutter - the drip edge and roof should divert water into the gutter. This is a newer installed roof and the gutter appeared to be installed correctly so monitor water flow in addition to recommendation noted above.

Hardhat General Contractor
$
Credit
Comment
4.2.2 - Eaves, Soffits & Fascia

Fascia Seems Maintenance
Typical of Multiple Locations

Monitor fascia and eaves at corners and seems and replace sealant as needed. 

Mag glass Monitor
$
Credit
Comment
4.3.1 - Wall-Covering, Flashing & Trim

Damaged Wall-Covering Material

I observed indications of a defect at the exterior wall-covering material.

Correction and further evaluation is recommended.

Contractor Qualified Professional
$
Credit
Comment
4.3.2 - Wall-Covering, Flashing & Trim

Inadequate Ground Clearance

I checked the distance between the bottom of wood components and the ground surface (or grade). In locations that have little or no snow, the distance should be no less than 8 inches. In locations with significant lasting snow, the bottom of wood elements should be no less than 8 inches above the average snow depth. 

Correction and further evaluation is recommended.

Siding Siding Contractor
$
Credit
Comment
4.3.3 - Wall-Covering, Flashing & Trim

Minor Wall and Trim Damage and General Condition
Multiple Locations Around Home

Observed minor wall damage that could lead to moisture intrusion. This is a quick fix patch, grout, sealant and paint is recommended in areas. Typical of multiple locations around home on brick veneer, pressed board siding and trim materials. 

Contractor Qualified Professional
$
Credit
Comment
4.3.4 - Wall-Covering, Flashing & Trim

Sealant Maintenance

As the Home ages sealant breaks down and is designed to keep moisture out. There are several areas around home that need monitoring and recommend sealant be updated as needed. 

Contractor Qualified Professional
$
Credit
Comment
4.5.1 - GFCIs & Electrical

Missing GFCI

I observed indications that a GFCI is missing in an area that is required to keep people safe. 

Electric Electrical Contractor
$
Credit
Comment
4.6.1 - Walkways & Driveways

Minor Cracking at Walkway and Driveway
Typical of Multiple Locations

I observed minor cracking and no major damage at the walkway.  

Monitoring is recommended. 

Mag glass Monitor
$
Credit
Comment
4.8.1 - Porches, Patios, Decks, Balconies & Carports

Deteriorated Condition at Deck

I observed indications of deteriorated conditions at the deck components. Any wood rot should be noted as a pest conducive condition. Recommend correction and further evaluation of deck deterioration. 

House front 1 Deck Contractor
$
Credit
Comment
4.8.2 - Porches, Patios, Decks, Balconies & Carports

Worn Out Surfaces

I observed indications of worn out surfaces at the deck. 

Wrench DIY
$
Credit
Comment
4.8.3 - Porches, Patios, Decks, Balconies & Carports

Wood To Soil Contact

This is a pest conducive environment and any wood rot should be repaired and corrected. 

Contractor Qualified Professional
$
Credit
Comment
4.8.4 - Porches, Patios, Decks, Balconies & Carports

Prior Water Intrusion

Evidence of prior water intrusion recommend correction and further evaluation by a licensed contractor. 

Contractor Qualified Professional
$
Credit
Comment
4.10.1 - Windows

Damaged Window Screen

I observed a damaged window screen.  


Correction and further evaluation is recommended. 

Wrenches Handyman
$
Credit
Comment
4.11.1 - Exterior Doors

Door Tread Defect

I observed a defect at the door tread. 

Correction and further evaluation is recommended.

Door Door Repair and Installation Contractor
$
Credit
Comment
4.13.1 - Exterior Fence

General Damage

Contractor Qualified Professional

5 - Basement, Foundation, Crawlspace & Structure

IN NI NP R
5.1 Under-Floor Crawlspace X X
5.2 Insulation in Crawlspace X
5.3 Ventilation in Crawlspace X X
5.4 Vapor Barrier X
Under-Floor Crawlspace: Under-Floor Crawl Access Location
Closet
Under-Floor Crawlspace: Type of Under-Floor Crawlspace Foundation Described
Concrete
Insulation in Crawlspace: Type of Insulation Observed
Fiberglass
Under-Floor Crawlspace: Homeowner's Responsibility

One of the most common problems in a house with a crawlspace is water intrusion, condensation, and excessively high humidity levels. You should monitor the walls and floors for signs of water penetration, such as dampness, water stains, efflorescence, and rust on exposed metal parts. Water may come through the walls or cracks in the floor, or from backed-up floor drains, leaky plumbing lines, or a clogged air-conditioner condensate line. 

Under-Floor Crawlspace: Under-Floor Crawlspace Inspected

The under-floor crawlspace area was inspected according to the Home Inspection Standards of Practice. 

The crawlspace can be a revealing area in the house and often provides a general picture of how the entire structure works. In many crawlspaces, the structure is exposed overhead, as are the HVAC distribution system, plumbing supply and DWV lines, and the electrical branch-circuit wiring. I inspected those systems and components.

Under-Floor Crawlspace: Structural Components Inspected

Structural components were inspected according to the Home Inspection Standards of Practice, including readily observed floor joists. 

Insulation in Crawlspace: Insulation Was Inspected

During the home inspection, I inspected for insulation in unfinished spaces, including attics, crawlspaces and foundation areas.  I inspected for ventilation of unfinished spaces, including attics, crawlspaces and foundation areas.  And I inspected mechanical exhaust systems in the kitchen, bathrooms and laundry area.

I attempted to describe the type of insulation observed and the approximate average depth of insulation observed at the unfinished attic floor area or roof structure.

I reported as in need of correction the general absence of insulation or ventilation in unfinished spaces.


Insulation in Crawlspace: Approximate Average Depth of Insulation
6-9 inches

Determining how much insulation should be installed in a house depends upon where a home is located.   proper amount of insulation should be installed at a particular area of a house is dependent upon which climate zone the house is located. 

This house is located in a climate zone that requires an R-value of 

Ventilation in Crawlspace: Ventilation Inspected

During the home inspection, I inspected for ventilation in unfinished spaces, including attics, crawlspaces and foundation areas. And I inspected mechanical exhaust systems in the kitchen, bathrooms and laundry area.

I report as in need of correction the general absence of ventilation in unfinished spaces.


An inspection of the structure will include the visible foundation; floor framing; roof framing and decking; other support and substructure/superstructure components; stairs; ventilation (when applicable); and exposed concrete slabs in garages and habitable areas.
(1) The inspector will:
Describe the type of building materials comprising the major structural components.
Enter and traverse attics and subfloor crawlspaces.
Inspect
(a) The condition and serviceability of visible, exposed foundations and grade slabs, walls, posts, piers, beams, joists, trusses, subfloors, chimney foundations, stairs and the visible roof structure and attic components where readily and safely accessible.
(b) Subfloor crawlspaces and basements for indications of flooding and moisture penetration.
Probe a representative number of structural components where deterioration is suspected or where clear indications of possible deterioration exist. Probing is not required when probing will damage any finished surface or where no deterioration is suspected.
Describe any deficiencies of these systems or components.
Report all wood rot and pest-conducive conditions discovered.
Refer all issues that are suspected to be insect related to a licensed structural pest inspector (SPI) or pest control operator (PCO) for follow up.
(2) The inspector is not required to:
Enter
(a) Subfloor crawlspaces that require excavation or have an access opening less than eighteen inches by twenty-four inches or headroom less than eighteen inches beneath floor joists and twelve inches beneath girders (beams).
(b) Any areas that are not readily accessible due to obstructions, inadequate clearances or have conditions which, in the inspector's opinion, are hazardous to the health and safety of the inspector or will cause damage to components of the home.
Move stored items or debris or perform excavation to gain access.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
5.1.1 - Under-Floor Crawlspace

Active Water Penetration Observed
Master and Main Bathrooms

I observed indications of active water penetration into the crawlspace. Below both bathrooms there is active water penetration (also noted in plumbing section). Appears to be coming from Spa Tub in Master Bathroom and the Water Distribution Pipe under Main Bathroom. Wood Rot, damaged insulation and moisture present. This is considered a pest conducive environment. 

Correction and further evaluation is recommended by a licensed plumbing or general contractor.

Contractor Qualified Professional
$
Credit
Comment
5.1.2 - Under-Floor Crawlspace

Prior Water Penetration Observed
South Crawlspace Along Foundation Wall

I observed indications that sometime in the past, there was water penetration or intrusion into the crawlspace. Appears to be in conjunction with exterior siding damage near landscaping sprinklers. 

Correction and further evaluation is recommended.

Mag glass Monitor
$
Credit
Comment
5.1.3 - Under-Floor Crawlspace

Efflorescence Observed

I observed efflorescence from the crawlspace.

Efflorescence is the white chalky powder that you might find on the surface of a concrete or brick wall. It can be a cosmetic issue, or it can be an indication of moisture intrusion that could lead to major structural and indoor air quality issues.

I noted the presence of efflorescence in the inspection report because it generally occurs where there is excess moisture, a condition that also encourages the growth of mold. 

Contractor Qualified Professional
$
Credit
Comment
5.1.4 - Under-Floor Crawlspace

Foundation Crack - Minor

I observed indications of a crack at the foundation. The crack is hairline with no major displacement or movement. 

Mag glass Monitor
$
Credit
Comment
5.1.5 - Under-Floor Crawlspace

Evidence of Rodent Activity

Rodent Droppings in crawlspace. 

Pest control Pest Control Pro
$
Credit
Comment
5.3.1 - Ventilation in Crawlspace

Crawlspace Vents Closed
Multiple Vents Crawlspace

Overtime the insulation in crawlspace has settled and blocked open vents around home. Improved ventilation will assist in controlling moisture and humidity in crawlspace. 

Contractor Qualified Professional

6 - Heating

IN NI NP R
6.1 Heating System Information X X
6.2 Thermostat and Normal Operating Controls X
Heating System Information: Energy Source
Gas
Heating System Information: Homeowner's Responsibility

Most HVAC (heating, ventilating and air-conditioning) systems in houses are relatively simple in design and operation. They consist of four components: controls, fuel supply, heating or cooling unit, and distribution system. The adequacy of heating and cooling is often quite subjective and depends upon occupant perceptions that are affected by the distribution of air, the location of return-air vents, air velocity, the sound of the system in operation, and similar characteristics. 

It's your job to get the HVAC system inspected and serviced every year. And if you're system as an air filter, be sure to keep that filter cleaned. 

Heating System Information: Heating Method
Warm-Air Heating System, Hot-Water Heating System
Thermostat and Normal Operating Controls: Thermostat Location
First floor
Thermostat and Normal Operating Controls: Emergency Shut-Off Switch Inspected

I observed an emergency shut-off switch. I inspected it. It worked when I used it during my inspection.

Thermostat and Normal Operating Controls: Service Switch Inspected

I observed a service switch. I inspected it. It worked when I used it during my inspection. 

I. The inspector shall inspect: A. the heating system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the heating system; B. the energy source; and C. the heating method. III. The inspector shall report as in need of correction: A. any heating system that did not operate; and B. if the heating system was deemed inaccessible.

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
6.1.1 - Heating System Information

Filter Maintenance

The heating and cooling system was tested during inspection and was operational. Plan on doing annual servicing and change air filters every three months for safe and reliable performance. Depending on seasonal allergies and/or smoky years replace as needed.

Contractor Qualified Professional

7 - Cooling

IN NI NP R
7.1 Cooling System Information X X
7.2 Thermostat and Normal Operating Controls X
7.3 Condensate X
Cooling System Information: Service Disconnect Inspected

I observed a service disconnect within sight of the cooling system. 

Thermostat and Normal Operating Controls: Thermostat Location
First floor
Cooling System Information: Homeowner's Responsibility

Most air-conditioning systems in houses are relatively simple in design and operation. The adequacy of the cooling is often quite subjective and depends upon occupant perceptions that are affected by the distribution of air, the location of return-air vents, air velocity, the sound of the system in operation, and similar characteristics. 

It's your job to get the air conditioning system inspected and serviced every year. And if you're system as an air filter, be sure to keep that filter cleaned. 

Thermostat and Normal Operating Controls: Emergency Shut-Off Switch Inspected

I observed an emergency shut-off switch. I inspected it. It worked when I used it during my inspection.

Condensate: Condensate Discharge Confirmed

I observed a discharge pipe apparently connected to the condensate pump installed at the cooling system. 

Condensate: Condensate Pump

I observed a condensate pump installed at the cooling system.  This component collects condensate water that is created when the cooling system is operating.  The condensate pump should collect and discharge the water properly. 

Cooling System Information: Cool Temperature Restriction

Because the outside temperature was too cool to operate the air conditioner without the possibility of damaging the system, I did not operate the cooling system.  Inspection restriction.  Ask the homeowner about the system, including past performance. 

Air conditioning systems.

The inspection of the air conditioning system includes the cooling equipment; cooling distribution equipment and the operating controls.
(1) The inspector will:
(a) Describe the central air conditioning system and energy sources.
(b) Operate the system using normal control devices and measure and record temperature differential.
(c) Open readily accessible access panels or covers provided by the manufacturer or installer.
(d) Inspect the condition of controls and operative components of the complete system; conditions permitting.
(e) Describe any deficiencies of these systems or components in the inspection report.
(2) The inspector is not required to:
(a) Activate cooling systems that have been shut down.
(b) Inspect
(i) Gas-fired refrigeration systems.
(ii) Evaporative coolers.
(iii) Wall or window-mounted air-conditioning units.
(iv) The system for refrigerant leaks.
(c) Check the coolant pressure/charge.
(d) Determine the efficiency, or adequacy of the system.
(e) Operate cooling system components if the exterior temperature is below sixty degrees Fahrenheit or when other circumstances are not conducive to safe operation or when doing so might damage the equipment.
(f) Remove covers or panels that are not readily accessible.
(g) Dismantle any equipment, controls, or gauges except readily identifiable access covers designed to be removed by users.
(h) Determine how much current the unit is drawing.
(i) Evaluate digital-type thermostats or controls.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
7.1.1 - Cooling System Information

Old System

I observed during my inspection that the system appeared to be old and at the end of its service life - manufactured June 1995 https://www.building-center.org/evcon-hvac-age/ It may not be reliable. Ask the homeowner or occupant about its recent performance. Regular maintenance and monitoring of its condition is recommended. Budgeting for repairs and future replacement is recommended. InterNACHI's Standard Estimate Life Expectancy Chart for Homes

Mag glass Monitor

8 - Plumbing

IN NI NP R
8.1 Main Water Shut-Off Valve X
8.2 Water Supply X
8.3 Hot Water Source X X
8.4 Drain, Waste, & Vent Systems X X
8.5 Water Supply & Distribution Systems X
Main Water Shut-Off Valve: Location of Main Shut-Off Valve
Garage
Hot Water Source: Inspected TPR Valve

I inspected the temperature and pressure relief valve.  

Hot Water Source: Inspected Venting Connections

I inspected the venting connections. 

Hot Water Source: Inspected Seismic Bracing

I inspected the seismic bracing for the hot water tank. 

Main Water Shut-Off Valve: Homeowner's Responsibility

It's your job to know where the main water and fuel shutoff valves are located. And be sure to keep an eye out for any water and plumbing leaks. 

Water Supply : Water Supply Is Public

The water supply to the house appeared to be from the public water supply source based upon the observed indications at the time of the inspection.  To confirm and be certain, I recommend asking the homeowner for details. 

Hot Water Source: Type of Hot Water Source
Gas-Fired Hot Water Tank

I inspected for the main source of the distributed hot water to the plumbing fixtures (sinks, tubs, showers).  I recommend asking the homeowner for details about the hot water equipment and past performance. 

Hot Water Source: Inspected Hot Water Source

I inspected the hot water source and equipment according to the Home Inspection Standards of Practice

Drain, Waste, & Vent Systems: Inspected Drain, Waste, Vent Pipes

I attempted to inspect the drain, waste, and vent pipes.  Not all of the pipes and components were accessible and observed.  Inspection restriction.  Ask the homeowner about water and sewer leaks or blockages in the past.  

Water Supply & Distribution Systems: Inspected Water Supply & Distribution Pipes

I attempted to inspect the water supply and distribution pipes (plumbing pipes). Not all of the pipes and components were accessible and observed. Inspection restriction. Ask the homeowner about water supply, problems with water supply, and water leaks in the past.  

Drain, Waste, & Vent Systems: Not All Pipes Were Inspected

The inspection was restricted because not all of the pipes were exposed, readily accessible, and observed.  For example, most of the drainage pipes were hidden within the walls.  

Water Supply & Distribution Systems: Not All Pipes Were Inspected

The inspection was restricted because not all of the water supply pipes were exposed, readily accessible, and observed.  For example, most of the water distribution pipes, valves and connections were hidden within the walls.  

I. The inspector shall inspect: A. the main water supply shut-off valve; B. the main fuel supply shut-off valve; C. the water heating equipment, including the energy source, venting connections, temperature/pressure-relief (TPR) valves, Watts 210 valves, and seismic bracing; D. interior water supply, including all fixtures and faucets, by running the water; E. all toilets for proper operation by flushing; F. all sinks, tubs and showers for functional drainage; G. the drain, waste and vent system; and H. drainage sump pumps with accessible floats. II. The inspector shall describe: A. whether the water supply is public or private based upon observed evidence; B. the location of the main water supply shut-off valve; C. the location of the main fuel supply shut-off valve; D. the location of any observed fuel-storage system; and E. the capacity of the water heating equipment, if labeled. III. The inspector shall report as in need of correction: A. deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously; B. deficiencies in the installation of hot and cold water faucets; C. mechanical drain stops that were missing or did not operate if installed in sinks, lavatories and tubs; and D. toilets that were damaged, had loose connections to the floor, were leaking, or had tank components that did not operate. 

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
8.3.1 - Hot Water Source

Hot Water Temperature Settings

Recommended temperature settings for Hot Water Heaters are 120F. During the home inspection your water temped over 120F at several faucets and could scald and burn users. Some home owners opt for hotter water this is just an fyi from a safety perspective. 

Contractor Qualified Professional
$
Credit
Comment
8.3.2 - Hot Water Source

Old System

I observed during my inspection that the system appeared to be old and at the end of its service life - working fine at time of inspection. It may not be reliable. Ask the homeowner or occupant about its recent performance. Regular maintenance and monitoring of its condition is recommended. Budgeting for repairs and future replacement is recommended. InterNACHI's Standard Estimate Life Expectancy Chart for Homes

Mag glass Monitor
$
Credit
Comment
8.3.3 - Hot Water Source

Missing Seismic Bracing

Contractor Qualified Professional
$
Credit
Comment
8.4.1 - Drain, Waste, & Vent Systems

Active Leaking Pipe

I observed an active plumbing leak coming from a drain and waste pipe pipe. Refer to details in Crawlspace defect section. 

Pipes Plumbing Contractor

9 - Electrical

IN NI NP R
9.1 Electric Meter & Base X
9.2 Service-Entrance Conductors X
9.3 Main Service Disconnect X
9.4 Electrical Wiring X
9.5 Panelboards & Breakers X X
9.6 Service Grounding & Bonding X
9.7 AFCIs X X
9.8 GFCIs X
Service-Entrance Conductors: Inspected Service-Entrance Conductors

I inspected the electrical service-entrance conductors. 

Main Service Disconnect: Inspected Main Service Disconnect
Garage

I inspected the electrical main service disconnect.

Service Grounding & Bonding: Inspected the Service Grounding & Bonding

I inspected the electrical service grounding and bonding.

Electric Meter & Base: Inspected the Electric Meter & Base

I inspected the electrical electric meter and base. 

Main Service Disconnect: Homeowner's Responsibility

It's your job to know where the main electrical panel is located, including the main service disconnect that turns everything off. 

Be sure to test your GFCIs, AFCIs, and smoke detectors regularly. You can replace light bulbs, but more than that, you ought to hire an electrician. Electrical work is hazardous and mistakes can be fatal. Hire a professional whenever there's an electrical problem in your house. 

Main Service Disconnect: Main Disconnect Rating, If Labeled
200

I observed indications of the main service disconnect's amperage rating. It was labeled. 

Electrical Wiring: Type of Wiring, If Visible
NM-B (Romex)
Panelboards & Breakers: Inspected Main Panelboard & Breakers

I inspected the electrical panelboards and over-current protection devices (circuit breakers and fuses). 

AFCIs: Inspected AFCIs

I inspected receptacles observed that were deemed to be arc-fault circuit interrupter (AFCI)-protected using the AFCI test button, where possible.

GFCIs: Inspected GFCIs

I inspected ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible.

Electrical Wiring: Unable to Inspect All of the Wiring

I was unable to inspect all of the electrical wiring. Obviously, most of the wiring is hidden from view within walls. Beyond the scope of a visual home inspection. 

Service Grounding & Bonding: Unable to Confirm Proper Grounding and Bonding

I was unable to confirm proper installation of the system grounding and bonding according to modern code. A licensed electrician or township building code inspector could perform that type of test, which is beyond the scope of my visual-only home inspection. I inspected the grounding and bonding as much as I could according to the Home Inspection Standards of Practice. 

AFCIs: Unable to Inspect Everything

I was unable to inspect every electrical component or proper installation of the AFCI system according to modern code. A licensed electrician or township building code inspector could perform that type of test, which is beyond the scope of my visual-only home inspection. I inspected the electrical system as much as I could according to the Home Inspection Standards of Practice.

GFCIs: Unable to Inspect Everything

I was unable to inspect every electrical component or proper installation of the GFCI system according to modern code. A licensed electrician or township building code inspector could perform that type of test, which is beyond the scope of my visual-only home inspection. I inspected the electrical system as much as I could according to the Home Inspection Standards of Practice.

WAC 308-408C-110

Electrical system.

The inspection of the electrical system includes the service drop through the main panel; subpanels including feeders; branch circuits, connected devices, and lighting fixtures.
(1) The inspector will:
(a) Describe in the report the type of primary service, whether overhead or underground, voltage, amperage, over-current protection devices (fuses or breakers) and the type of branch wiring used.
(b) Report
(i) The existence of a connected service-grounding conductor and service-grounding electrode when same can be determined.
(ii) When no connection to a service grounding electrode can be confirmed.
(c) Inspect the main and branch circuit conductors for proper over-current protection and condition by visual observation after removal of the readily accessible main and subelectric panel cover(s).
(d) Report, if present, solid conductor aluminum branch circuits. Include a statement in the report that solid conductor aluminum wiring may be hazardous and a licensed electrician should inspect the system to ensure it's safe.
(e) Verify
(i) The operation of a representative number of accessible switches, receptacles and light fixtures.
(ii) The grounding and polarity of a representative number of receptacles; particularly in close proximity to plumbing fixtures or at the exterior.
(iii) Ground fault circuit interrupter (GFCI) protection and arc-fault circuit interrupter (AFCI) protection where required.
(f) Report the location of any inoperative or missing GFCI and/or AFCI devices when they are recommended by industry standards.
(g) Advise clients that homes without ground fault protection should have GFCI devices installed where recommended by industry standards.
(h) Report on any circuit breaker panel or subpanel known within the home inspection profession to have safety concerns.
(i) Describe any deficiencies of these systems or components.
(2) The inspector is not required to:
(a) Insert any tool, probe or testing device into the main or subpanels.
(b) Activate electrical systems or branch circuits that are not energized.
(c) Operate circuit breakers, service disconnects or remove fuses.
(d) Inspect ancillary systems, including but not limited to:
(i) Timers.
(ii) Security systems.
(iii) Low voltage relays.
(iv) Smoke/heat detectors.
(v) Antennas.
(vi) Intercoms.
(vii) Electrical deicing tapes.
(viii) Lawn sprinkler wiring.
(ix) Swimming pool or spa wiring.
(x) Central vacuum systems.
(xi) Electrical equipment that's not readily accessible.
(e) Dismantle any electrical device or control, except for the removal of the deadfront covers from the main service panel and subpanels.
(f) Move any objects, furniture, or appliances to gain access to any electrical component.
(g) Test every switch, receptacle, and fixture.
(h) Remove switch and receptacle cover plates.
(i) Verify the continuity of connected service ground(s).

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
9.5.1 - Panelboards & Breakers

Open Knockout (Filler Missing)

I observed unused circuit-breaker panel opening that was not filled. Missing filler plate at the electrical panel cover. Hazardous. Fatal if someone sticks their finger through the opening and touches a live electrical component. 

Electric Electrical Contractor

10 - Attic, Insulation & Ventilation

IN NI NP R
10.1 Structural Components & Observations in Attic X X
10.2 Insulation in Attic X
10.3 Ventilation in Attic X
Structural Components & Observations in Attic: Structural Components Were Inspected

Structural components were inspected from the attic space according to the Home Inspection Standards of Practice. I used a thermal imaging camera to investigate for any water damage or leaks at time of inspection (limited inspection). 

Insulation in Attic: Type of Insulation Observed
Blown In
Insulation in Attic: Approximate Average Depth of Insulation
greater than 12 inches

Determining how much insulation should be installed in a house depends upon where a home is located. The amount of insulation that should be installed at a particular area of a house is dependent upon which climate zone the house is located and the local building codes.  

Ventilation in Attic: Ventilation Inspected

During the home inspection, I inspected for ventilation in unfinished spaces, including attics, crawlspaces and foundation areas. And I inspected for mechanical exhaust systems. 

I report as in need of correction the general absence of ventilation in unfinished spaces.

Structural Components & Observations in Attic: Could Not See Everything in Attic

I could not see and inspect everything in the attic space. The access is restricted and my inspection is limited. 

Insulation in Attic: Attic Access Limitation

I could not see and inspect the attic space. The access is restricted and my inspection is limited.

The inspection of the insulation and ventilation includes the type and condition of the insulation and ventilation in viewable unfinished attics and subgrade areas as well as the installed mechanical ventilation systems.
(1) The inspector will:
Inspect the insulation, ventilation and installed mechanical systems in viewable and accessible attics and unfinished subfloor areas.
Describe the type of insulation in viewable and accessible unconditioned spaces.
Report missing or inadequate vapor barriers in subfloor crawlspaces with earth floors.
Report the absence of insulation at the interface between conditioned and unconditioned spaces where visible.
Report the absence of insulation on heating system ductwork and supply plumbing in unconditioned spaces.
Describe any deficiencies of these systems or components.
(2) The inspector is not required to:
Determine the presence, extent, and type of insulation and vapor barriers concealed in the exterior walls.
Determine the thickness or R-value of insulation above the ceiling, in the walls or below the floors.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
10.1.1 - Structural Components & Observations in Attic

Prior Water Penetration Observed

I observed indications that sometime in the past there was water penetration or intrusion into the attic. Water marks were observed. Correction and further evaluation is recommended. At time of inspection inspected structural wood, insulation, ceiling structure and fixtures appeared to have dried out - home owner noted large rain storm in August during new roof installation. Water stains on interior and attic show water intrusion. 

Mag glass Monitor

11 - Laundry

IN NI NP R
11.1 Clothes Washer X X
11.2 Clothes Dryer X X
11.3 Laundry Room, Electric, and Tub X
Clothes Washer: Did Not Inspect

I did not inspect the clothes washer and dryer fully. These appliances are beyond the scope of a home inspection. I did not operate the appliances. The clothes dryer exhaust pipe must be inspected and cleaned every year to help prevent house fires. 

Clothes Dryer: Did Not Inspect

I did not inspect the clothes washer and dryer fully. These appliances are beyond the scope of a home inspection. I did not operate the appliances. The clothes dryer exhaust pipe must be inspected and cleaned every year to help prevent house fires. 

The inspector shall inspect:

  • mechanical exhaust systems in the kitchen, bathrooms and laundry area.


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

12 - Bathrooms

IN NI NP R
12.1 Bathroom Toilets X
12.2 Sinks, Tubs & Showers X
12.3 Bathroom Exhaust Fan / Window X
12.4 GFCI & Electric in Bathroom X
12.5 Heat Source in Bathroom X
12.6 Cabinetry, Ceiling, Walls & Floor X
12.7 Door X
Heat Source in Bathroom: Heat Source in Bathroom Was Inspected

I inspected the heat source in the bathroom (register/baseboard). 

Bathroom Toilets: Toilets Inspected

I flushed all of the toilets. I use a thermal imaging camera to investigate any leaks at the toilet seal and surrounding area. 

Sinks, Tubs & Showers: Ran Water at Sinks, Tubs & Showers

I ran water at all bathroom sinks, bathtubs, and showers. I inspected for deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously. I used a thermal imaging camera to investigate any water leaks or moisture issues under the sink areas. 

Bathroom Exhaust Fan / Window: Inspected Bath Exhaust Fans

I inspected the exhaust fans of the bathroom(s). All mechanical exhaust fans should terminate outside. Confirming that the fan exhausts outside is beyond the scope of a home inspection. 

GFCI & Electric in Bathroom: GFCI-Protection Tested

I inspected the GFCI-protection at the receptacle near the bathroom sink by pushing the test button at the GFCI device or using a GFCI testing instrument. 

All receptacles in the bathroom must be GFCI protected. 

The home inspector will inspect: 

  • interior water supply, including all fixtures and faucets, by running the water;
  • all toilets for proper operation by flushing; and 
  • all sinks, tubs and showers for functional drainage.

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

13 - Doors, Windows & Interior

IN NI NP R
13.1 Doors X
13.2 Windows X X
13.3 Switches, Fixtures & Receptacles X
13.4 Floors, Walls, Ceilings X
13.5 Stairs, Steps, Stoops, Stairways & Ramps X
13.6 Railings, Guards & Handrails X
13.7 Presence of Smoke and CO Detectors X
Doors: Doors Inspected

I inspected a representative number of doors according to the Home Inspection Standards of Practice by opening and closing them. I did not operate door locks and door stops, which is beyond the scope of a home inspection. 


Windows: Windows Inspected

I inspected a representative number of windows according to the Home Inspection Standards of Practice by opening and closing them. I did not operate window locks and operation features, which is beyond the scope of a home inspection. 

Switches, Fixtures & Receptacles: Inspected a Switches, Fixtures & Receptacles

I inspected a representative number of switches, lighting fixtures and receptacles. 

Floors, Walls, Ceilings: Floors, Walls, Ceilings Inspected

I inspected the readily visible surfaces of floors, walls and ceilings. I looked for material defects according to the Home Inspection Standards of Practice

Stairs, Steps, Stoops, Stairways & Ramps: Stairs, Steps, Stoops, Stairways & Ramps Were Inspected

I inspected the stairs, steps, stoops, stairways and ramps that were within the scope of my home inspection. 

All treads should be level and secure. Riser heights and tread depths should be as uniform as possible. As a guide, stairs must have a maximum riser of 7-3/4 inches and a minimum tread of 10 inches. 

Railings, Guards & Handrails: Railings, Guards & Handrails Were Inspected

I inspected a representative number railings, guards and handrails that were within the scope of the home inspection. 

Presence of Smoke and CO Detectors: Inspected for Presence of Smoke and CO Detectors

I inspected for the presence of smoke and carbon-monoxide detectors. 

There should be a smoke detector in every sleeping room, outside of every sleeping room, and one every level of a house. 

Switches, Fixtures & Receptacles: Unable to Inspect Everything

I was unable to inspect every electrical component or proper installation of the system according to modern code. A licensed electrician or township building code inspector could perform that type of test, which is beyond the scope of my visual-only home inspection. I inspected the electrical system as much as I could according to the Home Inspection Standards of Practice.

Presence of Smoke and CO Detectors: Unable to Test Every Detector

I was unable to test every detector. We recommend testing all of the detectors.  Ask the seller about the performance of the detectors and of any issues regarding them.  We recommend replacing all of the detectors (smoke and carbon monoxide) with new ones just for peace of mind and for safety concerns.  

The inspection of the interior includes the walls, ceilings, floors, windows, and doors; steps, stairways, balconies and railings.
(1) The inspector will:
(a) Verify
That steps, handrails, guardrails, stairways and landings are installed wherever necessary and report when they are missing or in need of repair and report when baluster spacing exceeds four inches.
(b) Inspect
(i) The overall general condition of cabinets and countertops.
(ii) Caulking and grout at kitchen and bathroom counters.
(iii) The interior walls, ceilings, and floors for indicators of concealed structural deficiencies, water infiltration or major damage.
(iv) The condition and operation of a representative number of windows and doors.
(c) Comment on the presence or absence of smoke detectors.
(d) Describe any noncosmetic deficiencies of these systems or components.
(2) The inspector is not required to:
(a) Report on cosmetic conditions related to the condition of interior components.
(b) Verify whether all walls, floors, ceilings, doorways, cabinets and window openings are square, straight, level or plumb.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
13.2.1 - Windows

Moisture Stains at Window

I observed indications of moisture stains from prior water intrusion at a window. Further evaluation is recommended. 

Window Window Repair and Installation Contractor

14 - Attached Garage

IN NI NP R
14.1 Garage Floor X
14.2 Garage Vehicle Door X
14.3 Garage Vehicle Door Opener X
14.4 Electric in Garage X
14.5 Ceiling, Walls & Firewalls in Garage X
14.6 Moisture Intrusion in Garage X X
Garage Vehicle Door: Type of Door Operation
Opener
Garage Floor: Garage Floor Inspected

I inspected the floor of the attached garage. 

Garage Vehicle Door Opener: Garage Door Panels Were Inspected

I inspected the garage door panels. 

Garage Vehicle Door Opener: Manual Release

I checked for a manual release handle--a means of manually detaching the door from the door opener. 

The handle should be colored red so that it can be seen easily. The handle should be easily accessible and no more than 6 feet above the garage floor. The handle should not be in contact with the top of a vehicles.

Garage Vehicle Door Opener: General Warning Label Was Inspected

I observed a general warning label attached to the back of the door panel. Good. 

Garage Vehicle Door Opener: Springs, Bracket & Hardware Were Inspected

I closed the door and checked the springs for damage. If a spring was broken, operating the door can cause serious injury or death. I would not operate the door if there was damage. 

I visually checked the doors hinges, brackets and fasteners. If the door had an opener, the door must have an opener-reinforcement bracket that is securely attached to the doors top section. The header bracket of the opener rail must be securely attached to the wall or header using lag bolts or concrete anchors. 

Garage Vehicle Door Opener: Non-Contact Reversal Was Inspected

I observed the auto-reverse feature during a non-contact test. 

Standing inside the garage but safely away from the path of the door, I used the remote control or wall button to close the door. As the door was closing, I waved an object in the path of the photoelectric eye beam. The door should automatically reverse.

Garage Vehicle Door Opener: Photo-Electric Eyes Were Inspected

I inspected the photo-electric eyes. 

Federal law states that residential garage door openers manufactured after 1992 must be equipped with photo-electric eyes or some other safety-reverse feature that meets UL 325 standards.

I checked to see if photo-electric eyes are installed. The vertical distance between the photo-eye beam and the floor should be no more than 6 inches.

Ceiling, Walls & Firewalls in Garage: Garage Ceiling & Walls Were Inspected

I inspected the ceiling and walls of the garage according to the Home Inspection Standards of Practice.

Ceiling, Walls & Firewalls in Garage: Door Between Garage and House Was Inspected

I inspected the door between the attached garage and the house. 

The door should be a solid wood door at least 1-3/8 inches thick, a solid or honeycomb-core steel door at least 1-3/8 inches thick, or a 20-minute fire-rated door. 

The door should be equipped with a self-closing or an automatic-closing device. 

The inspection of attached garages and carports includes their framing, siding, roof, doors, windows, and installed electrical/mechanical systems pertaining to the operation of the home.
(1) The inspector will:
Inspect the condition and function of the overhead garage doors and associated hardware.
Test the function of the garage door openers, their auto-reverse systems and secondary entrapment devices (photoelectric and edge sensors) when present.
Inspect the condition and installation of any pedestrian doors.
Inspect fire separation between the house and garage when applicable.
Report as a fire hazard the presence of any ignition source (gas and electric water heaters, electrical receptacles, electronic air cleaners, motors of installed appliances, etc.) that is within eighteen inches of the garage floor.
Describe any deficiencies of these systems or components.
(2) The inspector is not required to:
Determine whether or not a solid core pedestrian door that is not labeled is fire rated.
Verify the functionality of garage door opener remote controls.
Move vehicles or personal property.
Operate any equipment unless otherwise addressed in the SOP.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
14.6.1 - Moisture Intrusion in Garage

Water Marks Observed

I observed indications of water intrusion in the garage. Water marks and fungal growth observed. Further evaluation of the water intrusion problem is recommended. Recommend either a Licensed General Contractor or HVAC Contractor further evaluate this area and correct as needed. Important to note this could have been from the previous roofing system and venting connection to the roof. It's worth replacing any damaged wood and getting a professional assessment of this area and any other issues as noted above to be safe. 

Contractor Qualified Professional

15 - Kitchen

IN NI NP R
15.1 Kitchen Sink X X
15.2 GFCI X
15.3 AFCI X X
15.4 Range/Oven/Cooktop X
15.5 Countertops & Cabinets X
15.6 Floors, Walls, Ceilings X X
Countertops & Cabinets: Inspected Cabinets & Countertops

I inspected a representative number of cabinets and countertop surfaces. 

Kitchen Sink: Ran Water at Kitchen Sink

I ran water at the kitchen sink. 

Range/Oven/Cooktop: Turned On Stove & Oven

I turned on the kitchen's stove and oven. 

GFCI: GFCI Tested

I observed ground fault circuit interrupter (GFCI) protection in the kitchen. 

Floors, Walls, Ceilings: Floors, Walls, Ceilings Inspected

I inspected the readily visible surfaces of floors, walls and ceilings. I looked for material defects according to the Home Inspection Standards of Practice

The kitchen appliances are not included in the scope of a home inspection according to the Standards of Practice. 

The inspector will out of courtesy only check:

  • the stove, 
  • oven, 
  • microwave, and 
  • garbage disposer. 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
15.1.1 - Kitchen Sink

Defect at the Kitchen Sink

I observed indications of a defect at the kitchen sink. 

Pipes Plumbing Contractor
$
Credit
Comment
15.1.2 - Kitchen Sink

Defect at Sink Fixture

I observed a defect at the kitchen sink fixture. Faucet is loose and broken. 

Tools Handyman/DIY
$
Credit
Comment
15.6.1 - Floors, Walls, Ceilings

Moisture Damage

Stains on the walls visible at the time of the inspection appeared to be the result of moisture intrusion. The source of moisture may have been corrected. Recommend further examination by a qualified contractor to provide confirmation.

Contractor Qualified Professional