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1234 Main St.
Shepherd , MT 59079
10/13/2019 9:00AM

Sample agent

Agent Name

Agency Name
Items Inspected
Maintenance item
Safety hazard

1 - Inspection Details

General: In Attendance
Client's Agent, Client
General: Occupancy
General: Temperature (approximate)
89 Fahrenheit (F)


General: Type of Building
Condominium / Townhouse
General: Weather Conditions
Clear, Hot
General: Home Inspection Report:

The home inspection performed is a limited visual inspection to identify systems and components in need of immediate repair.  The inspection will conform to the Standards of Practice of the InterNACHI and will include the following systems: roof, structure, electrical, interior plumbing, heating and cooling, exterior siding and trim, doors and windows, chimneys and fireplaces, driveways, walkways and site grading. The evaluation will be based on observations that are primarily visual and non-invasive. The inspection and report are not intended to be technically exhaustive. This written report is a summary of observations and unbiased opinions and is based on the experience of the inspector. 

This report is a "snapshot" of the property on the date of the inspection. The structure and all related components will continue to deteriorate/wear out with time and may not be in the same condition at the close of escrow.

Anywhere in the report that the inspector recommends further review, it is strongly recommended that this be done PRIOR TO THE CLOSE OF ESCROW. This report is not intended for use by anyone other than the
client named herein. No other persons should rely upon the information in this report. Client agrees to indemnify, defend and hold inspector harmless from any third party claims arising out of client's unauthorized
distribution of the inspection report.

This Inspection Report outlines and defines the areas of the home that were inspected, as well as indicating any items that were not inspected, the reason they were not inspected, and general statements of what is commonly included and excluded during an inspection.  This written Inspection Report, together with a home inspection agreement, and any reports for additional services ordered, represent the final statement on the condition of the home when inspected and the final statement on what was included and/or excluded in the inspection. 


1) Maintenance Item - These are repairs that, in the opinion of the inspector, are regular maintenance items typical for all homes.  Repair to these items is not urgent, but should be performed in the near future.

2) Repair Recommendation - The item, component or unit was inspected/tested, and is not functioning as intended. Repair or replacement is needed by a qualified specialist. 

3) Further Evaluation Recommended - The item, component or unit need to be further evaluated by a professional and was not fully inspected or has concerns that need further review by a specialist.


This confidential report is furnished for the use of the client only. It is not intended to be relied upon for any purpose by any other party not named on the report and Inspection Agreement. This inspection was performed in accordance with and under the terms of a Home Inspection Agreement. The agreement was signed and agreed upon before the preparation of this report and a signed copy of the agreement is available upon request. Yellowstone Home Inspections conducts all inspections according to the InterNACHI  Standards of Practice and Code of Ethics. The complete standards can be reviewed at the following location; https://www.nachi.org/sop.htm

Limitations exist in any home inspection. The inspector cannot see behind walls or behind hidden areas in the home. The belongings of the current occupant of the home are not moved to view areas underneath or behind such belongings. Additionally, the inspection is not a test for hazardous materials, such as asbestos, lead paint, mold, or other environmental hazards.  If the inspector observes materials which inspector believes may contain hazardous materials, the Inspector will recommend further testing and evaluation. Any comments, notes or recommendations made by the inspector are informational only, and Client understands that only proper hazardous testing can determine whether any actual hazardous materials are present. The inspector is also not qualified to detect the presence of Chinese Drywall.  Nothing herein shall be construed so as to require the inspector to observe or to warn Client as to potential hazardous materials.  Any investigation concerning the existence or possible existence of potentially hazardous materials in any form is beyond the scope of the inspection services offered by Yellowstone Home Inspections.  

By accepting this inspection report, you acknowledge that you have reviewed and are in agreement with all of the terms contained in the standard contract provided by the inspector who prepared this report.

General: A&S:

For attention to the condition(s) noted below, and/or cost estimates, if necessary, we recommend the advice and services of a qualified professional in that area.

General: Code violations:

We make no representations as to the extent or presence of code violations, nor do we warrant the legal use of this building. This information would have to be obtained from the local building and/or zoning department.

General: Conditions present:

As with any recently refinished and freshly painted surface, the house may have conditions present that were not readily apparent at the time of our inspection. We do not suggest that our inspection has identified all such conditions.

General: Cosmetic flaws:

We make no attempt to list all cosmetic flaws and suggest that most of these deficiencies will be addressed by normal maintenance and upgrading.

General: Personal belongings:

Due to the presence of personal belongings, access to portions of the area were effectively blocked at the time of our inspection. A 'walk-through' is recommended when the area is cleared and accessible.

General: Pest:

Our observations regarding evidence of pests is not a substitute for inspection by a licensed pest control operator or exterminator. We report current visible conditions only and cannot render an opinion regarding their cause or remediation.

General: Preventive maintenance:

As preventive maintenance, caulking and sealing the gaps in the exterior of the building around the doors, windows, plumbing and electrical entry points will help prevent heat loss, cold air infiltration and moisture entry.

General: Public record:

There may be information pertinent to this property which is a matter of public record. A search of public records is not within the scope of this inspection. We recommend the client or their representative review all appropriate public records.

General: Scope of this inspection

The scope of this inspection is limited to reasonably accessible areas and limited time frame. We make no attempt to move furnishings, stored personal property, and/or vegetation. Although no problems are anticipated, removal of these items may reveal reportable items.

General: Shared properties:

A driveway and/or street is shared with other properties. To determine if maintenance-sharing or liability agreements are in effect regarding the driveway or street, consult the owner of the subject property, neighboring owners or public records.

2 - Roof

General: Inspection Method
General: LAYERS
Single layer
General: Roof Type/Style
General: SLOPE
Coverings: Material
General: Roofing overview:

A roof system consists of the surface materials, connections, penetrations and drainage (gutters and downspouts). We visually review these components for damage and deterioration and do not perform any destructive testing. If we find conditions suggesting damage, improper application, or limited remaining service life, these will be noted. We may also offer opinions concerning repair and replacement. Opinions stated herein concerning the roof are based on a limited visual inspection. These do not constitute a warranty that the roof is, or will remain, free of leaks.

Skylights, Chimneys & Other Roof Penetrations: Antenna ok, disclaimer
The TV antenna appears to be properly installed and in serviceable condition. Testing the operation and/or reception of the antenna is beyond the scope of this inspection.

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.

2.2.1 - Coverings

Exposed fasteners

There are exposed fasteners at one or more locations. Recommend this are sealed to stop water intrusion.

Tools Handyman/DIY
2.2.2 - Coverings


The roof surface appears to have been properly installed and is in good condition.

3 - Exterior

General: Inspection Method
Electrical Service Entrance Conductors: Electrical Service Conductors
Below Ground
Siding, Flashing & Trim: Siding Material
Wood, Masonry
Siding, Flashing & Trim: Siding Style
Lap Siding
Exterior Doors: Exterior Entry Door
Walkways, Patios & Driveways: Driveway Material
Decks, Balconies, Porches & Steps: Appurtenance
Decks, Balconies, Porches & Steps: Material
General: Exterior overview:

A visual inspection of the exterior surfaces was performed around the home to include the exterior surface material, soffit/fascia surfaces, doors and windows, and other exterior surface areas.

  • The exterior wall covering, trim, and flashing were visually inspected for concerns related to installation, paint/stain condition, damage and general maintenance issues.
  • The entry doors to the home were tested and inspected by operating the doors, checking the lock and latch, inspecting the weather-stripping, inspecting any screens present and checking for any physical damage.
  • The exterior of the windows were visually inspected for signs of cracked glass, caulking around edges and seams, paint or finish deterioration, and general concerns.
  • The driveway and exterior concrete surfaces around the home were walked and inspected for surface deterioration, trip hazards, poor slope or drainage and any general areas of concern.
  • The surface grading and drainage was inspected to determine if areas exist that will adversely affect the home.
General: Maintenance:

The outside of the home should be routinely checked.  Exteriors need regular maintenance to stay sealed against the weather.  There can be hidden damage when the exterior is not sealed or is poorly finished, damaged or decayed.  Heavy vegetation should be kept trimmed since it can cause or hide damage.

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.

3.3.1 - Siding, Flashing & Trim

Unsealed joints
Dog door

There are unsealed joints in the siding that may allow water penetration. We recommend the joints be caulked and sealed to prevent leakage and damage.

Tools Handyman/DIY
3.3.2 - Siding, Flashing & Trim


We recommend the unfinished walls be protected. The present conditions will allow moisture penetration and swelling. Expect rapid deterioration of this material if the walls are not sealed or painted to provide protection against the elements.
Paint roller Painting Contractor
3.5.1 - Exterior Doors

Paint/Refinish Needed

Door finish is worn. Recommend refinish and/or paint to maximize service life.

Here is a DIY article on refinishing a wood door. 

Door Door Repair and Installation Contractor
3.6.1 - Walkways, Patios & Driveways

Driveway Cracking - Minor

Minor cosmetic cracks observed, which may indicate movement in the soil. Recommend monitor and/or have concrete contractor patch/seal.

Gardening shovel tool shape Concrete Contractor
3.6.2 - Walkways, Patios & Driveways

Gap underneath driveway/walkway

There is a gap underneath the driveway/walkway. This is a weak area which will eventually lead to failure. Recommend this is reviewed by a concrete contractor.

Contractor Qualified Professional
3.8.1 - Eaves, Soffits & Fascia

Soffit damaged

The soffits are damaged at one or more areas. We recommend the damaged components be repaired or replaced.

Contractor Qualified Professional

4 - Garage

Garage Door: Material
Garage Door: Type
General: Garage overview:

Garages and/or vehicle storage areas are visually inspected for general state of repair. Due to the presence of the storage and personal property, our review of these areas is limited.

4.5.1 - Walls

Old water stain; monitor
Northwest Garage

There is water staining, however no sign of active leakage was detected. If additional staining develops, the source of staining should be identified and necessary repairs performed. Prepare and refinish the surface to restore its appearance.
Contractor Qualified Professional
4.6.1 - Fire Separation

Voids; patch

There are voids in the fire-resistant barrier between the garage and interior. We recommend these voids be patched to restore the required fire separation between the garage and the occupied interior.

4.7.1 - Garage Door

Photo Eyes

The photo eyes are above six inches. They should not be installed higher than six inches above the garage floor. If the eyes are installed higher, a person or pet could get under the beam and not be detected by the photo eyes.
Garage Garage Door Contractor
4.9.1 - Occupant Door (From garage to inside of home)

Not Self-closing

Door from garage to home should have self-closing hinges to help prevent spread of a fire to living space. Recommend a qualified contractor install self-closing hinges. 

DIY Resource Link.

Door Door Repair and Installation Contractor

5 - Attic, Insulation & Ventilation

Attic Insulation: Insulation Type
Blown, Fiberglass
Attic Insulation: R-value
Ventilation: Ventilation Type
Soffit Vents, Ridge Vents
Rafters: Rafters
2 x4, 24" center
General: Attic overview:

The attic contains the roof framing and serves as a raceway for components of the mechanical systems. There are often heating ducts, electrical wiring and appliance vents in the attic. We visually examine the attic components for proper function, excessive or unusual wear, general state of repair, leakage, venting and misguided improvements. Where walking in an unfinished attic can result in damage to the ceiling, inspection is from the access opening only. Insulation, weather-stripping, dampers, double-glazed glass and set-back thermostats are features that help reduce heat loss and/or gain and increase system and appliance efficiency. Our visual inspection includes review to determine if these features are present in representative locations and we may offer suggestions for upgrading. Our review of insulation is based upon uniformly insulated or are insulated to current standards. It is our opinion that all homes could benefit from energy conservation upgrades, and we suggest
that you consult professionals.

Sheathing: Type
The roof sheathing is 'OSB' - Oriented Strand Board, nailed solidly across the rafters.

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.

6 - Doors, Windows & Interior

General: Interior overview:

Our review of the interior includes inspection of walls, ceilings, floors, doors, windows, steps, stairways, balconies and railings. These features are visually examined for proper function, excessive wear and general state of repair. Some of these components may not be visible/accessible because of furnishings and/or storage. In such cases these items are not inspected.

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.

6.2.1 - Walls & Ceilings

Blemishes cosmetic only

The interior wall and ceiling blemishes are cosmetic and can be repaired in the course of routine maintenance.
Contractor Qualified Professional
6.6.1 - Surfaces overall

Ok, normal wear and tear

The interior wall, floor, and ceiling surfaces were properly installed and generally in serviceable condition, taking into consideration normal wear and tear.

7 - Bathroom

7.1.1 - Bathtub

Slow drain; clean
Main Bathroom

The drain is slow. We recommend the trap be cleaned of grease, hair, sludge, etc. and if this does not correct the problem, we recommend the line be 'snaked' by a professional sewer cleaning service.
Contractor Qualified Professional
7.4.1 - Fixtures

Escutcheons loose
Master Bathroom, Main Bathroom

One or more faucet escutcheons are loose. We recommend tightening and/or sealing these trim pieces for a better appearance and to avoid leakage in these areas.

Pipes Plumbing Contractor
7.11.1 - Countertops

Backsplash caulk missing; fix
Master Bathroom, Main Bathroom

The joint between the countertop and the backsplash is open and subject to moisture damage from water penetration. We recommend this joint be caulked and maintained to prevent water entry and subsequent damage.
7.14.1 - Shower Walls

Excessive caulking
Master bathroom

Excessive caulking was noted at the shower walls which may suggest past leakage and substandard workmanship. Consult owner/occupant.

Contractor Qualified Professional

8 - Kitchen

Range/Oven/Cooktop: Exhaust Hood Type
Range/Oven/Cooktop: Range/Oven Energy Source
General:: Kitchen overview:

The kitchen is visually inspected for proper function of components, active leakage, excessive or unusual wear, and general state of repair. We inspect built-in appliances to the extent possible using normal operating controls. Freestanding stoves are operated, but refrigerators, small appliances, portable dishwashers, and microwave ovens are not tested.

9 - Plumbing

General: Water Source
Main Water Shut-off Device: Location water shut off
Utility room water shut off
Drain, Waste, & Vent Systems: Material
Water Supply, Distribution Systems & Fixtures: Distribution Material
Water Supply, Distribution Systems & Fixtures: Water Supply Material
Sump Pump: Location
Fuel Storage & Distribution Systems: Main Gas Shut-off Location
Gas Meter
General: Plumbing overview:

A plumbing system consists of the domestic water supply lines, drain, waste and vent lines and gas lines. Inspection of the plumbing system is limited to visible faucets, fixtures, valves, drains, traps, exposed pipes and fittings. These items are examined for proper function, excessive or unusual wear, leakage, and general state of repair. The hidden nature of piping prevents inspection of every pipe and joint. A sewer lateral test, necessary to determine the condition of the underground sewer lines, is beyond the scope of this inspection If desired, a qualified individual could be retained for such a test. Our review of the plumbing system does not include landscape watering, fire suppression systems, private water supply/waste disposal systems, or recalled plumbing supplies. Review of these systems requires a qualified and licensed specialist.

General: Emergency shut off's:

In an emergency, you may need to know where to shut off the gas, the water and/or the electrical system. We have listed below these controls and their location for your convenience. We urge that you familiarize yourself with their location and operation.

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.

9.9.1 - Fuel Storage & Distribution Systems

Gas leak
Control valve hot water heater

A distinct gas odor was detected, indicating a leak. We recommend the source of the odor be determined and that the leak be repaired by the appropriate utility company technician or licensed plumbing contractor.

Contractor Qualified Professional

10 - Water Heater

Basic Information: Age
5 years
Basic Information: CAPACITY
50 gallons
Basic Information: ENERGY SOURCE
Natural gas
Basic Information: LOCATION
Utility room

Location: In the attic

Basic Information: UNIT TYPE
Free standing tank

Unit type: Boiler with a separate storage tank

Basic Information: Water Heater overview:

Our review of water heaters includes the tank, water and gas connections, electrical connections, venting and safety valves. These items are examined for proper function, excessive or unusual wear, leakage and general state of repair. We do not fully review tankless/on-demand systems and suggest you consult a specialist. The hidden nature of piping and venting prevents inspection of every pipe, joint, vent and connection.

10.2.1 - T/P Release Valve

T/P not approved discharge

The temperature and pressure relief valve discharge pipe is not routed to an approved location. We recommend it be relocated.

Pipes Plumbing Contractor
10.2.2 - T/P Release Valve

T/P nonconforming material

The discharge pipe must be a rigid copper or steel pipe of the same diameter as the outlet fitting on the relief valve. We recommend the existing nonconforming material be replaced with approved pipe.

Pipes Plumbing Contractor
10.5.1 - Burners

Yellow burner flame; service

The burner flame is yellow tipped, suggesting too little primary air, clogged burner ports, misaligned burner orifices, and/or a clogged draft hood. We recommend that the unit be serviced, cleaned and tuned.
Fire HVAC Professional
10.6.1 - Water Connectors


The water connections are corroded and leakage may become apparent over time. These connections should be monitored for leakage and repaired or replaced if necessary.

Pipes Plumbing Contractor

11 - Air Conditioning

Basic Information: Age
Basic Information: Disconnect Location
Basic Information: MANUFACTURER
Basic Information: Method of Cooling
Gas compression
Basic Information: Type
Ac only
11.3.1 - Condensing Unit

AC unit not level

The pad supporting the outdoor condensing has settled, leaving the unit out of level. The connections can be stressed and accelerated wear of the bearings and other components may occur. We recommend the unit be leveled.

Fire HVAC Professional
11.4.1 - Evaporator Coil

Delta T

The Delta T witch is the droop from the temperature on return air to the supply air side. Appears to be inadequate only dropping the temperature -8 degrees. This should be anywhere between -12 to -18 degrees.  We recommend this unit is reviewed by a licensed HVAC contractor.

Fire HVAC Professional
11.5.1 - Refrigerant Lines

Missing insulation at coil

Insulation is deteriorated and missing from a portion of the refrigerant lines near the evaporator coil. We recommend that all missing insulation be replaced to increase energy efficiency.
11.5.2 - Refrigerant Lines

Not cold

The suction line is the big line between the evaporator and the compressor. The line was cool when the air conditioning system was operating, but not cold as it should be. Recommend review by a licensed HVAC contractor.

Fire HVAC Professional
11.8.1 - Thermostat

Ok, electronic disclaimer

The thermostat appears to be properly installed and the unit responded to the basic controls. This is a programmable device with many options for setback settings, timed events, etc. No attempt was made to test all functions of the thermostat.
11.9.1 - General Comment

Ok, early in service life

The air conditioning is newer, responded to normal operating controls and with routine maintenance should be reliable for number of years.
11.9.2 - General Comment

Scope of inspection

Our inspection of the central air conditioning is limited to visible components and their basic functions. A full evaluation requires extensive testing and is beyond the scope of our inspection.
11.9.3 - General Comment


Recommend that you service your AC unit yearly

12 - Heating

Equipment: Age
5 Years old
Equipment: Brand
Armstrong Air
Equipment: Energy Source
Equipment: Heat Type
Forced Air
Distribution Systems: Ductwork
Equipment: Heating overview

A heating system consists of the heating equipment, operating and safety controls, venting and the means of distribution. These items are visually examined for proper function, excessive or unusual wear and general state of repair. This is a non-evasive, basic function review only. We do not dismantle, uncover or calculate efficiency of any system. Regular servicing and inspection of heating systems is encouraged.

Heat Exchanger: No access to chamber
The heat exchanger was inaccessible and could not be visually examined.

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.

12.3.1 - Burners

Noisy flame

The flame is noisy. This often indicates too much primary air, high gas pressure, or an obstruction in the burner orifices. We recommend cleaning and adjusting the burners and their orifices.
Fire HVAC Professional
12.8.1 - Blower/Motor

Dust/debris buildup; clean

Dust and debris have built up on the blower and in the blower compartment. We recommend servicing.
Fire HVAC Professional
12.14.1 - Vents, Flues & Chimneys

Corrosion Vent

There was corrosion noted in the exhaust ventilation. Recommend further evaluation by a licensed plumber/ HVAC contractor.

Fire HVAC Professional
12.21.1 - Thermostat

Ok, electronic disclaimer

The thermostat appears to be properly installed and the unit responded to the basic controls. This is a programmable device with many options for setback settings, timed events, etc. No attempt was made to test all functions of the thermostat.
12.23.1 - General Comment

Ok, early in service life

The heating is newer, responded to normal operating controls and with routine maintenance should be reliable for a number of years.
12.23.2 - General Comment

Scope of inspection

Our inspection of the heating system is non-invasive and is limited to visible components and their basic function. A full evaluation requires extensive testing and is beyond the scope of our inspection.
12.23.3 - General Comment

Severe conditions; consult

Due to the relative severity of the conditions noted above, we did not perform any further inspection of the furnace. We recommend further inspection by a licensed heating contractor.
Fire HVAC Professional

13 - Basement, Foundation, Crawlspace & Structure

General: Inspection Method
Foundation: Material
Slab on Grade
General: Basement, crawl spaces, and foundation overview:

The basement, crawl spaces, and foundation is where much of the building's structural elements and many of its mechanical systems are located. These include foundation, structural framing, electrical, plumbing and heating. Each accessible component and system is examined for proper function, excessive, or unusual wear and general state of repair. It is not unusual to find occasional moisture in basement, crawl spaces, and foundation. Substantial and/or frequent water accumulation can adversely affect the building foundation and support system and would indicate the need for further evaluation by a specialist. Although observed in the basement, some items will be reported under the individual systems to which the belong.

Foundation: Inaccessible - Slab

 The foundation slab was inaccessible because of finished surfaces.

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.

14 - Electrical

Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location and shut off
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
100 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
General Electric
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub Panel Location
General: Electrical overview:

An electrical system consists of the service, distribution, wiring and convenience outlets (switches, lights, and receptacles). Our examination of the electrical system includes the exposed and accessible conductors, branch circuitry, panels, overcurrent protection devices, and a random sampling of convenience outlets. We look for adverse conditions such as improper installation, exposed wiring, running splices, reversed polarity and circuit protection devices. We do not evaluate fusing and/or calculate circuit loads. The hidden nature of the electrical wiring prevents inspection of every length of wire.

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.

14.9.1 - Receptacles: Overall


Based upon our inspection of a representative number, the receptacles were found to be properly installed for the time of construction, in serviceable condition, and operating properly.
14.9.2 - Receptacles: Overall

Missing cover plate

One or more of the receptacles are missing cover plates. We recommend they be replaced to reduce the risk of electrical shorts and hazardous shocks.

Electric Electrical Contractor
14.13.1 - Carbon Monoxide Detectors

More required

More smoke/carbon monoxide detectors will be required in this building to ensure adequate safety for the occupants in the event of an emergency. We recommend placement in accordance with the manufacturer's instructions.

Contractor Qualified Professional

15 - Laundry Area

General : Laundry area overview:

Laundry areas and/or laundry rooms are visually inspected for general state of repair. Due to their hidden nature, we do not review appliances, connections, hookups, or venting.

Drain Trap: Inaccessible:

Laundry areas and/or laundry rooms are visually inspected for general state of repair. Due to their hidden nature, we do not review appliances, connections, hookups, or venting.

16 - Conclusion

Comments: Envionmental concerns:

Environmental issues include but are not limited to radon, fungi/mold, asbestos, lead paint, lead contamination, toxic waste, formaldehyde, electromagnetic radiation, buried fuel oil tanks, ground water contamination and soil contamination. We are not trained or licensed to recognize or discuss any of these materials. We may make reference to one of more of these materials in this report when we recognize one of the common forms of these substances. If further study or analysis seems prudent, the advice and services of the appropriate specialists are advised.

16.1.1 - Comments

General Maintenance

This home is in need of general maintenance/minor repair. Examples include lubricating, tightening, cleaning, etc.