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1234 Main St.
Tuscaloosa, AL 35405
03/27/2020 9:00AM

Sample agent
agent

Agent Name

Agency Name
10
Maintenance/upgrade
56
Recommendation
4
Safety hazard

1 - Inspection Details

In Attendance
Client
Occupancy
Vacant
Style
Modern
Temperature (approximate)
80 Fahrenheit (F)
Type of Building
Single Family
Weather Conditions
Hot, Humid, Recent Rain

2 - Roof

IN NI NP D
2.1 Coverings X X
2.2 Roof Drainage Systems X X
2.3 Flashings X
2.4 Eaves, Soffits & Fascia X X
2.5 Skylights, Chimneys & Other Roof Penetrations X
Inspection Method
Roof
Roof Type/Style
Gable
Coverings: Material
Asphalt
Roof Drainage Systems: Gutter Material
None
Flashings: Material
Aluminum

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

Sagging

Areas of the roof sagged, indicating sheathing or rafter deficiencies. Recommend a qualified roofer evaluate and repair.

Roof Roofing Professional
$
Credit
Comment
2.1.2 - Coverings

Shingles Cracked/Broken

Roof had cracked/broken shingles. Recommend a qualified roof contractor repair or replace to prevent moisture intrusion and/or mold. 

Roof Roofing Professional
$
Credit
Comment
2.2.1 - Roof Drainage Systems

Gutters Missing

There are no gutters present on the structure.  Gutters are recommended because they collect rain water from the roof and direct it away form the building.

Gutter cleaning icon Gutter Contractor
$
Credit
Comment
2.4.1 - Eaves, Soffits & Fascia

Fascia - Rotted

One or more sections of the fascia are rotted. Recommend qualified roofer evaluate & repair.
Roof Roofing Professional
$
Credit
Comment
2.4.2 - Eaves, Soffits & Fascia

Gap

There is opening, gap or hole in fascia / soffit which should be repaired. This can allow water intrusion and rodent infestation as well as deterioration of the surrounding material.

Roof Roofing Professional

3 - Basement, Foundation, Crawlspace & Structure

IN NI NP D
3.1 Foundation X X
3.2 Basements & Crawlspaces X
3.3 Floor Structure X X
3.4 Wall Structure X
3.5 Ceiling Structure X X
Inspection Method
Visual
Foundation: Material
Masonry Block
Floor Structure: Basement/Crawlspace Floor
Dirt
Floor Structure: Material
Wood Beams
Floor Structure: Sub-floor
OSB
Crawl space inspection limited

Crawl space inspection limited due to lack of clearance/rodents or other unsafe conditions.

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
$
Credit
Comment
3.1.1 - Foundation

Foundation Cracks - Major

Severe cracking noted at the foundation. This is typically consistent with soil movement and could lead to serious damage to structural components, foundation and/or slabs. Recommend a structural engineer evaluate and provide a report on course of action and remedy.

Here is an informational article on foundation cracks.

House construction Structural Engineer
$
Credit
Comment
3.3.1 - Floor Structure

No Vapor Barrier

No vapor barrier installed in crawl space. Recommend installing vapor barrier to aide in preventing moisture intrusion. 

Contractor Qualified Professional
$
Credit
Comment
3.5.1 - Ceiling Structure

Evidence of Water Intrusion

Ceiling structure showed signs of water intrusion, which could lead to more serious structural damage. Recommend a qualified contractor identify source or moisture and remedy.

Contractor Qualified Professional

4 - Exterior

IN NI NP D
4.1 Siding, Flashing & Trim X X
4.2 Exterior Doors X
4.3 Driveways & Patios X X
4.4 Decks, Balconies, Porches & Steps X X
4.5 Steps, Stairways & Railings X
4.6 Vegetation, Grading, Drainage & Retaining Walls X X
4.7 Lighting Fixtures, Switches & Receptacles X X
4.8 GFCI & AFCI X
4.9 Fences X
4.10 Windows X X
Inspection Method
Visual
Siding, Flashing & Trim: Siding Material
Vinyl
Siding, Flashing & Trim: Siding Style
N/A
Exterior Doors: Exterior Entry Door
Hollow Core
Driveways & Patios : Driveway Material
Concrete
Decks, Balconies, Porches & Steps: Appurtenance
Covered Porch
Decks, Balconies, Porches & Steps: Material
Concrete, Wood

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
4.1.1 - Siding, Flashing & Trim

Cracking - Major

Moderate to major cracking was observed at one or more points on the exterior. This can be the result of poor original compaction of soil at the time of construction or excess moisture in the underlying soil. Recommend consulting with a structural engineer and/or soil expert.

House construction Structural Engineer
$
Credit
Comment
4.1.2 - Siding, Flashing & Trim

Sealant Recommended around Siding Penetrations

Multiple penetrations in the siding require sealant to prevent moisture intrusion as well as vermin intrusion. 

Tools Handyman/DIY
$
Credit
Comment
4.1.3 - Siding, Flashing & Trim

Vinyl Siding Damage (Minor)

Minor damage was observed to Vinyl siding. Recommend Repair as this can lead to water intrusion. 

Siding Siding Contractor
$
Credit
Comment
4.3.1 - Driveways & Patios

Patio Cracking - Minor

Normal settling & cracking observed. Recommend monitor and/or patch/seal.
Mag glass Monitor
$
Credit
Comment
4.4.1 - Decks, Balconies, Porches & Steps

Deck - Unstable Support

One or more areas of the porch roof support appears unstable. This could cause a safety hazard and further deterioration of the roof. Recommend qualified contractor evaluate and repair.

Contractor Qualified Professional
$
Credit
Comment
4.4.2 - Decks, Balconies, Porches & Steps

Ledger Board Improperly Installed

The ledger board is not properly attached to the building. This can cause the deck to pull away from the building and possibly collapse. Recommend that the deck and/or ledger board be properly attached by qualified contractor.

House front 1 Deck Contractor
$
Credit
Comment
4.6.1 - Vegetation, Grading, Drainage & Retaining Walls

Tree Debris on Roof

Tree debris observed on roof. This can cause improper drainage to gutters and downspouts. Recommend clearing debris.

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

Tree Overhang

Trees observed overhanging the roof. This can cause damage to the roof and prevent proper drainage. Recommend a qualified tree service trim to allow for proper drainage. 

Yard scissors Tree Service
$
Credit
Comment
4.7.1 - Lighting Fixtures, Switches & Receptacles

Ungrounded Receptacle

One or more receptacles are ungrounded. To eliminate safety hazards, all receptacles in kitchen, bathrooms, garage & exterior should be grounded. Weather cover plate also missing from receptacle at time of inspection. 

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

Improper wiring

Improper wiring was observed at time of inspection. Recommend electrical contractor evaluate/repair 

Electric Electrical Contractor
$
Credit
Comment
4.10.1 - Windows

Rot

Wood Rot was observed to exterior window sill at time of inspection. Recommend window contractor evaluate/repair 

Window Window Repair and Installation Contractor

5 - Main/Service Panels

IN NI NP D
5.1 Service Entrance Conductors X X
5.2 Main & Subpanels, Service & Grounding, Main Overcurrent Device X X
5.3 Branch Wiring Circuits, Breakers & Fuses X
Service Entrance Conductors: Electrical Service Conductors
Overhead, 220 Volts
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Hallway
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
125 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
ITE
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub Panel Location
None
Branch Wiring Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP
Copper
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Romex

I. The inspector shall inspect: A. the service drop; B. the overhead service conductors and attachment point; C. the service head, gooseneck and drip loops; D. the service mast, service conduit and raceway; E. the electric meter and base; F. service-entrance conductors; G. the main service disconnect; H. panelboards and over-current protection devices (circuit breakers and fuses); I. service grounding and bonding; J. a representative number of switches, lighting fixtures and receptacles, including receptacles observed and deemed to be arc-fault circuit interrupter (AFCI)-protected using the AFCI test button, where possible; K. all ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible; and L. smoke and carbon-monoxide detectors. II. The inspector shall describe: A. the main service disconnect's amperage rating, if labeled; and B. the type of wiring observed. III. The inspector shall report as in need of correction: A. deficiencies in the integrity of the serviceentrance conductors insulation, drip loop, and vertical clearances from grade and roofs; B. any unused circuit-breaker panel opening that was not filled; C. the presence of solid conductor aluminum branch-circuit wiring, if readily visible; D. any tested receptacle in which power was not present, polarity was incorrect, the cover was not in place, the GFCI devices were not properly installed or did not operate properly, evidence of arcing or excessive heat, and where the receptacle was not grounded or was not secured to the wall; and E. the absence of smoke detectors. IV. The inspector is not required to: A. insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures. B. operate electrical systems that are shut down. C. remove panelboard cabinet covers or dead fronts. D. operate or re-set over-current protection devices or overload devices. E. operate or test smoke or carbon-monoxide detectors or alarms F. inspect, operate or test any security, fire or alarms systems or components, or other warning or signaling systems. G. measure or determine the amperage or voltage of the main service equipment, if not visibly labeled. H. inspect ancillary wiring or remote-control devices. I. activate any electrical systems or branch circuits that are not energized. J. inspect low-voltage systems, electrical de-icing tapes, swimming pool wiring, or any timecontrolled devices. K. verify the service ground. L. inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility. M. inspect spark or lightning arrestors. N. inspect or test de-icing equipment. O. conduct voltage-drop calculations. P. determine the accuracy of labeling. Q. inspect exterior lighting.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
5.1.1 - Service Entrance Conductors

Panel Damaged

Cover panel was torn off at time of inspection. This can pose a potential shock hazard. Recommend an electrical contractor evaluate/repair 

Electric Electrical Contractor
$
Credit
Comment
5.2.1 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Home on 2 wire electrical system

Multiple outlets in home are set up on the old 2 wire electrical code meaning there are ungrounded receptacles. Your existing two-wire system was installed per the Code that existed at the time. Today's NEC doesn't mandate ripping out existing 2-wire systems and replacing them. Although a 3-wire system is safer than a 2-wire system. Recommend consulting with an electrical contractor if you want upgraded electrical. 

Electric Electrical Contractor
$
Credit
Comment
5.2.2 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Panel Damaged

Cover panel was torn off at time of inspection. This can pose a potential shock hazard. Recommend an electrical contractor evaluate/repair

Electric Electrical Contractor
$
Credit
Comment
5.2.3 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Improper wiring

Substandard wiring practices were observed at time of inspection. Recommend electrical contractor evaluate/repair 

Electric Electrical Contractor

6 - Attic, Insulation & Ventilation

IN NI NP D
6.1 Attic Insulation X X
6.2 Ventilation X
6.3 Exhaust Systems X
6.4 Interior Roofing Structure X X
Flooring Insulation
None
Attic Insulation: Insulation Type
None
Attic Insulation: R-value
0
Ventilation: Ventilation Type
Gable Vents
Exhaust Systems: Exhaust Fans
None
Limited Clearance

Attic access did not meet minimum SOP opening requirements. Attic was still inspected within the minimum guidelines of SOP. 

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
$
Credit
Comment
6.1.1 - Attic Insulation

Insufficient Insulation

Insulation depth was inadequate. Recommend a qualified attic insulation contractor install additional insulation.

House construction Insulation Contractor
$
Credit
Comment
6.4.1 - Interior Roofing Structure

Thin/Soft/Damaged Sheathing

Roof sheathing appears to be soft/thin in certain areas. This can be from decay in the underlying wood panels & structure. Recommend further examination by a qualified roofer.
Roof Roofing Professional

7 - Plumbing

IN NI NP D
7.1 Main Water Shut-off Device X
7.2 Water Supply, Distribution Systems & Fixtures X X
7.3 Hot Water Heater, Controls, Flues & Vents X X
7.4 Fuel Storage & Distribution Systems X
7.5 Sump Pump X
7.6 Water Pressure X
Filters
Unknown
Water Source
Public
Main Water Shut-off Device: Location
Front Yard
Water Supply, Distribution Systems & Fixtures: Distribution Material
Unknown
Water Supply, Distribution Systems & Fixtures: Water Supply Material
Unknown
Hot Water Heater, Controls, Flues & Vents: Capacity
40 gallons
Hot Water Heater, Controls, Flues & Vents: Location
Bathroom Closet
Hot Water Heater, Controls, Flues & Vents: Power Source/Type
Electric
Fuel Storage & Distribution Systems: Main Gas Shut-off Location
Gas Meter
Hot Water Heater, Controls, Flues & Vents: Manufacturer
Rheem

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
$
Credit
Comment
7.2.1 - Water Supply, Distribution Systems & Fixtures

Improper Installation

Main or distribution pipes were installed in a sub-standard way. Recommend a qualified plumber evaluate and properly fit and install pipes.

Pipes Plumbing Contractor
$
Credit
Comment
7.3.1 - Hot Water Heater, Controls, Flues & Vents

Corrosion

Corrosion was noted at the burn chamber or pipe fittings. Recommend a qualified plumber evaluate for repair/replacement.
Pipes Plumbing Contractor
$
Credit
Comment
7.3.2 - Hot Water Heater, Controls, Flues & Vents

No Drip Pan

No drip pan was present. Recommend installation by a qualified plumber.
Pipes Plumbing Contractor
$
Credit
Comment
7.3.3 - Hot Water Heater, Controls, Flues & Vents

No Expansion Tank

No expansion tank was present. Expansion tanks allow for the thermal expansion of water in the pipes. These are required in certain areas for new installs. Recommend a qualified plumber evaluate and install.
Pipes Plumbing Contractor
$
Credit
Comment
7.3.4 - Hot Water Heater, Controls, Flues & Vents

Tpr valve

Improper termination of TPR valve. Recommend plumbing contractor evaluate/repair 

Pipes Plumbing Contractor

8 - HVAC

IN NI NP D
8.1 Cooling Equipment X X
8.2 Heating Equipment X
8.3 Normal Operating Controls X X
8.4 Cooling Distribution System X
8.5 Heating Distribution Systems X X
8.6 Presence of Installed Cooling Source in Each Room X
8.7 Presence of Installed Heat Source in Each Room X
Cooling Equipment: Brand
Unknown
Cooling Equipment: Energy Source/Type
Central Air Conditioner
Cooling Equipment: Location
Back Yard
Cooling Equipment: Unit Age
Unknown Years
Heating Equipment: Brand
Unknown
Heating Equipment: Energy Source
Gas
Heating Equipment: Heat Type
Forced Air
Cooling Distribution System: Configuration
Central
Heating Distribution Systems: Ductwork
Insulated
Cooling Equipment: Inoperable

Presence of Installed Cooling Source in Each Room not inspected.

Presence of Installed Heat Source in Each Room: Temperature exceeds limit for testing Heat
Presence of Installed Heat Source in Each Room: Unit Inoperable

Unit was inoperable at time of inspection

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. 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
8.1.1 - Cooling Equipment

Power Shut Off

Condensing unit can be damaged when operated immediately after power is restored. Recommend power be restored for at least 4 hours and unit evaluated by licensed HVAC contractor.
Fire HVAC Professional
$
Credit
Comment
8.1.2 - Cooling Equipment

Unit Servicing

Unit operated under normal conditions at time of inspection. Due to age of unit, recommend servicing to insure longevity. 

Fire HVAC Professional
$
Credit
Comment
8.3.1 - Normal Operating Controls

Inoperable

Thermostat was inoperable. Recommend a qualified HVAC contractor replace.
Fire HVAC Professional
$
Credit
Comment
8.5.1 - Heating Distribution Systems

Duct Damaged

Air supply duct was damaged in multiple areas . Recommend a qualified HVAC contractor repair.

Fire HVAC Professional

9 - Kitchen/Dining Room

IN NI NP D
9.1 General X
9.2 Doors X
9.3 Floors X X
9.4 Windows X
9.5 Walls X X
9.6 Ceilings X
9.7 Countertops & Cabinets X X
9.8 Lighting Fixtures, Switches & Receptacles X X
9.9 Drain, Waste, & Vent Systems X X
9.10 GFCI & AFCI X X
9.11 Dishwasher X
9.12 Refrigerator X
9.13 Range/Oven/Cooktop X
9.14 Garbage Disposal X
9.15 Built-in Microwave X
Ceilings: Ceiling Material
Ceiling Tiles

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
9.3.1 - Floors

Moderate Wear

Floors in the home exhibited moderate surface wear along major paths of travel. Recommend a qualified flooring contractor evaluate for possible re-finish. 

Flooring Flooring Contractor
$
Credit
Comment
9.3.2 - Floors

Uneven/soft

Uneven floors are rarely caused by problems with the floor itself. The cause is usually settling or shifting of the foundation underneath the floors.  If the floor beams and joists are made from wood, like the ones above a crawl space, they will usually bend rather than crack. Causes for soft spots in the floor is generally that the flooring or subfloor is not securely attached to the joists underneath. Usually this happens because the joist settle or bend over time and the flooring becomes loose or detached in spots. Recommend a qualified professional evaluate/repair.

Contractor Qualified Professional
$
Credit
Comment
9.5.1 - Walls

Damage

Drywall was damaged at time of inspection. Recommend drywall contractor evaluate/repair 

Putty knife Drywall Contractor
$
Credit
Comment
9.7.1 - Countertops & Cabinets

Countertop Not Secured

Kitchen countertop appeared insecure. Recommend qualified countertop contractor evaluate and secure countertop properly. 

House building Countertop Contractor
$
Credit
Comment
9.8.1 - Lighting Fixtures, Switches & Receptacles

Cover Plates Missing

One or more receptacles are missing a cover plate. This causes short and shock risk. Recommend installation of plates.
Electric Electrical Contractor
$
Credit
Comment
9.9.1 - Drain, Waste, & Vent Systems

Mold

The presence of mold was suspected under kitchen sink. Recommend mold contractor evaluate/remove 

Hardhat Mold Inspector
$
Credit
Comment
9.10.1 - GFCI & AFCI

No GFCI Protection Installed

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

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

Electric Electrical Contractor

10 - Living Room

IN NI NP D
10.1 Doors X
10.2 Windows X X
10.3 Floors X X
10.4 Walls X X
10.5 Ceilings X X
10.6 Lighting Fixtures, Switches & Receptacles X X
10.7 Smoke Detectors X X
10.8 Carbon Monoxide Detectors X
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
10.2.1 - Windows

Damaged

One or more windows appears to have general damage. Recommend a window professional evaluate/repair 

Window Window Repair and Installation Contractor
$
Credit
Comment
10.3.1 - Floors

Uneven/soft

Uneven floors are rarely caused by problems with the floor itself. The cause is usually settling or shifting of the foundation underneath the floors.  If the floor beams and joists are made from wood, like the ones above a crawl space, they will usually bend rather than crack. Causes for soft spots in the floor is generally that the flooring or subfloor is not securely attached to the joists underneath. Usually this happens because the joist settle or bend over time and the flooring becomes loose or detached in spots. Recommend a qualified professional evaluate/repair.

Contractor Qualified Professional
$
Credit
Comment
10.4.1 - Walls

Damage

Damage was observed to wall at time of inspection. Recommend drywall contractor patch/repair 

Putty knife Drywall Contractor
$
Credit
Comment
10.5.1 - Ceilings

Stain(s) on Ceiling

There is a stain on ceiling/wall that requires repair and paint.  Source of staining should be determined.

Contractor Qualified Professional
$
Credit
Comment
10.6.1 - Lighting Fixtures, Switches & Receptacles

Light Inoperable

One or more lights are not operating. New light bulb possibly needed.
Tools Handyman/DIY
$
Credit
Comment
10.7.1 - Smoke Detectors

Not Installed

No Smoke detector was observed at time of inspection. The National Fire Protection Association (NFPA), recommends one Smoke Alarm on every floor, in every sleeping area, and in every bedroom. Recommend installing

Tools Handyman/DIY

11 - Master Bedroom

IN NI NP D
11.1 General X
11.2 Doors X X
11.3 Windows X
11.4 Floors X X
11.5 Walls X
11.6 Ceilings X X
11.7 Lighting Fixtures, Switches & Receptacles X X
11.8 Smoke Detectors X X
11.9 Carbon Monoxide Detectors X
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
11.2.1 - Doors

Frame Damaged

Damage was observed to door frame at time of inspection. Recommend door contractor evaluate/repair 

Door Door Repair and Installation Contractor
$
Credit
Comment
11.4.1 - Floors

Uneven/Soft

Uneven floors are rarely caused by problems with the floor itself. The cause is usually settling or shifting of the foundation underneath the floors.  If the floor beams and joists are made from wood, like the ones above a crawl space, they will usually bend rather than crack. Causes for soft spots in the floor is generally that the flooring or subfloor is not securely attached to the joists underneath. Usually this happens because the joist settle or bend over time and the flooring becomes loose or detached in spots. Recommend a qualified professional evaluate/repair.

Contractor Qualified Professional
$
Credit
Comment
11.6.1 - Ceilings

Sagging Drywall

Ceiling drywall sagged visibly at the time of the inspection. This appears to be due to leakage from above. The source of moisture intrusion should be identified and corrected, and the damaged section of drywall replaced.

Putty knife Drywall Contractor
$
Credit
Comment
11.6.2 - Ceilings

Severe Damage

Severe ceiling damage observed. Recommend a qualified drywall evaluate/repair 

Putty knife Drywall Contractor
$
Credit
Comment
11.7.1 - Lighting Fixtures, Switches & Receptacles

Cover Plates Missing

One or more receptacles are missing a cover plate. This causes short and shock risk. Recommend installation of plates.
Electric Electrical Contractor
$
Credit
Comment
11.7.2 - Lighting Fixtures, Switches & Receptacles

Ungrounded Receptacle

One or more receptacles are ungrounded. To eliminate safety hazards, all receptacles in kitchen, bathrooms, garage & exterior should be grounded.
Electric Electrical Contractor
$
Credit
Comment
11.8.1 - Smoke Detectors

Not Installed

No Smoke detector was observed at time of inspection. The National Fire Protection Association (NFPA), recommends one Smoke Alarm on every floor, in every sleeping area, and in every bedroom. Recommend installing

Tools Handyman/DIY

12 - Bedroom 2

IN NI NP D
12.1 General X
12.2 Doors X X
12.3 Windows X
12.4 Floors X X
12.5 Walls X
12.6 Ceilings X
12.7 Lighting Fixtures, Switches & Receptacles X X
12.8 Smoke Detectors X X
12.9 Carbon Monoxide Detectors X
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
12.2.1 - Doors

Door hits ceiling fan

Door hits ceiling fan when its open. Recommend qualified professional evaluate/repair  

Contractor Qualified Professional
$
Credit
Comment
12.4.1 - Floors

Uneven/soft

Uneven floors are rarely caused by problems with the floor itself. The cause is usually settling or shifting of the foundation underneath the floors.  If the floor beams and joists are made from wood, like the ones above a crawl space, they will usually bend rather than crack. Causes for soft spots in the floor is generally that the flooring or subfloor is not securely attached to the joists underneath. Usually this happens because the joist settle or bend over time and the flooring becomes loose or detached in spots. Recommend a qualified professional evaluate/repair.

Contractor Qualified Professional
$
Credit
Comment
12.7.1 - Lighting Fixtures, Switches & Receptacles

Cover Plates Missing

One or more receptacles are missing a cover plate. This causes short and shock risk. Recommend installation of plates.
Electric Electrical Contractor
$
Credit
Comment
12.7.2 - Lighting Fixtures, Switches & Receptacles

Light Inoperable

One or more lights are not operating. New light bulb possibly needed.
Tools Handyman/DIY
$
Credit
Comment
12.7.3 - Lighting Fixtures, Switches & Receptacles

Ungrounded Receptacle

One or more receptacles are ungrounded. To eliminate safety hazards, all receptacles in kitchen, bathrooms, garage & exterior should be grounded.
Electric Electrical Contractor
$
Credit
Comment
12.8.1 - Smoke Detectors

Not Installed

No Smoke detector was observed at time of inspection. The National Fire Protection Association (NFPA), recommends one Smoke Alarm on every floor, in every sleeping area, and in every bedroom. Recommend installing

Contractor Qualified Professional

13 - Master bathroom

IN NI NP D
13.1 General X
13.2 Doors X
13.3 Windows X
13.4 Floors X X
13.5 Walls X
13.6 Ceilings X X
13.7 Toilet X X
13.8 Shower/Tub X
13.9 Drain, Waste, & Vent Systems X X
13.10 GFCI & AFCI X X
13.11 Lighting Fixtures, Switches & Receptacles X X
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
13.4.1 - Floors

Uneven/Soft

Uneven floors are rarely caused by problems with the floor itself. The cause is usually settling or shifting of the foundation underneath the floors.  If the floor beams and joists are made from wood, like the ones above a crawl space, they will usually bend rather than crack. Causes for soft spots in the floor is generally that the flooring or subfloor is not securely attached to the joists underneath. Usually this happens because the joist settle or bend over time and the flooring becomes loose or detached in spots. Recommend a qualified professional evaluate/repair.

Contractor Qualified Professional
$
Credit
Comment
13.6.1 - Ceilings

Sagging Drywall

Ceiling drywall sagged visibly at the time of the inspection. This appears to be due to leakage from above. The source of moisture intrusion should be identified and corrected, and the damaged section of drywall replaced.

Putty knife Drywall Contractor
$
Credit
Comment
13.6.2 - Ceilings

Substandard patching

Substandard patching was observed to ceiling. Recommend drywall contractor evaluate/repair 

Putty knife Drywall Contractor
$
Credit
Comment
13.7.1 - Toilet

Toilet Leaking

Toilet is loose and/or leaking at the base. Recommend a qualified plumber evaluate and repair to prevent further water damage. 

Pipes Plumbing Contractor
$
Credit
Comment
13.7.2 - Toilet

Toilet Loose

Toilet was observed to be loose at time of inspection. Recommend securing 

Pipes Plumbing Contractor
$
Credit
Comment
13.9.1 - Drain, Waste, & Vent Systems

Sink seperates from wall

Sink was observed to separate from wall at time of inspection. Recommend qualified professional evaluate/repair 

Contractor Qualified Professional
$
Credit
Comment
13.10.1 - GFCI & AFCI

No GFCI Protection Installed

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

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

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

Light Inoperable

One or more lights are not operating. New light bulb possibly needed.
Tools Handyman/DIY

14 - Laundry Room

IN NI NP D
14.1 General X
14.2 Doors X
14.3 Drain, Waste, & Vent Systems X
14.4 Windows X
14.5 Floors X
14.6 Walls X
14.7 Countertops & Cabinets X
14.8 GFCI & AFCI X
14.9 Ceilings X
14.10 Lighting Fixtures, Switches & Receptacles X
General: Water Source
Public
Drain, Waste, & Vent Systems: Drain Size
2"
Drain, Waste, & Vent Systems: Material
PVC
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies

15 - Hallway

IN NI NP D
15.1 Doors X
15.2 Windows X
15.3 Floors X X
15.4 Walls X
15.5 Ceilings X X
15.6 Steps, Stairways & Railings X
15.7 Countertops & Cabinets X
15.8 Lighting Fixtures, Switches & Receptacles X
15.9 Smoke Detectors X
15.10 Carbon Monoxide Detectors X

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
15.3.1 - Floors

Uneven/Soft

Uneven floors are rarely caused by problems with the floor itself. The cause is usually settling or shifting of the foundation underneath the floors.  If the floor beams and joists are made from wood, like the ones above a crawl space, they will usually bend rather than crack. Causes for soft spots in the floor is generally that the flooring or subfloor is not securely attached to the joists underneath. Usually this happens because the joist settle or bend over time and the flooring becomes loose or detached in spots. Recommend a qualified professional evaluate/repair.

Contractor Qualified Professional
$
Credit
Comment
15.5.1 - Ceilings

Substandard patching

Substandard patching was observed to ceiling at time of inspection. Recommend drywall professional evaluate/repair 

Contractor Qualified Professional