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1234 Main St.
Albuquerque, NM 87114
11/21/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
4
Maintenance item
3
Recommendation
28
Repair needed

1 - Inspection Details

In Attendance
None
Occupancy
Vacant
Temperature (approximate)
80 Fahrenheit (F)
Type of Building
Condominium / Townhouse
Garage Type
Attached
Weather Conditions
Clear
Closeout Checklist
Appliances Off, GFCI Reset, Lights Off, Doors Locked, Windows Secured, HVAC Temp Set, Key in Lockbox
Comment Key and Definitions

The following is a description of the comment and category methodology contained in the report. It is important to clarify that one deficiency category is not necessarily more important or significant than another.  A "maintenance" item could pose larger issues to the home than a "recommendation" or "repair needed".  It just depends upon unknown future circumstances that might lead one category item to be more significant than another.   


Inspected (IN) = The item, component or system was visually inspected and if no other comments were made, then it appeared to be functioning as intended allowing for normal wear and tear.

Not Inspected (NI) = The item, component or system was not inspected and no representations made of whether or not it was functioning as intended and will state a reason for not inspecting.

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

Deficiency (D) = The item, component or system was inspected and a concern, observation and/or deficiency was found and falls under one of the categories below.


Maintenance Item = The item, component, or system while perhaps functioning requires maintenance or service as part of routine care.  Typical items that fall under this category are replacement of filters, faucet mineral build up, clearing roof debris, clogged rain gutters, etc. Items falling into this category can frequently be addressed by a homeowner or handyman and are considered to be routine homeowner maintenance.


Recommendation = The item, component, or system in this category has an indication of potential issues but should be evaluated further by the designated professional for possible repair, or simply a recommendation to replace a particular item due to age.  Typical items in this category are, water heaters that are near end of life, replacement of smoke alarms due to age, corroded water fittings that may likely leak in the future, etc.  Items falling into this category should be evaluated or repaired by the designated professional.


Repair NeededThe item, component or system does not function as intended and requires repair by the designated professional.  The category also includes items that are heavily worn to the extent that replacement would likely be suggested by the designated professional.


Directional References:

The report will describe deficiencies by including a photo or photo(s) of the locations observed with the standard directional reference of North, South, East, West or North East, North West, South East, South West.  Furthermore, the references of Left, Right, Front, Rear, Upper, Lower may be used to describe a location and should be understood from the viewpoint of the photo taken.  The report may also include videos of certain items to further illustrate the deficiency.  The videos are only accessible from the interactive web based version of the report that you initially received.


Purpose, Limitations and Inspector / Client Responsibilities

This property inspection report may include an inspection agreement (contract), addenda, and other information related to property conditions. If any item or comment is unclear, you should ask the inspector to clarify the findings. It is important that you carefully read ALL of this information.  An inspection addresses only those components and conditions that are present, visible, and accessible at the time of the inspection. While there may be other parts, components or systems present, only those items specifically noted as being inspected were inspected. The inspector is not required to move furnishings or stored items. The inspection report may address issues that are code-based or may refer to a particular code; however, this is NOT a code compliance inspection and does NOT verify compliance with manufacturers installation instructions. The inspection does NOT imply insurability or warrantability of the structure or its components. Although some safety issues may be addressed in this report, this inspection is NOT a safety/code inspection, and the inspector is NOT required to identify all potential hazards.  In this report, the inspector shall indicate, by checking the appropriate boxes on the form, whether each item was inspected, not inspected, not present or deficient and explain the findings in the corresponding section in the body of the report form. General deficiencies include inoperability, material distress, water penetration, damage, deterioration, missing components, and unsuitable installation. Comments may be provided by the inspector whether or not an item is deemed deficient. The inspector is not required to prioritize or emphasize the importance of one deficiency over another. Some items reported may be considered life-safety upgrades to the property.


THIS PROPERTY INSPECTION IS NOT A TECHNICALLY EXHAUSTIVE INSPECTION OF THE STRUCTURE, SYSTEMS OR COMPONENTS. THIS INSPECTION MAY NOT REVEAL ALL DEFICIENCIES.

A real estate inspection helps to reduce some of the risk involved in purchasing a home, but it cannot eliminate these risks, nor can the inspection anticipate future events or changes in performance due to changes in use or occupancy. It is recommended that you obtain as much information as is available about this property, including any sellers disclosures, previous inspection reports, engineering reports, building/remodeling permits, and reports performed for or by relocation companies, municipal inspection departments, lenders, insurers, and appraisers. You should also attempt to determine whether repairs, renovation, remodeling, additions, or other such activities have taken place at this property. It is not the inspectors responsibility to confirm that information obtained from these sources is complete or accurate or that this inspection is consistent with the opinions expressed in previous or future reports.


ITEMS IDENTIFIED IN THE REPORT DO NOT OBLIGATE ANY PARTY TO MAKE REPAIRS OR TAKE OTHER ACTIONS, NOR IS THE PURCHASER REQUIRED TO REQUEST THAT THE SELLER TAKE ANY ACTION. 

When a deficiency is reported, it is the clients responsibility to obtain further evaluations and/or cost estimates from qualified service professionals. Any such follow-up should take place prior to the expiration of any time limitations such as option periods. Evaluations by qualified tradesmen may lead to the discovery of additional deficiencies which may involve additional repair costs. Failure to address deficiencies or comments noted in this report may lead to further damage of the structure or systems and add to the original repair costs. The inspector is not required to provide follow-up services to verify that proper repairs have been made. Property conditions change with time and use. For example, mechanical devices can fail at any time, plumbing gaskets and seals may crack if the appliance or plumbing fixture is not used often, roof leaks can occur at any time regardless of the apparent condition of the roof, and the performance of the structure and the systems may change due to changes in use or occupancy, effects of weather, etc. These changes or repairs made to the structure after the inspection may render information contained herein obsolete or invalid. This report is provided for the specific benefit of the client named above and is based on observations at the time of the inspection. If you did not hire the inspector yourself, reliance on this report may provide incomplete or outdated information. Repairs, professional opinions or additional inspection reports may affect the meaning of the information in this report. It is recommended that you hire a qualified inspector to perform an inspection to meet your specific needs and to provide you with current information concerning this property.

Inspection Agreement

BY ACCEPTING THIS REPORT YOU MUST CAREFULLY READ AND AGREE WITH THE FOLLOWING TERMS:

INSPECTOR agrees to perform a visual inspection of the home/building and to provide CLIENT with a written report identifying the defects that INSPECTOR both observed and deemed material.  INSPECTOR may offer comments as a courtesy, but these comments will not comprise the bargained-for report.  The report is only supplementary to the sellers disclosure. 

Unless otherwise inconsistent with this Agreement or not possible, INSPECTOR agrees to perform the inspection in accordance with the current Standards of Practice of the International Association of Certified Home Inspectors (InterNACHI) posted at http://www.nachi.org/sop.htm.  Although INSPECTOR agrees to follow InterNACHIs Standards of Practice, CLIENT understands that these standards contain limitations, exceptions, and exclusions.

The inspection and report are for the use of CLIENT only, who gives INSPECTOR permission to discuss observations with real estate agents, owners, repair persons, and other interested parties.  INSPECTOR shall be the sole owner of the report and all rights to it.  INSPECTOR accepts no responsibility for use or misinterpretation by third parties, and third parties who rely on it in any way do so at their own risk and release INSPECTOR (including employees and business entities) from any liability whatsoever.  INSPECTORS inspection of the property and the report are in no way a guarantee or warranty, express or implied, regarding the future use, operability, habitability or suitability of the home/building or its components. All warranties, express or implied, including warranties of merchantability and fitness for a particular purpose, are expressly excluded to the fullest extent allowed by law. 

INSPECTOR assumes no liability for the cost of repair or replacement of unreported defects or deficiencies either current or arising in the future. CLIENT acknowledges that the liability of INSPECTOR, its agents and/or employees, for claims or damages, costs of defense or suit, attorneys fees and expenses arising out of or related to the INSPECTORS negligence or breach of any obligation under this Agreement, including errors and omissions in the inspection or the report, shall be limited to liquidated damages in an amount equal to the fee paid to the INSPECTOR, and this liability shall be exclusive.  CLIENT waives any claim for consequential, exemplary, special or incidental damages or for the loss of the use of the home/building.  The parties acknowledge that the liquidated damages are not intended as a penalty but are intended (i) to reflect the fact that actual damages may be difficult and impractical to ascertain; (ii) to allocate risk among the INSPECTOR and CLIENT; and (iii) to enable the INSPECTOR to perform the inspection at the stated fee. 

INSPECTOR does not perform engineering, architectural, plumbing, or any other job function requiring an occupational license in the jurisdiction where the inspection is taking place, unless the inspector holds a valid occupational license, in which case he/she may inform the CLIENT that he/she is so licensed, and is therefore qualified to go beyond this basic home inspection, and for additional fee, perform additional inspections beyond those within the scope of the basic home inspection. Any agreement for such additional inspections shall be in a separate writing. 

In the event of a claim against INSPECTOR, CLIENT agrees to supply INSPECTOR with the following: (1) written notification of adverse conditions within 14 days of discovery; and (2) access to the premises.  Failure to comply with the above conditions will release INSPECTOR and its agents from any and all obligations or liability of any kind. 

The parties agree that any litigation arising out of this Agreement shall be filed only in the Court having jurisdiction in the County in which the INSPECTOR has its principal place of business.  In the event that CLIENT fails to prove any claims against INSPECTOR in a court of law, CLIENT agrees to pay all legal costs, expenses and fees of INSPECTOR in defending said claims.  

If any court declares any provision of this Agreement invalid, the remaining provisions will remain in effect.  This Agreement represents the entire agreement between the parties.  All prior communications are merged into this Agreement, and there are no terms or conditions other than those set forth herein.  No statement or promise of INSPECTOR or its agents shall be binding unless reduced to writing and signed by INSPECTOR.  No change shall be enforceable against any party unless it is in writing and signed by the parties.  This Agreement shall be binding upon and enforceable by the parties and their heirs, executors, administrators, successors and assignees.  CLIENT shall have no cause of action against INSPECTOR after one year from the date of the inspection. 

Payment of the fee to INSPECTOR is due upon completion of the on-site inspection (or funded at closing if agreed upon).  The CLIENT agrees to pay all legal and time expenses incurred in collecting due payments, including attorneys fees, if any.  If CLIENT is a corporation, LLC, or similar entity, the person signing this Agreement on behalf of such entity does personally guaranty payment of the fee by the entity.  Note:  if payment is to be made at the time of closing, and the transaction does not close, CLIENT is still liable to make prompt payment as set forth in this agreement. 

If CLIENT requests a re-inspection, the re-inspection is also subject to all the terms and conditions set forth in this agreement. 

This Agreement is not transferable or assignable. Should any provision of this Agreement require judicial interpretation, the Court shall not apply a presumption that the term shall be more strictly construed against one party or the other by reason of the rule of construction that a document is to be construed more strictly against the party who prepared it.

2 - Roof

IN NI NP D
2.1 Coverings X X
2.2 Roof Drainage Systems X
2.3 Flashings X X
2.4 Skylights, Chimneys & Other Roof Penetrations X
Inspection Method
Walked Roof
Roof Type/Style
Gable
Coverings: Material
Concrete Tiles, TPO Membrane
Prior Roof Leaks
Garage, Living Room, Master
The ceiling at the locations indicated contains evidence of water damage from prior roof leaks. Inspector did not observe an elevated moisture in the ceiling material nor any deficiencies in the roofing system specific to that area.  It is therefore assumed that the damage is from an older roof system or deficiency that has since been corrected.

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 = Deficiencies
Credit
Comment
2.1.1 - Coverings

Tiles - Missing

There is a missing roof tile that will allow water intrusion into the roofing substrate.  Inspector recommends repair by a roofing professional. (refer to photos for locations observed).
Roof Roofing Professional
Credit
Comment
2.1.2 - Coverings

TPO Issues

The TPO roofing on the upstairs deck is not properly sealed around the perimeter. The issue may be due to improper tension, it was observed that the material would pull away from the perimeter when you walk on it. Inspector also observed an area drain that shows signs of past leaks to the garage ceiling below.  Recommend a roofing contractor evaluate and repair.

Roof Roofing Professional
Credit
Comment
2.3.1 - Flashings

Roof Penetrations
Upper Roof Line

The roof penetrations and flashings have worn and cracked sealants.  Inspector recommends re-sealing all roof penetrations and flashings by a professional roofer.  This should include all penetrations (ie. plumbing, mechanical, electrical, chimney, canales and skylights).

Roof Roofing Professional

3 - Exterior

IN NI NP D
3.1 Siding, Flashing & Trim X X
3.2 Walkways, Patios & Driveways X
3.3 Decks, Balconies, Porches & Steps X
3.4 Eaves, Soffits & Fascia X X
3.5 Vegetation, Grading, Drainage & Retaining Walls X X
Evidence of Termite Treatment
No
Siding, Flashing & Trim: Siding Material
Stucco, Wood Panel
Decks, Balconies, Porches & Steps: Appurtenance
Deck

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 = Deficiencies
Credit
Comment
3.1.1 - Siding, Flashing & Trim

Stucco Damage

Observed area(s) of damaged stucco.  Inspector recommends patching the damaged area(s) to prevent water intrusion into the wall system. (refer to photos for locations observed).
Stucco Stucco Repair Contractor
Credit
Comment
3.4.1 - Eaves, Soffits & Fascia

Soffit / Fascia - Damaged

One or more sections of the soffits / fascia are weather damaged. Inspector recommends repair by roofing/ carpentry contractor. (refer to photos for locations observed).

Hammer Carpentry Contractor
Credit
Comment
3.5.1 - Vegetation, Grading, Drainage & Retaining Walls

Vegetation - Trimming

Inspector recommends trimming back the vines to prevent the attraction of pests and moisture to the home.
Wrench DIY

4 - Basement, Foundation, Crawlspace & Structure

IN NI NP D
4.1 Foundation X
4.2 Basements & Crawlspaces X
4.3 Floor Structure X
4.4 Wall Structure X
4.5 Roof Structure & Attic X
Foundation: Material
Slab on Grade
Roof Structure & Attic: Inspection Method
No Access Found
Roof Structure & Attic: Insulation Type
Not Accessible
Roof Structure & Attic: Insulation Depth
Unknown
No Attic Access

The home does not have an identifiable access location to the attic space.

Basements & Crawlspaces not present.

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 = Deficiencies

5 - Heating, Cooling & Ventilation

IN NI NP D
5.1 Cooling Equipment X
5.2 Heating Equipment X
5.3 Normal Operating Controls X
5.4 Distribution Systems X
5.5 Ventilation & Exhaust Systems X X
Cooling Equipment: Brand
Frigiking
Cooling Equipment: Cooling Type
Swamp Cooler
Cooling Equipment: Age
Unknown
Heating Equipment: Brand
Carrier
Heating Equipment: Energy Source
Gas
Heating Equipment: Heat Type
Forced Air Furnace
Heating Equipment: Age
2017
Distribution Systems: Configuration
Central
Distribution Systems: Return Air Filter Location
Below Furnace
Distribution Systems: Damper Configuration - Furnace
Sheet Damper, Above Furnace
Distribution Systems: Damper Configuration - Swamp Cooler
Sheet Damper, Roof
Ventilation & Exhaust Systems: Ventilation Type
Gable Vents

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
  • D = Deficiencies
Credit
Comment
5.5.1 - Ventilation & Exhaust Systems

Dryer Vent Cleaning

The dryer exhaust vent has significant lint build up that should be properly cleaned to prevent the potential for duct fires, as well as diminished drying efficiency.
Contractor Qualified Professional

6 - Plumbing

IN NI NP D
6.1 Drain, Waste, & Vent Systems X X
6.2 Water Lines & Valves X X
6.3 Plumbing Fixtures X X
6.4 Hot Water Systems, Controls, Flues & Vents X
6.5 Fuel Storage & Distribution Systems X
Water Source
Public
Water Pressure
80 psi
Garage Gas Appliances Elevated 18"
Yes
Drain, Waste, & Vent Systems: Distribution Material
Unknown
Water Lines & Valves: Distribution Material
Copper
Water Lines & Valves: Main Water Shut-Off Location
Not found
Hot Water Systems, Controls, Flues & Vents: Capacity
40 gallons
Hot Water Systems, Controls, Flues & Vents: Age
2017
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Gas
Fuel Storage & Distribution Systems: Gas Meter Location
North
Sewer Scope

It is common in real estate transactions for a buyer to request a sewer scope to determine the condition of the main sewer lateral.  This type of inspection is not within the purview of a full home inspection, but it is an option for the client to consider, especially on older homes that have a higher risk for issues.

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 = Deficiencies
Credit
Comment
6.1.1 - Drain, Waste, & Vent Systems

Leaking Sink Drain
Upstairs Bathroom

Observed a leaking sink drain assembly (or assemblies). Inspector recommends repair to prevent moisture damage to the cabinet space and/or walls. (refer to photos for locations observed).
Pipes Plumbing Contractor
Credit
Comment
6.1.2 - Drain, Waste, & Vent Systems

Non Functional Drain Stop

Observed non-functional or missing sink drain stops.  Inspector recommends repair to restore proper function. (refer to photos for locations observed).

Wrenches Handyman
Credit
Comment
6.2.1 - Water Lines & Valves

Supply Valve Leaking - Evaporative Cooler

The water supply valve(s) are leaking.  Inspector recommends repair / replacement by a plumbing contractor. (refer to photos for locations observed).
Pipes Plumbing Contractor
Credit
Comment
6.2.2 - Water Lines & Valves

Supply Valve - Missing Handle

Inspector observed a missing hose bib handle at the location indicated.

Pipes Plumbing Contractor
Credit
Comment
6.3.1 - Plumbing Fixtures

Toilet - Loosely Mounted

The toilet(s) is loosely connected to the floor flange.  Proper securement and caulking are recommended to prevent potential leaks. (refer to photos for locations observed).
Pipes Plumbing Contractor
Credit
Comment
6.3.2 - Plumbing Fixtures

Fixture - Handle Leaking

The faucet handle(s) is leaking when operated, which is indicative of a failing seal or cartridge.  Inspector recommends repair / replacement by a plumbing contractor.
Pipes Plumbing Contractor
Credit
Comment
6.3.3 - Plumbing Fixtures

Fixture - Faulty Limit Stop

The fixture valve(s) indicated does not have a limit stop which creates functional issues with properly shutting off the water.  Inspector recommends further evaluation and repair by a plumbing contractor. (refer to photos for locations observed).
Pipes Plumbing Contractor

7 - Electrical

IN NI NP D
7.1 Service Entrance Conductors X
7.2 Main & Subpanels, Service & Grounding, Main Overcurrent Device X
7.3 Branch Wiring Circuits, Breakers & Fuses X X
7.4 Lighting Fixtures, Switches & Receptacles X X
7.5 GFCI & AFCI X X
7.6 Smoke Detectors X X
Service Entrance Conductors: Electrical Service Conductors
Below Ground
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Garage
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
100 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub Panel Location
None
Branch Wiring Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP
Copper

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 = Deficiencies
Credit
Comment
7.3.1 - Branch Wiring Circuits, Breakers & Fuses

GFCI Breaker Faulty

The GFCI breaker will not trip.  Inspector recommends repair to restore proper ground fault protection.

Electric Electrical Contractor
Credit
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7.4.1 - Lighting Fixtures, Switches & Receptacles

Electrical Outlet - No Power

The outlet(s) does not have power.  Recommend further evaluation and repair by an electrical contractor. (refer to photos for locations observed).

Electric Electrical Contractor
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7.4.2 - Lighting Fixtures, Switches & Receptacles

Ungrounded Receptacle

One or more electrical outlet receptacles located have an open ground.  Inspector recommends repair by an electrical contractor. (refer to photos for locations observed).
Electric Electrical Contractor
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7.4.3 - Lighting Fixtures, Switches & Receptacles

Loose Electrical Outlet / Switch

Loosely attached electrical outlets / switches may lead to the loosening of electrical connections.  Recommend properly securing the locations indicated.
Electric Electrical Contractor
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7.4.4 - Lighting Fixtures, Switches & Receptacles

Light - Burnt Bulb

One or more light fixtures did not function, which is likely due to burnt out light bulb(s).  Inspector recommends replacement of the bulb(s) to verify function. (refer to photos for locations observed).
Wrench DIY
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7.4.5 - Lighting Fixtures, Switches & Receptacles

Ceiling Fan - Faulty / Missing Pull Chain

The ceiling fan has a damaged / missing pull chain for the light / fan control.  Recommend repair to restore proper function.

Tools Handyman/DIY
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7.5.1 - GFCI & AFCI

No GFCI Observed

The outlet locations noted do not have ground fault (GFCI) protection.  Inspector recommends installation of (GFCI) protection by an electrician.
Electric Electrical Contractor
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7.6.1 - Smoke Detectors

Smoke Alarm Age and Bedrooms

The home is not properly equipped with smoke alarms in the bedrooms and the existing hallway smoke alarm is in excess of 10 years of age, which is marked by the designed "yellowing" of the outer cover.  Inspector recommends replacing the hallway unit and adding smoke alarms to the bedrooms.
Tools Handyman/DIY

8 - Fireplace

IN NI NP D
8.1 Vents, Flues & Chimneys X
8.2 Lintel, Firebox & Hearth X
8.3 Doors, Frames and Damper X
Type
None

I. The inspector shall inspect: readily accessible and visible portions of the fireplaces and chimneys; lintels above the fireplace openings; damper doors by opening and closing them, if readily accessible and manually operable; and cleanout doors and frames.

II. The inspector shall describe: the type of fireplace.

III. The inspector shall report as in need of correction: evidence of joint separation, damage or deterioration of the hearth, hearth extension or chambers; manually operated dampers that did not open and close; the lack of a smoke detector in the same room as the fireplace; the lack of a carbon-monoxide detector in the same room as the fireplace; and cleanouts not made of metal, pre-cast cement, or other non-combustible material.

IV. The inspector is not required to: inspect the flue or vent system, inspect the interior of chimneys or flues, fire doors or screens, seals or gaskets, or mantels, determine the need for a chimney sweep, operate gas fireplace inserts, light pilot flames, determine the appropriateness of any installation, inspect automatic fuel-fed devices, inspect combustion and/or make-up air devices, inspect heat-distribution assists, whether gravity-controlled or fan-assisted, ignite or extinguish fires, determine the adequacy of drafts or draft characteristics, move fireplace inserts, stoves or firebox contents, perform a smoke test, dismantle or remove any component, perform a National Fire Protection Association (NFPA)-style inspection, perform a Phase I fireplace and chimney inspection.

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

9 - Doors, Windows & Interior

IN NI NP D
9.1 Doors X X
9.2 Windows X X
9.3 Floors X
9.4 Walls & Ceilings X
9.5 Steps, Stairways & Railings X
9.6 Countertops & Cabinets X X
Doors: Overhead Garage Door Type
Manual, Automatic
Windows: Window Type
Sliders, Single-hung
Floors: Floor Coverings
Carpet, Tile
Walls & Ceilings: Wall Material
Drywall

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 = Deficiencies
Credit
Comment
9.1.1 - Doors

Door Weather-Stripping

At the time of the inspection, weather-stripping was generally damaged or deteriorated. The Inspector recommends replacement to provide for water tightness and thermal efficiency. (refer to photos for locations observed).

Door Door Repair and Installation Contractor
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9.1.2 - Doors

Self Closing Mechanism Repair

Inspector recommends repairing the existing garage door self-closing mechanism to facilitate proper garage firewall safety.
Tools Handyman/DIY
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9.1.3 - Doors

Damaged Rollers

The garage door has damaged rollers. Inspector recommends repair to restore proper function.

Contractor Qualified Professional
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9.1.4 - Doors

Damaged Door

The exterior storage closet door is weather damaged and missing hardware.

Contractor Qualified Professional
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9.2.1 - Windows

Window Thermal Seals

The window(s) have evidence of moisture between the panes of glass that is indicative of a broken weather seal.  Replacement / repair of the window(s) is recommended to provide for proper water tightness and insulation value. (refer to photos for locations observed).
Window Window Repair and Installation Contractor
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9.2.2 - Windows

Cracked Window

Inspector observed a cracked window at the location(s) indicated.  Recommend repair by a window repair contractor.

Window Window Repair and Installation Contractor
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9.2.3 - Windows

Window Weather-Stripping Issues

The window location(s) noted have damaged weather stripping causing difficult operation. Inspector recommends repair to restore proper function.

Window Window Repair and Installation Contractor
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9.6.1 - Countertops & Cabinets

Cabinet Door / Drawer - Damaged

The cabinetry door / drawer noted is damaged causing difficult operation.  Recommend repair to restore proper function.

Hammer Carpentry Contractor

10 - Built-in Appliances

IN NI NP D
10.1 Dishwasher X X
10.2 Refrigerator X
10.3 Range/Oven/Cooktop X X
10.4 Exhaust Hood X X
10.5 Garbage Disposal X
10.6 Built-in Microwave X
Range/Oven Supply Options
220
Clothes Dryer Supply Options
Gas, 220
Dishwasher: Brand
Whirlpool
Refrigerator: Brand
Frigidaire
Range/Oven/Cooktop: Range/Oven Brand
GE
Range/Oven/Cooktop: Range/Oven Energy Source
220
Exhaust Hood: Exhaust Hood Type
Re-circulate
Exhaust Hood: Brand
GE
Garbage Disposal: Manufacturer
Emerson
Oven and Microwave Inspection

The oven, stove top and microwave are functioned with the use of normal controls and are measured with infrared to determine that a basic heat level is attained.  However, they are not evaluated for all cooking options, accuracy of timers, nor the accuracy with which a desired temperature is selected.  The oven and stove are evaluated to determine if they have electric and gas options that are in acceptable condition, however gas valves are not opened to verify gas flow and electrical outlets are often inaccessible for testing.

Refrigerator Inspection

The standards of practice for inspecting refrigerators typically do not apply since they often do not convey with the property.  However, for supplemental information purposes the inspection process includes a basic evaluation that the unit is operational, that the water dispensing option is active and that the unit is in an overall suitable condition.  The inspection does not include testing of optional features, ice production, nor missing or damaged bins or shelves.

Oven and Dryer Supply Options

The report notes the presence of power supply options for the oven and dryer.  It is important to note that when an oven or dryer is blocking the unused option (gas or 220 electric) the inspector does not move the units to gain access for testing of the unused option.  Small movements of the oven or dryer are sometimes performed to gain a view of the options, but testing of the options requires moving the units significantly out of the way and poses a risk of damaging or disconnecting components.  The standards of practice do not require an inspector to move appliances.

Built-in Microwave not present.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
10.1.1 - Dishwasher

Dishwasher Not Properly Mounted

The dishwasher is not properly secured into the cabinet space.  Proper securement is recommended to ensure door closure, as well as preventing damage to the water / drain lines.
Wash Appliance Repair
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10.3.1 - Range/Oven/Cooktop

No Tip Bracket Installed

The oven is not equipped with an anti-tip bracket.  The device should be installed to prevent accidental tipping of the oven in the event a child uses the oven door to stand on.
Wash Appliance Repair
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10.3.2 - Range/Oven/Cooktop

Burner Not Functioning

One or more heating elements / burners did not engage when turned on. Recommend repair by an appliance contractor. (refer to photos for locations observed).

Wash Appliance Repair
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10.4.1 - Exhaust Hood

Exhaust Hood - Missing Screens

The exhaust hood is missing the stove top vent screens.  Installation of screens is recommended to prevent grease build up on the exhaust fan components.
Wrench DIY

11 - Other Equipment

IN NI NP D
11.1 Jetted Tub X
11.2 Trash Compactor X
11.3 Warming Drawer X
11.4 Sprinkler System X X
11.5 Water Softener X
11.6 Pool and Spa Equipment X
11.7 Steam Shower X
11.8 Sump Pump X
Additional Features

The home may be equipped with several features that are outside the scope of a home inspection.  Items that are typically not inspected are as follows:  landscape lighting and water features, landscape irrigation, jacuzzi, pool and sauna equipment, low voltage systems such as phone, cable, security and audio, washing machines and dryers, and water softening and conditioning equipment.  However, during the course of the inspection, the inspector may observe a particular condition with a feature that will be further described in the Other Equipment category, but reporting a particular issue does not imply that a full detailed inspection was conducted of that particular item.

Re-Inspection Services

As an additional service, we offer a re-inspection service. The re-inspection service covers only items listed on the inspection report as "Deficient". We urge clients to acquire invoices from legitimate businesses that have the repairs outlined on the invoice from the seller. The fee for the re-inspection service varies based on location and items to be re-inspected but typical falls in the range of $45 to $85.  It is important to note that a re-inspection is an optional service and there is no guarantee that the inspector will be able to schedule the service within the time frame needed.

Jetted Tub not present.

Trash Compactor not present.

Warming Drawer not present.

Water Softener not present.

Pool and Spa Equipment not present.

Steam Shower not present.

Sump Pump not present.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
11.4.1 - Sprinkler System

Sprinkler System - Inoperable

The sprinkler system was not operational using standard controls. Inspector recommends evaluation by a landscape / irrigation contractor.

Yard scissors Landscaping Contractor