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1234 Main St.
Cadiz, KY 42211
10/13/2019 9:00AM

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We appreciate the opportunity to conduct your Home Inspection for you! Please carefully read your entire Inspection Report. After you have reviewed your report, feel free to call us if you have any questions. Remember, even though the inspection is completed, and the report is delivered, we are still available to you for any questions you may have.

Homes do not "Pass" or "Fail” a home inspection; rather, it is a general inspection to identify major deficiencies in the systems, components, and any items that may need further investigation or repair. The following report is based on an inspection of the visible portion of the structure at time of the inspection. A home inspection does NOT include building code compliance, or cosmetic items. Any recommendations by the inspector suggest a second opinion or further inspection by a qualified contractor. We recommend that licensed contractors evaluate and repair any and all critical concerns or defects. 

KEY DEFINITIONS

INSPECTED (IN): The system or component was visually examined using normal operating controls, or by accessing readily accessible areas. If no comments were made, it appeared to be functioning as intended allowing for normal age and wear.

NOT INSPECTED (NI): The system or component was not examined, and no representation of whether or not it was functioning as intended is implied. The reason the item was not inspected will be described within the Limitations tab of this report.

NOT PRESENT (NP): This indicates that a system or component that is required to be inspected by the Standards of Practice was not present at the time of the home inspection.

Observation (O): A system or component has a continuation that requires either maintenance or further evaluation by a qualified contractor for repair or replacement.

CATEGORIES of DEFICIENCIES

This report divides deficiencies into three categories: Maintenance Items (coloured in blue), Recommendations (in orange), and Significant Defects (in red)


Includes components/systems with minor deficiencies or that are in need of routine maintenance to increase the life span of the component or system. 

Includes components/systems with moderate deficiencies, or latent defects at the time of inspection, and could benefit from repair or replacement.

Denotes a deficient component or a condition which should be addressed quickly. These will fall into one of the following three categories:  

1. Major defects. An example of this would be a structural failure of the foundation.
2. Safety hazards, such as an exposed, live buss bar at the electrical panel.
3. Minor condition that left uncorrected will lead to a major defect. An example would be a small roof leak.

Often, a serious problem can be corrected inexpensively to protect both life and property.

This categorization is the opinion of the inspector and is based on what was observed at the time of inspection. It is not intended to imply that items documented in any one category are not in need of correction. Maintenance items or latent defects left unrepaired can soon become significant defects. It should be considered very likely there will be other issues you personally may consider deficient, and you should add these as desired. There may also be defects that you feel belong in a different category, and, again, you should feel free to consider the importance you believe they hold and act accordingly.

The inspection and report are prepared for the sole, confidential, and exclusive use and possession of the client only. The report, the contents of this report, and any representation made herein are the property of the client and Liberty Inspections.

1 - Inspection Details

In Attendance
Inspector only
Occupancy
Vacant
Temperature (approximate)
88 Fahrenheit (F)
Type of Building
Detached, Single Family
Foundation Type
Slab
Weather Conditions
Clear
Home Generally Faces
South

The orientation for specific locations identified in the report is given by compass directions. If these are not practical, then the locations will be given from the perspective of facing the building from the street.

Report Does Not Address

This report does not address environmental hazards, including: Lead-based paint, Radon, Asbestos, Cockroaches, Rodents Pesticides, Treated lumber, Fungus, Mercury, Carbon monoxide; or Other similar environmental hazards. Nor does it address subterranean systems or system components (operational or nonoperational), including: Sewage disposal, Water supply or Fuel storage or delivery.

You should contact a competent specialist if information, identification, or testing of the above is desired.


2 - Roof

IN NI NP O
2.1 Coverings X
2.2 Roof Drainage Systems X X
2.3 Flashings X
2.4 Roof Penetrations X
Inspection Method
Drone
Coverings: Material
Asphalt shingles
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
2.2.1 - Roof Drainage Systems

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. Recommend improving downspout extensions to drain 4- 6 feet from the foundation. 


Tools Handyman/DIY

3 - Exterior

IN NI NP O
3.1 Exterior Cladding X X
3.2 Vegetation, Grading, Drainage & Retaining Walls X
3.3 Driveways & Walkways X
3.4 Eaves, Soffits & Fascia X
3.5 Porch X
3.6 Deck X X
Exterior Cladding: Material
Vinyl, Brick Veneer, Stone Veneer
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
3.1.1 - Exterior Cladding

Mortar damaged

One or more areas of mortar are damaged this could allow water to penetrate causing further deterioration of the steps. Recommend repair by a mason.

Brick Masonry, Concrete, Brick & Stone
Credit
Comment
3.1.2 - Exterior Cladding

Trim / Flashing Improperly Installed

Flashing & trim pieces were improperly installed, which could result in moisture intrusion and damaging leaks. Recommend a qualified siding contractor evaluate and repair.

Siding Siding Contractor
Credit
Comment
3.6.1 - Deck

New Deck - Water Sealant Required

New deck has not been painted or sealed. Recommend water sealant / paint be applied after deck has had time to season to help preserve the wood.


Tools Handyman/DIY

4 - Heating, ventilation, and air conditioning (HVAC)

IN NI NP O
4.1 Heat Pump DS X
4.2 Heat Pump US X X
4.3 Distribution Systems X
4.4 Normal Operating Controls X
4.5 Presence of Installed Heat Source in Each Room X
Heat Pump DS: Outside Unit Brand
Rheem
Heat Pump DS: Energy Source
Electric, Heat pump
Heat Pump DS: Heat Source
Electric, Heat pump
Heat Pump DS: Location
Exterior West
Heat Pump DS: Inside Unit Brand
Ruud
Heat Pump US: Outside Unit Brand
Rheem
Heat Pump US: Energy Source
Electric, Heat pump
Heat Pump US: Heat Source
Electric, Heat pump
Heat Pump US: Location
Exterior West
Heat Pump US: Inside Unit Brand
Ruud
Heat Pump US: Location Inside Unit
Attic
Distribution Systems: Ductwork
Flex Ducts, Insulated
Heat Pump DS: Location Inside Unit
Garage
Heat Pump DS: Age Outside Unit
3 Months

Average life expectancy of a heat pump 10-15 years. Several factors will contribute to how long the equipment will last, regular routine maintenance will help increase the life of the equipment. 

Heat Pump DS: Age Inside Unit
1 Months

Average life expectancy of a heat pump 10-15 years. Several factors will contribute to how long the equipment will last, regular routine maintenance will help increase the life of the equipment.

Heat Pump US: Age Outside Unit
2 Months

Average life expectancy of a heat pump 10-15 years. Several factors will contribute to how long the equipment will last, regular routine maintenance will help increase the life of the equipment. 

Heat Pump US: Age Inside Unit
1 Years

Average life expectancy of a heat pump 10-15 years. Several factors will contribute to how long the equipment will last, regular routine maintenance will help increase the life of the equipment.

Normal Operating Controls: Thermostat location
Bonus room, Living room
Not tested heat mode

Due to outdoor temperature at time of inspection system was not tested in heating mode. 

Distribution Systems: Concealed by Finishes

Majority of the ductwork are concealed by finishes and could not be inspected. Any reference in the report to ductwork is for the portions that were visible.  

Presence of Installed Heat Source in Each Room: Heat Not Inspected

The HVAC system was not operated in heating mode during the inspection, could not confirm heat source in ever room.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
4.2.1 - Heat Pump US

Not Lowering Temp

The HVAC system is not lowering the temperature inside the house.  Recommend further evaluation by a HVAC contractor. 

The indicator temperature on the thermostat when the inspector began the interior inspection was 77 with the thermostat set to 75., The inspector lowered the set point on the thermostat to 71 after approximately one hour the thermostat still indicated it inside temperature of 77 while still being set to 71.

Fire HVAC Professional

5 - Garage

IN NI NP O
5.1 Ceiling X
5.2 Floor X
5.3 Walls X
5.4 Garage Door X
5.5 Garage Door Opener X
5.6 Occupant Door (From garage to inside of home) X
Type
Attached
Size
3 Car
Garage Door: Material
Metal, Non-insulated
Garage Door: Number of Doors
2
Garage Door Opener: There was no power to the garage door opener’s

There was no power to the garage door opener’s. The breaker labeled garage outlets was tripped and would not reset.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations

6 - Electrical

IN NI NP O
6.1 Service Entrance Conductors X
6.2 Main & Subpanels, Service & Grounding, Main Overcurrent Device X X
6.3 Branch Wiring Circuits X
6.4 Lighting Fixtures, Switches & Receptacles X X
6.5 GFCI X
6.6 AFCI X
6.7 Carbon Monoxide Detectors X
6.8 Smoke Detectors X
Service Entrance Conductors: Electrical Service Conductors
Below Ground, 220 Volts
Service Entrance Conductors: Material
Unknown
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
Square D
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
200 AMP
Branch Wiring Circuits: Branch Wire 15 and 20 AMP
Copper
Branch Wiring Circuits: Wiring Method
Romex
GFCI : Reset At

All GFCIsReset at the main panel with the breaker.

Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Garage
GFCI : Description

GFCI is an electrical safety device that cuts power to the individual outlet and/or entire circuit when as little as .005 amps is detected leaking Kitchens, bathrooms. whirlpools/hot-tubs, unfinished basements, garages, and exterior circuits are normally GFCI protected. This is to protect from electrical shock.

AFCI: Description

AFCI is an electrical safety device that helps protect against fires by detecting arc faults. An arc (or sparking) fault is an electrical problem that occurs when electricity moves from one one conductor across an insulator to another conductor. This generates heat that can ignite nearby combustible material, starting a fire. At a minimum, all bedroom circuits are normally AFCI protected.

Service Entrance Conductors: Not Visable

The Service entrance conductors were not visible due to being under ground. 

Branch Wiring Circuits: Concealed Wiring

Electrical components concealed behind finished surfaces are not visible to be inspected.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
6.2.1 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Missing Screws

Cover is missing screws. Recommend an electrician replacing the missing screws.

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

Breaker not resetting

One or more breaker in the main panel has tripped and will not reset. Recommend further evaluation from a licensed electrician to determine the cause and then repair or replace as needed.

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

Receptacle - No Power

There is no power at the receptacle. Recommend repair or replace by a licensed electrician.


The breaker 11 labeled garage outlet would not reset

Electric Electrical Contractor
Credit
Comment
6.8.1 - Smoke Detectors

Change Batteries

Smoke alarm powered by a nine-volt battery
Test the alarm monthly.
Replace the batteries at least once every year.
Replace the entire smoke alarm every 10 years.

Smoke alarm powered by a 10-year lithium (or long-life) battery
Test the alarm monthly.
Since you cannot (and should not) replace the lithium battery, replace the entire smoke alarm according to the manufacturers instructions.

Smoke alarm that is hardwired into your homes electrical system
Test the alarm monthly.
Replace the backup battery at least once every year.
Replace the entire smoke alarm every 10 years.

Wrench DIY

7 - Plumbing

IN NI NP O
7.1 Hose Bib X
7.2 Main Water Shut-off Device X
7.3 Drain, Waste, & Vent Systems X
7.4 Water Supply, Distribution Systems & Fixtures X
7.5 Hot Water Systems, Controls, Flues & Vents X
7.6 Fuel Storage & Distribution Systems X
Water Source
Public/Municipal
Drain, Waste, & Vent Systems: Material
PVC
Water Supply, Distribution Systems & Fixtures: Distribution Material
Pex
Water Supply, Distribution Systems & Fixtures: Water Supply Material
Unknown
Hot Water Systems, Controls, Flues & Vents: Capacity
50
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Electric
Main Water Shut-off Device: Location
Closet
Hot Water Systems, Controls, Flues & Vents: Location
Garage
Hot Water Systems, Controls, Flues & Vents: Manufacturer
Bradford & White

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. 


Hot Water Systems, Controls, Flues & Vents: Age
1 Months

Average life expectancy of a water heater is 6-12 years. Several factors will contribute to how long the equipment will last, regular routine maintenance will help increase the life of the equipment. 


Here is an article that explains water heater maintenance 

Slab Foundation

Plumbing pipes are concealed in the slab, so it is not possible to conduct a visual inspection of the pipes both the supply side and the drain, waste, vent side. Under slab plumbing is surrounded by cement and generally difficult to access or repair. This means that if a pipe or connector fails, it may be difficult to detect until the problem has caused enough damage to make it obvious.

Concealed by finishes

The majority of the plumbing supply and drain pipes were concealed by finishes. The comments that reference material used or for those sections that were visible during the inspection.

Fuel Storage & Distribution Systems: Not Installed

The propane system is not installed at time of inspection. 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations

8 - Interior, Doors, &Windows

IN NI NP O
8.1 Interior Doors X
8.2 Exterior Doors X
8.3 Windows X
8.4 Floors X
8.5 Walls X
8.6 Ceilings X
8.7 Countertops & Cabinets X
8.8 Caulking X
Caulking: Caulking

Water intrusion from bathtubs, shower enclosures and sinks is a common cause of damage behind walls, sub floors, and ceilings below bathrooms. As such, periodic re-caulking and grouting of tub and shower areas is an ongoing maintenance task which should be inspected and maintained as needed.

Areas which should be examined periodically are vertical corners, horizontal corners/grout lines between walls and tubs/shower pans and at walls near floor areas. Also, the underside of shower curbs, the tub lip, tub spouts, faucet trim plates and any other areas were water could enter.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations

9 - Appliances

IN NI NP O
9.1 Dryer Vent X
9.2 Range/Oven/Cooktop X X
9.3 Dishwasher X
9.4 Refrigerator X
9.5 Built-in Microwave X
9.6 Garbage Disposal X
Range/Oven/Cooktop: Exhaust Hood Type
Re-circulate
Range/Oven/Cooktop: Range/Oven Energy Source
Electric
Dishwasher: Brand
Whirlpool
Built-in Microwave: Brand
Whirlpool
Dryer Vent: Dryer Vent
Metal
Range/Oven/Cooktop: Range/Oven Brand
Whirlpool
Refrigerator: Brand
Whirlpool
Appliance Testing

Appliances are tested by turning them on for a short period of time. It is recommended that appliances be operated once again during the final walkthrough inspection prior to closing.  Oven(s), Range and Microwave thermostats, timers, clocks and other specialized cooking functions and features are not tested during this inspection. Dishwasher, Clothes Washer and Dryer are tested for basic operation in one mode only. Their temperature calibration, functionality of timers, effectiveness, efficiency and overall adequacy is outside the scope of this inspection.

Range/Oven/Cooktop: Items in Oven

There are  items in the oven preventing the oven from being turned on. Recommend testing oven on final walk-through.

Dishwasher not inspected.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
9.2.1 - Range/Oven/Cooktop

Range Not Fastened

Range was not fastened to the floor. This poses a safety hazard to children. Recommend a qualified contractor secure range so it can't tip. 

Credit
Comment
9.3.1 - Dishwasher

Not completely installed

 The dishwasher appears to not be installed completely, there was not a water line or drain line connected. Recommend having the builder complete the installation and then demonstrate one complete cycle of the dishwasher. 

Contractor Builder

10 - Attic

IN NI NP O
10.1 Insulation X
10.2 Ventilation X
10.3 Exhaust Systems X X
10.4 Ceiling Structure X
10.5 Roof Structure X
Access Location
Pull Down Ladder, Hallway
Method of Inspection
Walked, Limited
Insulation: Type
Blown, Fiberglass, Batt
Insulation: Average Depth of Insulation
15 in
Ventilation: Ventilation Type
Soffit Vents, Box Vents, Passive
Exhaust Systems: Bathroom Exhaust Fans
Fan Only
Ceiling Structure: Ceiling Structure
Wooden Joist
Roof Structure: Material
Wooden Rafters
Roof Structure: Sheathing
OSB
Limit Access

Due to attic height and lack of flooring in the attic the areas that could be inspected was limited. 

Insulation.

Insulation prevented full inspection of ceiling structure. 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
10.3.1 - Exhaust Systems

Exterior cover missing

One or more vent exterior covers are missing. This could allow pest to enter the house. Recommend installing the appropriate cover. 

Contractor Qualified Professional

11 - Fireplace

IN NI NP O
11.1 Vents, Flues & Chimneys X
11.2 Lintels X
11.3 Damper Doors X
11.4 Cleanout Doors & Frames X
Type
Gas
No Gas Supply

Gas has not been installed, so operation of gas fireplaces could not be verified. Recommend having gas supply turned on and operation of fireplaces confirmed.

Chimney

The chimney liner/ vent /flue was not inspected because they are not visible form end to end. A home inspection only includes readily visible areas of the fire place chimney. Recommend the fireplace and chimney be inspected by an inspector certified by the Chimney Safety Institute of America (CSIA). Find a CSIA-certified inspector near you at here.

Vents, Flues & Chimneys not present.

Lintels: Not visible

Due to the style of the fireplace insert the lentil was not visible.

Damper Doors not present.

Cleanout Doors & Frames not present.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations

12 - Foundation

IN NI NP O
12.1 Basements & Crawlspaces X
12.2 Foundation X
12.3 Insulation X
12.4 Floor Structure X
Foundation: Material
Slab on Grade
Floor Structure: Material
Slab on grade
Slab on Grade

The majority of a slab on grade foundation can not be visually inspected as the slab rest on grade (ground) so there is no access to the under side. Floor finishes such as carpet, hardwood, tile, etc prevent a visual inspection from inside. 

Basements & Crawlspaces not present.

Insulation: Slab on grade

Insulation is not required with the style of foundation

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations

13 - Check List

IN NI NP O
13.1 Thermostat X
13.2 Range/Oven/Cooktop X
Thermostat : 1st floor

Cool 76

Thermostat : 2nd Floor
Thermostat : 2nd floor reset temp

Cool 75

Range/Oven/Cooktop: Turned Off
Thermostat : 1st Floor Reset

First floor HVAC unit was turned to the off position due to the condensation pump not having power.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations