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1234 Main St.
Fairborn, Ohio 45324
04/08/2020 9:00AM

Sample agent
agent

Agent Name

Agency Name
116
Items Inspected
2
Maintenance item
18
Recommendation
14
Safety hazard

1 - Inspection Details

In Attendance
Client
Occupancy
Vacant
Style
Ranch
Temperature (approximate)
80 Fahrenheit (F)
Type of Building
Condominium / Townhouse
Weather Conditions
Clear, Humid

2 - General Information/ Notes

IN NI NP D
2.1 Overview X
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies

3 - Roof

IN NI NP D
3.1 Coverings X
3.2 Flashings X X
3.3 Roof Drainage Systems X X
3.4 Skylights, Chimneys & Other Roof Penetrations X
Inspection Method
Roof
Roof Type/Style
Hip
Roof Drainage Systems: Gutter Material
Aluminum
Roof Drainage Systems: Gutter Guards
Not Present
Skylights, Chimneys & Other Roof Penetrations: Chimney Roof Penetrations
Not Present
Covering Material
Asphalt, Ceramic
Skylights, Chimneys & Other Roof Penetrations: Plumbing Vent Pipe Roof Penetrations
2

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
3.2.1 - Flashings

Corroded - Minor

Roof flashing showed signs of corrosion, but are still in working condition. Flashing should be monitored to prevent severe corrosion leading to moisture intrusion. 

$
Credit
Comment
3.3.1 - Roof Drainage Systems

Debris

Debris has accumulated in the gutters. Recommend cleaning to facilitate water flow.

Here is a DIY resource for cleaning your gutters. 

4 - Grounds

IN NI NP D
4.1 Vegitation X
4.2 Walkways, Patios & Driveways X
Landscaping
Deck/Patio
Walkways, Patios & Driveways: Driveway Material
Street Parking
Walkways, Patios & Driveways: Sidewalk Material
Concrete
Walkways, Patios & Driveways: Front Porch Material
Concrete
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies

5 - Exterior

IN NI NP D
5.1 Siding, Flashing & Trim X X
5.2 Exterior Doors X X
5.3 Eaves, Soffits & Fascia X
5.4 Exterior Foundation X
5.5 Exterior Electrical X X
5.6 Windows X X
Inspection Method
Visual
Siding, Flashing & Trim: Siding Style
Brick
Exterior Doors: Back Exterior Entry Door
Wood
Exterior Doors: Front Exterior Entry Door
Wood
Exterior Foundation: Material
Slab on Grade
Siding, Flashing & Trim: Siding Material
Brick Veneer

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
5.1.1 - Siding, Flashing & Trim

Cracking - Major

Moderate to major cracking was observed at one or more points on the exterior brick wall near the patio. Recommend a qualified professional evaluate and repair.

$
Credit
Comment
5.2.1 - Exterior Doors

Hardware Damaged

One or more pieces of door hardware are damaged. Recommend repair or replace door handle and lock

$
Credit
Comment
5.2.2 - Exterior Doors

Door jam broken

Contractor Qualified Professional
$
Credit
Comment
5.5.1 - Exterior Electrical

Missing GFCI

The receptacle near the front door is not GFCI protected this is an electrical shock hazard. All outdoor receptacles should be GFCI receptacles. Recommend a qualified professional evaluate and repair

Electric Electrical Contractor
$
Credit
Comment
5.6.1 - Windows

Chipping and peeling paint

Contractor Qualified Professional

6 - Entryway/ Hallways

IN NI NP D
6.1 General X
6.2 Floors X
6.3 Interior Doors X
6.4 Windows X
6.5 Ceiling X X
6.6 Walls X
6.7 Switches / Receptacles X
6.8 Lighting & Fans X X
General: Heat Source Present
General: Thermostat

Near the entryway in the hallway as soon as you walk in the front door.

Ceiling: Ceiling Material
Drywall
Walls: Wall Material
Drywall
Floors: Floor Coverings
Linoleum

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, steam generating 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
6.5.1 - Ceiling

Ceiling Damaged

One or more ceilings were damaged or had substandard repairs. Recommend that a qualified person repair as necessary.

Putty knife Drywall Contractor
$
Credit
Comment
6.8.1 - Lighting & Fans

Lighting Loose / Damaged

One or more light fixtures were loose and/or damaged. Recommend that a qualified electrician repair or replace light fixtures as necessary.

Electric Electrical Contractor

7 - Kitchen

IN NI NP D
7.1 General X
7.2 Floors X
7.3 Interior Doors X
7.4 Windows X
7.5 Sinks/Fixtures X
7.6 Walls X
7.7 Ceiling X
7.8 GFCI Protection X X
7.9 Switches / Receptacles X X
7.10 Lighting & Fans X
7.11 Microwave X
7.12 Range/Oven/Cooktop X X
7.13 Exhaust / Ventilation X
7.14 Dishwasher X X
7.15 Garbage / Food Disposal X
7.16 Refrigerator X
General: Range / Oven / Cooktop Energy Source / Supply
Electronic Ignition
General: Oven Self Cleaning
No
General: Exhaust / Ventilation Type
Hood
General: Fridge stays?
Yes
General: Fridge water supply connection
No
Floors: Floor Coverings
Linoleum
Walls: Wall Material
Drywall
Ceiling: Ceiling Material
Drywall
GFCI Protection: GFCI protection present
Yes

10.1 The inspector shall inspect: F. installed ovens, ranges, surface cooking appliances, microwave ovens, dishwashing machines, and food waste grinders by using normal operating controls to activate the primary function. 10.2 The inspector is NOT required to inspect: G. installed and free-standing kitchen and laundry appliances not listed in Section 10.1.F. H. appliance thermostats including their calibration, adequacy of heating elements, self cleaning oven cycles, indicator lights, door seals, timers, clocks, timed features, and other specialized features of the appliance. I. operate, or con rm the operation of every control and feature of an inspected appliance.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
7.1.1 - General

Stove not working

Right two burner not working

Contractor Qualified Professional
$
Credit
Comment
7.8.1 - GFCI Protection

GFCI Breaker Issue

One or more ground fault circuit interrupter (GFCI) circuit breakers in panel(s) were not functioning properly (wouldn't trip / wouldn't reset) when tested. GFCI breakers reduce the chance of shock when using equipment in wet areas. This is a potential shock hazard. Recommend that a qualified electrician evaluate and repair as necessary.

Electric Electrical Contractor
$
Credit
Comment
7.9.1 - Switches / Receptacles

Worn Receptacle / Works Intermittently

One or more receptacles in the kitchen were worn. Worn receptacles can work intermittently or when the plug is wiggled. They can overheat or arc and spark due to loose connections. This is a potential fire hazard. Recommend that a qualified electrician replace such receptacles as necessary.

Electric Electrical Contractor
$
Credit
Comment
7.12.1 - Range/Oven/Cooktop

Cooktop / Stove Burner(s) / Element(s) Inoperable

One or more burners or heating elements did not operate or fully operate when turned on. Recommend a qualified appliance repair person evaluate and repair.

Wash Appliance Repair
$
Credit
Comment
7.14.1 - Dishwasher

Leaking

The dishwasher leaks when operated. This can cause water damage to surrounding areas. Recommend a qualified appliance repair person to evaluate and repair or replace as necessary. Here is a video on how to install a new dishwasher... Drain line install is min. 5:45

Wash Appliance Repair

8 - Living Room

IN NI NP D
8.1 General X
8.2 Floors X
8.3 Interior Doors X
8.4 Windows X X
8.5 AFCI Protection X
8.6 Walls X X
8.7 Ceiling X X
8.8 Switches / Receptacles X X
8.9 Lighting & Fans X
Floors: Floor Coverings
Carpet
Windows: Window Manufacturer
Unknown
Windows: Type
Metal
Windows: Window Type
Single Pane
Walls: Wall Material
Drywall
Ceiling: Ceiling Material
Drywall, Drywall
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
8.4.1 - Windows

Screens Damaged

One or more window screens were damaged or deteriorated. These window(s) may not provide ventilation during months when insects are active. Recommend replacing window screens as necessary.

Window Window Repair and Installation Contractor
$
Credit
Comment
8.4.2 - Windows

Window does not operate properly

One or more windows do not operate properly. Window will not hold in place by itself this is a safety hazard/ pinch point. Recommend a qualified professional evaluate and repair.. 

Window Window Repair and Installation Contractor
$
Credit
Comment
8.6.1 - Walls

Moisture Damage

Stains on the walls visible at the time of the inspection appeared to be the result of moisture intrusion. The source of moisture may have been corrected. Recommend further examination by a qualified contractor to provide confirmation.

$
Credit
Comment
8.6.2 - Walls

Nail Pops

Protruding nail heads visible at the time of the inspection appeared to be the result of contact with moisture. After the source of moisture is located and corrected, protruding nails should be removed, drywall re-fastened and the drywall finished to match the existing wall surfaces. All work should be performed by a qualified drywall or painting contractor.

$
Credit
Comment
8.7.1 - Ceiling

Water Stains (Dry)

Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks. Consult with the property owner and monitor the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, then recommend that a qualified contractor evaluate and repair as necessary. The inspector is limited to only being able to evaluate conditions at time of inspection and in a non-invasive manner.

Contractor Qualified Professional
$
Credit
Comment
8.8.1 - Switches / Receptacles

Receptacle / Switch Loose

One or more electric receptacles, switches and/or the boxes in which they were installed were loose and/or not securely anchored. Wire conductors can be damaged due to repeated movement and/or tension on wires, or insulation can be damaged. This is a shock and fire hazard. Recommend that a qualified electrician repair as necessary.

Electric Electrical Contractor
$
Credit
Comment
8.8.2 - Switches / Receptacles

No Power

One or more electric receptacles (outlets) appeared to have no power. Recommend asking the property owner about this. Switches may need to be operated to make some receptacles energized. If necessary, recommend that a qualified electrician evaluate and repair.

Electric Electrical Contractor
$
Credit
Comment
8.8.3 - Switches / Receptacles

Receptacle Damaged

One or more receptacles were broken or damaged. This is a potential shock or fire hazard. Recommend that a qualified electrician replace such receptacles as necessary.

Electric Electrical Contractor

9 - Master Bedroom

IN NI NP D
9.1 General X
9.2 Floors X
9.3 Interior Doors X
9.4 Windows X
9.5 AFCI Protection X
9.6 Ceiling X
9.7 Walls X
9.8 Switches / Receptacles X X
9.9 Lighting & Fans X
General: Heat Source Present
Floors: Floor Coverings
Carpet
Windows: Window Manufacturer
Unknown
Windows: Type
Metal
AFCI Protection: AFCI protection present
No
Ceiling: Ceiling Material
Drywall
Walls: Wall Material
Drywall
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
9.8.1 - Switches / Receptacles

Receptacle / Switch Loose

One or more electric receptacles, switches and/or the boxes in which they were installed were loose and/or not securely anchored. Wire conductors can be damaged due to repeated movement and/or tension on wires, or insulation can be damaged. This is a shock and fire hazard. Recommend that a qualified electrician repair as necessary.

Electric Electrical Contractor

10 - Bedroom 2

IN NI NP D
10.1 Floors X
10.2 Interior Doors X X
10.3 Windows X
10.4 AFCI Protection X
10.5 Walls X
10.6 Ceiling X X
10.7 Switches / Receptacles X X
10.8 Lighting & Fans X
Floors: Floor Coverings
Carpet
Windows: Window Manufacturer
Unknown
Windows: Type
Metal
Walls: Wall Material
Drywall
Ceiling: Ceiling Material
Drywall
AFCI Protection: AFCI protection present
No

An Arc Fault Circuit Interrupter (AFCI) is a circuit breaker that breaks the circuit when it detects an electric arc in the circuit it protects to prevent electrical fires. An AFCI selectively distinguishes between a harmless arc (incidental to normal operation of switches, plugs, and brushed motors), and a potentially dangerous arc (that can occur, for example, in a lamp cord which has a broken conductor).

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
10.2.1 - Interior Doors

Closet Door Off Track

The closet doors in one or more locations were off track. Recommend repair for proper functionality.

Wrenches Handyman
$
Credit
Comment
10.6.1 - Ceiling

Water Stains (Dry)

Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks. Consult with the property owner and monitor the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, then recommend that a qualified contractor evaluate and repair as necessary. The inspector is limited to only being able to evaluate conditions at time of inspection and in a non-invasive manner.

Contractor Qualified Professional
$
Credit
Comment
10.7.1 - Switches / Receptacles

Worn Receptacle / Works Intermittently

One or more receptacles were worn. Worn receptacles can work intermittently or when the plug is wiggled. They can overheat or arc and spark due to loose connections. This is a potential fire hazard. Recommend that a qualified electrician replace such receptacles as necessary.

Electric Electrical Contractor

11 - Bathroom 1

IN NI NP D
11.1 General X
11.2 Lighting Fixtures, Switches & Receptacles X
11.3 GFCI Protection X X
11.4 Sinks/Fixtures X
11.5 Toilets/Bidets X X
11.6 Bathtub / Shower X
11.7 Countertops & Cabinets X
GFCI Protection: GFCI protection present
No
Bathtub / Shower: Shower/Tub Material
Ceramic Tile
Bathtub / Shower: Exhaust Fan
Fan Only
Bathtub / Shower: Shower/Tub Style
Shower/Tub
Countertops & Cabinets: Cabinetry
Laminate
Countertops & Cabinets: Countertop Material
Marble
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
11.3.1 - GFCI Protection

Missing GFCI Protection

One or more locations at this property were noted as not having GFCI protection or the inspector was unable to verify if GFCI protection existed at these locations. Adoption of GFCI outlets was generally phased in over numerous years/decades. Recommend client evaluate upgrading these areas to GFCI protection at their discretion.

General guidelines for GFCI-protected receptacles include the following locations:

  1. Outdoors (since 1973)
  2. Bathrooms (since 1975)
  3. Garages(since 1978)
  4. Kitchens (since 1987)
  5. Crawl spaces and unfinished basements (since 1990)
  6. Wet bar sinks (since 1993)
  7. Laundry and utility sinks (since 2005)


Electric Electrical Contractor
$
Credit
Comment
11.5.1 - Toilets/Bidets

Toilet Loose

Toilet was noted as being loose where it attached to the floor. Leaks can occur. As the inspector cannot determine the condition of the wax ring underneath which seals the toilet, it is recommended that a qualified contractor remove the toilet(s) for further evaluation and repair if deemed necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.
Pipes Plumbing Contractor
$
Credit
Comment
11.5.2 - Toilets/Bidets

Toilet Leaks

The toilet was leaking where it attached to the floor. Flooring, the sub-floor or areas below may get damaged. Sewer gases can enter living spaces. Recommend that a qualified contractor remove the toilet(s) for further evaluation and repair if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.

Pipes Plumbing Contractor

12 - Laundry Room

IN NI NP D
12.1 General X
12.2 Appliance Connections X
12.3 Floors X
12.4 Drain, Waste, & Vent Systems X X
12.5 Interior Doors X
12.6 Windows X
12.7 GFCI Protection X X
12.8 Sinks/Fixtures X
12.9 Walls X
12.10 Ceiling X
12.11 Switches / Receptacles X
12.12 Lighting & Fans X
Appliance Connections: Dryer Power Source
220 Electric
Floors: Floor Coverings
Carpet
Drain, Waste, & Vent Systems: Dryer Vent
Metal
Drain, Waste, & Vent Systems: Drain Size
2"
Drain, Waste, & Vent Systems: Material
Iron
GFCI Protection: GFCI protection present
No
Walls: Wall Material
Drywall
Ceiling: Ceiling Material
Drywall
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
12.4.1 - Drain, Waste, & Vent Systems

Dryer vent

Dryer vent in the attic was disconnected and lint was blowing into the attic. Recommend a qualified professional evaluate and repair.

Contractor Qualified Professional
$
Credit
Comment
12.7.1 - GFCI Protection

Missing GFCI Protection

One or more locations at this property were noted as not having GFCI protection or the inspector was unable to verify if GFCI protection existed at these locations. Adoption of GFCI outlets was generally phased in over numerous years/decades. Recommend client evaluate upgrading these areas to GFCI protection at their discretion.

General guidelines for GFCI-protected receptacles include the following locations:

  1. Outdoors (since 1973)
  2. Bathrooms (since 1975)
  3. Garages(since 1978)
  4. Kitchens (since 1987)
  5. Crawl spaces and unfinished basements (since 1990)
  6. Wet bar sinks (since 1993)
  7. Laundry and utility sinks (since 2005)


Electric Electrical Contractor

13 - HVAC

IN NI NP D
13.1 General comments X
13.2 Heating / Forced Air X
13.3 Air Conditioner X
13.4 Ducts and Registers X
13.5 Filter & Thermostat X
Heating / Forced Air: Estimated Year Mfg.
1993
Heating / Forced Air: Location
Laundry room
Heating / Forced Air: Energy source
Natural gas
Air Conditioner: Estimated Year Mfg.
93
Air Conditioner: Location
Exterior
Air Conditioner: System Type
Split system
Air Conditioner: Temperature split
Not Taken


Ducts and Registers: Type
Ducts and Registers
Filter & Thermostat: Filter Location(s)
Hallway
Filter & Thermostat: Filter Size
16x20x1
Filter & Thermostat: T-stat Location(s)
Hallway
Heating / Forced Air: Appears Functional

Heat system appears to be in working order. Supply air from the heating system should be 100 degrees Fahrenheit or higher. 

The photo(s) below is/are a thermal image of the supply air temperature at register(s) at the time of this inspection.

Heating / Forced Air: Equipment Photos
Air Conditioner: Appears Functional

The temperature split differential between the return air and supply registers was within the 14-22 degree (F) range at time of inspection.

The photo(s) below is/are a thermal image of the air temperature at supply and return air register(s) at the time of this inspection.

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.

I. The inspector shall inspect: A. the cooling system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the cooling system; and B. the cooling method. III. The inspector shall report as in need of correction: A. any cooling system that did not operate; and B. if the cooling system was deemed inaccessible. IV. The inspector is not required to: A. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system. B. inspect portable window units, through-wall units, or electronic air filters. C. operate equipment or systems if the exterior temperature is below 65 Fahrenheit, or when other circumstances are not conducive to safe operation or may damage the equipment. D. inspect or determine thermostat calibration, cooling anticipation, or automatic setbacks or clocks. E. examine electrical current, coolant fluids or gases, or coolant leakage.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
13.1.1 - General comments

Service Heating / Cooling System

The last service date of the forced air heating / cooling system appeared to be more than 1 year ago, or the inspector was unable to determine the last service date. Ask the property owner when it was last serviced. If unable to determine the last service date, or if this system was serviced more than 1 year ago, recommend that a qualified HVAC contractor service this system and make repairs if necessary. Because this system has a compressor and refrigerant system, this servicing should be performed annually in the future. Any needed repairs noted in this report should be brought to the attention of the contractor when it's serviced.

Fire HVAC Professional

14 - Basement, Foundation, Crawlspace

IN NI NP D
14.1 Foundation X
Inspection Method
Visual
Foundation: Material
Slab on Grade

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

15 - Electrical

IN NI NP D
15.1 Excluded Items X
15.2 Service X
15.3 Panels X
15.4 GFCI / AFCI Protection- Extended X
15.5 Panel Wiring & Breakers X
15.6 Wiring X
15.7 Smoke Detectors / CO Alarms / Door Bell X X
Service: Information
120-240 Voltage
Service: Entrance Conductor Material
Unknown / Not Visible
Panels: Main Panel Location
Laundry
Panels: Panel Capacity
100 AMP
Panels: Main disconnect rating
100 Amp
GFCI / AFCI Protection- Extended: GFCI reset locations
Kitchen
Panel Wiring & Breakers: Over protection devices
Breakers
Wiring: Wiring Type
Copper
GFCI / AFCI Protection- Extended: GFCI protection present- Extended
Yes

A Ground Fault Circuit Interrupter (GFCI) - Is an ultra sensitive receptacle outlet and/or breaker designed to shut off all electric current. Used in bathrooms, kitchens, exterior waterproof outlets, garage outlets, and "wet areas" to prevent electrical shock. Has a small reset / test button on the receptacle and/or breaker.

GFCI / AFCI Protection- Extended: AFCI protection present- Extended
No

An Arc Fault Circuit Interrupter (AFCI) is a circuit breaker that breaks the circuit when it detects an electric arc in the circuit it protects to prevent electrical fires. An AFCI selectively distinguishes between a harmless arc (incidental to normal operation of switches, plugs, and brushed motors), and a potentially dangerous arc (that can occur, for example, in a lamp cord which has a broken conductor).

Smoke Detectors / CO Alarms / Door Bell: Smoke Detector Installed / Location(s)
Yes, Bedrooms, Hallway

Note: Smoke detectors are tested only for audibility and not tested using actual smoke.

Smoke Detectors / CO Alarms / Door Bell: Carbon Monoxide Alarm(s) Installed / Location(s)
No

Note: Carbon Monoxide alarms are tested only for audibility and not tested using actual Carbon Monoxide.

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 time controlled 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
15.1.1 - Excluded Items

Cable / Satellite / Telephone / Inter Communication / Alarm Stystems

Note: If present, cable, satellite, telephone, inter communication and alarm systems are not inspected. Evaluating these systems are beyond the scope of a property inspection. Their condition is unknown, and they are excluded from this inspection. Recommend that a qualified specialist review these systems and make repairs if necessary.

Contractor Qualified Professional
$
Credit
Comment
15.7.1 - Smoke Detectors / CO Alarms / Door Bell

Smoke Detector Damaged and/or Inoperable

Smoke alarms were damaged and/or inoperable at one or more locations. Smoke alarms should be replaced as necessary and installed per standard building practices (e.g. in hallways leading to bedrooms, in each bedroom, on each floor). We recommend installing photoelectric type smoke detectors / alarms.

Tools Handyman/DIY

16 - Plumbing

IN NI NP D
16.1 Main Water Shut-off Device X
16.2 Drain, Waste, & Vent Systems X
16.3 Water Supply, Distribution Systems & Fixtures X
16.4 Hot Water Systems, Controls, Flues & Vents X
16.5 Fuel Storage & Distribution Systems X
16.6 Sump Pump X
Filters
None
Water Source
Public
Drain, Waste, & Vent Systems: Material
PVC
Water Supply, Distribution Systems & Fixtures: Distribution Material
Copper
Water Supply, Distribution Systems & Fixtures: Water Supply Material
Copper
Hot Water Systems, Controls, Flues & Vents: Capacity
40 gallons
Hot Water Systems, Controls, Flues & Vents: Location
Utility Room
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Gas
Fuel Storage & Distribution Systems: Main Gas Shut-off Location
Gas Meter
Main Water Shut-off Device: Location
Laundry
Drain, Waste, & Vent Systems: Drain Size
1 1/2"
Hot Water Systems, Controls, Flues & Vents: Manufacturer
Whirlpool

I recommend flushing & servicing your water heater tank annually for optimal performance. Water temperature should be set to at least 120 degrees F to kill microbes and no higher than 130 degrees F to prevent scalding. 

Here is a nice maintenance guide from Lowe's to help. 

I. The inspector shall inspect: A. the main water supply shut-off valve; B. the main fuel supply shut-off valve; C. the water heating equipment, including the energy source, venting connections, temperature/pressure-relief (TPR) valves, Watts 210 valves, and seismic bracing; D. interior water supply, including all fixtures and faucets, by running the water; E. all toilets for proper operation by flushing; F. all sinks, tubs and showers for functional drainage; G. the drain, waste and vent system; and H. drainage sump pumps with accessible floats. II. The inspector shall describe: A. whether the water supply is public or private based upon observed evidence; B. the location of the main water supply shut-off valve; C. the location of the main fuel supply shut-off valve; D. the location of any observed fuel-storage system; and E. the capacity of the water heating equipment, if labeled. III. The inspector shall report as in need of correction: A. deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously; B. deficiencies in the installation of hot and cold water faucets; C. mechanical drain stops that were missing or did not operate if installed in sinks, lavatories and tubs; and D. toilets that were damaged, had loose connections to the floor, were leaking, or had tank components that did not operate. IV. The inspector is not required to: A. light or ignite pilot flames. B. measure the capacity, temperature, age, life expectancy or adequacy of the water heater. C. inspect the interior of flues or chimneys, combustion air systems, water softener or filtering systems, well pumps or tanks, safety or shut-off valves, floor drains, lawn sprinkler systems, or fire sprinkler systems. D. determine the exact flow rate, volume, pressure, temperature or adequacy of the water supply. E. determine the water quality, potability or reliability of the water supply or source. F. open sealed plumbing access panels. G. inspect clothes washing machines or their connections. H. operate any valve. I. test shower pans, tub and shower surrounds or enclosures for leakage or functional overflow protection. J. evaluate the compliance with conservation, energy or building standards, or the proper design or sizing of any water, waste or venting components, fixtures or piping. K. determine the effectiveness of anti-siphon, backflow prevention or drain-stop devices. L. determine whether there are sufficient cleanouts for effective cleaning of drains. M. evaluate fuel storage tanks or supply systems. N. inspect wastewater treatment systems. O. inspect water treatment systems or water filters. P. inspect water storage tanks, pressure pumps, or bladder tanks. Q. evaluate wait time to obtain hot water at fixtures, or perform testing of any kind to water heater elements. R. evaluate or determine the adequacy of combustion air. S. test, operate, open or close: safety controls, manual stop valves, temperature/pressure-relief valves, control valves, or check valves. T. examine ancillary or auxiliary systems or components, such as, but not limited to, those related to solar water heating and hot water circulation. U. determine the existence or condition of polybutylene plumbing. V. inspect or test for gas or fuel leaks, or indications thereof.

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

17 - Attic, Insulation & Ventilation

IN NI NP D
17.1 Attic Insulation X
17.2 Vapor Retarders (Crawlspace or Basement) X
17.3 Ventilation X
17.4 Exhaust Systems X
Flooring Insulation
None
Attic Insulation: R-value
15
Ventilation: Ventilation Type
Passive
Attic Insulation: Insulation Type
Cellulose

I. The inspector shall inspect: A. insulation in unfinished spaces, including attics, crawlspaces and foundation areas; B. ventilation of unfinished spaces, including attics, crawlspaces and foundation areas; and C. mechanical exhaust systems in the kitchen, bathrooms and laundry area. II. The inspector shall describe: A. the type of insulation observed; and B. the approximate average depth of insulation observed at the unfinished attic floor area or roof structure. III. The inspector shall report as in need of correction: A. the general absence of insulation or ventilation in unfinished spaces. IV. The inspector is not required to: A. enter the attic or any unfinished spaces that are not readily accessible, or where entry could cause damage or, in the inspector's opinion, pose a safety hazard. B. move, touch or disturb insulation. C. move, touch or disturb vapor retarders. D. break or otherwise damage the surface finish or weather seal on or around access panels or covers. E. identify the composition or R-value of insulation material. F. activate thermostatically operated fans. G. determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers or wiring. H. determine the adequacy of ventilation.

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