Loading
Document Name
Sort Generated Document By
Total Credit Requested
$ 0.00
Preview
Create
Header Text
Total Credit Requested
$ 0.00
Preview
Create
Viewing:

1234 Main St.
Newberry, Florida 32669
12/15/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
8
Maintenance item
26
Recommendation
4
Safety hazard

1 - General

Exterior home photos

2 - Inspection Details

General Inspection Info: Occupancy
Occupied, Furnished
General Inspection Info: Weather Conditions
Sunny, Recent Rain
General Inspection Info: Type of Building
Single Family
General Inspection Info: In Attendance
Client's Agent

I prefer to have my client with me during my inspection so that we can discuss concerns, and I can answer all questions. 

Your Job As a Homeowner: What Really Matters in a Home Inspection

Now that you've bought your home and had your inspection, you may still have some questions about your new house and the items revealed in your report. 

Home maintenance is a primary responsibility for every homeowner, whether you've lived in several homes of your own or have just purchased your first one. Staying on top of a seasonal home maintenance schedule is important, and your InterNACHI Certified Professional Inspector can help you figure this out so that you never fall behind. Don't let minor maintenance and routine repairs turn into expensive disasters later due to neglect or simply because you aren't sure what needs to be done and when. 

Your home inspection report is a great place to start. In addition to the written report, checklists, photos, and what the inspector said during the inspection not to mention the sellers disclosure and what you noticed yourself it's easy to become overwhelmed. However, it's likely that your inspection report included mostly maintenance recommendations, the life expectancy for the home's various systems and components, and minor imperfections. These are useful to know about. 

But the issues that really matter fall into four categories: 

  1. major defects, such as a structural failure; 
  2. things that can lead to major defects, such as a small leak due to a defective roof flashing; 
  3. things that may hinder your ability to finance, legally occupy, or insure the home if not rectified immediately; and 
  4. safety hazards, such as an exposed, live buss bar at the electrical panel. 

Anything in these categories should be addressed as soon as possible. Often, a serious problem can be corrected inexpensively to protect both life and property (especially in categories 2 and 4). 

Most sellers are honest and are often surprised to learn of defects uncovered during an inspection. It's important to realize that sellers are under no obligation to repair everything mentioned in your inspection report. No house is perfect. Keep things in perspective as you move into your new home. 

And remember that homeownership is both a joyful experience and an important responsibility, so be sure to call on your InterNACHI Certified Professional Inspector to help you devise an annual maintenance plan that will keep your family safe and your home in good condition for years to come.




Your Job As a Homeowner: Read Your Book

I have provided you a home maintenance book.  It includes information on how your home works, how to maintain it, and how to save energy.  Please write my contact information within the book's inside cover, so that you can always contact me. 

We're neighbors! So, feel free to reach out whenever you have a house question or issue.  



Your Job As a Homeowner: Schedule a Home Maintenance Inspection

Even the most vigilant homeowner can, from time to time, miss small problems or forget about performing some routine home repairs and seasonal maintenance. That's why an Annual Home Maintenance Inspection will help you keep your home in good condition and prevent it from suffering serious, long-term and expensive damage from minor issues that should be addressed now. 

The most important thing to understand as a new homeowner is that your house requires care and regular maintenance. As time goes on, parts of your house will wear out, break down, deteriorate, leak, or simply stop working. But none of these issues means that you will have a costly disaster on your hands if you're on top of home maintenance, and that includes hiring an expert once a year. 

Just as you regularly maintain your vehicle, consider getting an Annual Home Maintenance Inspection as part of the cost of upkeep for your most valuable investment your home. 

Your InterNACHI-Certified Professional Inspector can show you what you should look for so that you can be an informed homeowner. Protect your family's health and safety, and enjoy your home for years to come by having an Annual Home Maintenance Inspection performed every year. 

Schedule next year's maintenance inspection with your home inspector today!


Every house should be inspected every year as part of a homeowner's routine home maintenance plan. Catch problems before they become major defects.




Your Job As a Homeowner: What Really Matters in a Home Inspection

Now that you've bought your home and had your inspection, you may still have some questions about your new house and the items revealed in your report. 

Home maintenance is a primary responsibility for every homeowner, whether you've lived in several homes of your own or have just purchased your first one. Staying on top of a seasonal home maintenance schedule is important, and your InterNACHI Certified Professional Inspector can help you figure this out so that you never fall behind. Don't let minor maintenance and routine repairs turn into expensive disasters later due to neglect or simply because you aren't sure what needs to be done and when. 

Your home inspection report is a great place to start. In addition to the written report, checklists, photos, and what the inspector said during the inspection not to mention the sellers disclosure and what you noticed yourself it's easy to become overwhelmed. However, it's likely that your inspection report included mostly maintenance recommendations, the life expectancy for the home's various systems and components, and minor imperfections. These are useful to know about. 

But the issues that really matter fall into four categories: 

  1. major defects, such as a structural failure; 
  2. things that can lead to major defects, such as a small leak due to a defective roof flashing; 
  3. things that may hinder your ability to finance, legally occupy, or insure the home if not rectified immediately; and 
  4. safety hazards, such as an exposed, live buss bar at the electrical panel. 

Anything in these categories should be addressed as soon as possible. Often, a serious problem can be corrected inexpensively to protect both life and property (especially in categories 2 and 4). 

Most sellers are honest and are often surprised to learn of defects uncovered during an inspection. It's important to realize that sellers are under no obligation to repair everything mentioned in your inspection report. No house is perfect. Keep things in perspective as you move into your new home. 

And remember that homeownership is both a joyful experience and an important responsibility, so be sure to call on your InterNACHI Certified Professional Inspector to help you devise an annual maintenance plan that will keep your family safe and your home in good condition for years to come.

Buy Back Guarantee: We'll Buy Your Home Back

If your home inspector misses anything, InterNACHI will buy your home back.  

And now for the fine print:

  • It's valid for home inspections performed for home buyers or sellers by participating InterNACHI members.
  • The home must be listed for sale with a licensed real estate agent.
  • The Guarantee excludes homes with material defects not present at the time of the inspection, or not required to be inspected, per InterNACHI's Residential Standards of Practice.
  • The Guarantee will be honored for 90 days after closing.
  • We'll pay you whatever price you paid for the home.



For more information, please visit www.nachi.org/buy.


General Inspection Info: The Cliend Did Not Attend

We invited the client to attend their home inspection. Unfortunately, my client did not attend the home inspection. The client did not learn what the home inspector desired to teach the client about the house. The client was unable to follow the home inspector through the house and ask questions during the inspection. The client's concerns at the time of the inspection were not addressed. This was a restriction and limitation of the home inspection.  

Please refer to the Home Inspection Standards of Practice while reading this inspection report.  I performed the home inspection according to the standards and my clients wishes and expectations.  Please refer to the inspection contract or agreement between the inspector and the inspector's client.  

3 - HVAC

3.1 General
3.2 Condensing Unit
3.3 Air Handler
3.4 Duct Work
General: A/C Type
Split System
General: Cooling source
Electric
General: Heat Source
Electric
General: Heat Type
Heat Pump
General: Last Service Date
Unknown
Condensing Unit: Condenser Model #
Unknown
Condensing Unit: Condenser Serial #
Unknown
Condensing Unit: Estimated Age Condensing Unit
Unknown Not able to determine age
Condensing Unit: Manufacturer
Carrier
Air Handler: Air Handler Model #
W4Y0502/40YA9000507
Air Handler: Air Handler Serial #
Unknown
Air Handler: Estimate Age Air Handler
Unknown Year(s)
Air Handler: Filter Location
Below unit
Air Handler: Manufacturer
Carrier
Duct Work: Duct work
General: Filter Advice
Recommend that home buyers replace or clean HVAC filters upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or cleaning them as necessary. How frequently they need replacing or cleaning depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season.
General: Temperature Differential
17 Degrees
This is the number of degrees the system is cooling (or heating) the house air. Normal range for this number is 14-24 degrees when operating the system during hot weather, lower when ambient temperatures are lower. The system functioned as expected when tested and appeared to be serviceable at the time of the inspection. As with all mechanical equipment, the unit may fail at any time without warning. The inspector cannot determine future failures.
Condensing Unit: Pictures of Unit
Air Handler: Pictures of unit
General: Temperature >80 Degrees

The outdoor air temperature was above 80 degrees Fahrenheit during the inspection. Because of this, the inspector was unable to operate and fully evaluate the heating system.

Condensing Unit: Deteriorated manufacturer data tag

A certified HVAC technician should be consulted with as the manufacturer's tag is deteriorated. Because of this the model, serial #, and age can not be verified.

The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).

$
Credit
Comment
3.1.1 - General

Insulation missing drain line
Outside garage

The air handler's primary condensate drain line was not insulated. Depending on the surrounding air temperature and whether the system is heating or cooling, the line can sweat or freeze. Either condition can cause leaks and water damage. Recommend that a qualified person install insulation on the drain line.

$
Credit
Comment
3.1.2 - General

Poor Filter Access
Garage

One or more air filters for the heating and/or cooling system were located in a poor access area. This is an inconvenient location that may prevent the client from checking them monthly for replacing or washing. Indoor air quality can be reduced as a result. In some cases HVAC equipment can be damaged by very dirty filters. Recommend consulting with a qualified HVAC contractor to remove the air filter from cooling system in garage and have also an HVAC Contractor seal it up, so that air cant escape.

$
Credit
Comment
3.1.3 - General

Service A/C System
Garage

The last service date of this system appears to be more than one year ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. This servicing should be performed annually in the future.

$
Credit
Comment
3.1.4 - General

Missing clean out cap
Garage

Recommend installing a cap on clean out so nothing falls in there. You van buy them at hardware store just don't glue it on.

Contractor Qualified Professional
$
Credit
Comment
3.2.1 - Condensing Unit

Damage

There is damage to the condensing unit. This damage is not affecting the operation of the unit. Any damaged areas should be monitored in the future.
$
Credit
Comment
3.2.2 - Condensing Unit

Exceeds Life Expectancy

The estimated useful life for air conditioning compressors is 8 to 15 years. This unit appears to have exceeded this age and may need replacing at any time. Recommend budgeting for a replacement in the near future. It is recommended to have a Licensed HVAC technician complete a more invasive inspection.

$
Credit
Comment
3.2.3 - Condensing Unit

Line Insulation

Insulation for the outside condensing unit's refrigerant lines is damaged, deteriorated and/or missing in one or more areas. This may result in reduced efficiency and increased energy costs. A qualified heating and cooling contractor should replace insulation as necessary.
$
Credit
Comment
3.3.1 - Air Handler

Near life expectancy

The estimated useful life for most forced air furnaces is 15 to 20 years. This furnace appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future. A licensed HVAC technician should complete a more invasive inspection.
$
Credit
Comment
3.3.2 - Air Handler

No Float switch-drain line

No auxiliary float switch was visibly installed at the drain line. A float switch shuts off the system if water accumulates in the line. Recommend that a qualified HVAC contractor install an auxiliary float switch per standard building practices.

$
Credit
Comment
3.3.3 - Air Handler

Unknown Age

The estimated useful life for most forced air furnaces is 15 to 20 years. The inspector was unable to determine the age of the furnace. The clients should be aware that this furnace may be near, at, or beyond its useful life and may need replacing at any time. Recommend attempting to determine the furnace's age (ask property owner or service technician), and budgeting for a replacement if necessary.
$
Credit
Comment
3.3.4 - Air Handler

HVAC system

At the time of the inspection the HVAC system was operating always recommend a annual inspection to keep the system running smoothly.

Contractor Qualified Professional

4 - Plumbing

4.1 Main Water Shut-Off Valve
4.2 Water Supply
4.3 Hot Water Source
4.4 Drain, Waste, & Vent Systems
4.5 Water Supply & Distribution Systems
Main Water Shut-Off Valve: Location of Main Shut-Off Valve
Outside of House
Hot Water Source: Inspected TPR Valve

I inspected the temperature and pressure relief valve.  

Main Water Shut-Off Valve: Homeowner's Responsibility

It's your job to know where the main water and fuel shutoff valves are located. And be sure to keep an eye out for any water and plumbing leaks. 

Water Supply : Water Supply Is Public

The water supply to the house appeared to be from the public water supply source based upon the observed indications at the time of the inspection.  To confirm and be certain, I recommend asking the homeowner for details. 

Hot Water Source: Type of Hot Water Source
Electric Hot Water Tank

I inspected for the main source of the distributed hot water to the plumbing fixtures (sinks, tubs, showers).  I recommend asking the homeowner for details about the hot water equipment and past performance. 

Hot Water Source: Inspected Hot Water Source

I inspected the hot water source and equipment according to the Internachi standards of practice

Drain, Waste, & Vent Systems: Inspected Drain, Waste, Vent Pipes

I attempted to inspect the drain, waste, and vent pipes.  Not all of the pipes and components were accessible and observed.  Inspection restriction.  Ask the homeowner about water and sewer leaks or blockages in the past.  

Water Supply & Distribution Systems: Inspected Water Supply & Distribution Pipes

I attempted to inspect the water supply and distribution pipes (plumbing pipes). Not all of the pipes and components were accessible and observed. Inspection restriction. Ask the homeowner about water supply, problems with water supply, and water leaks in the past.  

Drain, Waste, & Vent Systems: Not All Pipes Were Inspected

The inspection was restricted because not all of the pipes were exposed, readily accessible, and observed.  For example, most of the drainage pipes were hidden within the walls.  

Water Supply & Distribution Systems: Not All Pipes Were Inspected

The inspection was restricted because not all of the water supply pipes were exposed, readily accessible, and observed.  For example, most of the water distribution pipes, valves and connections were hidden within the walls.  

I. The inspector shall inspect:

  1. the main water supply shut-off valve;
  2. the main fuel supply shut-off valve;
  3. the water heating equipment, including the energy source, venting connections, temperature/pressure-relief (TPR) valves, Watts 210 valves, and seismic bracing;
  4. interior water supply, including all fixtures and faucets, by running the water;
  5. all toilets for proper operation by flushing;
  6. all sinks, tubs and showers for functional drainage;
  7. the drain, waste and vent system; and
  8. drainage sump pumps with accessible floats.


II. The inspector shall describe:

  1. whether the water supply is public or private based upon observed evidence;
  2. the location of the main water supply shut-off valve;
  3. the location of the main fuel supply shut-off valve;
  4. the location of any observed fuel-storage system; and
  5. the capacity of the water heating equipment, if labeled.


III. The inspector shall report as in need of correction:

  1. deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously;
  2. deficiencies in the installation of hot and cold water faucets;
  3. active plumbing water leaks that were observed during the inspection; and  
  4. toilets that were damaged, had loose connections to the floor, were leaking, or had tank components that did not operate.


$
Credit
Comment
4.3.1 - Hot Water Source

Hot ware over 120

the hot water was reading about 124 they recommend the highest at 120 to keep from scolding the home owner. Recommend adjusting the temperature.

Contractor Qualified Professional
$
Credit
Comment
4.3.2 - Hot Water Source

Old System

I observed during my inspection that the system appeared to be old and at the end of its service life. It may not be reliable. Ask the homeowner or occupant about its recent performance. Regular maintenance and monitoring of its condition is recommended. Budgeting for repairs and future replacement is recommended. InterNACHI's Standard Estimate Life Expectancy Chart for Homes


Age 1983

Mag glass Monitor

5 - Exterior

General: Exterior Was Inspected

I inspected the exterior of the house.

Windows: Windows Inspected

A representative number of windows from the ground surface was inspected. 

Exterior Doors: Exterior Doors Inspected

I inspected the exterior doors. 

General: Homeowner's Responsibility

The exterior of your home is slowly deteriorating and aging. The sun, wind, rain and temperatures are constantly affecting it. Your job is to monitor the buildings exterior for its condition and weathertightness. 

Check the condition of all exterior materials and look for developing patterns of damage or deterioration. 

During a heavy rainstorm (without lightning), grab an umbrella and go outside. Walk around your house and look around at the roof and property. A rainstorm is the perfect time to see how the roof, downspouts and grading are performing. Observe the drainage patterns of your entire property, as well as the property of your neighbor. The ground around your house should slope away from all sides. Downspouts, surface gutters and drains should be directing water away from the foundation. 

Eaves, Soffits & Fascia: Eaves, Soffits and Fascia Were Inspected

I inspected the eaves, soffits and fascia.  I was not able to inspect every detail, since a home inspection is limited in its scope. 

Wall-Covering, Flashing & Trim: Type of Wall-Covering Material Described
Stucco

The exterior of your home is slowly deteriorating and aging.  The sun, wind, rain and temperatures are constantly affecting it.  Your job is to monitor the house's exterior for its condition and weathertightness. 

Check the condition of all exterior wall-covering materials and look for developing patterns of damage or deterioration. 

Vegetation, Surface Drainage, Retaining Walls & Grading: Vegetation, Drainage, Walls & Grading Were Inspected

I inspected the vegetation, surface drainage, retaining walls and grading of the property, where they may adversely affect the structure due to moisture intrusion.

GFCIs & Electrical: Inspected GFCIs

I inspected ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible.

Walkways & Driveways: Walkways & Driveways Were Inspected

I inspected the walkways and driveways that were adjacent to the house.  The walkways, driveways, and parking areas that were far away from the house foundation were not inspected. 

Porches, Patios, Decks, Balconies & Carports: Porches, Patios, Decks, Balconies & Carports Were Inspected

I inspected the porches, patios, decks, balconies and carports at the house that were within the scope of the home inspection. 

Eaves, Soffits & Fascia: Inspection Was Restricted

I did not inspect all of the eaves, soffit, and facia.  It's impossible to inspect those areas closely during a home inspection.  A home inspection is not an exhaustive evaluation.  My inspection of the exterior was limited.  I did not reach and access closely every part of the eaves, soffit, and fascia.

Wall-Covering, Flashing & Trim: Inspection Was Restricted

I did not inspect all of the exterior wall-covering material.  A home inspection is not an exhaustive evaluation.  My inspection of the exterior was limited.  I did not reach and access closely every part of the exterior wall-covering. 

GFCIs & Electrical: Unable to Inspect Everything

I was unable to inspect every electrical component or proper installation of the GFCI system according to modern code. A licensed electrician or township building code inspector could perform that type of test, which is beyond the scope of my visual-only home inspection. I inspected the electrical system as much as I could according to the Home Inspection Standards of Practice.

Windows: Inspection Restricted

I did not inspect all windows. I did inspect a representative number of them. It's impossible to inspect every window component closely during a home inspection. A home inspection is not an exhaustive evaluation. I did not reach and access closely every window, particularly those above the first floor level. 

Please refer to the Home Inspection Standards of Practice related to inspecting the exterior of the house. 


I. The inspector shall inspect:

  1. the exterior wall-covering materials; 
  2. the eaves, soffits and fascia;
  3. a representative number of windows;
  4. all exterior doors;
  5. flashing and trim;
  6. adjacent walkways and driveways;
  7. stairs, steps, stoops, stairways and ramps;
  8. porches, patios, decks, balconies and carports;
  9. railings, guards and handrails; and 
  10. 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:

  1. the type of exterior wall-covering materials.


III. The inspector shall report as in need of correction:

  1. any improper spacing between intermediate balusters, spindles and rails.

$
Credit
Comment
5.3.1 - Wall-Covering, Flashing & Trim

Sealed hair crack

There appears to be a sealed crack, Currently not cracking most likely an old settlement crack. Monitor.

Contractor Qualified Professional
$
Credit
Comment
5.6.1 - Walkways & Driveways

Minor Cracking at Walkway

I observed minor cracking and no major damage at the walkway.  

Monitoring is recommended. 

Tools Handyman/DIY
$
Credit
Comment
5.6.2 - Walkways & Driveways

Trip Hazard

I observed a trip hazard.  This condition is a safety concern. 

Correction and further evaluation is recommended. 

Tools Handyman/DIY
$
Credit
Comment
5.8.1 - Windows

Damaged Window Screen

I observed a damaged window screen.  


Correction and further evaluation is recommended. 

Wrenches Handyman
$
Credit
Comment
5.9.1 - Exterior Doors

Wood Rot at Door
Garage side door

I observed wood rot at the exterior door.


Correction and further evaluation is recommended.

Contractor Qualified Professional
$
Credit
Comment
5.9.2 - Exterior Doors

Garage side door
Garage

Garage side door rusting in the corner

Contractor Qualified Professional

6 - Roof

6.1 Roof Covering
6.2 Flashing
6.3 Plumbing Vent Pipes
6.4 Gutters & Downspouts
Roof Covering: Homeowner's Responsibility

Your job as the homeowner is to monitor the roof covering because any roof can leak. To monitor a roof that is inaccessible or that cannot be walked on safely, use binoculars. Look for deteriorating or loosening of flashing, signs of damage to the roof covering and debris that can clog valleys and gutters.

Roofs are designed to be water-resistant. Roofs are not designed to be waterproof. Eventually, the roof system will leak. No one can predict when, where or how a roof will leak. 

Every roof should be inspected every year as part of a homeowner's routine home maintenance plan. Catch problems before they become major defects.


Roof Covering: Type of Roof-Covering Described
Asphalt

I observed the roof-covering material and attempted to identify its type.  

This inspection is not a guarantee that a roof leak in the future will not happen. Roofs leak.  Even a roof that appears to be in good, functional condition will leak under certain circumstances. We will not take responsibility for a roof leak that happens in the future.  This is not a warranty or guarantee of the roof system.

Roof Covering: Roof Was Inspected
Roof

We attempted to inspect the roof from various locations and methods, including from the ground and a ladder. 

The inspection was not an exhaustive inspection of every installation detail of the roof system according to the manufacturer's specifications or construction codes.  It is virtually impossible to detect a leak except as it is occurring or by specific water tests, which are beyond the scope of our inspection.  We recommend that you ask the sellers to disclose information about the roof, and that you include comprehensive roof coverage in your home insurance policy.  

Flashing: Eaves and Gables

I looked for flashing installed at the eaves (near the gutter edge) and at the gables (the diagonal edge of the roof).  There should be metal drip flashing material installed in these locations.  The flashing helps the surface water on the roof to discharge into the gutter.  Flashing also helps to prevent water intrusion under the roof-covering. 

Plumbing Vent Pipes: Homeowner's Responsibility

Your job is to monitor the flashing around the plumbing vent pipes that pass through the roof surface.  Sometimes they deteriorate and cause a roof leak.  

Be sure that the plumbing vent pipes do not get covered, either by debris, a toy, or snow.

Plumbing Vent Pipes: Plumbing Vent Pipes Inspected

I looked at DWV (drain, waste and vent) pipes that pass through the roof covering.  There should be watertight flashing (often black rubber material) installed around the vent pipes.  These plumbing vent pipes should extend far enough above the roof surface.    

Gutters & Downspouts: Homeowner's Responsibility

Your job is to monitor the gutters and be sure that they function during and after a rainstorm. Look for loose parts, sagging gutter ends, and water leaks. The rain water should be diverted far away from the house foundation. 

Gutters & Downspouts: Gutters Were Inspected

I inspected the gutters.  I wasn't able to inspect every inch of every gutter.  But I attempted to check the overall general condition of the gutters during the inspection and look for indications of major defects.  

Monitoring the gutters during a heavy rain (without lightening) is recommended.  In general, the gutters should catch rain water and direct the water towards downspouts that discharge the water away from the house foundation. 

Roof Covering: Unable to See Everything

This is a visual-only inspection of the roof-covering materials. It does not include an inspection of the entire system. There are components of the roof that are not visible or accessible at all, including the underlayment, decking, fastening, flashing, age, shingle quality, manufacturer installation recommendations, etc. 

Flashing: Difficult to See Every Flashing

I attempted to inspect the flashing related to the vent pipes, wall intersections, eaves and gables, and the roof-covering materials.  In general, there should be flashing installed in certain areas where the roof covering meets something else, like a vent pipe or siding.  Most flashing is not observable, because the flashing material itself is covered and hidden by the roof covering or other materials.  So, it's impossible to see everything.  A home inspection is a limited visual-only inspection.  

Plumbing Vent Pipes: Unable to Reach All the Pipes

I was unable to closely reach and observe all of the vent pipes that pass through the roof-covering materials.  This was an inspection restriction. 

Gutters & Downspouts: Couldn't Reach the Gutters

I was unable to closely reach and closely inspect the installation of all of the gutter components and systems.  

Please refer to the Home Inspection Standards of Practice related to inspecting the roof of the house.  

Monitor the roof covering because any roof can leak.  To monitor a roof that is inaccessible or that cannot be walked on safely, use binoculars. Look for deteriorating or loosening of flashing, signs of damage to the roof covering and debris that can clog valleys and gutters. 

Roofs are designed to be water-resistant.  Roofs are not designed to be waterproof.  Eventually, the roof system will leak.  No one can predict when, where or how a roof will leak. 


I. The inspector shall inspect from ground level or the eaves:

  1. the roof-covering materials;
  2. the gutters;
  3. the downspouts;
  4. the vents, flashing, skylights, chimney, and other roof penetrations; and 
  5. the general structure of the roof from the readily accessible panels, doors or stairs.


II. The inspector shall describe:

  1. the type of roof-covering materials.


III. The inspector shall report as in need of correction:

  1. observed indications of active roof leaks.

$
Credit
Comment
6.1.1 - Roof Covering

Delamination
Sun room roll roofing

The asphalt shingle roof shows signs of delamination.  Delamination is separation of the surface layer of asphalt.  Recommend a qualified roofing contractor evaluate and repair to prevent further deterioration that results in leaking and moisture intrusion. 

Roof Roofing Professional
$
Credit
Comment
6.1.2 - Roof Covering

Roof age.

The roof appears to be about 15 years of age. Typically you can expect 15 to 20 years.There are a lot of granuals in the gutter which means it"s starting to show its age. recommend repairing in the next five years.

Roof Roofing Professional
$
Credit
Comment
6.1.3 - Roof Covering

Cracked and Damaged Roof Covering

I observed areas of cracked/splitting and damaged roof-covering materials.  This is a major defect.  Prone to water leaking into the house.  I recommend that a qualified roofing contractor to further evaluate and make repairs to the roof system,.

Roof Roofing Professional
$
Credit
Comment
6.1.4 - Roof Covering

Old System
Sun Room roll roofing

I observed during my inspection that the system appeared to be old and at the end of its service life. It may not be reliable. Ask the homeowner or occupant about its recent performance. Regular maintenance and monitoring of its condition is recommended. Budgeting for repairs and future replacement is recommended. InterNACHI's Standard Estimate Life Expectancy Chart for Homes

Mag glass Monitor
$
Credit
Comment
6.1.5 - Roof Covering

Tar cover roof shingles.

Recommend further evaluation by a licensed roofer to replace shingles and evaluate tar around all vents.

Contractor Qualified Professional
$
Credit
Comment
6.4.1 - Gutters & Downspouts

Debris in Gutters

I observed debris in the gutter.  Cleaning and maintenance is recommended. 

Gutter cleaning icon Gutter Contractor
$
Credit
Comment
6.4.2 - Gutters & Downspouts

Gutter Leakage

I observed a water leak from a gutter, which could result in water not being properly collected and drained away.  This is a defect that should be corrected by a professional contractor.  

Recomened sealing all gutter connections.

Gutter cleaning icon Gutter Contractor
$
Credit
Comment
6.4.3 - Gutters & Downspouts

Downspouts Drain Near House

One or more downspouts drain too close to the home's foundation.  This can result in excessive moisture in the soil at the foundation, which can lead to foundation/structural movement.  Recommend a qualified contractor adjust downspout extensions to drain at least 6 feet from the foundation.  A handy homeowner should be able to do this project.  

Wrench DIY

7 - Electrical

7.1 Electric Meter & Base
7.2 Service-Entrance Conductors
7.3 Main Service Disconnect
7.4 Electrical Wiring
7.5 Panelboards & Breakers
7.6 Service Grounding & Bonding
7.7 AFCIs
7.8 GFCIs
7.9 Electrical Defects
Electrical Wiring: Type of Wiring, If Visible
Copper
Electric Meter & Base: Inspected the Electric Meter & Base

I inspected the electrical electric meter and base. 

Service-Entrance Conductors: Inspected Service-Entrance Conductors

I inspected the electrical service-entrance conductors. 

Main Service Disconnect: Inspected Main Service Disconnect

I inspected the electrical main service disconnect.

Service Grounding & Bonding: Inspected the Service Grounding & Bonding

I inspected the electrical service grounding and bonding.

Main Service Disconnect: Homeowner's Responsibility

It's your job to know where the main electrical panel is located, including the main service disconnect that turns everything off. 

Be sure to test your GFCIs, AFCIs, and smoke detectors regularly. You can replace light bulbs, but more than that, you ought to hire an electrician. Electrical work is hazardous and mistakes can be fatal. Hire a professional whenever there's an electrical problem in your house. 

Main Service Disconnect: Main Disconnect Rating, If Labeled
150

I observed indications of the main service disconnect's amperage rating. It was labeled. 

Panelboards & Breakers: Inspected Main Panelboard & Breakers

I inspected the electrical panelboards and over-current protection devices (circuit breakers and fuses). 

Panelboards & Breakers: Inspected Subpanel & Breakers

I inspected the electrical subpanel and over-current protection devices (circuit breakers and fuses). 

AFCIs: Inspected AFCIs

I inspected receptacles observed that were deemed to be arc-fault circuit interrupter (AFCI)-protected using the AFCI test button, where possible.

GFCIs: Inspected GFCIs

I inspected ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible.

Electrical Wiring: Unable to Inspect All of the Wiring

I was unable to inspect all of the electrical wiring. Obviously, most of the wiring is hidden from view within walls. Beyond the scope of a visual home inspection. 

AFCIs: Unable to Inspect Everything

I was unable to inspect every electrical component or proper installation of the AFCI system according to modern code. A licensed electrician or township building code inspector could perform that type of test, which is beyond the scope of my visual-only home inspection. I inspected the electrical system as much as I could according to the Home Inspection Standards of Practice.

GFCIs: Unable to Inspect Everything

I was unable to inspect every electrical component or proper installation of the GFCI system according to modern code. A licensed electrician or township building code inspector could perform that type of test, which is beyond the scope of my visual-only home inspection. I inspected the electrical system as much as I could according to the Home Inspection Standards of Practice.

I. The inspector shall inspect:

  1. the service drop;
  2. the overhead service conductors and attachment point;
  3. the service head, gooseneck and drip loops;
  4. the service mast, service conduit and raceway;
  5. the electric meter and base;
  6. service-entrance conductors;
  7. the main service disconnect;
  8. panelboards and over-current protection devices (circuit breakers and fuses);
  9. service grounding and bonding;
  10. 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;
  11. all ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible; and
  12. for the presence of smoke and carbon-monoxide detectors.


II. The inspector shall describe:

  1. the main service disconnect's amperage rating, if labeled; and 
  2. the type of wiring observed.


III. The inspector shall report as in need of correction:

  1. deficiencies in the integrity of the service-entrance conductors insulation, drip loop, and vertical clearances from grade and roofs;
  2. any unused circuit-breaker panel opening that was not filled;
  3. the presence of solid conductor aluminum branch-circuit wiring, if readily visible;
  4. 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
  5. the absence of smoke and/or carbon monoxide detectors. 


$
Credit
Comment
7.5.1 - Panelboards & Breakers

FPE Federal Pacific Panel
Garage

I observed indications that the electrical panelboard is a Federal Pacific Electric FPE panel. This panel is dangerous and should be further evaluated and replaced by a licensed electrician. 

FPE panel breakers are known to fail to trip at a much higher rate than standard panels. When a breaker fails to trip, the breaker and other components, including wires, may overheat and melt. The panel itself could overheat and catch fire.

Electric Electrical Contractor

8 - Attic & Roof Structure

8.1 General
8.2 Access
8.3 Roof Structure
8.4 Insulation
8.5 Ventilation
Access: Method
Traversed
Roof Structure: Ceiling structure
Trusses, Ceiling joists
Roof Structure: Condition
Appeared serviceable
Roof Structure: Roof structure type
Trusses, Rafters
Insulation: Insulation condition
Appeared serviceable
Insulation: Rating
Not determined
Insulation: Type
Mineral wool loose fill
Insulation: Vermiculite
None visible
Ventilation: Condition
Appeared serviceable
Ventilation: Types
Box vents (roof jacks), Open soffit vents
General: Limitations
The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing. 

9 - Garage or Carport

9.1 General
9.2 Attached Garage-House Door
9.3 Vehicle Door
9.4 Automatic Opener
9.5 Floor
9.6 Interior/Walls/Ceilings
General: Type
Attached
Attached Garage-House Door: Condition
Appeared serviceable
Attached Garage-House Door: Type
Metal
Vehicle Door: Condition
Required repair or replacement
Vehicle Door: Type
Sectional
Vehicle Door: # of Doors
1
Automatic Opener: Condition
Appeared serviceable
Automatic Opener: Mechanical auto-reverse operable
No
Floor: Condition
Appeared serviceable
Interior/Walls/Ceilings: Condition
Serviceable
Interior/Walls/Ceilings: Ventilation
None visible
General: Limitations
The inspector does not determine the adequacy of firewall ratings. Requirements for ventilation in garages vary between municipalities. 
Automatic Opener: Unplugged, no power
One or more automatic door openers were not plugged in or had no power. The inspector was unable to fully evaluate the automatic opener(s).
$
Credit
Comment
9.2.1 - Attached Garage-House Door

Weatherstrip

Weatherstripping around or at the base of the door between the garage and the house was missing / damaged / loose / substandard. House to garage doors should prevent fire and fumes from spreading from the garage to the house. Weatherstripping should form a seal around this door. This is a potential safety hazard. Recommend that a qualified person replace or install weatherstripping as necessary.
Contractor Qualified Professional
$
Credit
Comment
9.4.1 - Automatic Opener

Auto-reverses when closing

One or more garage vehicle doors wouldn't close with the automatic opener because the opener auto-reversed while the door was closing. This can be caused by photoelectric sensors being out of adjustment, the door binding, the mechanical auto-reverse sensor having problems, etc. Note that because of this, the inspector was unable to verify that the auto-reverse functions for the automatic opener were operable. A qualified person should evaluate, repair as necessary and verify that auto-reverse functions are working.
Garage Garage Door Contractor
$
Credit
Comment
9.5.1 - Floor

lot of stuff in garage couldn't properly inspect the floor.

He had a car in garage and everything surrrounding it made hard to fully evaluate the flooring. recommened further evaluation before closing.

Contractor Qualified Professional

10 - Bathrooms

10.1 Bathroom Toilets
10.2 Sinks, Tubs & Showers
10.3 Bathroom Exhaust Fan / Window
10.4 GFCI & Electric in Bathroom
10.5 Heat Source in Bathroom
10.6 Cabinetry, Ceiling, Walls & Floor
10.7 Door
Bathroom Toilets: Toilets Inspected

I flushed all of the toilets. 

Heat Source in Bathroom: Heat Source in Bathroom Was Inspected

I inspected the heat source in the bathroom (register/baseboard). 

Sinks, Tubs & Showers: Ran Water at Sinks, Tubs & Showers

I ran water at all bathroom sinks, bathtubs, and showers. I inspected for deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously. 

Bathroom Exhaust Fan / Window: Inspected Bath Exhaust Fans

I inspected the exhaust fans of the bathroom(s). All mechanical exhaust fans should terminate outside. Confirming that the fan exhausts outside is beyond the scope of a home inspection. 

GFCI & Electric in Bathroom: GFCI-Protection Tested

I inspected the GFCI-protection at the receptacle near the bathroom sink by pushing the test button at the GFCI device or using a GFCI testing instrument. 

All receptacles in the bathroom must be GFCI protected. 

The home inspector will inspect: 

  • interior water supply, including all fixtures and faucets, by running the water;
  • all toilets for proper operation by flushing; and 
  • all sinks, tubs and showers for functional drainage.

$
Credit
Comment
10.1.1 - Bathroom Toilets

Toliets need grout around them.

Contractor Qualified Professional

11 - Carbon dioxide & Smoke detectors

11.1 Presence of Smoke and CO Detectors
Presence of Smoke and CO Detectors: Inspected for Presence of Smoke and CO Detectors

I inspected for the presence of smoke and carbon-monoxide detectors. 

There should be a smoke detector in every sleeping room, outside of every sleeping room, and one every level of a house. 

Presence of Smoke and CO Detectors: Unable to Test Every Detector

I was unable to test every detector. We recommend testing all of the detectors.  Ask the seller about the performance of the detectors and of any issues regarding them.  We recommend replacing all of the detectors (smoke and carbon monoxide) with new ones just for peace of mind and for safety concerns.  

$
Credit
Comment
11.1.1 - Presence of Smoke and CO Detectors

Missing Smoke Detector

I observed indications of a missing smoke detector. Hazard. 

Contractor Qualified Professional
$
Credit
Comment
11.1.2 - Presence of Smoke and CO Detectors

Missing CO Detector

I observed indications of a missing carbon monoxide detector. Hazard. 

Contractor Qualified Professional
$
Credit
Comment
11.1.3 - Presence of Smoke and CO Detectors

Improper Location of Smoke Detector

I observed indications of improper location of the smoke detector. 

Smoke detectors should be installed on the ceiling, or installed on the wall no more than 12 inches from the ceiling.  I recommend moving the one in kitchen moving it to the kitchenette.

Wrench DIY

12 - Laundry

12.1 Clothes Washer
12.2 Clothes Dryer
12.3 Laundry Room, Electric, and Tub
Clothes Washer: Did Not Inspect
Off of kitchen

I did not inspect the clothes washer and dryer fully. These appliances are beyond the scope of a home inspection. I did not operate the appliances. The clothes dryer exhaust pipe must be inspected and cleaned every year to help prevent house fires. 

Clothes Dryer: Did Not Inspect

I did not inspect the clothes washer and dryer fully. These appliances are beyond the scope of a home inspection. I did not operate the appliances. The clothes dryer exhaust pipe must be inspected and cleaned every year to help prevent house fires. 

The inspector shall inspect:

  • mechanical exhaust systems in the kitchen, bathrooms and laundry area.


$
Credit
Comment
12.3.1 - Laundry Room, Electric, and Tub

Missing GFCI Protection

I observed that there is missing GFCI protection at the receptacles in the laundry room. 

All 120-volt, 15- and 20-amp outlets in laundry rooms must be AFCI and GFCI protected. 2014 NEC 210.8(A)(10) & 210.12(A)


Electric Electrical Contractor

13 - Kitchen

13.1 Kitchen Sink
13.2 GFCI
13.3 Range/Oven/Cooktop
13.4 Refrigerator
13.5 Exhaust Fan
13.6 Built-in Microwave
13.7 Dishwasher
13.8 Countertops & Cabinets
13.9 Floors, Walls, Ceilings
Kitchen Sink: Ran Water at Kitchen Sink

I ran water at the kitchen sink. 

Range/Oven/Cooktop: Turned On Stove & Oven

I turned on the kitchen's stove and oven. 

Countertops & Cabinets: Inspected Cabinets & Countertops

I inspected a representative number of cabinets and countertop surfaces. 

Refrigerator: Refrigerator Was On

I checked to see if the refrigerator was on. It was. That's all I inspected in relation to a refrigerator. Refrigerators are beyond the scope of a home inspection. 

Exhaust Fan: Inspected Exhaust Fan

I inspected the exhaust fan in the kitchen. All mechanical exhaust fans should terminate outside. Confirming that the fan exhausts outside is beyond the scope of a home inspection. 

The microwave has one also there is one above the microwave the switch is by the stove.

Built-in Microwave: Microwave Turned On

I observed that the microwave turned on. I do nothing more than that. Microwaves are beyond the scope of a home inspection. 

Dishwasher: Inspected Dishwasher

I inspected the dishwasher by turning it on and letting it run a short cycle. no leaking at the time of inspection.

Floors, Walls, Ceilings: Floors, Walls, Ceilings Inspected

I inspected the readily visible surfaces of floors, walls and ceilings. I looked for material defects according to the Home Inspection Standards of Practice

The kitchen appliances are not included in the scope of a home inspection according to the Standards of Practice. 

The inspector will out of courtesy only check:

  • the stove, 
  • oven, 
  • microwave, and 
  • garbage disposer. 

$
Credit
Comment
13.8.1 - Countertops & Cabinets

Damaged Cabinet

I observed damage at the kitchen cabinet.

House building Cabinet Contractor

14 - Interior, Doors and Windows

14.1 General
14.2 Exterior Doors
14.3 Interior Doors
14.4 Windows & Skylights
14.5 Walls, Ceilings and Fixtures
14.6 Floors
Exterior Doors: Condition
Appeared serviceable, Required repair or replacement
Exterior Doors: Exterior door material
Metal
Interior Doors: Condition
Appeared serviceable
Windows & Skylights: Condition
Appeared serviceable
Windows & Skylights: Window Type
Single-pane, Sliding
Walls, Ceilings and Fixtures: Ceiling type or covering
Drywall, Plaster
Walls, Ceilings and Fixtures: Condition
Appeared serviceable
Walls, Ceilings and Fixtures: Wall type or covering
Drywall
Floors: Condition
Appeared serviceable
Floors: Concrete slab condition
Appeared serviceable
Floors: Type or covering
Carpet, Vinyl linoleum or marmoleum
General: Limitation

The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause and/or source of odors is not within the scope of this inspection.

$
Credit
Comment
14.2.1 - Exterior Doors

Doors

One or more exterior doors were difficult to open or close / were difficult to latch / were sticking. Recommend that a qualified person repair as necessary.
top of door going to sun room is sticking.
Also door going into garage.and screen door from sun room 
 
Contractor Qualified Professional