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1234 Main St.
LECOMPTE, LA 71346
12/15/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
29
Monitor/maintenance item
6
Deficient/recommendation
5
Safety issue

1 - Inspection and Site Information

General Site Information: Inspection Start Time
7:45
General Site Information: Inspection Completion Time
10:30
General Site Information: Building Type
Detached, Single Family
General Site Information: Utilities
All basic utilities were on.
General Site Information: Occupancy
Vacant
General Site Information: Persons Present
Buyer, Buyer's Family
General Site Information: Outside Temperature at Start
41-50
General Site Information: Weather Conditions
Partly Cloudy
Link to Document
General Site Information: Warranties

Cajun Pro Home Inspections provides several free warranties with every inspection. They are a 5 Year Roof Leak Warranty, 90 Day Limited Warranty for Mechanical and Structural Issues, 90 day SewerGard, and 90 day MoldSafe. We also provide RecallChek service for your appliances.

If you need to make a claim, go to the web sight below, click the button for the Home Owners Resource and complete the claim form.

More information about these and other free services we provide can be found at the link below.  

Provided Warranties

General Site Information: 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 Cajun Pro 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 home ownership is both a joyful experience and an important responsibility, so be sure to call on your Cajun Pro 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.


$10,000 Honor Guarantee: Details

InterNACHI is so certain of the integrity of our members that we back them up with our $10,000 Honor Guarantee. 

InterNACHI will pay up to $10,000 USD for the cost of replacement of personal property lost during an inspection and stolen by an InterNACHI-certified member who was convicted of or pleaded guilty to any criminal charge resulting from the member's taking of the client's personal property.  

For details, please visit www.nachi.org/honor


General Limitations: Overview, Items Not Inspected

ITEMS NOT INSPECTED - There are items that are not inspected in a home inspection such as, but not limited to; fences and gates, pools and spas, outbuildings or any other detached structure, refrigerators, washers / dryers, storm doors and storm windows, screens, window AC units, central vacuum systems, water softeners, alarm and intercom systems, and any item that is not a permanent attached component of the home. Ceiling tiles are not removed, as they are easily damaged, and this is a non-invasive inspection. Subterranean systems are also excluded, such as but not limited to: sewer lines, septic tanks, water delivery systems, and underground fuel storage tanks. 

Water and gas shut off valves are not operated, any component or appliance that is unplugged or "shut off" is not turned on or connected during the inspection. We will usually try to get permission from the Listing Agent/Seller to turn the main water, gas or electric on, but if they don't respond, the inspection will proceed as is.  We don't know why a component may be shut down, and can't be liable for damages that may result from activating said components / appliances.

A home inspection also does not address environmental concerns such as, but not limited to: Asbestos, lead, lead based paint, radon, mold, wood destroying organisms (termites, etc), cockroaches, rodents, pesticides, fungus, treated lumber, Chinese drywall, mercury, or carbon monoxide.

CAUSES of DAMAGE / METHODS OF REPAIR: Any suggested causes of damage or defects, and methods of repair mentioned in this report are considered a professional courtesy to assist you in better understanding the condition of the home, and in my opinion only from the standpoint of a visual inspection. The causes of damage/defects and repair methods should not be wholly relied upon. Contractors or other licensed professionals will have the final determination on causes of damage/deficiencies. Their evaluation will supersede the information found in this report.

Cajun Pro Home Inspections is pleased to submit the enclosed report. This report is a professional opinion based on a visual inspection of the readily accessible areas and components of the building. This report is neither an engineering inspection nor an exhaustive technical evaluation. An engineering inspection or a technical evaluation of this nature would cost many times more and take days, if not weeks, to complete.


Please understand that there are limitations to this type of visual inspection. Many components of the property are not visual during the inspection and very little historical information (if any) is provided in advance of, or even during, the inspection, While we believe we can reduce your risk of purchasing a property, we can not eliminate it, nor can or do we assume it. Even the most comprehensive inspection cannot be expected to reveal every condition you may consider significant to ownership. In addition to those improvements recommended in our report, we recommended that you budget for unexpected repairs. On the average, we have found it necessary for you to set aside a percentage of the value of the home on an annual basis that will be sufficient to cover unexpected repairs. This maybe 1 % for a modest home and a higher amount, say maybe 3 % or so, for a more complex and /or an older home with aging systems and some deferred maintenance.


Your attention is directed to your copy of the Pre-Inspection Agreement. It more specifically explains the scope of the inspection and the limit of our ability in performing this inspection. The Standards of Practice and Code of Ethics of the Louisiana State Board of Home Inspectors & International Association of Certification Home Inspectors (InterNACHI) prohibit us from making any repairs or referring any contractors. We are not associated with any other party to the transaction of this property, except as may be disclosed by you.


The information provided in this report is solely for your use. Cajun Pro Home Inspections will not release a copy or this report, nor will we discuss its contents with any third party, without your written consent.


We know you had many options in your choice of an inspection company. Thank you for selecting us. We appreciate the opportunity to be your choice in the building inspection industry. Should you have any questions about the general conditions of the house in the future, we would be happy to answer these.

2 - Structure

Structure General Information: Ceiling Structure
Wood
Structure General Information: Column Structure
None
Structure General Information: Pier Structure
N/A
Structure General Information: Wall Structure
Wood
Structure General Information: Floor Structure Material
Concrete, Slab

All concrete floor slabs experience some degree of cracking due to shrinkage during the drying process. In most instances floor coverings prevent recognition of cracks or settlement in all but the most severe cases. Where carpeting and other floor coverings are installed, the materials and condition of the flooring underneath cannot be determined.

Structure General Information: Roof Structure
Wood, Plywood, Purlins/Knee Wall

The inspection of insulation and ventilation is not technically exhaustive and does not employ the extensive use of advanced techniques, measurements, instruments, testing, calculations, or other means. Insulation and vapor retarders are not disturbed during the inspection. No effort is made to determine the indoor air quality. This determination is beyond the scope of a visual home inspection as it requires air sampling and analysis.

The depth and location of the insulation in the attic can covers many items. The bottom cord or trusses, or ceiling joists, electrical wiring, plumbing vents, exhaust vents, and framing may not have been visible for inspection.  

Limited Access - Attic

At the time of the inspection the attic was only able to be partially accessed due to height, framing configuration, insulation levels, ductwork, stored personal items or a combination of any of the aforementioned. The inspector makes every attempt to access the entire attic, except in instances where the inspector feels personal harm and or damage to HVAC components/ceiling surfaces may occur.

311. Structural Systems

A. The home inspector shall inspect structural components including:
Foundation; Framing; Columns; and Piers.

B. The home inspector shall describe the type of:
Foundation; Floor structure; Wall structure; Columns; Piers; Ceiling structure; and Roof structure.

C. The home inspector shall:

  1. Probe structural components only where deterioration is visible, except where probing would damage any surface;
  2. Enter readily accessible under floor crawl spaces, basements, and attic spaces and, if applicable, report the reason why an area was not readily accessible;
  3. Report the methods used to inspect or access under floor crawl spaces and attics; and
  4. Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.

3 - Foundation & Crawlspace

Foundation Material
Slab on Grade, Concrete

It is common in this area for basement and crawlspace walls to be made of poured concrete, masonry block, brick or stone. Most basements and crawlspaces have minor cracks. These usually occur near openings in the foundation such as at basement windows, crawlspace vents, and beam pockets. While cracks are not desirable and can become structural problems, in most cases they do not need repair.  We will recommend repair when there is evidence of lateral movement, when the cracks are wider than a quarter inch, and when there is evidence of moisture entry through them.  Otherwise, cracks need to be monitored for these conditions.

$
Credit
Comment
3.1.1 - Foundation Walls and Footer

Foundation Cracks - Minor
Right Rear Corner

Minor cracking was noted at the foundation. This is common as concrete ages and shrinkage surface cracks are normal. Recommend monitoring for more serious shifting/displacement. 

Here is an informational article on foundation cracks.

Mag glass Monitor

4 - Roofing

Approximate Age
Middle Third of Lifespan
Gutter Type
Eave Mounted
Life Expectancy
20-25 Years
Gutter Material
Aluminum

Gutter, downspouts and extensions are your first line of defense against foundation problems and water intrusion into a basement or crawlspace.  They are also the cheapest system to correct.  Keep your gutters clean, leak free, and well secured to the home.  Extensions (more than just splash blocks) are important to ensure that water drains at least 6-8' away from the home.

Inspection Method
Partially Walked Roof, At Eaves, Ground, Ladder

We always try to walk the roofs we inspect.  Sometimes, due to height, slopes greater than 45' or weather conditions, walking it is not possible. In these cases, we will inspect the roof from the eaves and from the ground with binoculars as needed.  

Pipe Stack Flashing Material
Rubber

Pipe stack flashing needs to be regularly inspected and often replaced once or twice between new roof coverings.  Rubber flashing dries out and cracks, galvanized metal rust and tin rust out, and lead are often eaten by rodents.

Roof Covering Material
Architectural shingles

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.

Although roof covering materials are designed to protect the underlying home structure from moisture, most are not considered waterproof, but water resistant. They are designed to work together with an underlying membrane and the effectiveness of both the membrane and the roof covering material are dependent upon the material quality and the use of proper installation methods.

Composition Shingles: Asphalt shingles must be installed according to the manufacturers recommendations, which often vary from one manufacturer to another, and also between different shingle models produced by the same manufacturer. Because of the many different installation requirements for the different types of shingles, confirmation of proper installation requires inspection by a qualified specialist and exceeds the scope of the General Home Inspection.

Roof Type/Style
Hip

There are several key contributors to shingle damage: Poor attic ventilation, abrasion damage from trees, organic growth (especially on north and east facing slopes), wind and hail damage.  Its is good practice to have your roof inspected annually or immediately after a severe weather event. This gives you a good record of the roof's history should you need to make an insurance claim and helps ensure the roof doesn't leak and cause moisture damage to the interior.

Roof Photos
Limited Walking Roof - Wet Roof

Due to wet shingles which created a safety issue for the inspector, we were not able to walk the entire roof.  The Roof was inspected from a ladder at the eves and from the ground in areas that weren’t walked.

315. Roofing System

A.The home inspector shall inspect:
1. Roof coverings;
2. Roof drainage components
3. Flashings
4. Skylights, Chimneys, and Roof Penetrations; and
5. Signs of leaks or abnormal condensation on building components.

B. The home inspector shall:
1. Describe the type of roof covering materials; and report the methods used to inspect the roofing system and any limitations.

C. The home inspector is not required to:
1. Walk on the roofing;
2. Inspect interiors of flues or chimneys which are not readily accessible;
3. Inspect attached accessories including but not limited to solar systems, antennae, and lightening arrestors; or disturb or lift roofing materials, jacks or flashing.

$
Credit
Comment
4.1.1 - Gutters

Gutter Damaged

The gutter is damaged. Recommend repairing to help ensure run-off water drains well away from the home. 

Tools Handyman/DIY
$
Credit
Comment
4.1.2 - Gutters

Gutters Full of Debris

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

Here is a DIY resource for cleaning your gutters. 

Tools Handyman/DIY
$
Credit
Comment
4.1.3 - Gutters

Gutters Missing

Gutters, downspouts and extensions are missing on the structure.  Recommend installing with downspouts and underground  extensions to help ensure run-off water drains well away from the home and does not become damaged. 

Gutter cleaning icon Gutter Contractor
$
Credit
Comment
4.3.1 - Roof Coverings Performance Issues

Moss/Debris on Roof

There was excessive moss and/or debris on the roof. Recommend cleaning to help prolong the life of the roof covering and prevent damage and leaks. 

Mop Cleaning Service
$
Credit
Comment
4.3.2 - Roof Coverings Performance Issues

Patched Area

 Area of the roof has been repaired or patched. Recommend further evaluation and repair as needed to help prevent roof leaks. 

Roof Roofing Professional

5 - Exterior

Exterior Features
Front Porch, Rear Porch
Siding Style
None
Eave/Soffit Materials
Aluminum, Vinyl

Gaps and holes in the soffit and fascia are common entry points for birds and rodents into the attic area.  Be sure to walk around and inspect these areas after high wind events.

Exterior Entry Door
Metal

It is always wise to have all the exterior doors re-keyed before moving into your new home.

It is common for doors and windows to need periodic adjustment and hardware replaced to maintain good operation. 

Exterior Inspection Method
From the ground

Areas hidden from view by finished walls or stored items can not be judged and are not a part of this inspection. Minor cracks are typical in many foundations and most do not represent a structural problem. If major cracks are present along with bowing, we routinely recommend further evaluation be made by a qualified structural engineer. All exterior grades should allow for surface and roof water to flow away from the foundation.

Exterior Photos
Siding Material
Brick Veneer

It is not uncommon for wood, hardboard, metal or vinyl products to need retailing periodically to maintain tight weather resistant conditions and to help avoid damage and deterioration.  Regular maintenance almost always saves you money in the long run.

Exterior Wall Not Accessible
Front Left

One side wall of the building was not accessible. Recommend access and evaluation. 

313. Exterior System

A. The home inspector shall inspect:
Wall cladding, flashing's and trim; all doors, including garage doors and storm doors; all readily accessible windows; decks, balconies, stoops, steps, porches, and applicable railings; eaves, soffits, and fascias where visible from the ground level; and vegetation, grading, drainage, driveways, patios, walkways, and retaining walls with respect to their effect on the condition of the building.

B. The home inspector shall:
Describe wall cladding materials; operate all entryway doors; operate garage doors and test the electronic safety beam reverse feature by interrupting the electronic beam (if present); and report whether or not the garage door operator is equipped with a pressure sensitive safety reverse feature and whether that feature was tested.

C. The home inspector is not required to inspect:
Shutters, awnings, and similar seasonal accessories; fences; presence of safety glazing in doors and windows; garage door operator remote control transmitters; geological conditions; soil conditions; recreational facilities; detached buildings or structures other than garages and carports; the presence or condition of buried fuel storage tanks, sea walls, break walls or docks; erosion control and earth stabilization measures; or garage door operator pressure sensitive reverse failure devices.

$
Credit
Comment
5.1.1 - Door and Fit

Caulking Missing/Deteriorated

The caulking around the door is deteriorated and/or missing. Recommend installing to help prevent drafts, insect amd moisture entry into the wall cavity. 

Wrench DIY
$
Credit
Comment
5.1.2 - Door and Fit

Garage Door - Auto Reverse Not Tested
Garage

At the time of the inspection the garage door would not close without holding the opener button until the door fully closed.  This prevented the auto reverse sensors from being tested.  Recommend further evaluation by a qualified professional.

Contractor Qualified Professional
$
Credit
Comment
5.2.1 - Door Hardware

Weather Stripping Damaged
Garage Side Door

The weather stripping is damaged. Recommend replacing for improved heating and cooling efficiency. 

Tools Handyman/DIY
$
Credit
Comment
5.3.1 - Walls - Masonry

Masonry- Damaged

There is significant damage to the masonry. Recommend repair to the area to help prevent loose bricks and moisture intrusion.

Brick Masonry, Concrete, Brick & Stone
$
Credit
Comment
5.3.2 - Walls - Masonry

Masonry, Minor Crack
Above Side Garage Door, Left Front

There is a minor crack in the masonry. Recommend repair to any loose pieces and monitoring for further movement. 

Brick Masonry, Concrete, Brick & Stone
$
Credit
Comment
5.4.1 - Walls and Trim - Wood or Vinyl

Vinyl Siding - Damage / Cracked
Back Porch

Tools Handyman/DIY

6 - Grounds

Driveway Material
Concrete
Fencing Type
Wood Slats
Walkway Material
Bricks, Concrete
Deck Material
NA

Decks and porches are often built close to the ground, where no access to the underside is possible. These areas are too low to enter, not accessible, and are excluded from the inspection and are not addressed in the report. We recommend that inquiry be made with the seller about their knowledge of any prior foundation or structural repairs to the deck or home.

General Lot Sloping
Away from the building

This inspection is not intended to address or include any geological conditions or site stability information. For information concerning these conditions, a geologist or soils engineer should be consulted. Any reference to grade is limited to only areas around the exterior of the exposed areas of foundation or exterior walls. This inspection is visual in nature and does not attempt to determine drainage performance of the site or the condition of any underground piping, including municipal water and sewer service piping or septic systems. 

The greatest percentage of structural issues in a basement or crawlspace are due to improper grading next to the foundation, and poor gutter drainage systems.  There must be a positive slope away  from the building foundation to prevent surface water intrusion. Gutters must be kept clean and properly sloped for good drainage. Downspouts must discharge onto spashblocks or, better yet, into surface or underground extensions. Best practice is to install extensions that slope away from the home and carry run-off water at least 6' away from the home, driveway, deck, sidewalks or patios.

Porch Material
Concrete

Finished areas, such as porches, stoops, sidewalks and patios must also have a positive slope away from the building foundation. This helps prevent possible water intrusion and settling issues in the concrete slabs or building foundation.  If there is separation cracks between these finished surfaces and the foundation, these cracks should be filled to help prevent water intrusion along the side of the foundation. 

Grounds Limitations: Trees and/or Bushes Limited Access

Trees and/or bushes  around the home limited access to the exterior walls for inspection. Recommend trimming these back for maintenance access and inspection. 

$
Credit
Comment
6.2.1 - Fencing

Fence Damaged

The fencing is damaged. Recommend repairing for privacy and security. 

7 - Heating & Cooling

HVAC Equipment: Air Handler / Evaporator Brand
Airocaire
HVAC Equipment: Energy Source/Type
Electric
HVAC Equipment: Estimated Air Handler / Evaporator Cooling Capacity
4 ton, Based on MFG Model #
HVAC Equipment: Estimated Condensing Unit Age
Unknown
Distribution System: Configuration
Central, Split
Normal Operating Controls (Thermostat): Thermostat Brand
Vivint
Heating & Cooling Source: Heat / Cooling Source Present
Living Room, Hallway, Utility, Bathrooms, Dining Room, Kitchen, Bedrooms
Heating & Cooling Source: Heating/Cooling Source
Ceiling Vent
HVAC Equipment: Condenser Unit Brand
Arcoaire
HVAC Equipment: Estimated Air Handler / Evaporator Age
13 Years, Based on Serial #, Based on Mfg Tag
General: HVAC Split System - A/C & Furnace

This home employs an air conditioner unit to cool the home and a furnace (electric or gas fired) to heat the home. It's a split system that utilizes an outdoor condenser unit and inside furnace/air handler/evaporator unit.

HVAC Equipment: Air Handler / Evaporator Coil Photos
HVAC Equipment: Condenser Unit Photos
Distribution System: Flex Duct

Flex ducting was installed which degrade at a faster rate than rigid ducting. Additionally, strapping used to support flex duct can restrict air flow producing uneven heating and cooling results. Recommend monitoring for proper operation.

Distribution System: Return Air Filter

Return air filters trap larger particle, dust and debris from moving within your air system. Recommend changing air filters monthly during heavy use months and every three months during lower usage periods. 

Normal Operating Controls (Thermostat): Cooling Temperature - Satisfactory

The temperature was taken from noted source using an IR thermometer; both register and ambient temps are measured. Temps differentials are within norms. Temps from register should be within at least 15 degrees or lower from ambient room temps. Also measured is the condensation on the refrigerant line, heat transfer emitting from the condenser, and condensation moisture from the line. All factors are used to determine operating efficiency. 

Normal Operating Controls (Thermostat): Heating Temperature (Furnace) - Satisfactory

Temperature was taken from noted source using an IR thermometer; both source and ambient temps are measured. Temps are within norms. Temps from register should be within at least 20 degrees or higher from ambient room temps.

321. Air Conditioning and Heating System 

A. The home inspector shall inspect permanently installed heating and cooling systems including: 

1. heating, cooling and air handling equipment installed through the wall; 

2. normal operating controls; 

3. chimneys, flues, and vents, where readily accessible; 

4. solid fuel heating devices, including fireplaces; 

5. air distribution systems including fans, pumps, ducts and piping, with associated supports, insulation, air filters, registers, radiators, fan coil units, convectors; and 

6. the presence of an installed heat and/or cooling source in each habitable room. 

B. The home inspector shall describe: 

1. energy sources; and 

2. the heating and cooling methods by their distinguishing characteristics. 

C. The home inspector shall operate the systems using normal operating controls. 

D. The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance. 

E. The home inspector is not required to: 

1. operate heating systems when weather conditions or other circumstances may cause equipment damage; 

2. operate automatic safety controls; 

3. inspect or operate air duct dampers; or 

4. inspect: a. heat exchangers; b. humidifiers; c. dehumidifiers; d. electronic air filters; e. the uniformity, adequacy or balance of heat or cooling supply to habitable rooms; f. solar space heating systems; g. components of solid fuel heating devices, such as fire screens and doors, seals and gaskets, automatic fuel feed devices, mantles and fireplace surrounds, combustion makeup air devices, heat distribution assists, whether gravity-controlled or fan-assisted; or h. ignite or extinguish fires, determine draft characteristics, or move fireplace inserts, stoves or fireboxes.

$
Credit
Comment
7.2.1 - HVAC Equipment

Insulation Missing or Damaged

Missing or damaged insulation on refrigerant line can cause energy loss and condensation. Recommend insulation is repair or replaced.
Th Heating and Cooling Contractor
$
Credit
Comment
7.6.1 - Air Conditioning Equipment

Data Plate Missing
Condenser Unit

8 - Electrical and Fire Safety

Branch Wire Type
Copper
Sub-Panel Capacity
None
Wiring Method
Romex, Conduit
Garage Door Pressure Sensitive Reverse Feature
Equipped, Not Tested
Panel Capacity
200 AMP, Based on Main Disconnect
Meter
Front Right Side
Outlet Wired as 120 Volts
Garage
Electrical Service Conductors
Below Ground, 120 Volts, 220 Volts

This report addresses the primary electrical power distribution system serving the building. Any electrical repairs attempted by anyone other than a licensed electrician is not recommended.  The operation or condition of any time clock motor is not verified. Inoperative light fixtures often lack bulbs or have dead bulbs installed. Light bulbs are not changed during the inspection. Any ceiling fans are checked for general operation only.

Main Panel Type
Circuit Breaker

Circuit breakers can be reset after they trip, which is a huge advantage over fuses, but the basic breaker  does not add any level of safety. Today, circuit breakers are used in homes instead of fuses. The main reasons are because a circuit breaker can be re-used and can have additional features. Once a fuse blows, it has to be replaced and fuses only protect against over current.  They cannot sense arc-faults or ground faults like some breakers can.  We recommend breakers over fuses because fuses are quickly becoming obsolete, require more maintenance and do not offer modern safety features. We recommend that homes with just basic breakers, be upgraded with AFCI breakers protecting all living spaces.

Outlet Types
3 Prong Grounded

Modern electrical systems have Arc Fault Circuit Interrupters, usually installed at the breakers in the main panel, for circuits in all living areas. AFCIs help protect against arcs and fire hazards when wires become loose or damaged. For homes build before 1999, AFCIs may be an improvement. Those built after, should have them installed at least on the bedrooms circuits, if not all living areas.

Ground Fault Circuit Interrupters are recommended for all outlets within 6' of a water source, in garages, at pools, or on exterior walls.  GFCI outlets protect people against shock hazards.  GFCIs have been used since the 1984 for kitchens, bathrooms, garages, pools, and exterior outlets. 

These are important safety devices. We recommend improving the electrical systems for those homes build before 1999 or 1984, or ensuring they are periodically checked for those with these devices already installed.  

Panel Manufacturer
Square D
Presence of Smoke Alarms/ CO Detectors
Present In Hallway

We recommend having smoke detectors installed in each bedroom, in garages and on every floor level of the home. During the inspection we check for the presence of detectors but not their functionality due to the fact that many are connected to alarm systems that will alert First Responders. We recommend that their batteries be replaced with Lithium 10 year type before you move.  

Smoke Alarms Not Tested

We inspected for the presence of smoke alarms but not their functionality. The alarm system is often connected to the security system  and can trigger an emergency call to the fire dept.  

319. Electrical System

A. The home inspector shall inspect:
1. Service drop and entrance conductors cables and raceways;
2. Service equipment, main disconnect device, main and sub panels, interior panel components, and service grounding;
3. Branch circuit conductors, their overcurrent devices, and their compatibility;
4. The operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles;
5. The polarity and grounding of all receptacles tested; and
6. Test ground fault circuit interrupters and arc fault circuit interrupters, unless, in the opinion of the inspector, such testing is likely to cause damage to any installed items or components of the home or interrupt service to an electrical device or equipment located in or around the home.

B. The home inspector shall describe:
1. Service amperage and voltage;
2. Wiring methods employed; and the location of main and distribution panels.

C. The home inspector shall report any observed solid conductor aluminum branch circuit wiring for 120 volt circuits.

D. The home inspector shall report on the presence or absence of smoke detectors.

E. The home inspector is not required to:
1. Insert any tool, probe, or testing device inside the panels;
2. Test or operate any over current device except ground fault circuit interrupters and arc fault circuit interrupters in accordance with 319 .A.6
3. Dismantle any electrical device or control other than to remove the dead front covers of the main and auxiliary distribution panels; or inspect or test low voltage systems; central security systems, including but not limited to heat detectors, motion detectors, control pads, carbon monoxide detectors, smoke detectors or any associated devices; telephone, security, cable TV, intercoms, or other ancillary wiring that is not part of the primary electrical distribution system; or remote controlled device unless the device is the only control device; or measure amperage, voltage or impedance.

$
Credit
Comment
8.1.1 - Lights and Switches

Cover Plates Missing

The outlet/switch cover plate was missing. Recommend replacing for safety. 

Tools Handyman/DIY
$
Credit
Comment
8.1.2 - Lights and Switches

Light Not Functional
Garage Closet

The light is not functional. New light bulb possibly needed. Recommend further evaluation and repair. 

Electric Electrical Contractor
$
Credit
Comment
8.1.3 - Lights and Switches

Switch Inoperable

The switch did not function correctly, or the controlled light was not found. Recommend repair for proper and safe operation

Electric Electrical Contractor
$
Credit
Comment
8.2.1 - Outlets

Clogged

Contractor Qualified Professional
$
Credit
Comment
8.2.2 - Outlets

Cover Plate Missing - Weather Resistant
Master Bathroom Jetted Tub

The electrical outlet or switch was missing a weather resistant covered. Recommend installing for safety.

Tools Handyman/DIY
$
Credit
Comment
8.2.3 - Outlets

GFCI Not Installed
Exterior, Garage, Jetted Tub, Kitchen

The outlet is missing GFCI protection. Recommend installing for outlets within 6' of a water source, for exteriors and in garages for safety.

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

Electric Electrical Contractor
$
Credit
Comment
8.2.4 - Outlets

Loose
Garage

The outlet is not well secured into the wall. Recommend repair to help prevent wire damage and injury. 

Electric Electrical Contractor
$
Credit
Comment
8.3.1 - Electrical Circuit Wiring

Conduit Loose

 The electrical conduit was loose and not well secured. Recommend repair to help prevent damage. 

Electric Electrical Contractor
$
Credit
Comment
8.3.2 - Electrical Circuit Wiring

Wiring Non-Permanent

There is extension cords used as permanent wiring. Recommend replacing for safety. 

Electric Electrical Contractor
$
Credit
Comment
8.4.1 - Electrical Panels

Circuit Labels Missing
Main Electric Panel, Garage

The panel circuits were not labeled.  Recommend labeling the circuits for quick reference and safety. 

Electric Electrical Contractor
$
Credit
Comment
8.5.1 - Electrical Panel Wiring

Breaker or Lug Double tap

 There is a double tap located in the main or sub panel. Recommend moving to its own breaker for safety. 

Contractor Qualified Professional
$
Credit
Comment
8.5.2 - Electrical Panel Wiring

Missing Bushing

Electric Electrical Contractor

9 - Plumbing

Water Heater Approximate Age
13 Years, Per Mfg Tag
Water Heater Capacity
50 gallon
Water Heater Description and Location
Conventional, Electric
Water Source
Public
Water Supply Material
Pex
Drain/Vent Pipe Material
PVC

Shower pans are visually checked for leakage, but leaks often do not show except when the shower is in actual use. Determining whether shower pans, tub or shower surrounds are water tight is beyond the scope of this inspection. It is very important to maintain all grouting and caulking in the bath areas. Minor imperfections can allow water to get into the wall or floor areas and cause damage. Proper ongoing maintenance will be required in the future.

Main Gas Shut-off Location
Not Applicable

This shuts off natural gas service to the entire home.  Shut off valves can be found at each appliance for that device.  

Main Water Service Material
Not Visible

The normal life span of copper drain lines is 40+/- years. It is normal for some updating to be needed periodically to keep the system operating and free of leaks.

Main Water Shut-off Location
Front Right
Water Meter

This shuts off the cold and hot water service for the entire home.  The hot water shut-off valve is usually located above the water heater.  Other shut-off valves for each faucet is usually located under the sink below the faucet.  

Water Heater Manufacturer
RUUD

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

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

Water Pressure
50-60 PSI

Residential water pressure tends to range between 45 and 80 psi (pounds per square inch). Anything below 40 psi is considered low and anything below 30 psi is considered too low. Above 80 psi can cause valves and pipes to leak.

Photos
Tiled Shower Pans and All Drains

The inspection does not include inspecting the integrity of tiled shower pans. To inspect them properly would be very invasive and time consuming.  Similarly, tub and shower drains usually cannot be visually inspected.  It is our hope that all leaks manifest during the inspection as we run the water in each location.  But it is reasonable to expect that some leaks become evident after the inspection, when the home is lived in and regularly used.  

Plumbing System

A. The home inspector shall inspect:
1. Water supply and distribution systems, including:
Piping materials, supports, insulation; Fixtures and faucets; Functional flow; Visible leaks; and cross connections;
2. Interior drain, waste and vent system, including: traps, drain, waste, and vent piping; piping supports and pipe
insulation; leaks, and functional drainage;
3. Hot water systems including: water heating equipment; normal operating controls; automatic safety controls; and chimneys, flues and vents;
4. Fuel storage and distribution systems including interior fuel storage equipment, supply piping, venting, and supports; leaks; and sump pumps, drainage sumps, and related piping.

B. The home inspector shall describe:
Water supply and distribution piping materials; drain, waste and vent piping materials; water heating equipment; location of main water supply shutoff device; and the location of main gas supply shutoff device.

C. The home inspector shall:

1. Operate all plumbing and plumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance or winterized equipment.

D. The home inspector is not required to:
1. Determine the effectiveness of anti siphon devices;
2. Determine whether water supply and waste disposal systems are public or private;
3. Operate automatic safety controls;
4. Operate any valve except water closet flush valves, fixture faucets, and hose faucets;
5. Determine whether the system is properly sized or utilizes proper materials;
6. Inspect: Water conditioning systems; Fire and lawn sprinkler systems; On site water supply quantity and quality; On site waste disposal systems; Foundation irrigation systems; Spas; Swimming pools; Solar water heating equipment; or wells, well pumps, or water storage related equipment.

$
Credit
Comment
9.1.1 - Hot Water Tank

Pipe Connection
Attic

At the time of the inspection it was observed at the hot water tank that there were no flex lines before the PVC/PEX.  Current safety standards require a minimum of 12 inches of flex piping, preferably copper for service and removal purposes.  Recommend correcting by adding copper flex piping

Contractor Qualified Professional
$
Credit
Comment
9.2.1 - Sinks and Toilets

Toilet Loose

The toilet is not well secured to the floor. Recommend repair to help prevent (further) leaks around the wax ring. 

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

Drain Clean-out Cap Not Installed

 The For the clean out opening is not installed on the drain pipe. Recommend installing to help prevent sewer gases escaping and water leaks. 

Pipes Plumbing Contractor

10 - Interior

Exterior Door Type
Metal
Garage Vehicle Doors
Metal, Motorized
Major Floor Finishes
Hardwood, Tile, Composite
Window Type
Single Pane, Vinyl
Ceiling Material
Drywall

Most small cracks at interior walls & ceilings are minor and should be considered as cosmetic flaws. Repair includes patching and caulking, then painting. Where practical, your inspector will use a moisture meter to determine the status of visible stained areas. Cosmetic items such as paint, wallpaper and other finish treatments, including carpeting and window coverings, are not the subject of this inspection. No effort is made to move occupants personal belongings, furniture, rugs, plants or ceiling tiles during the inspection. The presence of these items may restricts viewing some interior areas.

Major Wall Finishes
Drywall

Houses built prior to 1978 may contain lead based paint. Lead paint is a health concern, especially among young children and pregnant women. For more information, call the National Lead Paint Information Center at 1-800-424-5323.

General Interior Photos
Interior Limitations

The following items are not included in this inspection: 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. 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, 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.

325. Interior System 

A. The home inspector shall inspect: 

1. walls, ceiling, and floors; 

2. steps, stairways, balconies, and railings; 

3. countertops and a representative number of cabinets and drawers; 

4. all doors; and 

5. all readily accessible windows. 

B. The home inspector shall: 

1. operate a representative number of windows and interior doors; 

2. report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components; 

3. report the presence of suspected mold or microbial growth if, during the course of inspecting the systems and components of the structure in accordance with the home inspector licensing law and these rules, the licensed home inspector discovers visually observable evidence of suspected mold or microbial growth. 

C. The home inspector is not required to inspect: 

1. paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; 

2. carpeting; 

3. draperies, blinds, or other window treatments; or 

4. interior recreational facilities. 

AUTHORITY NOTE: Promulgated in accordance with R.S. 37:1475. HISTORICAL NOTE: Promulgated by the Department of Economic Development, Board of Home Inspectors, LR 26:2749 (December 2000), amended by the Office of the Governor, Board of Home Inspectors, LR 30:1692 (August 2004), LR 37:2406 (August 2011), LR 38:2533 (October 2012), LR 41:923 (May 2015).  

$
Credit
Comment
10.1.1 - Cabinets

Cabinet Handle Missing

Cabined door handles were not installed. Recommend installing for ease of operation. 

Tools Handyman/DIY
$
Credit
Comment
10.2.1 - Doors

Attic Door Minor Damage
Garage

The attic door has minor damage and is difficult to open and close. Recommend repair or replacing. 

Door Door Repair and Installation Contractor
$
Credit
Comment
10.2.2 - Doors

Attic Door Not Well Secured
Garage

The attic pull-down was secured by drywall or deck screws rather than the standard 16d penny nails or ¼” x 3” lag screws. Nails and screws that are intended for other purposes may have reduced shear strength and they may not support pull-down ladders.  Recommend repair for safe and proper operation. 

Tools Handyman/DIY
$
Credit
Comment
10.2.3 - Doors

Door Binds
Garage Entry Door

Door binds on the floor or door jams or flooring Recommend repair for proper operation. 

Here is a helpful DIY article on how to fix a sticking door. 

Wrenches Handyman
$
Credit
Comment
10.2.4 - Doors

Door Not Fire Rated
Garage Entry Door

 The door between the garage and the home is not Firerated. Recommend installing an approved door for safety. 

$
Credit
Comment
10.3.1 - Door Hardware

Door Latch Mis-Aligned
Master Bedroom

The door doesn't latch. Recommend repair for privacy, security and proper operation

Tools Handyman/DIY
$
Credit
Comment
10.5.1 - Window Functionality

Trim Moisture Stains

There were moisture stains on the window trim. This may be from a leak or condensation. Recommend repair, painting and caulking to help prevent further leaks and damage. 

Mag glass Monitor

11 - Insulation and Ventilation

Dryer Vent
Not Visible
Exhaust Fans
Fan/Heat/Light
Knee Wall Area Inspection Method
Entered/Limited Access
Approximate Attic Insulation Depth
0-12”
Attic Inspection Method
Entered/Limited Access

Due to the depth and location of the insulation, not all items in the attic are visible.  If the truss cords, or ceiling joists are not visible, we do not enter the attic for safety reasons and to help prevent accidental damage to the ceiling or other systems hidden by the insulation.

Attic Insulation Type
Blown, Fiberglass, Loose-fill

It is common for homes built before 1950 to have less than 6" of insulation. Because most of a homes heat loss occurs through the ceiling and attic, improving the insulation quantity up to 12-14" is encouraged and generally will result in significant reductions in heating and cooling bills.

Attic Ventilation Type
Ridge Vents, Soffit Vents

Attic ventilation is important for Heating and Cooling efficiency, helps prevent moisture problems on the wood roof structure, and prolongs shingle life.  

Photos

Insulation and Ventilation System

A. The home inspector shall inspect:
Insulation and vapor retarders in unfinished spaces; ventilation of attics and foundation areas; kitchen, bathroom, and laundry venting system; and the operation of any readily accessible attic ventilation fan, and, when temperature permits, the operation
of any readily accessible thermostatic control.

B. The home inspector shall describe:
Insulation and vapor retarders in unfinished spaces; and absence of insulation in unfinished space at conditioned surfaces.

C. The home inspector is not required to report on:
Concealed insulation and vapor retarders; or venting equipment that is integral with household appliances.

D. The home inspector is not required to:
Disturb insulation or vapor retarders; or determine indoor air quality.

12 - Built-In Appliances

Appliances General Information : Laundry Facilities
Dryer Vented to Exterior, 220v Dryer Outlet, Washer Drain, 120V Washer Outlet, Washer Hot and Cold Water Service
Microwave - Built-in-Unit: Microwave Type
Recirculating Microwave Venthood
Dishwasher: Passed Basic Function Test
Refrigerator: Features
Ice/Water Door Service, Icemaker
Range: Cooktop Type
Glass/Ceramic
Appliances General Information : Installed Kitchen Appliances
Dishwasher, Microwave, Exhaust Vent, Refrigerator

The above appliances were checked for general functionality. Each and every feature of the appliance was not checked as time does not permit. We recommend requesting the owner's manuals from the seller and reading them before using the appliances.  

If you have a gas range or oven, remember to use the exhaust fan to reduce the exhaust gases that will build up in the area during use.  Some ovens and ranges do not require exhaust fans, please consult the owners manual for safe operation of these units.

Microwave - Built-in-Unit: Microwave Brand
Samsung
Dishwasher: Brand
Samsung
Dishwasher: High Loop Present


The dishwasher had a high loop installed in the drain line at the time of the inspection. The high loop is designed to prevent wastewater from contaminating the dishwasher. This is a proper condition.

Refrigerator: Brand
Maytag
Range: Cooktop Brand
Samsung
Appliances - Limitations: Oven Limited Inspection

The General Home Inspection testing of ovens does not include testing of all oven features, but is limited to confirmation of bake and broil features.

Appliances - Limitations: Washer and Dryer Not Connected

 The power, plumbing  and exhaust vent for the washer and dryer were not connected. It was not tested. 

329.  Built In Kitchen Appliances
A. The home inspector shall inspect and operate the basic functions of the following appliances:Permanently in stalled dishwasher; through its normal cycle; Range, Cook Top, and permanently installed oven; Trash compactor; Garbage disposal; Ventilation equipment or range hood; Permanently installed microwave oven; and any other built in appliance

B. The home inspector is not required to inspect: clocks, timers, self cleaning oven function, or thermostats for calibration or automatic operation; non built in appliances such as clothes washers and dryers; refrigeration units such as freezers, refrigerators and ice makers; or central vacuum system. 

C. The home inspector is not required to operate:
Appliances in use; or any appliance that is shut down or otherwise inoperable.

$
Credit
Comment
12.4.1 - Dishwasher

Leaking

Dishwasher leaks when run. Recommend repair to help prevent moisture damage. 

Pipes Plumbing Contractor
$
Credit
Comment
12.6.1 - Range

Cooktop Warning Light
Range

The “Cooktop On” light would not go off even after the cooktop cooled off.  Recommend further evaluation.

Wash Appliance Repair

13 - Fireplaces and Fuel-Burning Appliances

Fireplaces, Stoves & Inserts: Gas log lighter
No
Chimney(s): Type
Metal
Fuel Burning Appliance Flue(s): Type
Metal
Fireplaces, Stoves & Inserts: Type
Wood burning, Metal pre fab, No blower
Fireplaces, Stoves & Inserts: Fireplace / Stove / Chimney / Flue Limitations

The following items are not included in this inspection: coal stoves, gas logs, chimney flues (except where visible). Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of drafting or sizing in fireplace and stove flues, and also does not determine if prefabricated or zero-clearance fireplaces are installed in accordance with the manufacturer's specifications. The inspector does not perform any evaluations that require a pilot light to be lit, and does not light fires. The inspector provides a basic visual examination of a chimney and any associated wood burning device. The National Fire Protection Association has stated that an in-depth Level 2 chimney inspection should be part of every sale or transfer of property with a wood-burning device. Such an inspection may reveal defects that are not apparent to the home inspector who is a generalist.


$
Credit
Comment
13.1.1 - Fireplaces, Stoves & Inserts

Panel Cracked - Monitor

One or more refractory panels (the 1-inch thick fireproof panels lining the fireplace) had minor cracks or deterioration. This is common, and is typically not a concern until cracks exceed 1/4 inch in width, or surface pitting becomes extensive and deeper than 3/16 inch, or if any piece of the refractory larger than 2 inches in radius and 3/16 inch deep becomes dislodged. Monitor refractory panels in the future for further deterioration. When necessary, a qualified contractor should repair or replace refractory panels.

Mag glass Monitor