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1234 Main St.
Woodbine GA 31569
11/11/2018 9:00AM

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Guide to getting the most out of your inspection report

Marsh Buffalo Home Inspection Report Video 

Locations

Location orientation will be as if you were standing in front of your home looking at it.

Report Navigation

Categories

The Report contains categorizations of Immediate Concerns (red), Moderate Concerns (orange), and Minor issues (blue). The colors and classifications are done for illustrative purposes and convenience. All issues should be considered and evaluated equally.

The Red category is for a specific issue with a system or component that may have an adverse impact on the value of the property, that poses an unreasonable risk to people or property, and items that if not addressed promptly may lead to damage in the near future. The Orange category is for items that are not functional or will lead to further defects if not addressed. The Blue category is mostly routine maintenance that is due now and that new owners should do periodically.

The categorization is not intended to determine which items may need to be addressed per the contractual requirements of the agreement of sale of the property. All items should be addressed as you deem necessary.

The complete report includes additional information in the Information tabs of the report. I recommend that you read the entire Inspection report, including the InterNACHI SOP and the limitations tabs to fully assess the findings of the inspection. Please call us for any clarifications or further questions.

The report is best if viewed in the original html format. This allows the client to utilize embedded videos and attached links provided as additional informational resources (if applicable). The report can be printed using the PDF tab if a hard copy is desired.

Report Sharing

Dissemination

This report is the property of the client for whom it was prepared. Any unauthorized use or sharing of this report can leave the client vulnerable to liability. This report should only be shared as it pertains to the purchase contract of the client. Should the client choose not to buy this house the seller does not have the right to share or distribute this report.

Report Rights

Updating

I reserve the right to update inspection reports within 48 hours after initial release. This is to accommodate clarifications or additional information that might have come forward subsequent to the inspection.

1 - Inspection Details

Ground Condtion
Damp
In Attendance
Client
Occupancy
Vacant, Utilities On
Temperature (approximate)
98 Fahrenheit (F)
Type of Building
Single Family
Weather Conditions
Cloudy, Heavy Rain, Hot, Humid

2 - Roof

IN NI NP D
2.1 Coverings X X
2.2 Roof Drainage Systems X X
2.3 Flashings X X
2.4 Vent Pipes & Boots X X
Flashing Material
Galvanized
Gutter Material
Vinyl
Inspection Method
Binoculars, Ground, Ladder
Roof Material
Asphalt, Fiberglass
Roof Type/Style
Gable
Guide to proper shingle installation
Slope

Slope was too steep to walk safely.

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
  • D = Deficient
Credit
Comment
2.1.1 - Coverings

Damaged (General)

Roof coverings showed moderate damage. Recommend replacing.



Roof Roofing Professional
Credit
Comment
2.1.2 - Coverings

Sheathing Damage

The roof underlayment had areas of moderate damage visible at the time of the inspection. These areas should be repaired by a qualified roofing contractor to help prevent damage from roof leakage. The underlayment was inspected in representative areas only.

Roof Roofing Professional
Credit
Comment
2.1.3 - Coverings

No felt paper/underlayment

Roofing underlayment was not properly installed and will allow any water that gets underneath the shingles to penetrate directly into the roof sheathing. A roofer should properly install underlayment to prevent leaks.

Roof Roofing Professional
Credit
Comment
2.1.4 - Coverings

Sheathing-signs of leak

Areas of sheathing showed signs of leaks. At the time of inspection these areas were dry to the touch. New shingles appeared to have been recently installed and this may have corrected the areas with water staining. I recommend monitoring these areas and if they worsen a roofing contractor should be hired to correct the problem.

Contractor Qualified Professional
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, which can lead to foundation/structural movement. Recommend a qualified contractor adjust downspout extensions to drain at least 6 feet from the foundation. 

Here is a helpful DIY link and video on draining water flow away from your house. 

Roof Roofing Professional
Credit
Comment
2.2.2 - Roof Drainage Systems

Downspouts Missing

Home was missing downspouts in one or more areas. This can result in excessive moisture in the soil at the foundation, which can lead to foundation/structural movement. Recommend a qualified contractor install downspout extensions that drain at least 6 feet from the foundation. Only 1 downspout was installed on each of the gutters (front/back) the gutters will drain better if an additional downspout is installed.

Roof Roofing Professional
Credit
Comment
2.3.1 - Flashings

Kick out flashing missing

Missing kick out flashing was observed. Kick out  diverts water away from the wall and into the gutter. Inadequately flashed roofs can allow water to enter the wall causing sever water damage. Recommend a qualified professional evaluate and properly install a kick out flashing.  

Roof Roofing Professional
Credit
Comment
2.4.1 - Vent Pipes & Boots

Vent Boot

A vent boot was lifted and should be attached to the roof with sealant to prevent leaks and wind uplift.

Roof Roofing Professional
Credit
Comment
2.4.2 - Vent Pipes & Boots

Sheathing damage

A vent boot has deteriorated and is no longer functional. Water damage has occured at the base of the boot. Recommend replacing the boot immediately to prevent further damage.

Roof Roofing Professional

3 - Exterior

IN NI NP D
3.1 Siding & Trim X X
3.2 Flashing X
3.3 Eaves, Soffits & Fascia X X
3.4 Exterior Doors X X
3.5 Windows X X
3.6 Walkways & Driveways X X
3.7 Vegetation, Grading, Drainage & Retaining Walls X X
3.8 Decks, Porches & Steps X
3.9 Patio X
Appurtenance
Covered Porch, Patio
Driveway Material
Concrete
Exterior Entry Doors
Steel, Glass
Inspection Method
Visual, Ground, Ladder
Patio Material
Concrete
Siding Style
Lap
Siding Material
Fiber Cement
Site Grading
Flat
Porch Material
Concrete
Walkway Material
Concrete

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
  • D = Deficient
Credit
Comment
3.1.1 - Siding & Trim

Caulking or paint - Maintenance

Areas around the home are in need of  caulking and paint. Caulking around all exterior doors, windows and trim needs to be checked annually and re-caulked as needed. If not regularly maintained this can lead to water intrusion and wood decay. Every area in need of maintenace may not be noted and it is recommended that full evaluation is done when performing this maintenance.


Caulking and painting tips

Paint roller Painter
Credit
Comment
3.1.2 - Siding & Trim

Siding - Loose or missing

One or more siding boards were loose, which could result in moisture intrusion. Recommend a qualified siding contractor secure and fasten.

Siding Siding Contractor
Credit
Comment
3.1.3 - Siding & Trim

Siding - Open Penetration

Open penetrations were observed and can allow water to get behind the siding material and eventually cause decay and mold problems. It can also allow pests  into the home. Penetrations should be sealed using the appropriate methods for you siding material. 


Tools Handyman/DIY
Credit
Comment
3.1.4 - Siding & Trim

Pests

At the time of the inspection pests were observed. Recommend contacting a pest control specialist.

Pest control Pest Control Pro
Credit
Comment
3.3.1 - Eaves, Soffits & Fascia

Fascia - Damaged

One or more sections of the fascia are damaged. Recommend qualified roofer evaluate & repair.
Roof Roofing Professional
Credit
Comment
3.4.1 - Exterior Doors

Door Sill/Trim

At the time of inspection moisture was detected inside the sliding glass door. Recommend further evaluation and repair as needed.

Door Door Repair and Installation Contractor
Credit
Comment
3.4.2 - Exterior Doors

Threshold loose

Door threshhold is not sealed to the slab and has come loose from the jambs. Water was seeping under the threshold at the time of inspection. Recommend instaling guters to channel water away from the door and properly repairing or replacing the jamb and threshold.

Door Door Repair and Installation Contractor
Credit
Comment
3.5.1 - Windows

Seal failure

A window appeared to have a failed seal and should be replaced.

Window Window Repair and Installation Contractor
Credit
Comment
3.6.1 - Walkways & Driveways

Driveway Cracking/Damage

Cracks, holes, settlement, heaving and/or deterioration were found in the driveway. Recommend that qualified contractor repair as necessary.

Gardening shovel tool shape Concrete Contractor
Credit
Comment
3.7.1 - Vegetation, Grading, Drainage & Retaining Walls

Tree Overhang

Trees were overhanging the roof which can cause damage to the roof and prevent proper drainage from falling debris. Recommend a qualified tree service trim trees away from the home. 

Yard scissors Tree Service
Credit
Comment
3.7.2 - Vegetation, Grading, Drainage & Retaining Walls

Ground Erosion

Soil erosion has occurred around the foundation of the home. Erosion can cause ruts and/or negative grading that will hold water increasing the moisture around the homes foundation and can also breed insects if the water does not dry quickly. Recommend correcting the source causing the erosion and filling in the eroded areas with soil, sloping the ground away from the home. Caused by the gutter not draining properly.

Contractor Qualified Professional
Credit
Comment
3.7.3 - Vegetation, Grading, Drainage & Retaining Walls

Site drainage

At the time of inspection site grading and drainage was inadequate. Recommend further evaluation. 

Contractor Qualified Professional

4 - Foundation & Structure

IN NI NP D
4.1 Foundation X
4.2 Floor Structure X
4.3 Wall Structure X
4.4 Ceiling Structure X
4.5 Roof Structure & Attic Structure X
Foundation Material
Concrete, Slab on Grade
Inspection Method
Attic (partial], Exterior, Visual, Interior
Roof Structure Material
Wood
Floor Structure Material
Concrete
Roof Framing Type
Gable
Foundation: Foundation/Slab on grade

Most if not all of the slab/foundation is covered by back fill dirt, siding, vegetation, walls and floor coverings. It is observed from as many locations as possible if any.


Learn about slab foundations

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
  • D = Deficient

5 - Electrical

IN NI NP D
5.1 Service Entrance Conductors X X
5.2 Main & Subpanels X X
5.3 Branch Wiring Circuits, Breakers & Fuses X X
5.4 Lighting Fixtures, Switches & Receptacles X X
5.5 GFCI & AFCI X X
5.6 Smoke Detectors X X
Branch Wire Type 15 and 20 AMP
Copper
Electrical Service Conductors
Below Ground, 120 Volts, 220 Volts
Main Panel Location
Right
Main Panel Capacity
200 AMP
Wiring Method
Romex
Panel Type
Circuit Breaker
Main Panel Manufacturer
Square D
Smoke Detectors: Change every 10 years

Smoke detectors should be tested monthly and replaced at least every 10 years.


Smoke Detector Facts

Branch Wiring Circuits, Breakers & Fuses: Branch Circuit Limitations

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

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
  • D = Deficient
Credit
Comment
5.1.1 - Service Entrance Conductors

Grounding not present

I did not observe an electrical grounding rod at the electrical meter.   Electrical grounding systems divert potentially dangerous electrical currents by providing a path between a buildings service box and the earth. Lightning and static electricity are the most common sources of dangerous or damaging charges that can be dissipated through a grounding system. i would recommend contacting a qualified electrician to further evaluate and repair.

Electric Electrical Contractor
Credit
Comment
5.2.1 - Main & Subpanels

Combustible material in panel

Observed a combustible material in the panel. Combustible materials can ignite if there is a spark in the panel. Recommend an electrician remove all combustibles and clean the panel's interior.

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

Cover Plates Missing

One or more receptacles are missing a cover plate. This causes short and shock risk. Recommend installation of cover plates.

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

Receptacle - Open Ground

An electrical receptacle had an open ground. Other receptacles in the home were grounded. This receptacle should have a functional equipment grounding conductor installed by qualified electrical contractor.

Electric Electrical Contractor
Credit
Comment
5.5.1 - GFCI & AFCI

GFCI Failure

Oberved a ground fault circuit interrupter (GFCI) electrical receptacle did not respond to testing, did not re-set, was slow to re-set or made a buzzing sound when re-set. The Inspector recommends replacement of the receptacle to ensure that it works correctly when required. All work should be performed by a qualified contractor.

Electric Electrical Contractor
Credit
Comment
5.6.1 - Smoke Detectors

Defective

Smoke detector is connected, but not functioning properly. Recommend replacement.
Wrench DIY

6 - Plumbing

IN NI NP D
6.1 Water Heater X X
6.2 Hose bib X
6.3 Main Distribution and venting X
Distribution Material
PVC
Filters
None

Water filters are outside the scope of this inspection.

Drain Size
1 1/2", 2"
Primary water Source
Public
Water Supply Material
PVC
Drain material
PVC
Water Heater: Capacity
50 gallons
Water Heater: Location
Garage
Water Heater: Power Source/Type
Electric
Water Heater: Data Plate
Water Heater: Hot Water Heater Shut Off Valve
Water Heater: TPR Valve
Main water shut off location
Front Yard

We do our best in the time allotted for your inspection to identify the main shut off valves. It is recommended that  these locations are tested to ensure they are correct and functioning. Note: there may be more than 1 shut off valve.

Water Heater: Electric Water Heater

This was an electric water heater. This type of water heater uses electric elements to heat water in the tank. These elements can often be replaced when they burn out. With heaters having two heating elements, the lower element usually burns out first. Heating elements should be replaced only by qualified plumbing contractors.

Water Heater: Manufacturer
American water heater co

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. 

Drainage piping

Most drainage piping is concealed in walls and floors and are not visible at the time of inspection. 

Main water shut off disclaimer

We do our best to identify the main water shut off in the time scheduled for your inspection. We advise that you confirm these findings by operating the valves and testing several water supplies in the home.

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
  • D = Deficient
Credit
Comment
6.1.1 - Water Heater

Corrosion

There was corrosion present at the time of inspection. Recommend monitoring as replacement may be needed.

Pipes Plumbing Contractor
Credit
Comment
6.1.2 - Water Heater

Water Temperature/Scalding

Water temperature exceeded 120 degrees which can scald. Recommend reducing water temperature at the water heater or adjust tempering valves at fixtures if installed, if not it is recommended that anti-scald fixtures are installed.


Water Heater Temperature Safety

Pipes Plumbing Contractor

7 - HVAC

IN NI NP D
7.1 Condenser X X
7.2 Air Handler X X
7.3 Normal Operating Controls X
7.4 Duct Work X X
Cooling Energy Source
Electric
Cooling Type
Split, Central
Heating Energy Source
Electric
Heat Type
Heat Pump
Condenser: Brand
Carrier
Condenser: Location
Right
Air Handler: Brand
Carrier
Air Handler: Location
2nd Floor Attic
Duct Work: Configuration
Central
Condenser: Data Plate
Normal Operating Controls: Mechanical thermostat

Did not appear to be in use.

Condenser: Size (Ton)
2.5(030)

This is given a courtesy and is determined by using the serial number and referencing a 3 digit sequence. I am not an HVAC professional.

Normal Operating Controls: Thermostat
Digital, Mechanical

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.

2. 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
  • D = Deficient
Credit
Comment
7.1.1 - Condenser

Condensate draining too close to house

The condensate was draining to close to the house. Drains should be moved away from the home. Constant water drainage can increase the chances of moisture wicking into the foundation and walls and it attracts pests. 

Contractor Qualified Professional
Credit
Comment
7.1.2 - Condenser

Coil dirty

The coil on the condenser unit was dirty and needs to be cleaned to operate efficiently. Recommend an HVAC technician clean the coil to optimize performance.

Fire HVAC Professional
Credit
Comment
7.2.1 - Air Handler

Duct work - Connection

The air handler duct work needs to be properly sealed,  air was leaking at the supply and return sides. Recommend and HVAC contractor properly seal the duct work at the air handler.

Fire HVAC Professional
Credit
Comment
7.4.1 - Duct Work

Ducts Deteriorated

Deteriorated ducts were observed. Recommend licensed HVAC contractor repair or replace.
Fire HVAC Professional

8 - Interior

IN NI NP D
8.1 Doors X X
8.2 Windows X
8.3 Floors X
8.4 Walls X X
8.5 Ceilings X
8.6 Steps, Stairways & Railings X
8.7 Odors X
Ceiling Material
Gypsum Board, Plaster
Door type
Hollow Core, Raised Panel, Bi-fold
Floor Coverings
Carpet, Laminate, Tile
Wall Material
Gypsum Board
Window Type
Single-hung, Thermal

Odors not present.

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
  • D = Deficient
Credit
Comment
8.1.1 - Doors

Door Adjustment

A door did not close properly, adjustment is required. Was dragging on the carpet.

Tools Handyman/DIY
Credit
Comment
8.4.1 - Walls

Water - damage

Water damage was observed from what appears to be a past water leak. No moisture was detrected at the time of the inspection. Recommend a painter repair and paint. Monitor for future leaks.

Contractor Qualified Professional

9 - KItchen

IN NI NP D
9.1 Cabinets & Counter Tops X
9.2 Sink X X
9.3 Dishwasher X X
9.4 Refrigerator X
9.5 Range/Oven/Cooktop X
9.6 Garbage Disposal X X
9.7 Built-in Microwave X
9.8 Exhaust X
Cabinetry
Wood
Countertop Material
Granite
Dishwasher Brand
Frigidaire
Exhaust Hood Type
Re-circulate, Built-in Microwave
Refrigerator Brand
Frigidaire
Range/Oven Brand
Frigidaire
Range/Oven Energy Source
Electric

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
  • D = Deficient
Credit
Comment
9.2.1 - Sink

Drain Slope

The drain  had an up hill slope that will restrict or prevent water from draining properly. Recommend a plumber properly install the drain.

Pipes Plumbing Contractor
Credit
Comment
9.3.1 - Dishwasher

No high loop

The dishwasher installed without a high loop in the drain line. It is required by most jurisdictions and manufacturers that the dishwashers drain line be installed with a high loop. This prevents the dirty water that is being drained in the sink from inadvertently getting pulled back into the dishwasher or even siphoned back into the water system. Recommend an appliance repair technician properly install the drain line.





Wash Appliance Repair
Credit
Comment
9.6.1 - Garbage Disposal

Wire clamp missing

The wire clamp that connects the romex to the motor housing was not installed. Recommend installing the wire clamp to prevent the wire from inadvertently being pulled out and to prevent electrical shock and fire.

Electric Electrical Contractor

10 - Laundry

IN NI NP D
10.1 Cabinets & Counter Tops X
10.2 Dryer X
10.3 Sink X
Location
Garage
Cabinets & Counter Tops : Cabinetry Material
Wood
Cabinets & Counter Tops : Countertop Material
None
Dryer : Dryer Power Source
220 Electric
Dryer : Dryer Vent Material
Rigid PVC

I. The inspector shall inspect:

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficient

11 - Bathroom-Downstairs

IN NI NP D
11.1 Floors X
11.2 Walls X
11.3 Ceilings X
11.4 Exhaust Fan X
11.5 Cabinets & Counter Tops X
11.6 Sink X
11.7 Toilet X X
Cabinetry Material
Wood
Countertop Material
Laminate
Ceiling Material
Gypsum Board, Plaster
Exhaust Fans - Bathrooms
Fan Only
Floor Coverings
Laminate
Wall Material
Gypsum Board
Window Type
None

I. The inspector shall inspect:

  1. the main water supply shut-off valve;
  2. the main fuel supply shut-off valve;
  3. the water heating equipment, including the energy source, venting connections, temperature/pressure-relief (TPR) valves, Watts 210 valves, and seismic bracing;
  4. interior water supply, including all fixtures and faucets, by running the water;
  5. all toilets for proper operation by flushing;
  6. all sinks, tubs and showers for functional drainage;
  7. the drain, waste and vent system; and
  8. drainage sump pumps with accessible floats.

II. The inspector shall describe:

  1. whether the water supply is public or private based upon observed evidence;
  2. the location of the main water supply shut-off valve;
  3. the location of the main fuel supply shut-off valve;
  4. the location of any observed fuel-storage system; and 
  5. the capacity of the water heating equipment, if labeled. 

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

  1. deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously;
  2. deficiencies in the installation of hot and cold water faucets;
  3. mechanical drain stops that were missing or did not operate if installed in sinks, lavatories and tubs; and
  4. 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:

  1. light or ignite pilot flames.
  2. measure the capacity, temperature, age, life expectancy or adequacy of the water heater. 
  3. 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. 
  4. determine the exact flow rate, volume, pressure, temperature or adequacy of the water supply. 
  5. determine the water quality, potability or reliability of the water supply or source. 
  6. open sealed plumbing access panels. 
  7. inspect clothes washing machines or their connections. 
  8. operate any valve.
  9. test shower pans, tub and shower surrounds or enclosures for leakage or functional overflow protection. 
  10. 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. 
  11. determine the effectiveness of anti-siphon, back-flow prevention or drain-stop devices. 
  12. determine whether there are sufficient cleanouts for effective cleaning of drains. 
  13. evaluate fuel storage tanks or supply systems.
  14. inspect wastewater treatment systems.
  15. inspect water treatment systems or water filters. 
  16. inspect water storage tanks, pressure pumps, or bladder tanks. 
  17. evaluate wait time to obtain hot water at fixtures, or perform testing of any kind to water heater elements. 
  18. evaluate or determine the adequacy of combustion air. 
  19. test, operate, open or close: safety controls, manual stop valves, temperature/pressure-relief valves, control valves, or check valves. 
  20. examine ancillary or auxiliary systems or components, such as, but not limited to, those related to solar water heating and hot water circulation.
  21. determine the existence or condition of polybutylene, polyethylene, or similar plastic piping.

  22. inspect or test for gas or fuel leaks, or indications thereof.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficient
Credit
Comment
11.7.1 - Toilet

Loose at base

Observed a loose toilet fixture. The toilet fixture should be tighten to prevent movement, caution should be taken not to over tighten. Replacing the wax ring may be necessary to prevent leaking. 

Pipes Plumbing Contractor

12 - Bathroom-Master

IN NI NP D
12.1 Windows X
12.2 Floors X
12.3 Walls X
12.4 Ceilings X
12.5 Exhaust Fan X X
12.6 Cabinets & Counter Tops X
12.7 Sink X
12.8 Toilet X
12.9 Shower Enclosrure Tile X
12.10 Spa Tub X X
Cabinetry Material
Wood
Countertop Material
Marble (composite)
Ceiling Material
Gypsum Board, Plaster
Exhaust Fans - Bathrooms
Fan Only
Floor Coverings
Tile
Wall Material
Gypsum Board
Window Type
Single-hung, Thermal
Spa Tub: Spa tub functional

I. The inspector shall inspect:

  1. the main water supply shut-off valve;
  2. the main fuel supply shut-off valve;
  3. the water heating equipment, including the energy source, venting connections, temperature/pressure-relief (TPR) valves, Watts 210 valves, and seismic bracing;
  4. interior water supply, including all fixtures and faucets, by running the water;
  5. all toilets for proper operation by flushing;
  6. all sinks, tubs and showers for functional drainage;
  7. the drain, waste and vent system; and
  8. drainage sump pumps with accessible floats.

II. The inspector shall describe:

  1. whether the water supply is public or private based upon observed evidence;
  2. the location of the main water supply shut-off valve;
  3. the location of the main fuel supply shut-off valve;
  4. the location of any observed fuel-storage system; and 
  5. the capacity of the water heating equipment, if labeled. 

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

  1. deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously;
  2. deficiencies in the installation of hot and cold water faucets;
  3. mechanical drain stops that were missing or did not operate if installed in sinks, lavatories and tubs; and
  4. 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:

  1. light or ignite pilot flames.
  2. measure the capacity, temperature, age, life expectancy or adequacy of the water heater. 
  3. 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. 
  4. determine the exact flow rate, volume, pressure, temperature or adequacy of the water supply. 
  5. determine the water quality, potability or reliability of the water supply or source. 
  6. open sealed plumbing access panels. 
  7. inspect clothes washing machines or their connections. 
  8. operate any valve.
  9. test shower pans, tub and shower surrounds or enclosures for leakage or functional overflow protection. 
  10. 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. 
  11. determine the effectiveness of anti-siphon, back-flow prevention or drain-stop devices. 
  12. determine whether there are sufficient cleanouts for effective cleaning of drains. 
  13. evaluate fuel storage tanks or supply systems.
  14. inspect wastewater treatment systems.
  15. inspect water treatment systems or water filters. 
  16. inspect water storage tanks, pressure pumps, or bladder tanks. 
  17. evaluate wait time to obtain hot water at fixtures, or perform testing of any kind to water heater elements. 
  18. evaluate or determine the adequacy of combustion air. 
  19. test, operate, open or close: safety controls, manual stop valves, temperature/pressure-relief valves, control valves, or check valves. 
  20. examine ancillary or auxiliary systems or components, such as, but not limited to, those related to solar water heating and hot water circulation.
  21. determine the existence or condition of polybutylene, polyethylene, or similar plastic piping.

  22. inspect or test for gas or fuel leaks, or indications thereof.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficient
Credit
Comment
12.5.1 - Exhaust Fan

Missing exhaust fan
Over Shower

Observed a missing exhaust fan. During a bath or shower, humidity levels rise significantly creating the perfect breeding ground for mold, mildew and microorganisms that can negatively impact health. In addition, long-term exposure to excess moisture and humidity can crack and peel paint and wallpaper, ruin wallboard, warp doors and rust cabinets and fixtures. Without control, it can even cause deterioration of joists and framing above the bathroom. Recommend  contacting an electrician to properly install an exhaust fan. The fan should exhaust to the homes exterior (not the attic).  

Guide to consumer exhaust fans

Contractor Qualified Professional
Credit
Comment
12.10.1 - Spa Tub

No access panel

There wasn't an access panel installed to maintain or repair the spa tub components. Also, these tubs are typically plugged into a GFCI receptacle if the receptacle trips there is no way to reset it with out cutting into the wall.

Contractor Qualified Professional
Credit
Comment
12.10.2 - Spa Tub

Fixture loose

A fixture was loose and should be properly fastened. There is not an access panel to maintain the fixtures.

Pipes Plumbing Contractor

13 - Bathroom-Upstairs

IN NI NP D
13.1 Floors X
13.2 Walls X
13.3 Ceilings X
13.4 Exhaust Fan X
13.5 Cabinets & Counter Tops X
13.6 Sink X
13.7 Toilet X
13.8 Shower enclosure fiberglass X
Cabinetry Material
Wood
Countertop Material
Laminate
Ceiling Material
Gypsum Board, Plaster
Exhaust Fans - Bathrooms
Fan Only
Floor Coverings
Tile
Wall Material
Gypsum Board
Window Type
None

I. The inspector shall inspect:

  1. the main water supply shut-off valve;
  2. the main fuel supply shut-off valve;
  3. the water heating equipment, including the energy source, venting connections, temperature/pressure-relief (TPR) valves, Watts 210 valves, and seismic bracing;
  4. interior water supply, including all fixtures and faucets, by running the water;
  5. all toilets for proper operation by flushing;
  6. all sinks, tubs and showers for functional drainage;
  7. the drain, waste and vent system; and
  8. drainage sump pumps with accessible floats.

II. The inspector shall describe:

  1. whether the water supply is public or private based upon observed evidence;
  2. the location of the main water supply shut-off valve;
  3. the location of the main fuel supply shut-off valve;
  4. the location of any observed fuel-storage system; and 
  5. the capacity of the water heating equipment, if labeled. 

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

  1. deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously;
  2. deficiencies in the installation of hot and cold water faucets;
  3. mechanical drain stops that were missing or did not operate if installed in sinks, lavatories and tubs; and
  4. 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:

  1. light or ignite pilot flames.
  2. measure the capacity, temperature, age, life expectancy or adequacy of the water heater. 
  3. 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. 
  4. determine the exact flow rate, volume, pressure, temperature or adequacy of the water supply. 
  5. determine the water quality, potability or reliability of the water supply or source. 
  6. open sealed plumbing access panels. 
  7. inspect clothes washing machines or their connections. 
  8. operate any valve.
  9. test shower pans, tub and shower surrounds or enclosures for leakage or functional overflow protection. 
  10. 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. 
  11. determine the effectiveness of anti-siphon, back-flow prevention or drain-stop devices. 
  12. determine whether there are sufficient cleanouts for effective cleaning of drains. 
  13. evaluate fuel storage tanks or supply systems.
  14. inspect wastewater treatment systems.
  15. inspect water treatment systems or water filters. 
  16. inspect water storage tanks, pressure pumps, or bladder tanks. 
  17. evaluate wait time to obtain hot water at fixtures, or perform testing of any kind to water heater elements. 
  18. evaluate or determine the adequacy of combustion air. 
  19. test, operate, open or close: safety controls, manual stop valves, temperature/pressure-relief valves, control valves, or check valves. 
  20. examine ancillary or auxiliary systems or components, such as, but not limited to, those related to solar water heating and hot water circulation.
  21. determine the existence or condition of polybutylene, polyethylene, or similar plastic piping.

  22. inspect or test for gas or fuel leaks, or indications thereof.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficient

14 - Garage

IN NI NP D
14.1 Ceiling X
14.2 Floor X
14.3 Walls X
14.4 Garage Door X
14.5 Garage Door Opener X X
14.6 Occupant Door (From garage to inside of home) X
Ceiling material
Gypsum board
Garage Door Material
Aluminum
Garage Door Type
Folding
Wall material
Gypsum board
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficient
Credit
Comment
14.5.1 - Garage Door Opener

Inadequate mounting

Garage door opener needs to be securely mounted with adequate brackets to prevent movement and falling hazard.

Garage Garage Door Contractor

15 - Attic, Insulation & Ventilation

IN NI NP D
15.1 Attic Insulation X X
15.2 Ventilation X
15.3 Attic stairs X
Inspection Method
Partially Traversed
Ventilation Type
Ridge Vents, Soffit Vents
Insulation Type
Batt, Cellulose, Fiberglass, Loose Fill
Roof Framing
Truss
R-Value
30

In most cases the R-value is estimated from the type and thickness of observed insulation. In some cases we can obtain the R-value from the back off the batts or from the original insulation certificate if we can locate it.


R Value recommendations

Attic Insulation: General attic safety

Inspection of the attic was restricted by a lack of flooring and joists that were covered by insulation; therefore, the inspector was unable to safely move around the entire attic space for a more complete evaluation. 

Attic stairs not present.

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
  • D = Deficient
Credit
Comment
15.1.1 - Attic Insulation

Missing insulation

Areas in the attic were missing insulation which will make heating and cooling difficult and costly. It can also cause moisture that can lean to mold growth. 

House construction Insulation Contractor

16 - Irrigation

IN NI NP D
16.1 Controller X
16.2 Distribution piping X
16.3 Sprinkler heads X
16.4 Zone valves X

Controller not inspected.

Distribution piping: Underground piping

Most of the irrigation piping is buried below ground and is not visible during the inspection. 

Sprinkler heads: Hidden

Sprinkler heads have a tendency to become hidden. We do our best to locate them during the inspection. It is common to find additional sprinkler heads once you move in some of which may not be functioning.

Zone valves: Individual zone valve locations

Valves laid out zone by zone can be difficult to locate because they can be hidden under grass, landscaping or structures that have occurred since the valve was installed. We do our best to locate each zone valve in the time allotted for your inspection. 

I. The inspector shall: A. manually operate all zones or stations on the system through the controller; II. Report as Deficient: A. the absence of a rain or moisture sensor, B. inoperative zone valves; C. surface water leaks; D. the absence of a backflow prevention device; E. the absence of shut-off valves between the water meter and backflow device; F. deficiencies in the performance and mounting of the controller; G. missing or damaged components; H. deficiencies in the performance of the water emission devices; such as, sprayer heads, rotary sprinkler heads, bubblers or drip lines. III. The inspector is not required to inspect: A. for effective coverage of the irrigation system; B. the automatic function of the controller; C. the effectiveness of the sensors; such as, rain, moisture, wind, flow or freeze sensors; or D. sizing and effectiveness of backflow prevention device.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficient