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1234 Main St.
04/08/2020 9:00AM

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Thank you for choosing Buena Vista Inspections to perform your home inspection!

The inspection itself and the inspection report comply with the requirements of the Standards of Practice of INTERNACHI. These Standards of Practice define the scope of a home inspection.  Clients sometimes assume that a home inspection will include many things that are beyond the scope. We encourage you to read the Standards of Practice so that you clearly understand what things are included in the home inspection and report.  We have attached them to this report and linked them in your inspection agreement for your convenience.

This Inspection Report is based on a visual, non-invasive, snapshot-in-time inspection of readily accessible installed systems and components, for a fee, and designed to identify defects within specific systems and components defined by these Standards of Practice that are both observed and deemed material by the inspector.  While every effort is made to identify and report all current or potential issues, please understand that there are simply areas that are not visible or accessible such as within the wall structure or slab, hidden components of appliances, areas blocked by personal property/storage, etc.  

The general home inspection will not reveal every issue that exists or ever could exist, but only those material defects observed and deemed material on the date of the inspection.  Home inspectors cannot predict future conditions, and as such, we cannot be responsible for things that are concealed or occur after the inspection.  

A material defect is a specific issue with a system or component that may have a significant, adverse impact on the value of the property, that is not in normal working order, and/or that poses an unreasonable risk to people.  The fact that a system or component is near, at, or beyond the end of its normal, useful life is not, in itself, a material defect.

An inspector is considered to be a "Generalist" in that the job is to identify and report potential issues rather than diagnose the specific cause of repair items or the method or materials for repair.  For this reason, you will find that it is sometimes recommended to seek further evaluation by a qualified professional.  

The report includes Informational data on various components of the home, Limitations that affected the ability to inspect certain items/areas, and Recommendations for items that require immediate or future attention.

Recommendations are organized into three categories by level of severity: 

1) Upgrades and/or Minor Maintenance RecommendationsThese recommendations are more informational in nature and represent more of a future to-do list rather than something you might use as a negotiation or seller-repair item.  A Summary Report can be created should you choose to view a report without these minor items.

2) Moderate RecommendationsMost items typically fall into this category.  These recommendations may require a qualified contractor to evaluate further and repair or replace, but the cost is somewhat reasonable.  These recommendations may also include maintenance items that if left unattended will result in 

3) Significant and/or Safety Concerns - This category is composed of immediate safety concerns and/or items that could represent a significant expense to repair/replace.  

The report has been prepared for the exclusive use of our client. No use by third parties is intended. We will not be responsible to any parties for the contents of the report, other than the party named herein .  The report is copyrighted and may not be used in whole or in part without our express written permission.

This is meant to be an Honest, Impartial, Third-Party assessment. I am more than happy to discuss anything in more detail.  

Please reach out if you have any questions or need further explanation on anything identified in this report.

1 - Inspection Details

General: In Attendance
Client's Agent
General: Home Faces:
General: Weather Conditions
Clear, Partly Cloudy, Dry
General: Type of Building
Detached, Single Family
General: Occupancy
General: Utilities On
General Recommendations: Home Set-Up and Maintenance
General: Items Not Included in the Inspection

Items Not Included Unless Requested and at an Additional Fee:  
Detached Structures
Sprinkler System

Additional Items Not Included in the Inspection:
Landscaping Drainage Systems
Landscaping Lighting
Playground Equipment
Fire Pit
Security System
Audio and Visual Equipment
Personal Property
Water Softeners and Filtration Systems
Central Vacuum
Washer & Dryer
Intercom Systems
Shower Pan Testing
Carbon Monoxide Detectors
Cosmetic Issues
Decorative Items
Aesthetics or Quality of Finishes
Vermin including Wood-destroying Organisms
Underground Components
Environmental Issues including Asbestos, Mold, Lead

For a complete review of what is included or not included in a home inspection, review the Oklahoma Standards of Practice for Home Inspectors at this link

The inspector recommends consulting qualified professionals regarding the condition and maintenance of any "not-included" items that are of concern. 

1.2.1 - General Recommendations

Obtain Information

We recommend obtaining from the Owner (and Public Records) all available Information, User's Guides/Owner's Manuals, Receipts, Warranties, Permits, Insurance Claims, and Warranty Transferability & Fees regarding the Repairs, Upgrades, and Components of the Home & Lot.

1.2.2 - General Recommendations

Seller's Disclosures

The seller's disclosures might have information that you should consider along with the information in this inspection report. 

2 - Exterior

Siding, Flashing & Trim: Siding Style
Plywood, Panels
Siding, Flashing & Trim: Siding Material
Exterior Doors: Exterior Entry Door- Front
Exterior Doors: Exterior Entry Door- Rear
Glass Patio Door
Exterior Doors: Exterior Entry Door- Garage (Man Door)
Driveways: Driveway Material
Patios: Patio Material
Concrete, Wood
Walkways: Walkway Material
Eaves, Soffits & Fascia: Materials
Vegetation, Grading, Drainage & Retaining Walls: Retaining Wall Material
Fencing: Fencing Description
Wood, Chain Link
Inspection Method

Inspection of the home exterior typically includes: exterior wall covering materials, window and door exteriors, adequate surface drainage, driveway and walkways, window wells, exterior electrical components, exterior plumbing components, potential tree problems, and retaining wall conditions that may affect the home structure. 

Note: The General Home Inspection does not include inspection of detached structures, landscaping, landscape irrigation and drainage systems, fencing, ponds, fountains, decorative items, well & septic systems, or swimming pools/spas unless pre-arranged as ancillary inspections.

Comment on any nearby water courses is not within the scope of our inspection. The owner/occupant may have information regarding the volume of water during adverse weather and if there has been flooding or erosion in the past.

Environmental issues are outside the scope of a home inspection.  This includes issues such as mold, lead-based paint, radon, asbestos, meth, rot, pests, and wood-destroying organisms. 

Eaves, Soffits & Fascia: Eaves, Soffits and Fascia
The eaves are the edges of the roof which overhang the face of a wall and, normally, project beyond the side of a building. The eaves form an overhang to throw water clear of the walls.  The Soffit is the underside of the eave whereas the Fascia is the outward-facing vertical portion.
Inspection Limited/Prevented By:
Car &/or Storage in Garage, New Finishes/Paint/Trim

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.

2.3.1 - Window Exteriors

Missing Screens

The screen is missing at one or more windows. 

2.4.1 - Driveways

Driveway Cracks Major

Cracks observed at the driveway. Seal and monitor to prevent further damage.

3 - Roof

Inspection Method
Walked the Roof
Roof Age
Roof Age Determined By
Not Determined
Underlayment: Underlayment Material
Mostly Hidden
Flashings: Material
Galvanized Metal
Roof Type/Style
General Introduction

The roof inspection portion of the General Home Inspection will not be as comprehensive as an inspection performed by a qualified roofing contractor. Because of variations in installation requirements of the huge number of different roof-covering materials installed over the years, the General Home Inspection does not include confirmation of proper installation. Home Inspectors are trained to identify common deficiencies and to recognize conditions that require evaluation by a specialist. Inspection of the roof typically includes visual evaluation of the roof structure, roof-covering materials, flashing, and roof penetrations like chimneys, mounting hardware for roof-mounted equipment, attic ventilation devices, ducts for evaporative coolers, and combustion and plumbing vents. The roof inspection does not include leak-testing and will not certify or warranty the roof against future leakage. Other limitations may apply and will be included in the comments as necessary.

Coverings: Material
3 Tab, Asphalt, Roll Roofing- Flat
Flashings: General Flashing Description

Flashing is a general term used to describe sheet metal fabricated into shapes and used to protect areas of the roof from moisture intrusion. Inspection typically includes inspection for condition and proper installation of flashing in the following locations: - roof penetrations such as vents, electrical masts, chimneys, mechanical equipment, patio cover attachment points, and around skylights; - junctions at which roofs meet walls; - roof edges; - areas at which roofs change slope; - areas at which roof-covering materials change; and - areas at which different roof planes meet (such as valleys).

Skylights, Chimneys & Other Roof Penetrations: Chimney Cap Material
Mortar Concrete
Underlayment: Underlayment Disclaimer

The underlayment was hidden beneath the roof-covering material.  Some edges may have been visible.  It was not fully inspected, and the Inspector disclaims responsibility for evaluating its condition or confirming its presence. 

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.

3.1.1 - Coverings

Widespread Granule Loss

A significant portion of the roof has experienced widespread granule loss. The inspector recommends to consult a roofing professional for evaluation, repair, and to verify insurability. 

3.5.1 - Skylights, Chimneys & Other Roof Penetrations

Chimney Cap Missing

No chimney cap was observed. This is important to protect from moisture intrusion and protect the chimney. 

3.5.2 - Skylights, Chimneys & Other Roof Penetrations

Chimney Flue Dirty

The chimney flue visible from the roof was dirty at the time of the inspection. Because the accumulation of flammable materials in the flue as a natural result of the wood-burning process is a potential fire hazard, the inspector recommends that the flue be cleaned by a qualified contractor.

4 - Basement, Foundation, Crawlspace & Structure

Foundation: Material
Concrete, Piers
Floor Structure: Material
Wood Floor Joist, Wood Subfloor, Wood Beams
Floor Structure: Sub-floor
Floor Structure: Basement/Crawlspace Floor
Wall Structure: Wood Frame - Board siding
Inspection Method
Crawlspace Access, Visual
Limited Attic Access
No Attic Access

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.

5 - Garage

Garage Door: Material
Garage Door: Type
Roll-Up, Automatic
Garage Door Opener: Number of Garage Vehicle Door Openers
Garage Door Opener: Brand
Garage Introduction

Inspection of the garage typically includes examination of the following:

- general structure

- floor, wall and ceiling surfaces

- operation of all accessible conventional doors and door hardware

- overhead door condition and operation including manual and automatic safety component operation and switch placement

- proper electrical condition including Ground Fault Circuit Interrupter (GFCI) protection

- interior and exterior lighting

- stairs and stairways

- proper firewall separation from living space

- proper floor drainage

Garage Door: Overhead Door Introduction

Inspection of overhead garage doors typically includes examination for presence, serviceable condition and proper operation of the following components:

- door condition

- mounting brackets

- automatic opener

- automatic reverse

- photo sensor

- switch placement

- track & rollers

- manual disconnect


Storm Shelter not present.

5.2.1 - Floor

Minor Curing Cracks

We observed curing cracks at the garage floor.

5.6.1 - Occupant Door (From garage to inside of home)

Not Self Closing

Door is a fire door and should be self closing for proper 

Fire wall separation. Repair is needed.

Contractor Qualified Professional

6 - Attic, Insulation & Ventilation

Attic Ventilation: Attic Ventilation Disclaimer

Attic ventilation disclaimer

The Inspector disclaims confirmation of adequate attic ventilation year-round performance, but will comment on the apparent adequacy of the system as experienced by the inspector on the day of the inspection. Attic ventilation is not an exact science and a standard ventilation approach that works well in one type of climate zone may not work well in another. The performance of a standard attic ventilation design system can vary even with different homesite locations and conditions or weather conditions within a single climate zone.

The typical approach is to thermally isolate the attic space from the living space by installing some type of thermal insulation on the attic floor. Heat that is radiated into the attic from sunlight shining on the roof is then removed using devices that allow natural air movement to carry hot air to the home exterior. This reduces summer cooling costs and increases comfort levels, and can help prevent roof problems that can develop during the winter such as the forming of ice dams along the roof eves.

Natural air movement is introduced by providing air intake vents low in the attic space and exhaust vents high in the attic space.  Thermal buoyancy (the tendency of hot air to rise) causes cool air to flow into the attic to replace hot air flowing out the exhaust vents. Conditions that block ventilation devices, or systems and devices that are poorly designed or installed can reduce the system performance.

Attic Inaccessible

The attic structure was inaccessible.

Roof Structure & Attic not inspected.

Pull Down Attic Ladder not present.

Attic Insulation not inspected.

Attic Ventilation not inspected.

Exhaust Systems not inspected.

Vapor Retarders (Crawlspace or Basement) 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.

7 - Heating

Equipment: Energy Source
Natural Gas
Equipment: Brand
Equipment: Heat Type
Gas Forced Air
Equipment: Approximate Capacity/BTU
Unable to Determine
Equipment: Efficiency
Equipment: HVAC Filter Size
20 x 25
Distribution Systems: Ductwork
Insulated, Steel
Vents, Flues & Chimneys: Chimney & Chimney Liner Material
Gas Firelogs & Decorative Fireplaces: Fuel & Style
Natural Gas, Masonry
Equipment: Location
Equipment: HVAC Filter Location
At Furnace
Equipment: Thermostat Type
Gas Firelogs & Decorative Fireplaces: Gas-Burning Fireplace Photo

Inspection of heating systems is limited to basic evaluation based on visual examination and operation using normal controls. Report comments are limited to identification of common requirements and deficiencies. Observed indications that further evaluation is needed will result in referral to a qualified heating, ventilating, and air-conditioning (HVAC) contractor.

Inspection of heating systems typically includes:

- system operation: confirmation of adequate response to the thermostat

- proper location

- proper system configuration

- component condition

- exterior cabinet condition

- fuel supply configuration and condition

- combustion exhaust venting

- air distribution components

- proper condensation discharge

- temperature/pressure relief valve and discharge pipe: presence, condition, and configuration

Equipment: Equipment Inspection

Inspection of the furnace typically includes examination/operation of the following:

- cabinet exterior

- fuel supply and shut-off (not tested)

- electrical shut-off

- adequate combustion air

- proper ignition

- burn chamber conditions (when visible)

- exhaust venting

- air filter and blower

- plenum and ducts

- response to the thermostat

- return air system

- condensate drain components (where applicable)

Equipment: Age
Unable to Determine

Typical Life Expectancy:

Conventional/Mid Efficiency:  18-25 Years

High Efficiency:  10-15 Years

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.

7.2.1 - Distribution Systems

Duct insulation deteriorating

7.3.1 - Vents, Flues & Chimneys

Chimney Liner Dirty

Chimney liner had a layer of creosote dust, so underlying structure couldn't be inspected for cracks. The inspector recommends having a qualified chimney sweep professional inspect and clean.

8 - Cooling

Equipment: Split System

The air conditioning system was a split system in which the cabinet housing the compressor, cooling fan and condensing coils was located physically apart from the evaporator coils. As is typical with split systems, the compressor/condenser cabinet was located at the home's exterior so that the heat collected inside the home could be released to the outside air. Evaporator coils designed to collect heat from the home interior were located inside a duct at the furnace and were not directly visible.

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.

9 - Electrical

Service Entrance Conductors: Location
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Service Size
100 Amps
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Disconnect/Service Box Rating
100 Amps
Branch Wiring, Circuits, Breakers & Fuses: Wiring Method
Romex, Conduit
GFCI & AFCI: GFCI Location
Bathrooms, Exterior, Kitchen
GFCI & AFCI: GFCI Reset Location
Smoke Detectors: Location of Smoke Detectors
Hallway, Bedrooms
Service Entrance Conductors: Electrical Service Conductors
Overhead, 220 Volts
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Front, Right
Branch Wiring, Circuits, Breakers & Fuses: Branch Wire Material
Carbon Monoxide Detectors: Location of Carbon Monoxide Detector
1st Floor
Living Room
Branch Wiring, Circuits, Breakers & Fuses: Branch Circuit Limitation

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.

Lighting Fixtures, Switches & Receptacles: Disclaimer- Switches

Switches are sometimes connected to fixtures that require specialized conditions, such as darkness or movement, to respond. Sometimes they are connected to electrical receptacles (and sometimes only the top or bottom half of an receptacle). Often, outlets are inaccessible due to furniture or other obstructions. This being said, functionality of all switches in the home may not be confirmed by the inspector.

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.

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

Missing Labels on Panel

Panel labeling was missing at the time of the inspection. 

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

Double Taps

Double taps at the electrical panel should be repaired by a licensed electrician. 

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

Pushmatic Panel

This panel is an older type that is no longer manufactured. 

9.4.1 - Lighting Fixtures, Switches & Receptacles

Light Inoperable

Light fixture did not respond to the switch.  The bulb may need to be replaced or there may be a problem with the switch, wiring or light fixture.  

9.4.2 - Lighting Fixtures, Switches & Receptacles

Ungrounded Receptacle, 3-Prong

The home contained one or more ungrounded 3-prong electrical receptacles.  Although the 3-prong electrical receptacles installed in a home typically indicate a home with grounded branch wiring, the receptacle had no grounding system installed to protect devices such as switches, light fixtures and electrical receptacles. This condition is unsafe because it leads those using the electrical system to believe they are protected by a grounding system when they are not. Ungrounded three-prong electrical receptacles should be labeled as such.

Although ungrounded electrical systems may have been commonly considered safe or acceptable at the time the home was originally constructed, as general knowledge of safe building practices has improved with the passage of time, building standards have changed to reflect current understanding.  

For safety reasons, the Inspector recommends that receptacles located in basements, crawlspaces, garages, the home exterior, and interior receptacles located within 6 feet of a plumbing fixture be provided with ground fault circuit interrupter (GFCI) protection in good working order to avoid potential electric shock or electrocution hazards.  This can be achieved relatively inexpensively by: 

1. Replacing an individual standard receptacle with a GFCI receptacle.

2. Replacing the electrical circuit receptacle located closest to the overcurrent protection device (usually a breaker) with a GFCI receptacle.

3. Replacing the breaker currently protecting the electrical circuit that contains the receptacles of concern with a GFCI breaker. Adding equipment grounding and a service grounding system will also increase home safety.

Adding equipment grounding and a service grounding system will also increase home safety.

9.6.1 - Smoke Detectors

Smoke Detectors

We recommend having smoke detectors in the home: (1) In all sleeping rooms, (2) Hallways outside of sleeping areas in immediate vicinity of the sleeping rooms. (3) On each level of the dwelling unit including basements. (4) If separated by a door, we also recommend having smoke detectors in the dining room, furnace room, utility room, and hallways not protected by the required Smoke Alarms. The installation of Smoke Alarms in kitchens, unfinished attics, or garages is not normally recommended, as these locations occasionally experience conditions that can result in improper operation. We recommend installing smoke detectors according to the manufacturers instructions as well as regularly testing and monitoring smoke detectors as their batteries need to be replaced and/or the smoke detectors expire and should be replaced periodically per the manufacturer's instructions.

9.7.1 - Carbon Monoxide Detectors

Carbon Monoxide Detectors

We recommend carbon monoxide detectors are installed in the home and maintained according to manufacturer's instructions.

10 - Plumbing

General: Water Source
Fixtures, Water Supply, & Distribution Systems: Water Supply Material
Fixtures, Water Supply, & Distribution Systems: Distribution Material
Galvanized, Copper
Fixtures, Water Supply, & Distribution Systems: Water Filter
Sewage & Drain, Waste, & Vent (DWV) Systems: Sewage System Type
Sewage & Drain, Waste, & Vent (DWV) Systems: Plumbing Clean-Out Location
Not located
Sewage & Drain, Waste, & Vent (DWV) Systems: Material
Iron, ABS, PVC
Sewage & Drain, Waste, & Vent (DWV) Systems: Drain Size
1 1/2", 2"
Hot Water Systems, Controls, Flues & Vents: Location
Hot Water Systems, Controls, Flues & Vents: Power Source
Hot Water Systems, Controls, Flues & Vents: Type
Hot Water Systems, Controls, Flues & Vents: Age
15 Past Life Expectancy

Typical Life Expectancy:

Conventional:  8 to 12 Years

Tankless:  20 Years

Hot Water Systems, Controls, Flues & Vents: Capacity (Gallons)
General: Water Flow and Pressure
Average 60-80 psi
Main Water Shut-off Device: Location
Front wall
Fuel Storage & Distribution Systems: Main Gas Shut-off Location
Gas Meter
Hot Water Systems, Controls, Flues & Vents: Data Plate Photo(s)
General: General

Inspection of the plumbing system typically includes visual examination of:

- water supply pipes

- drain, waste and vent (DWV) system

- water heater (type, condition and operation)

- sewage disposal system (designation as public or private)

- gas system

- sump pump (confirmation of installation/operation)

Main Water Shut-off Device: Water Meter

We checked the main water meter for evidence of hidden leaks and found none.

Sewage & Drain, Waste, & Vent (DWV) Systems: Main Line Video-Scan

The inspector attempts to evaluate drain pipes by flushing every drain that has an active fixture while observing its draw and watching for blockages or slow drains. This is not a conclusive test, and only a video-scan of the main line would confirm its actual condition. 

Blockages can  occur, usually relative in severity to the age of the system, and will range from minor clogs in the branch lines, or at the traps beneath sinks, tubs and showers to major blockages in the main line. The minor clogs are easily cleared, either by chemical means or by removing and cleaning out the traps. 

If tree roots grow into the main drain that connects the house to the public sewer, repairs could become expensive and might include replacing the entire main line. 

An option is to have the main waste line video-scanned. 

You can also obtain an insurance policy that covers blockages and damage to the main line; however, most policies only cover plumbing repairs within the house or the cost of rooter service, which are usually relatively inexpensive.  

(This information may not apply to private septic systems.)

Hot Water Systems, Controls, Flues & Vents: Brand

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. 

Fixtures, Water Supply, & Distribution Systems: Most Not Visible

Most water distribution pipes were not visible due to wall, floor and ceiling coverings. The Inspector disclaims responsibility for inspection of pipes not directly visible.

Sewage & Drain, Waste, & Vent (DWV) Systems: Most DWV Pipes Not Visible

Most drain, waste and vent pipes were not visible due to wall, ceiling and floor coverings.

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.

10.3.1 - Fixtures, Water Supply, & Distribution Systems

Dissimilar Metals in Contact

Metal water distribution pipes in contact with each other were made of different types of metal. Dissimilar metals in contact with each other in the presence of sufficient moisture can cause metal to deteriorate due to galvanic corrosion. The Inspector recommends installation of dielectric unions wherever necessary by a qualified plumbing contractor.

10.4.1 - Sewage & Drain, Waste, & Vent (DWV) Systems

Unable to Locate Main Cleanout

Unable to locate a cleanout for the main sewer pipe. Generally-accepted modern standards mandate that a full-size cleanout be located within 5 feet of the foundation in line with the building drain and sewer.

11 - Doors, Windows & Interior

Odors: Odors
Windows: Window Type
Double Pane
Windows: Window Manufacturer
Floors: Floor Coverings
Carpet, Tile
Laundry Facilities: Dryer Power Source
Gas, 110 Volt
Laundry Facilities: Dryer Vent Material
Metal, Metal (Flex), Vented to the Exterior
Minor Wear

The home interior showed minor general wear and deterioration commensurate with its age.

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.

11.2.1 - Doors

Door Latch Misalignment
Bedroom 2nd Floor East

Door latch and/or strike plate is out of alignment. Recommend a handyman repair.

11.4.1 - Floors

Carpet Damage

The home had carpet damage visible at the time of the inspection.  

12 - Built-in Appliances

General Appliance Operation

Note: Appliances are operated at the discretion of the Inspector

Dishwasher: Brand
Cooktop: Cooktop Brand
Cooktop: Cooktop Type
Cooktop: Cooktop Energy Source
Wall Oven: Wall Oven Brand
Wall Oven: Wall Oven Energy Source
Wall Oven: Wall Oven Type
Range Hood/Exhaust System: Brand
Range Hood/Exhaust System: Type
Vented to the Exterior
Refrigerator: Refrigerator Brand
Garbage Disposal: Brand
American Standard
Range: Limited Inspection

The General Home Inspection testing of ovens does not include testing of all oven features, but is limited to confirmation of bake and broil features. You should ask the seller about the functionality of any other features.

Wall Oven: Limited Inspection

The General Home Inspection testing of ovens does not include testing of all oven features, but is limited to confirmation of bake and broil features. You should ask the seller about the functionality of any other features.

Built-in Microwave not present.

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.

12.2.1 - Dishwasher

No Air Gap/Anti-Siphon/High-Loop Device Present

There is no air gap or high loop in the discharge line from the dishwasher to the garbage disposal or drain.  Implication: Grey water from the sink can back up into the dishwasher and can subsequently contaminate dishes and/or flood the floor.