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1234 Main St.
Bristow, VA 20136
11/21/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
80
Items Inspected
26
Recommendations
6
Safety/needs attention

1 - Inspection Details

In Attendance
Client, Client's agent
Occupancy
Furnished, Occupied
Style
Multi-level
Temperature (approximate)
63 Fahrenheit (F)
Type of Building
Single Family
Weather Conditions
Dry, Cloudy

2 - Exterior

IN NI NP R
2.1 Siding, Flashing & Trim X X
2.2 Walkways, Patios & Driveways X
2.3 Decks, Balconies, Porches & Steps X X
2.4 Eaves, Soffits & Fascia X X
2.5 Vegetation, Grading, Drainage & Retaining Walls X
2.6 Exterior Doors X X
2.7 Irrigation X
Inspection Method
Drone, Visual
Siding, Flashing & Trim: Siding Material
Vinyl, Brick
Siding, Flashing & Trim: Siding Style
Horizontal Panel
Walkways, Patios & Driveways: Materials
Asphalt, Concrete
Decks, Balconies, Porches & Steps: Appurtenance
Deck
Decks, Balconies, Porches & Steps: Material
Wood
Exterior Doors: Exterior Entry Door
Glass, Wood, Steel
Irrigation: System Pictures

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.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
Credit
Comment
2.1.1 - Siding, Flashing & Trim

Damaged Caulking
Exterior

The exterior caulking was observed to be cracking/damaged in one or more areas around the exterior of the home. I recommend a qualified contractor cut out the old caulk and replace it with new to prevent water intrusion.

Contractor Qualified Professional
Credit
Comment
2.1.2 - Siding, Flashing & Trim

Trim- Dry Rot
Exterior

The exterior wood trim was found to have dry rot in one or more areas around the exterior of the home. I recommend having a qualified professional remove and replace with PVC material to prevent future rotting.

Here is a quick video on the difference between Wood vs. PVC.

Contractor Qualified Professional
Credit
Comment
2.1.3 - Siding, Flashing & Trim

Biological Growth
Exterior

Biological growth was observed on the exterior of the home. This is an aesthetic issue and is not uncommon especially on shaded portions of the home. Recommend these areas be power washed on an annual basis. 

Contractor Qualified Professional
Credit
Comment
2.1.4 - Siding, Flashing & Trim

Shutters- Loose
Front

One or more window shutters were found to be loose to the siding and should be re-secured by a qualified professional. 

Contractor Qualified Professional
Credit
Comment
2.3.1 - Decks, Balconies, Porches & Steps

Non-Graspable Handrail

Handrail in place is considered as a non-graspable handrail and is a safety hazard. Recommend having a qualified contractor add a graspable handrail to prevent injury. 

House front 1 Deck Contractor
Credit
Comment
2.4.1 - Eaves, Soffits & Fascia

Steel Lintel Rust

The steel lintel above the exterior door was found to be starting to rust. Recommend a qualified professional properly sand and paint to prevent further deterioration and cracking of bricks. 

Contractor Qualified Professional
Credit
Comment
2.6.1 - Exterior Doors

Screen Door- Missing
Basement Exterior

The screen door was found to be missing on the sliding door during the inspection. 

Contractor Qualified Professional

3 - Garage

IN NI NP R
3.1 Ceiling X
3.2 Walls & Firewalls X
3.3 Floor X
3.4 Garage Door X
3.5 Automatic Door Opener & Safeties X X
3.6 Occupant Door (From garage to inside of home) X X
Garage Door: Material
Aluminum, Glass
Garage Door: Type
Automatic
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
Credit
Comment
3.5.1 - Automatic Door Opener & Safeties

Auto Reverse- Inoperable
Both doors

The auto reverse pressure sensitivity was not responding at time of inspection. This is a safety hazard to children and pets. Recommend a qualified garage door contractor evaluate and repair.

Garage Garage Door Contractor
Credit
Comment
3.6.1 - Occupant Door (From garage to inside of home)

Not Self-closing

The door from the garage to the home is recommended to have self-closing hinges to help prevent spread of a fire to the living space. Recommend a qualified contractor install self-closing hinges.

DIY Resource Link.

Door Door Repair and Installation Contractor

4 - Roof

IN NI NP R
4.1 Coverings X
4.2 Roof Drainage Systems X X
4.3 Flashings X
4.4 Skylights, Chimneys & Other Roof Penetrations X
Inspection Method
Drone
Roof Type/Style
Gable
Roof Drainage Systems: Gutter Material
Aluminum
Flashings: Material
Aluminum
Coverings: Material
Asphalt
Skylights, Chimneys & Other Roof Penetrations: Skylight Pictures

I. The inspector shall inspect from ground level or the eaves: A. the roof-covering materials; B. the gutters; C. the downspouts; D. the vents, flashing, skylights, chimney, and other roof penetrations; and E. the general structure of the roof from the readily accessible panels, doors or stairs. II. The inspector shall describe: A. the type of roof-covering materials. III. The inspector shall report as in need of correction: A. observed indications of active roof leaks. IV. The inspector is not required to: A. walk on any roof surface. B. predict the service life expectancy. C. inspect underground downspout diverter drainage pipes. D. remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces. E. move insulation. F. inspect antennae, satellite dishes, lightning arresters, de-icing equipment, or similar attachments. G. walk on any roof areas that appear, in the inspectors opinion, to be unsafe. H. walk on any roof areas if doing so might, in the inspector's opinion, cause damage. I. perform a water test. J. warrant or certify the roof. K. confirm proper fastening or installation of any roof-covering material.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
Credit
Comment
4.2.1 - Roof Drainage Systems

Debris

Debris has accumulated in the gutters. Recommend cleaning to facilitate water flow.

Here is a DIY resource for cleaning your gutters. 

Roof Roofing Professional

5 - Doors, Windows & Interior

IN NI NP R
5.1 Doors X
5.2 Windows X X
5.3 Floors X X
5.4 Walls X
5.5 Ceilings X X
5.6 Steps, Stairways & Railings X
5.7 Countertops & Cabinets X
5.8 Fireplace X X
Windows: Window Type
Double-hung
Windows: Window Manufacturer
Unknown
Floors: Floor Coverings
Carpet, Hardwood, Tile
Walls: Wall Material
Drywall, Tile
Ceilings: Ceiling Material
Drywall
Countertops & Cabinets: Countertop Material
Granite
Countertops & Cabinets: Cabinetry
Wood

I. The inspector shall inspect: A. a representative number of doors and windows by opening and closing them; B. floors, walls and ceilings; C. stairs, steps, landings, stairways and ramps; D. railings, guards and handrails; and E. garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls. II. The inspector shall describe: A. a garage vehicle door as manually-operated or installed with a garage door opener. III. The inspector shall report as in need of correction: A. improper spacing between intermediate balusters, spindles and rails for steps, stairways, guards and railings; B. photo-electric safety sensors that did not operate properly; and C. any window that was obviously fogged or displayed other evidence of broken seals. IV. The inspector is not required to: A. inspect paint, wallpaper, window treatments or finish treatments. B. inspect floor coverings or carpeting. C. inspect central vacuum systems. D. inspect for safety glazing. E. inspect security systems or components. F. evaluate the fastening of islands, countertops, cabinets, sink tops or fixtures. G. move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure. H. move suspended-ceiling tiles. I. inspect or move any household appliances. J. inspect or operate equipment housed in the garage, except as otherwise noted. K. verify or certify the proper operation of any pressure-activated auto-reverse or related safety feature of a garage door. L. operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with local, state or federal standards. M. operate any system, appliance or component that requires the use of special keys, codes, combinations or devices. N. operate or evaluate self-cleaning oven cycles, tilt guards/latches, or signal lights. O. inspect microwave ovens or test leakage from microwave ovens. P. operate or examine any sauna, steamgenerating equipment, kiln, toaster, ice maker, coffee maker, can opener, bread warmer, blender, instant hot-water dispenser, or other small, ancillary appliances or devices. Q. inspect elevators. R. inspect remote controls. S. inspect appliances. T. inspect items not permanently installed. U. discover firewall compromises. V. inspect pools, spas or fountains. W. determine the adequacy of whirlpool or spa jets, water force, or bubble effects. X. determine the structural integrity or leakage of pools or spas.

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

Missing Screen
Throughout Home

One or more windows are missing screens. Recommend re-installing. 

Window Window Repair and Installation Contractor
Credit
Comment
5.2.2 - Windows

Painted Shut
Laundry Room, Master Bedroom, 2nd Fl Bedroom 3

One or more windows are painted shut. Recommend windows be restored to functional use.
Window Window Repair and Installation Contractor
Credit
Comment
5.2.3 - Windows

Hazing
Kitchen, Family Room

One or more windows are hazing in between the windows. No condensation was found however this is a sign that the window seal is going bad. Recommend having a qualified window professional evaluate or replace. 

Window Window Repair and Installation Contractor
Credit
Comment
5.2.4 - Windows

Window Seals Failing
Kitchen

One or more windows were found to have the seals starting to fail within them. Recommend having a qualified window professional repair. 

Window Window Repair and Installation Contractor
Credit
Comment
5.3.1 - Floors

Ceramic Tile- Minor Cracking
2nd Fl Bathroom

It was found that there are hairline cracks in the ceramic floor tile in one or more areas. Recommend monitoring and replacing if it gets worse and becomes a safety hazard.

Contractor Qualified Professional
Credit
Comment
5.3.2 - Floors

Blocked Visibility
2nd Fl Bedroom 3

It should be noted that some areas of the floor were not visible at the time of inspection due to furniture, etc on floor coverings. 

Wrench DIY
Credit
Comment
5.5.1 - Ceilings

Ceiling Stains
Kitchen

One or more stains were found on ceiling that require repair and paint. Source of staining should be determined. No moisture was found to be present at this time.

Contractor Qualified Professional
Credit
Comment
5.5.2 - Ceilings

Possible Biological Growth
Basement utility room

There are possible signs of biological growth on ceiling. It is unknown if this is a safety hazard. Recommend a qualified mold inspector evaluate.

Hardhat Mold Inspector
Credit
Comment
5.8.1 - Fireplace

Chimney Flue- Damper
Living Rm

The damper on the fireplace flue was found to not properly opening/closing. Recommend having a qualified chimney contractor evaluate and repair. 

Fireplace Chimney Repair Contractor

6 - Foundation, Structure, Basement & Crawlspace

IN NI NP R
6.1 Foundation X
6.2 Basements & Crawlspaces X
6.3 Floor Structure X
6.4 Wall Structure X
6.5 Ceiling Structure X
6.6 Radon Mitigation System X
Inspection Method
Visual, Basement Access
Foundation: Material
Concrete
Floor Structure: Material
Wood Joists
Floor Structure: Sub-floor
Plywood
Floor Structure: Basement/Crawlspace Floor
Concrete
Floor Structure: Flooring Insulation
None
Radon Mitigation System: Pics

I. The inspector shall inspect: A. the foundation; B. the basement; C. the crawlspace; and D. structural components. II. The inspector shall describe: A. the type of foundation; and B. the location of the access to the under-floor space. III. The inspector shall report as in need of correction: A. observed indications of wood in contact with or near soil; B. observed indications of active water penetration; C. observed indications of possible foundation movement, such as sheetrock cracks, brick cracks, out-of-square door frames, and unlevel floors; and D. any observed cutting, notching and boring of framing members that may, in the inspector's opinion, present a structural or safety concern. IV. The inspector is not required to: A. enter any crawlspace that is not readily accessible, or where entry could cause damage or pose a hazard to him/herself. B. move stored items or debris. C. operate sump pumps with inaccessible floats. D. identify the size, spacing, span or location or determine the adequacy of foundation bolting, bracing, joists, joist spans or support systems. E. provide any engineering or architectural service. F. report on the adequacy of any structural system or component.

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

7 - Plumbing

IN NI NP R
7.1 Main Water/ Hose Bib Shut-off Valves X
7.2 Drain, Waste, & Vent Systems X X
7.3 Water Supply, Distribution Systems & Fixtures X X
7.4 Hot Water Systems, Controls, Flues & Vents X
7.5 Fuel Storage & Distribution Systems X
7.6 Sump Pump X X
7.7 Bathroom X X
7.8 Slop Sinks X
Drain, Waste, & Vent Systems: Drain Size
1 1/2", 3"
Drain, Waste, & Vent Systems: Material
PVC
Water Supply, Distribution Systems & Fixtures: Distribution Material
Copper
Water Supply, Distribution Systems & Fixtures: Water Supply Material
Copper
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Natural Gas
Hot Water Systems, Controls, Flues & Vents: Capacity
50 Gallons
Hot Water Systems, Controls, Flues & Vents: Location
Basement
Water Source
Well
Fuel Storage & Distribution Systems: Main Gas Shut-off Location
Gas Meter
Sump Pump: Location
Basement
Filters
Whole house conditioner
Main Water/ Hose Bib Shut-off Valves: Location
Basement
Hot Water Systems, Controls, Flues & Vents: Manufacturer
State

The water heater was manufactured in 2014 and is 5 years old. The average age for a water heater is 12 years old.


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

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

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
7.2.1 - Drain, Waste, & Vent Systems

Plumbing Vent Missing
Kitchen

No plumbing vent was found underneath the sink as the plumbing was only looped back into the drain line. I recommend having the pipe cut and install and mechanical vent. 

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

Hose Spigot- Off
Both

It was found that one of more of the hose spigots were turned off at the time of inspection. Recommend having a qualified professional turn on to verify operation. 

Contractor Qualified Professional
Credit
Comment
7.6.1 - Sump Pump

Straps Needed
Basement

The discharge line of the sump pump was found to be missing straps and shaking heavily when running/ shutting off. I recommend having a qualified professional install straps to help secure. 

Contractor Qualified Professional
Credit
Comment
7.7.1 - Bathroom

Caulking/ Grout
Basement Bathroom

Caulking and or grout was found to be missing or damaged. I recommend having a qualified professional remove and replace with new. 

Tools Handyman/DIY
Credit
Comment
7.7.2 - Bathroom

Bathtub & Shower Diverter Valve

The bathtub & shower diverter valve was found to be not working properly. I recommend having qualified plumber replace. 

Pipes Plumbing Contractor
Credit
Comment
7.7.3 - Bathroom

Sink Stopper- Not Working
1st Fl Bathroom

The pop up sink stoppers are not currently working properly with the pull handle. I recommend having a plumber evaluate and repair. 

Pipes Plumbing Contractor

8 - Heating

IN NI NP R
8.1 Equipment X
8.2 Normal Operating Controls X
8.3 Distribution Systems X
8.4 Vents, Flues & Chimneys X
8.5 Presence of Installed Heat Source in Each Room X
Equipment: Energy Source
Natural Gas
Equipment: Heat Type
Gas-Fired Heat, Forced Air
Distribution Systems: Ductwork
Non-insulated
Equipment: Brand
Trane

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

9 - Heating 2

IN NI NP R
9.1 Equipment X
9.2 Normal Operating Controls X
9.3 Distribution Systems X
9.4 Vents, Flues & Chimneys X
9.5 Presence of Installed Heat Source in Each Room X
Equipment: Energy Source
Natural Gas
Equipment: Heat Type
Gas-Fired Heat, Forced Air
Distribution Systems: Ductwork
Non-insulated
Equipment: Brand
Trane

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

10 - Cooling

IN NI NP R
10.1 Cooling Equipment X
10.2 Normal Operating Controls X
10.3 Distribution System X
10.4 Presence of Installed Cooling Source in Each Room X
Cooling Equipment: Configuration
Split
Cooling Equipment: Energy Source/Type
Central Air Conditioner
Cooling Equipment: Location
Exterior East
Cooling Equipment: Brand
Trane

Air filter- 16x25x1


Unit was installed in 2017 and is 2 years old.

I. The inspector shall inspect: A. the cooling system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the cooling system; and B. the cooling method. III. The inspector shall report as in need of correction: A. any cooling system that did not operate; and B. if the cooling system was deemed inaccessible. IV. The inspector is not required to: A. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system. B. inspect portable window units, through-wall units, or electronic air filters. C. operate equipment or systems if the exterior temperature is below 65 Fahrenheit, or when other circumstances are not conducive to safe operation or may damage the equipment. D. inspect or determine thermostat calibration, cooling anticipation, or automatic setbacks or clocks. E. examine electrical current, coolant fluids or gases, or coolant leakage.

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

11 - Cooling 2

IN NI NP R
11.1 Cooling Equipment X
11.2 Normal Operating Controls X
11.3 Distribution System X
11.4 Presence of Installed Cooling Source in Each Room X
Cooling Equipment: Configuration
Split
Cooling Equipment: Energy Source/Type
Central Air Conditioner
Cooling Equipment: Location
Exterior East
Cooling Equipment: Brand
Trane

Air filter- 14x14x1


Unit was installed in 2017 and is 2 years old.

I. The inspector shall inspect: A. the cooling system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the cooling system; and B. the cooling method. III. The inspector shall report as in need of correction: A. any cooling system that did not operate; and B. if the cooling system was deemed inaccessible. IV. The inspector is not required to: A. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system. B. inspect portable window units, through-wall units, or electronic air filters. C. operate equipment or systems if the exterior temperature is below 65 Fahrenheit, or when other circumstances are not conducive to safe operation or may damage the equipment. D. inspect or determine thermostat calibration, cooling anticipation, or automatic setbacks or clocks. E. examine electrical current, coolant fluids or gases, or coolant leakage.

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

12 - Electrical

IN NI NP R
12.1 Service Entrance Conductors X
12.2 Main & Subpanels, Service & Grounding, Main Overcurrent Device X X
12.3 Branch Wiring Circuits, Breakers & Fuses X
12.4 Lighting Fixtures, Switches & Receptacles X X
12.5 GFCI & AFCI X
12.6 Smoke Detectors X X
12.7 Carbon Monoxide Detectors X X
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
200 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
Square D
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Branch Wiring Circuits, Breakers & Fuses: Branch Wiring
Copper
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Romex
Service Entrance Conductors: Electrical Service Conductors
Below Ground, 240 Volts, Aluminum
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Garage
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub Panel Location
Basement

I. The inspector shall inspect: A. the service drop; B. the overhead service conductors and attachment point; C. the service head, gooseneck and drip loops; D. the service mast, service conduit and raceway; E. the electric meter and base; F. service-entrance conductors; G. the main service disconnect; H. panelboards and over-current protection devices (circuit breakers and fuses); I. service grounding and bonding; J. a representative number of switches, lighting fixtures and receptacles, including receptacles observed and deemed to be arc-fault circuit interrupter (AFCI)-protected using the AFCI test button, where possible; K. all ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible; and L. smoke and carbon-monoxide detectors. II. The inspector shall describe: A. the main service disconnect's amperage rating, if labeled; and B. the type of wiring observed. III. The inspector shall report as in need of correction: A. deficiencies in the integrity of the serviceentrance conductors insulation, drip loop, and vertical clearances from grade and roofs; B. any unused circuit-breaker panel opening that was not filled; C. the presence of solid conductor aluminum branch-circuit wiring, if readily visible; D. any tested receptacle in which power was not present, polarity was incorrect, the cover was not in place, the GFCI devices were not properly installed or did not operate properly, evidence of arcing or excessive heat, and where the receptacle was not grounded or was not secured to the wall; and E. the absence of smoke detectors. IV. The inspector is not required to: A. insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures. B. operate electrical systems that are shut down. C. remove panelboard cabinet covers or dead fronts. D. operate or re-set over-current protection devices or overload devices. E. operate or test smoke or carbon-monoxide detectors or alarms F. inspect, operate or test any security, fire or alarms systems or components, or other warning or signaling systems. G. measure or determine the amperage or voltage of the main service equipment, if not visibly labeled. H. inspect ancillary wiring or remote-control devices. I. activate any electrical systems or branch circuits that are not energized. J. inspect low-voltage systems, electrical de-icing tapes, swimming pool wiring, or any timecontrolled devices. K. verify the service ground. L. inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility. M. inspect spark or lightning arrestors. N. inspect or test de-icing equipment. O. conduct voltage-drop calculations. P. determine the accuracy of labeling. Q. inspect exterior lighting.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
Credit
Comment
12.2.1 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Double Tapping

It was observed that one or more current carrying conductors in the electric panel are under the same neutral bar lug. This has been known to cause sparks and electrical house fires due to loose connections. Recommend having a qualified electrician evaluate and repair.

Electric Electrical Contractor
Credit
Comment
12.2.2 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Missing Labels on Panel
Subpanel

At the time of inspection, panel was missing labeling. Recommend a qualified electrician identify and label all breakers. 

Electric Electrical Contractor
Credit
Comment
12.4.1 - Lighting Fixtures, Switches & Receptacles

Light or Fan Inoperable
Basement Exterior, Master Bedroom

One or more lights are not operating. New light bulb possibly needed.
Electric Electrical Contractor
Credit
Comment
12.4.2 - Lighting Fixtures, Switches & Receptacles

Light Fixture- Cover Missing
Garage

One or more light fixture(s) lens were found to be missing. Recommend having a qualified professional re-install. 

Contractor Qualified Professional
Credit
Comment
12.6.1 - Smoke Detectors

Detectors Wont Silence

While testing the smoke detector within the kitchen it was found that the smokes would not turn off on their own or even my pressing the hush button. I recommend having a qualified professional evaluate. 

Contractor Qualified Professional
Credit
Comment
12.7.1 - Carbon Monoxide Detectors

No Carbon Monoxide Detectors
Throughout Home

No Carbon Monoxide detectors were found in the home. Recommend installing due to natural gas appliances in the home. 
Wrench DIY

13 - Attic Structure, Insulation & Ventilation

IN NI NP R
13.1 Attic Insulation X
13.2 Ventilation X
13.3 Exhaust Systems X
Ventilation: Ventilation Type
Soffit Vents
Exhaust Systems: Exhaust Fans
Fan Only
Attic Insulation: Insulation Type
Fiberglass, Loose-fill

I. The inspector shall inspect: A. insulation in unfinished spaces, including attics, crawlspaces and foundation areas; B. ventilation of unfinished spaces, including attics, crawlspaces and foundation areas; and C. mechanical exhaust systems in the kitchen, bathrooms and laundry area. II. The inspector shall describe: A. the type of insulation observed; and B. the approximate average depth of insulation observed at the unfinished attic floor area or roof structure. III. The inspector shall report as in need of correction: A. the general absence of insulation or ventilation in unfinished spaces. IV. The inspector is not required to: A. enter the attic or any unfinished spaces that are not readily accessible, or where entry could cause damage or, in the inspector's opinion, pose a safety hazard. B. move, touch or disturb insulation. C. move, touch or disturb vapor retarders. D. break or otherwise damage the surface finish or weather seal on or around access panels or covers. E. identify the composition or R-value of insulation material. F. activate thermostatically operated fans. G. determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers or wiring. H. determine the adequacy of ventilation.

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

14 - Built-in Appliances

IN NI NP R
14.1 Range/Oven/Cooktop X
14.2 Dishwasher X
14.3 Microwave X
14.4 Refrigerator X
14.5 Garbage Disposal X
14.6 Dryer X
14.7 Washer X X
Range/Oven/Cooktop: Range/Oven Brand
GE
Range/Oven/Cooktop: Exhaust Hood Type
Re-circulate
Dishwasher: Brand
GE
Dryer: Dryer Power Source
240V
Dryer: Dryer Vent Material
Metal (Flex)
Dryer: Dryer Temp
Range/Oven/Cooktop: Range/Oven Energy Source
Gas
Refrigerator: Brand
GE

10.1 The inspector shall inspect: F. installed ovens, ranges, surface cooking appliances, microwave ovens, dishwashing machines, and food waste grinders by using normal operating controls to activate the primary function. 10.2 The inspector is NOT required to inspect: G. installed and free-standing kitchen and laundry appliances not listed in Section 10.1.F. H. appliance thermostats including their calibration, adequacy of heating elements, self cleaning oven cycles, indicator lights, door seals, timers, clocks, timed features, and other specialized features of the appliance. I. operate, or con rm the operation of every control and feature of an inspected appliance.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
Credit
Comment
14.7.1 - Washer

No Containment Pan

No containment pan was found underneath the washing machine incase of a leak. This is recommended to be in place when the washing machine is above another finished floor. I recommend having a qualified professional install.

Tools Handyman/DIY

15 - Final Checks

We returned the following items back to normal before leaving the property.
Washer- Off, Dryer- Off, Dishwasher- Off, Lights- Off, Oven- Off, Thermostat Temp