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1234 Main St.
Lenexa, KS 66215
10/13/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
70
Items Inspected
25
Recommendations

1 - Inspection Details

Style
2 Story
In Attendance
Client, Client's Agent, Listing Agent
Occupancy
Furnished, Occupied
Type of Building
Single Family
Temperature (approximate)
68 Fahrenheit (F)
Weather Conditions
Clear
Recent Weather Conditions
Relatively Dry
Property Faces
North
For the purposes of this report the home is facing in this general direction.  

2 - Basement, Foundation, Crawlspace & Structure

IN NI NP R
2.1 Foundation X
2.2 Basements & Crawlspaces X
2.3 Floor Structure X
2.4 Wall Structure X
2.5 Ceiling Structure X
Inspection Method
Visual
Foundation: Material
Concrete
Floor Structure: Material
Wood Joist
Floor Structure: Sub-floor
Plywood
Floor Structure: Basement/Crawlspace Floor
Concrete

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

3 - Roof

IN NI NP R
3.1 Coverings X
3.2 Roof Drainage Systems X X
3.3 Flashings X X
3.4 Skylights, Chimneys & Other Roof Penetrations X
Inspection Method
Binoculars, Ground
Roof Type/Style
Gable
Coverings: Material
Asphalt
Roof Drainage Systems: Gutter Material
Aluminum
Flashings: Material
Metal

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
3.2.1 - Roof Drainage Systems

Gutter Hail Damage

Hail damaged gutters and downspouts were observed at the home.  While this is not likely to effect the operation of these systems this should be evaluated by the current homeowners insurance adjuster as a potential storm related damages claim.   Please note: A claim for these damages may have already been made in the past.     
Roof Roofing Professional
Credit
Comment
3.3.1 - Flashings

Kickout Flashing Missing

There are areas where the kickout flashing is damaged or missing at the roof wall details.  This flashing is critical in directing water away from the siding and preventing it from entering the wall cavities and damage the siding itself.  Repairs can typically be done with little difficulty or expense.   See the areas near the chimney chase and at the rear wall below the transom window in the kitchen.  
Roof Roofing Professional

4 - Exterior

IN NI NP R
4.1 Siding, Flashing & Trim X X
4.2 Exterior Doors X
4.3 Walkways, Patios & Driveways X
4.4 Decks, Balconies, Porches & Steps X X
4.5 Eaves, Soffits & Fascia X
4.6 Vegetation, Grading, Drainage & Retaining Walls X X
Inspection Method
Visual
Siding, Flashing & Trim: Siding Material
Fiber Cement, Wood
Siding, Flashing & Trim: Siding Style
Shiplap, Panels
Exterior Doors: Exterior Entry Door
Steel
Walkways, Patios & Driveways: Driveway Material
Concrete
Decks, Balconies, Porches & Steps: Appurtenance
Deck with Steps
Decks, Balconies, Porches & Steps: Material
Composite

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
4.1.1 - Siding, Flashing & Trim

Localized Wood Rot

Localized wood rot was noted on the home in the siding/trim.  We recommend evaluation and repair cost be completed by a wood rot repair specialist.  Where available it may be advantageous to replace the wood with PVC or other “hardboard” materials to prevent future decay.  
Siding Siding Contractor
Credit
Comment
4.4.1 - Decks, Balconies, Porches & Steps

Deck Built At Grade

The deck has been built at grade level. This configuration is prone to rot and insect activity.
House front 1 Deck Contractor
Credit
Comment
4.6.1 - Vegetation, Grading, Drainage & Retaining Walls

Tree Stumps
Front Wall

The proximity of the tree stumps (depending on their size) could disrupt drainage pipes, cause mechanical damage to the exterior of the house, or influence the foundation over time should they begin to grow again.  Additionally, they can become a termite concern if the stump and root structure die and decay.  You should consider removal of the tree stump(s).
Yard scissors Landscaping Contractor
Credit
Comment
4.6.2 - Vegetation, Grading, Drainage & Retaining Walls

Vine/Plantings Too Close

Vines, plantings and shrubbery growing on or near exterior walls should be kept trimmed at least 12 inches away from siding, window trims, and the eaves to reduce risk of insect and water damage.  
Yard scissors Landscaping Contractor

5 - Heating

IN NI NP R
5.1 Equipment X
5.2 Normal Operating Controls X
5.3 Distribution Systems X X
5.4 Vents, Flues & Chimneys X
5.5 Presence of Installed Heat Source in Each Room X
Equipment: Brand
Goodman
Equipment: Energy Source
Gas
Equipment: Heat Type
Forced Air
Distribution Systems: Ductwork
Non-insulated
AFUE Rating
95

AFUE (Annual fuel utilization efficiency) is a metric used to measure furnace efficiency in converting fuel to energy. A higher AFUE rating means greater energy efficiency. 90% or higher meets the Department of Energy's Energy Star program standard.

I. The inspector shall inspect: A. the heating system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the heating system; B. the energy source; and C. the heating method. III. The inspector shall report as in need of correction: A. any heating system that did not operate; and B. if the heating system was deemed inaccessible. IV. The inspector is not required to: A. inspect or evaluate the interior of flues or chimneys, fire chambers, heat exchangers, combustion air systems, fresh-air intakes, humidifiers, dehumidifiers, electronic air filters, geothermal systems, or solar heating systems. B. inspect fuel tanks or underground or concealed fuel supply systems. C. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system. D. light or ignite pilot flames. E. activate heating, heat pump systems, or other heating systems when ambient temperatures or other circumstances are not conducive to safe operation or may damage the equipment. F. override electronic thermostats. G. evaluate fuel quality. H. verify thermostat calibration, heat anticipation, or automatic setbacks, timers, programs or clocks.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
Credit
Comment
5.3.1 - Distribution Systems

Duct Damaged

Air supply duct was damaged. Recommend a qualified HVAC contractor repair.  There is some rusting present on the return air ductwork adjacent to the furnace.  This appears to have been from moisture leakage inside the ducts.  

Fire HVAC Professional

6 - Cooling

IN NI NP R
6.1 Cooling Equipment X
6.2 Normal Operating Controls X
6.3 Distribution System X
6.4 Presence of Installed Cooling Source in Each Room X
Cooling Equipment: Brand
Goodman
Cooling Equipment: Energy Source/Type
Electric
Cooling Equipment: Location
Exterior West
Distribution System: Configuration
Central

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

7 - Plumbing

IN NI NP R
7.1 Main Water Shut-off Device X
7.2 Drain, Waste, & Vent Systems X
7.3 Water Supply, Distribution Systems & Fixtures X X
7.4 Hot Water Systems, Controls, Flues & Vents X X
7.5 Fuel Storage & Distribution Systems X
7.6 Sump Pump X X
Filters
None
Water Source
Public
Main Water Shut-off Device: Location
Basement
Drain, Waste, & Vent Systems: Drain Size
Unknown
Drain, Waste, & Vent Systems: Material
PVC, Unknown
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
Gas
Hot Water Systems, Controls, Flues & Vents: Capacity
65 gallons
Hot Water Systems, Controls, Flues & Vents: Location
Basement
Fuel Storage & Distribution Systems: Main Gas Shut-off Location
Gas Meter
Sump Pump: Location
Basement
Hot Water Systems, Controls, Flues & Vents: Manufacturer
GE

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
7.3.1 - Water Supply, Distribution Systems & Fixtures

Sink Stopper Inoperative
Master Bathroom

The sink stopper is damaged/missing.  Repairs can be made on a discretionary basis. 
 
Wrenches Handyman
Credit
Comment
7.4.1 - Hot Water Systems, Controls, Flues & Vents

Near End of Life

Water heater showed normal signs of wear and tear. Recommend monitoring it's effectiveness and replacing in the near future.Typical life expectancy for a water heater is approximately 10-12 years.  
Pipes Plumbing Contractor
Credit
Comment
7.6.1 - Sump Pump

Sump Discharge Pipe Improvement

Sump pump discharge hoses/pipes should be of a diameter that cannot freeze or become obstructed in a way that could prevent the operation of the pump.  Discharge lines at grade level are prone to becoming disconnected/damaged and improvements are recommended at this time.  
Contractor Qualified Professional

8 - Electrical

IN NI NP R
8.1 Service Entrance Conductors X
8.2 Main & Subpanels, Service & Grounding, Main Overcurrent Device X X
8.3 Branch Wiring Circuits, Breakers & Fuses X
8.4 Lighting Fixtures, Switches & Receptacles X
8.5 GFCI & AFCI X X
8.6 Smoke Detectors X X
8.7 Carbon Monoxide Detectors X
8.8 Lighting Fixtures, Switches & Receptacles X X
Service Entrance Conductors: Electrical Service Conductors
Below Ground, Aluminum
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Basement
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
200 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
Cutler Hammer
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Branch Wiring Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP
Copper
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Romex

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
8.2.1 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Poor Panel Access

The main distribution panel does not have sufficient access around and in front of the unit.  Most local code require at least 3 feet of unobstructed space in front of the panel.  While it may not be a requirement in all jurisdictions it remains a safety recommendation for all homes. 
Credit
Comment
8.5.1 - GFCI & AFCI

No GFCI Protection Installed
1st Floor Bathroom

No GFCI protection present in all locations. Recommend licensed electrician upgrade by installing ground fault receptacles in all locations.

Here is a link to read about how GFCI receptacles keep you safe. 

Electric Electrical Contractor
Credit
Comment
8.6.1 - Smoke Detectors

Smoke Detectors Insufficient

The installation of smoke detectors inside and outside sleeping areas and on each floor of the home including the garage and utility room/basement areas is recommended.  Depending on the age and location of the home this may not be a local requirement however it remains a safety improvement recommendation. 
Electric Electrical Contractor
Credit
Comment
8.8.1 - Lighting Fixtures, Switches & Receptacles

Damaged Switch
Master Bathroom

A damaged switch was noted.  Repairs by a qualified technician is recommended.  
Electric Electrical Contractor

9 - Attic, Insulation & Ventilation

IN NI NP R
9.1 Attic Insulation X
9.2 Vapor Retarders (Crawlspace or Basement) X
9.3 Ventilation X
9.4 Exhaust Systems X
Dryer Power Source
220 Electric
Dryer Vent
Metal (Flex)
Attic Insulation: R-value
30
Attic Insulation: Insulation Type
Fiberglass, Loose-fill
Ventilation: Ventilation Type
Soffit Vents, Roof Vents
Exhaust Systems: Exhaust Fans
Fan Only

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

10 - Doors, Windows & Interior

IN NI NP R
10.1 Doors X
10.2 Windows X X
10.3 Floors X X
10.4 Walls X
10.5 Ceilings X X
10.6 Steps, Stairways & Railings X X
10.7 Countertops & Cabinets X
Windows: Window Type
Double-hung, Single Pane, Storm, Fixed Pane
Windows: Window Manufacturer
Pella, Unknown
Floors: Floor Coverings
Carpet, Hardwood, Tile
Walls: Wall Material
Drywall
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
10.2.1 - Windows

Painted Shut
Master Bedroom Kitchen, Family Room

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

Window Paint Peel- Condensation
Master Bathroom

Minor water damage/paint peel was noted on the top of the window sills and at the bottom of the sashes.  This condition is typically due to condensation build up on the interior of the windows during cold weather.  As this moisture runs down the surface in can peel paint and leave minor stains.  In severe situations improvement can be made by aiming heat ducts away from the windows or by adjusting the setting on the humidifier if the home is equipped with one.  
Paint roller Painting Contractor
Credit
Comment
10.2.3 - Windows

Window Frame Rot
Living Room

The window shows evidence of rot/decay.  Repair to the window frame can usually be accomplished by a wood rot specialist or handy person. 
Wrenches Handyman
Credit
Comment
10.3.1 - Floors

Carpet Stretching Needed
2nd Floor

The carpet is in need of re-stretching in some locations.  This is largely a cosmetic issue however extreme cases may present a trip hazard.  This condition can typically be repaired with little difficulty or expense. 
Flooring Flooring Contractor
Credit
Comment
10.5.1 - Ceilings

Stain(s) on Ceiling
Garage

There is a stain on ceiling/wall that requires repair and paint.  Source of staining should be determined however the stain was not active at the time of inspection.  

Contractor Qualified Professional
Credit
Comment
10.6.1 - Steps, Stairways & Railings

Baluster Spaces Too Wide

The baluster space is not up to modern safety standards. The space between balusters should not allow passage of a 4 -inch sphere for child safety. Recommend a qualified handyman or original installer repair and bring up to code. 

Wrenches Handyman
Credit
Comment
10.6.2 - Steps, Stairways & Railings

No Handrail
Garage

Staircase had no handrails. This is a safety hazard. Recommend a qualified handyman install a handrail. 

Wrenches Handyman

11 - Built-in Appliances

IN NI NP R
11.1 Dishwasher X
11.2 Refrigerator X
11.3 Range/Oven/Cooktop X X
11.4 Garbage Disposal X
11.5 Instant Hot Water X X
Dishwasher: Brand
Whirlpool
Refrigerator: Brand
Whirlpool
Range/Oven/Cooktop: Range/Oven Energy Source
Electric
Range/Oven/Cooktop: Range/Oven Brand
Whirlpool
Range/Oven/Cooktop: Exhaust Hood Type
Microwave Re-Circulate Fan

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
11.3.1 - Range/Oven/Cooktop

Range Drawer Damage

The utility drawer in the range is damaged
Wash Appliance Repair
Credit
Comment
11.5.1 - Instant Hot Water

Instant Hot Water Inoperative

The instant hot water heater below the sink is not operational at the time of inspection.  
Wash Appliance Repair

12 - Fireplace

IN NI NP R
12.1 Firebox X
12.2 Fireplace Materials X X
12.3 Flue/Chimney X X
12.4 Hearth X X
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
Credit
Comment
12.3.1 - Flue/Chimney

Clean BUT Inspect
Living Room

The Visible portion of the fireplace flue is clean and in good general condition.  We always recommend an annual cleaning and a level one inspection be performed by a licensed chimney sweep to determine if there are any repairs that need to be identified prior to closing or prior to using the unit. Access and visibility to these components is extremely limited.  
Fireplace Chimney Repair Contractor
Credit
Comment
12.4.1 - Hearth

Hearth Damage
Living Room

Minor damage to the finishes of the hearth were noted.  Improvements to these cosmetic conditions can be made on a discretionary basis.  
Fireplace Chimney Repair Contractor