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1234 Main St.
Snohomish WA 98296
12/16/2018 9:00AM

Sample agent
agent

Agent Name

Agency Name
13
Inquire with seller
21
Safety hazard
6
Major concern

Scope of Inspection & Comment Explanations


The following definitions of comment descriptions represent this inspection report. All comments by the inspector should be considered before purchasing this home. Any recommendations by the inspector to considered a major concern potentially needing repair or replacement and suggests a second opinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair or replacement of item, component or unit should be considered before you purchase the property.

Inspected (IN) = I visually observed the item, component or unit and if no other comments were made then it appeared to be functioning as intended allowing for normal wear and tear.

Not Inspected (NI)= I did not inspect this item, component or unit and made no representations of whether or not it was functioning as intended and will state a reason for not inspecting.

Not Present (NP) = This item, component or unit is not in this home or building.

Inquire with seller (IQ) = Inquire with seller for further details. This can simply be a reminder to the buyer to ask for further information from the present occupant/owner. If the information or reasoning is not clear and cohesive with details covered we recommend further evaluation by the appropriate professional.

Deferred Maintenance (DM) = These are common maintenance items for the age of the home, that in our opinion have been overly deferred. These are items that will need to be maintained and serviced sooner than typical common home maintenance items. As with any item improper maintenance can lead to additional cost of ownership and potential safety hazards. These items are mentioned as a courtesy and are not included in the repair summary.

Major Concern (MC) = The item, component or unit is not functioning as intended, or needs further inspection by a qualified contractor. Items, components or units that can be repaired to satisfactory condition may not need replacement.

Potential Safety Hazard (SH): Denotes a condition that is unsafe and in need of prompt attention.This may include a simple repair to significant hazard. Safety hazard may become more significant depending on the occupants of the home (i.e. small children, elderly, etc.).
Thank you for the opportunity to service your inspection needs. As inspectors we strive in every way to give each client a competent and thorough inspection, there may be specific features, systems/components, or issues we are not able to inspect or perhaps even confirm their existence.  Even in the case of those items which receive the most thorough examination, there may be further tasks which you as the property buyer and new owner, will need to address during your period of ownership.

OUR FOCUS: We are focused on major items found during the course of a visual inspection. If items are found needing further professional evaluation we will recommend these items be address per the below recommendations. This is not a checklist for maintenance items, this is a Major Concerns report for items having the following considerations. A Maintenance list can be added for an additional fee but is not included in this inspection report. Are focus is onsite education and inspection focusing on Major Safety Items, Structural Concerns, Components at or nearing the end of their design life.


Maintenance items are not included in this report for additional fee we can add maintenance items. If maintenance are mentioned these are only mentioned as a courtesy.


Not visible review during final walk through due to the potential for portions of the home not being completely visible for inspection due to personal belongings; boxes, chairs, tables, wall hanging, etc. We recommend reviewing such areas for damages, repairs, functionality, during final walk through prior to taking formal ownership. We urge you to make arrangements, as part of a Pre-Closing-Walk-Through to cover all of the points concerning the maintenance and operation of this property with the previous owner and/or occupants.  We may have made suggestions items or tasks throughout the report which we believe you should cover with the outgoing occupants before they leave and you take over.


An inspection is NOT a guarantee, warranty, value appraisal, or construction repair guideline. The inspector is providing a visual inspection of all major components of the home based on the above criteria.


This inspection is only a beginning of the journey of property ownership.  You have the advantage of being better educated about your property due to this inspection and report. However, as property inspectors we are human and therefore not perfect, we cannot see through walls and do not carry a crystal ball to predict the future.  Our services include a visual non-destructive evaluate of the property of interested. A property inspection is not the end of the ownership journey but the beginning.


Qualified licensed contractors, experienced in the types of repairs recommended, should be consulted to further investigate the items contained in this report and perform all necessary repairs. All repairs or improvements shall be completed to present day industry standards.

1 - Inspection Details

Approximate age of building
Over 20 years
In Attendance
Client
Occupancy
Vacant
Temperature (approximate)
55 Fahrenheit (F)
Type of Building
Single Family
Weather Conditions
Clear
Older home

This home is older than 50 years and the home inspector considers this while inspecting. It is common to have areas that no longer comply with current code. This is not a new home and this home cannot be expected to meet current code standards. While this inspection makes every effort to point out safety issues, it does not inspect for code. It is common that homes of any age will have had repairs performed and some repairs may not be in a workmanlike manner. Some areas may appear less than standard. This inspection looks for items that are not functioning as intended. It does not grade the repair. It is common to see old plumbing or mixed materials. Sometimes water signs in crawlspaces or basements could be years old from a problem that no longer exists. Or, it may still need further attention and repair. Determining this can be difficult on an older home. Sometimes in older homes there are signs of damage to wood from wood eating insects. Having this is typical and fairly common. If the home inspection reveals signs of damage you should have a pest control company inspect further for activity and possible hidden damage. It is common to have lead based paint products and/or asbestos material in older homes. Testing If this material is present in the home is beyond the scope of a standard home inspection. The home inspection does not look for possible manufacturer recalls on components that could be in this home. Always consider hiring the appropriate expert for any repairs or further inspection.

2 - Exterior

IN IQ DM MC SH E NP
2.1 Siding, Flashing & Trim X
2.2 Exterior Doors X
2.3 Walkways, Patios & Driveways X
2.4 Decks, Balconies, Porches & Steps X
2.5 Eaves, Soffits & Fascia X
2.6 Vegetation, Grading, Drainage & Retaining Walls X
Siding, Flashing & Trim: Siding Material
Wood
Exterior Doors: Exterior Entry Door
Wood
Walkways, Patios & Driveways: Driveway Material
Concrete
Decks, Balconies, Porches & Steps: Appurtenance
Balcony
SOP

The exterior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

The home inspector shall observe: Wall cladding, flashings, and trim; Entryway doors and a representative number of windows; Garage door operators; Decks, balconies, stoops, steps, areaways, porches and applicable railings; Eaves, soffits, and fascias; and Vegetation, grading, drainage, driveways, patios, walkways, and retaining walls with respect to their effect on the condition of the building. The home inspector shall: Describe wall cladding materials; Operate all entryway doors and a representative number of windows; Operate garage doors manually or by using permanently installed controls for any garage door operator; Report whether or not any garage door operator will automatically reverse or stop when meeting reasonable resistance during closing; and Probe exterior wood components where deterioration is suspected. The home inspector is not required to observe: Storm windows, storm doors, screening, shutters, awnings, and similar seasonal accessories; Fences; Presence of safety glazing in doors and windows; Garage door operator remote control transmitters; Geological conditions; Soil conditions; Recreational facilities (including spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities); Detached buildings or structures; or Presence or condition of buried fuel storage tanks. The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility.

  • IN = Inspected
  • IQ = Inquire with seller
  • DM = Deferred Maintenance
  • MC = Major Concern
  • SH = Potential Safety Hazard
  • E = Excluded
  • NP = Not Present
Credit
Comment
2.1.1 - Siding, Flashing & Trim

Damaged siding

Siding appears to be damaged numerous locations budget for repairs. I recommend evaluation and repair as needed.

Siding Siding Contractor
Credit
Comment
2.3.1 - Walkways, Patios & Driveways

Driveway & Landscaping Draining Towards Home

The driveway-landscaping has a negative slope and drains towards the structure. Recommend a driveway-landscaping contractor evaluate and repair as appropriate. 

House front Driveway Contractor
Credit
Comment
2.3.2 - Walkways, Patios & Driveways

Driveway Trip Hazard

Trip hazards observed. Patch or repair recommended.
Wrench DIY
Credit
Comment
2.4.1 - Decks, Balconies, Porches & Steps

Non-Standard installation

Cantilever decking improper installation with sistered joists this can trap moisture and cause rot. Appears a structure was built on top of a deck. Recommend a 2nd story decking contractor evaluate for repair/replacement. 

House front 1 Deck Contractor
Credit
Comment
2.6.1 - Vegetation, Grading, Drainage & Retaining Walls

Arborist

Evaluation of tree health and expected life is outside the scope of this inspection. Several trees are in the vicinity of this home. All trees touching the house should be cut back. 

There were a large amount of trees removed at the rear of the property. Unknown if this has compromised the soil stability and/or if these were permitted to be removed. For an accurate evaluation of the trees I recommend contacting a qualified arborist or tree expert. Inquire with seller regarding permits and the proper tree removal process. 

Yard scissors Landscaping Contractor
Credit
Comment
2.6.2 - Vegetation, Grading, Drainage & Retaining Walls

Retaining Wall Cracks

Retaining wall is showing signs of failing. Recommend qualified contractor evaluate and repair.
Yard scissors Landscaping Contractor
Credit
Comment
2.6.3 - Vegetation, Grading, Drainage & Retaining Walls

Soil to wood contact

There appears to be soil to wood contract. This is a conducive condition to potential rot. I recommend a qualified landscape professional to repair or replace as necessary.

Yard scissors Landscaping Contractor
Credit
Comment
2.6.4 - Vegetation, Grading, Drainage & Retaining Walls

Tree Debris on Roof

Tree debris observed on roof. This can cause improper drainage to gutters and downspouts. Recommend clearing debris.

Wrenches Handyman
Credit
Comment
2.6.5 - Vegetation, Grading, Drainage & Retaining Walls

Vegetation 12" clearance

We recommend maintaining a 12" clearance between vegetation and the structure and a minimum 4 clearance between soil and wood products. These are considered conducive conditions for rodent entry and/or wood destroying organisms and should be remedied to help prevent rot and w.d.o. infestation.

Yard scissors Landscaping Contractor

3 - Roof

IN IQ DM MC SH E NP
3.1 Coverings X
3.2 Roof Drainage Systems X
3.3 Flashings X
3.4 Skylights, Chimneys & Other Roof Penetrations X
Coverings: Inspection Method
Ladder
Coverings: Layers
Unknown
Coverings: Material
Metal
Coverings: Roof Type/Style
Gable
SOP

The roof of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Roof coverings and skylights can appear to be leak proof during inspection and weather conditions. Our inspection makes an attempt to find a leak but sometimes cannot. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

The home inspector shall observe: Roof covering; Roof drainage systems; Flashings; Skylights, chimneys, and roof penetrations; and Signs of' leaks or abnormal condensation on building components. The home inspector shall: Describe the type of roof covering materials; and Report the methods used to observe the roofing. The home inspector is not required to: Walk on the roofing; or Observe attached accessories including but not limited to solar systems, antennae, and lightning arrestors.

  • IN = Inspected
  • IQ = Inquire with seller
  • DM = Deferred Maintenance
  • MC = Major Concern
  • SH = Potential Safety Hazard
  • E = Excluded
  • NP = Not Present
Credit
Comment
3.1.1 - Coverings

Inquire transferable warranty

Roof covering appears to be presidential shingles. Often times this type of roof covering comes with a transferable warranty. Inquire with seller regarding the existence of a transferable warranty.  Minimal inspection from ladder at eave. 

Credit
Comment
3.1.2 - Coverings

Tree

Trees hanging over roof need to be cut back to prevent damage to the structure. 

Contractor Qualified Professional
Credit
Comment
3.2.1 - Roof Drainage Systems

Improper flashing system

Poor flashing system installed on rubber boots for plumbing. Signs of inverted flashing system budget for repairs.

Roof Roofing Professional
Credit
Comment
3.3.1 - Flashings

Improper Flashing System

Roof Roofing Professional
Credit
Comment
3.4.1 - Skylights, Chimneys & Other Roof Penetrations

Missing spark arrestor

Missing spark arrestor on top of chimney. A missing spark arrestor can allow pest entry into the chimney, allow water to enter the chimney and freeze, potentially damaging the firebox/damper/chimney/etc., as well as allowing fire embers to exit the home, potentially leading to fire hazards. Recommend a qualified chimney sweep evaluate for cleaning and repairs.


Cracked bricks recommend further review.

Fireplace Chimney Repair Contractor

4 - Garage

IN IQ DM MC SH E NP
4.1 Floor-Walls-Ceiling X
4.2 Garage Door X
4.3 Garage Door Opener X
4.4 Occupant Door (From garage to inside of home) X
Floor-Walls-Ceiling: Material Covering
Sheetrock
Garage Door: Material
Metal
Garage Door Opener: Manufacture
Marantec
Occupant Door (From garage to inside of home): Material
Wood
Floor-Walls-Ceiling: Home owner items limiting view

Garage minimally inspected due to home owner items present at time of inspection. Recommend reviewing this area during walk through. 

  • IN = Inspected
  • IQ = Inquire with seller
  • DM = Deferred Maintenance
  • MC = Major Concern
  • SH = Potential Safety Hazard
  • E = Excluded
  • NP = Not Present
Credit
Comment
4.4.1 - Occupant Door (From garage to inside of home)

Door Does Not Meet Separation Requirements

Door separating garage and home does not meet safety standards. Doors in firewalls must be at least 1 3/8-inch thick, metal/steel, or a 20-minute fire-rated door. 

Door Door Repair and Installation Contractor
Credit
Comment
4.4.2 - Occupant Door (From garage to inside of home)

Door opens over a step down

The garage door opens over a step down. This is a potential safety hazard due to the possibility of a person entering without knowing a step is there.  I recommend repair for increased safety. 

Door Door Repair and Installation Contractor

5 - Doors, Windows & Interior

IN IQ DM MC SH E NP
5.1 Doors X
5.2 Windows X
5.3 Floors - Walls - Ceiling X
5.4 Steps, Stairways & Railings X
5.5 Countertops & Cabinets X
Doors: Interior doors
Hollow Core
Windows: Vinyl
Vinyl
Floors - Walls - Ceiling: Ceiling Materials
Painted
Floors - Walls - Ceiling: Floor Covering
Mixture of materials
Floors - Walls - Ceiling: Wall Materials
Mixture of materials
Countertops & Cabinets: Countertop and Cabinet Material
Mixture of materials
SOP

The interior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection did not involve moving furniture and inspecting behind furniture, area rugs or areas obstructed from view. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

The home inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative number of installed cabinets; and A representative number of doors and windows. The home inspector shall: Operate a representative number of windows and interior doors; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting; or Draperies, blinds, or other window treatments.

  • IN = Inspected
  • IQ = Inquire with seller
  • DM = Deferred Maintenance
  • MC = Major Concern
  • SH = Potential Safety Hazard
  • E = Excluded
  • NP = Not Present
Credit
Comment
5.3.1 - Floors - Walls - Ceiling

Fungal growth

Residue appears fungal in nature on ceiling. I did not inspect, test or determine if this growth is or is not a health hazard. This type of testing is beyond the scope of a standard home inspection. The underlying cause is moisture or dampness. No obvious elevated moisture at time of inspection. Fungus noted numerous locations. Dry at time of inspection. 

Mold Environmental Contractor

6 - Plumbing

IN IQ DM MC SH E NP
6.1 Drain, Waste, & Vent Systems X
6.2 Water Supply, Distribution Systems & Fixtures X
6.3 Hot Water Systems, Controls, Flues & Vents X
6.4 Fuel Storage & Distribution Systems X
6.5 Main Water Shut-off Device X
Drain, Waste, & Vent Systems: Material
Mixture of materials
Water Supply, Distribution Systems & Fixtures: Distribution Material
Galvanized
Hot Water Systems, Controls, Flues & Vents: Capacity
65 gallons
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Electric
Hot Water Systems, Controls, Flues & Vents: Seismic Straps
No
Fuel Storage & Distribution Systems: Main Gas Shut-off Location
None
Main Water Shut-off Device: Main Water Shut-off Location
Basement
Main Water Shut-off Device: Water Source
Public
Main Water Shut-off Device: Water Supply Material
Galvanized

The home inspector shall observe: Interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures and faucets; functional flow; leaks; and cross connections; Interior drain, waste, and vent system, including: traps; drain, waste, and vent piping; piping supports and pipe insulation; leaks; and functional drainage; Hot water systems including: water heating equipment; normal operating controls; automatic safety controls; and chimneys, flues, and vents; Fuel storage and distribution systems including: interior fuel storage equipment, supply piping, venting, and supports; leaks; and Sump pumps. The home inspector shall describe: Water supply and distribution piping materials; Drain, waste, and vent piping materials; Water heating equipment; and Location of main water supply shutoff device. The home inspector shall operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance. The home inspector is not required to: State the effectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls; Operate any valve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except as to functional flow and functional drainage; Swimming pools; Solar water heating equipment; or Observe the system for proper sizing, design, or use of proper materials.

  • IN = Inspected
  • IQ = Inquire with seller
  • DM = Deferred Maintenance
  • MC = Major Concern
  • SH = Potential Safety Hazard
  • E = Excluded
  • NP = Not Present
Credit
Comment
6.1.1 - Drain, Waste, & Vent Systems

Drain leaks

Leak noticed in the drain lines in the bathroom sinks. We recommend a qualified plumbing contractor evaluate and repair/replace as needed.


Pipes Plumbing Contractor
Credit
Comment
6.1.2 - Drain, Waste, & Vent Systems

Unknown plumbing

Unknown plumbing-venting room in the front right of the basement. This is not a proper living space as there is not proper ingress-egress due to fire safety standards. Inquire with seller for further details on history of repairs. 

Contractor Qualified Professional
Credit
Comment
6.2.1 - Water Supply, Distribution Systems & Fixtures

Distribution Pipe Leaking

Distribution pipe appeared to be leaking. Recommend a qualified plumber evaluate and repair. Aged galvanized plumbing with signs of corrosion and leakage throughout the home. Recommend budgeting for complete replacement. 

Pipes Plumbing Contractor
Credit
Comment
6.2.2 - Water Supply, Distribution Systems & Fixtures

Galv Replace

Galvanized supply pipe is installed in this house. Over time, mineral and corrosion deposits build up and gradually reduce the flow of water through galvanized steel pipe. Replacement of all remaining galvanized steel supply lines may eventually become necessary as a part of an ongoing program of maintenance and upgrading. I recommend budgeting for repair/replacement over the coming years.


Pipes Plumbing Contractor
Credit
Comment
6.2.3 - Water Supply, Distribution Systems & Fixtures

H-C Reversed

(Master Shower) The hot and cold-water controls on the faucet were reversed in the master bathroom shower. Reversed hot and cold water can result in water burns. The position of the hot and cold-water controls on all plumbing fixtures should be restored to accepted industry standards which dictate that the control for the hot water is always located to the left and that for the cold is located to the right. Likewise, for so-called single handle faucets; turning the handle to the left should increase the flow of hot water, while turning the handle to the right should increase the flow of cold water. 


Pipes Plumbing Contractor
Credit
Comment
6.2.4 - Water Supply, Distribution Systems & Fixtures

Main Water Supply Pipe Corroded

Main water supply pipe was heavily corroded. This can lead to shortened lifespan of the pipe. Recommend a qualified plumber repair.
Pipes Plumbing Contractor
Credit
Comment
6.2.5 - Water Supply, Distribution Systems & Fixtures

Shower tile movement

Shower showing signs of moisture intrusion. High likelihood of rot damage behind the wall due to the construction methods of the time period (i.e. sheetrock only). We recommend budget for rebuilding the shower surrounds. 

Tile Tile Contractor
Credit
Comment
6.3.1 - Hot Water Systems, Controls, Flues & Vents

Aged unit

The water heater is nearing the end of its design life. Standard life is 8-12 years this water heater appears to be 12 & 19 years old. No obvious leaks or rust at time of inspection. I recommend budgeting for repair/replacement.       


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

Seismic straps

Missing industry standard seismic straps on top third and bottom third of water tank. I recommend correction by a qualified plumber.


Pipes Plumbing Contractor

7 - Electrical

IN IQ DM MC SH E NP
7.1 Service Entrance Conductors X
7.2 Main & Subpanels, Service & Grounding, Main Overcurrent Device X
7.3 Lighting Fixtures, GFCI, AFCI, Switches & Receptacles, Branch Wiring Circuits X
7.4 Smoke Detectors/Carbon Monoxide Detectors X
Service Entrance Conductors: Electrical Service Conductors
Below Ground
Service Entrance Conductors: Main Electrical Shut-off Location
Basement
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
General Electric
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
(2) 200
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Wiring Method
Romex
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Branch Wire 15 and 20 AMP
Copper
Smoke Detectors/Carbon Monoxide Detectors: Carbon Monoxide
Yes
SOP

The electrical system of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Outlets were not removed and the inspection was only visual. Any outlet not accessible (behind the refrigerator for example) was not inspected or accessible. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

Main & Subpanels, Service & Grounding, Main Overcurrent Device: Courtesy picture

The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main over current device, and main and distribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their over current devices, and the compatibility of their ampacities and voltages; The operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures; The operation of ground fault circuit interrupters; and Smoke detectors. The home inspector shall describe: Service amperage and voltage; Service entry conductor materials; Service type as being overhead or underground; and Location of main and distribution panels. The home inspector shall report any observed aluminum branch circuit wiring. The home inspector shall report on presence or absence of smoke detectors, and operate their test function, if accessible, except when detectors are part of a central system. The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any over current device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Low voltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system; or Built-in vacuum equipment.

  • IN = Inspected
  • IQ = Inquire with seller
  • DM = Deferred Maintenance
  • MC = Major Concern
  • SH = Potential Safety Hazard
  • E = Excluded
  • NP = Not Present
Credit
Comment
7.2.1 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Twist outs missing

Twist-outs/knock-outs missing at electrical panel. This has a potential for improper human contact. Generally, a simple fix by a qualified professional but does pose a safety hazard. Immediate correction is recommended. 


Electric Electrical Contractor
Credit
Comment
7.3.1 - Lighting Fixtures, GFCI, AFCI, Switches & Receptacles, Branch Wiring Circuits

2 prong Ungrounded-Upgrade

Non-standard outdated electrical system throughout the home. Some light switched did not turn off lights in the room and other turned off other rooms. We recommend budgeting for a significant rewiring due to the outdated wiring system, lack of proper installation and maintenance. 

Numerous two prong outlets throughout home. This is typical for the age of home. I recommend upgrading to grounded outlets and/or installing properly wired GFCI outlets to increase safety to electrically sensitive equipment (i.e. radio, TV, computer).    


Electric Electrical Contractor
Credit
Comment
7.3.2 - Lighting Fixtures, GFCI, AFCI, Switches & Receptacles, Branch Wiring Circuits

Exposed wire in cabinet

All exposed wiring for the lights in the cabinets should be properly protected with conduit. I recommend a qualified electrical contractor repair/replace as needed for increased safety.

Electric Electrical Contractor
Credit
Comment
7.4.1 - Smoke Detectors/Carbon Monoxide Detectors

No smoke alarms in bedrooms

There appears to be no smoke alarms found in bedrooms. Recommend installing smoke alarms in all bedrooms for increased safety in conformance with modern standards. 

Contractor Qualified Professional

8 - Heating

IN IQ DM MC SH E NP
8.1 Equipment X
8.2 Distribution Systems, Presence of Installed Heat Source in Each Room, Normal Operating Controls X
8.3 Vents, Flues & Chimneys X
8.4 Gas/LP Firelogs & Fireplaces X
Equipment: Energy Source
Electric

Some cities require fire rated doors between the house and the furnace when installed on the interior of the home. We recommend inquiring with the builder or HVAC installer for further details. 

Equipment: Heat Type
Electric Baseboard, In wall-floor or ceiling electrical heat
Distribution Systems, Presence of Installed Heat Source in Each Room, Normal Operating Controls: Ductwork
NA
SOP

The heating and cooling system of this home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection is not meant to be technically exhaustive. The inspection does not involve removal and inspection behind service door or dismantling that would otherwise reveal something only a licensed heat contractor would discover. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

The home inspector shall observe permanently installed heating and cooling systems including: Heating equipment; Cooling Equipment that is central to home; Normal operating controls; Automatic safety controls; Chimneys, flues, and vents, where readily visible; Solid fuel heating devices; Heat distribution systems including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and the presence of an installed heat source in each room. The home inspector shall describe: Energy source; and Heating equipment and distribution type. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance. The home inspector is not required to: Operate heating systems when weather conditions or other circumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe: The interior of flues; Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms.

  • IN = Inspected
  • IQ = Inquire with seller
  • DM = Deferred Maintenance
  • MC = Major Concern
  • SH = Potential Safety Hazard
  • E = Excluded
  • NP = Not Present
Credit
Comment
8.1.1 - Equipment

No heat

The room appears to be missing any heat source at the time of inspection. I recommend a qualified electrician to repair replace as necessary. Unable to verify operation of electric heat, in ceiling, floors or walls. The aged baseboard heating system was detached from the wall numerous location and not tested due to safety hazard potential. Recommend a qualified HVAC contractor revaluate the entire heating system for repair/replacement. Hydronic heating may be a great upgrade. 

Electric Electrical Contractor
Credit
Comment
8.3.1 - Vents, Flues & Chimneys

Nonstandard location

Unknown venting for basement wine cellar. Inquire with seller for further details. 

Contractor Qualified Professional
Credit
Comment
8.4.1 - Gas/LP Firelogs & Fireplaces

Cracked warped bricks in firebox

Bricks in Fire box appear to be cracked/warped. I recommend evaluation and repair as needed by a qualified chimney sweep prior to use. 

Fireplace Chimney Repair Contractor

9 - Attic, Insulation & Ventilation

IN IQ DM MC SH E NP
9.1 Attic Insulation X
9.2 Floor Insulation X
9.3 Ventilation X
9.4 Exhaust Systems X
Attic Insulation: Insulation Type
Batt, Cellulose
Floor Insulation: Flooring Insulation
Batt
Ventilation: Ventilation Type
Ridge Vents, Gable Vents, Power Vent
Exhaust Systems: Dryer Power Source
220 Electric
Exhaust Systems: Dryer Vent
Metal
Exhaust Systems: Exhaust Fans
Fan/Heat/Light

The insulation and ventilation of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Venting of exhaust fans or clothes dryer cannot be fully inspected and bends or obstructions can occur without being accessible or visible (behind wall and ceiling coverings). Only insulation that is visible was inspected. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

The home inspector shall observe: Insulation and vapor retarders in unfinished spaces; Ventilation of attics and foundation areas; Kitchen, bathroom, and laundry venting systems; and the operation of any readily accessible attic ventilation fan, and, when temperature permits, the operation of any readily accessible thermostatic control. The home inspector shall describe: Insulation in unfinished spaces; and Absence of insulation in unfinished space at conditioned surfaces. The home inspector shall: Move insulation where readily visible evidence indicates the need to do so; and Move insulation where chimneys penetrate roofs, where plumbing drain/waste pipes penetrate floors, adjacent to earth filled stoops or porches, and at exterior doors. The home inspector is not required to report on: Concealed insulation and vapor retarders; or Venting equipment that is integral with household appliances.

  • IN = Inspected
  • IQ = Inquire with seller
  • DM = Deferred Maintenance
  • MC = Major Concern
  • SH = Potential Safety Hazard
  • E = Excluded
  • NP = Not Present
Credit
Comment
9.1.1 - Attic Insulation

Rodent activity attic

Rodent activity noted in the attic area. I recommend contacting a qualified Pest Control Operator to remedy the situation and re-inspect the area. This will include but not limited to removing all rodents, rodent droppings, repairing/replacing, all damaged materials <i.e. insulation, electrical, etc.>, inquiring with the sellers on the history of rodent activity/infestation. Followed by taking the proper steps to ensure no future infestation will occur. Due to the common nature of rodent accessing different areas of the home I recommend these steps also be taken in any other areas where pest activity/infestation has occurred.


Pest control Pest Control Pro
Credit
Comment
9.3.1 - Ventilation

Non-operable fan

The fan appeared to be non-operable at the time of Inspection. I recommend a qualified HVAC technician to repair/replace. 

Soffit vents not installed. Non-standard electrical installation in attic. Refer to electrician for repair/replacement. 

Fire HVAC Professional
Credit
Comment
9.4.1 - Exhaust Systems

Strange vents

Unknown vents in storage area. Inquire with seller for further details. 

Contractor Qualified Professional

10 - Basement, Foundation, Crawlspace & Structure

IN IQ DM MC SH E NP
10.1 Foundation, Basements and crawlspace. X
10.2 Columns and piers X
10.3 Vapor Retarders (Crawlspace or Basement) X
10.4 Structural System (Walls-Ceilings-Floors) X
10.5 Roof Structure and Attic X
Foundation, Basements and crawlspace.: Inspection Method
No crawlspace
Foundation, Basements and crawlspace.: Material
Concrete
Columns and piers: Material
Concrete
Roof Structure and Attic: Inspection Method
Attic Access
Roof Structure and Attic: Structural Systems
Trusses

The structure of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

The Home Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilings and roof. The home inspector shall describe the type of Foundation, floor structure, wall structure, columns or piers, ceiling structure, roof structure. The home inspector shall: Probe structural components where deterioration is suspected; Enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entry could damage the property, or when dangerous or adverse situations are suspected; Report the methods used to observe under floor crawl spaces and attics; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to: Enter any area or perform any procedure that may damage the property or its components or be dangerous to or adversely effect the health of the home inspector or other persons.

  • IN = Inspected
  • IQ = Inquire with seller
  • DM = Deferred Maintenance
  • MC = Major Concern
  • SH = Potential Safety Hazard
  • E = Excluded
  • NP = Not Present
Credit
Comment
10.1.1 - Foundation, Basements and crawlspace.

Foundation Cracks - Minor

Larger then normal cracks in the basement floor. Common for the age of the home budget for additional repairs when completing construction on the basement area. 

Here is an informational article on foundation cracks.

House construction Structural Engineer
Credit
Comment
10.1.2 - Foundation, Basements and crawlspace.

Rodent activity

Rodent activity noted next to electrical panels in basement. Refer to a pest control operator for remediation. 

Pest control Pest Control Pro
Credit
Comment
10.4.1 - Structural System (Walls-Ceilings-Floors)

Floor joist notched

A floor joist in the basement has been notched.  The notch appears large enough that reinforcement is recommended. I recommend a qualified contractor proficient in structural framing evaluate and repair/replace as needed. 

Hardhat General Contractor

11 - Built-in Appliances

IN IQ DM MC SH E NP
11.1 Dishwasher X
11.2 Refrigerator X
11.3 Range/Oven/Cooktop X
11.4 Garbage Disposal X
11.5 Built-in Microwave X
Dishwasher: Dishwasher
Aged
Refrigerator: Type
Aged
Range/Oven/Cooktop: Exhaust Hood Type
Aged
Range/Oven/Cooktop: Oven/Cooktop
Aged
Garbage Disposal: Type
Aged
Built-in Microwave: Type
Aged

The built-in appliances of the home were inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

The home inspector shall observe and operate the basic functions of the following kitchen appliances: Permanently installed dishwasher, through its normal cycle; Range, cook top, and permanently installed oven; Trash compactor; Garbage disposal; Ventilation equipment or range hood; and Permanently installed microwave oven. The home inspector is not required to observe: Clocks, timers, self-cleaning oven function, or thermostats for calibration or automatic operation; Non built-in appliances; or Refrigeration units. The home inspector is not required to operate: Appliances in use; or Any appliance that is shut down or otherwise inoperable.

  • IN = Inspected
  • IQ = Inquire with seller
  • DM = Deferred Maintenance
  • MC = Major Concern
  • SH = Potential Safety Hazard
  • E = Excluded
  • NP = Not Present
Credit
Comment
11.1.1 - Dishwasher

Aged Unit-Budget for Replacement

The appliances are aged and in need of replacement. Although operable at time of inspection they have exceeded their design and have an unknown failure date in the future. 

Wash Appliance Repair

12 - Items Not Inspected

IN IQ DM MC SH E NP
Sprinkler system

Sprinkler systems are outside the scope of a standard home inspection. I recommend inquiring with a builder about maintenance to this system.


  • IN = Inspected
  • IQ = Inquire with seller
  • DM = Deferred Maintenance
  • MC = Major Concern
  • SH = Potential Safety Hazard
  • E = Excluded
  • NP = Not Present