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1234 Main St.
Mount Washington, KY 40047
11/21/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
28
Maintenance item
24
Recommendation
3
Safety hazard

1 - Inspection Details

Attendance
Client
Occupancy
Vacant
Style
Ranch
Type of Building
Attached, Single Family
Temperature (Approximate)
80 Degrees F
Weather Conditions
Clear, Hot, Humid

2 - Roof

IN NI NP D
2.1 Coverings X X
2.2 Roof Drainage Systems X X
2.3 Flashings X
2.4 Skylights, Chimneys & Other Roof Penetrations X X
Inspection Method
Roof, Ladder
Roof Type/Style
Gable, Hip & Valley
Coverings: Material
Asphalt, Metal
Roof Drainage Systems: Gutter Material
Aluminum
Flashings: Material
Aluminum

I. The inspector shall inspect from ground level or the eaves: A. the roof-covering materials; B. the gutters; C. the downspouts; D. the vents, flashing, skylights, chimney, and other roof penetrations; and E. the general structure of the roof from the readily accessible panels, doors or stairs. II. The inspector shall describe: A. the type of roof-covering materials. III. The inspector shall report as in need of correction: A. observed indications of active roof leaks. IV. The inspector is not required to: A. walk on any roof surface. B. predict the service life expectancy. C. inspect underground downspout diverter drainage pipes. D. remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces. E. move insulation. F. inspect antennae, satellite dishes, lightning arresters, de-icing equipment, or similar attachments. G. walk on any roof areas that appear, in the inspectors opinion, to be unsafe. H. walk on any roof areas if doing so might, in the inspector's opinion, cause damage. I. perform a water test. J. warrant or certify the roof. K. confirm proper fastening or installation of any roof-covering material.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
2.1.1 - Coverings

Racking
All Shingles

The asphalt composition shingles covering the roof of this home were installed with joints aligned vertically at every other course. This installation method is called 'racking.

Racking is an improper installation method for many shingle types. It is acceptable for some shingle types, and it is the required method for a few shingle types.

Recommend that the roof examined by a qualified roofing contractor to determine whether the shingles on your roof have been improperly installed.

Roof Roofing Professional
Credit
Comment
2.1.2 - Coverings

Granular Loss
Gutters

The gutters showed signs of granular loss from the shingles.  Recommend cleaning gutters and monitoring shingles for delamination or cracking.

Mag glass Monitor
Credit
Comment
2.1.3 - Coverings

Warping
Multiple Locations

The roof was warping/sagging in one area of the roof.  This could be due to improper decking techniques under the shingles.  Recommend evaluation by a qualified roofing contractor.

Roof Roofing Professional
Credit
Comment
2.1.4 - Coverings

Improper Drip Edge Flashing
Roof

Drip edge flashing is installed over the underlayment.  This should be reversed to where the underlayment is installed over the drip edge to prevent any possibility of water intrusion.  This should not be an issue unless the roof covering materials are damaged and allowing water underneath.  Recommend monitoring shingles for cracking or deterioration in the future.

Mag glass Monitor
Credit
Comment
2.2.1 - Roof Drainage Systems

Minor Damage
Right Side Gutters

Minor damage was observed at one or more gutters.  The gutters were still operating as designed.  Repair as desired.

Credit
Comment
2.4.1 - Skylights, Chimneys & Other Roof Penetrations

Spalling/Cracked Chimney Cap
Chimney Cap

Evidence of spalling in the chimney cap.  Recommend monitoring for future deterioration or water penetration.  If water penetration is observed recommend repair by a licensed mason.

Mag glass Monitor
Credit
Comment
2.4.2 - Skylights, Chimneys & Other Roof Penetrations

Rust Resistant Nails
Multiple Penetrations

The flashings in one or more areas were nailed properly but did not have a sealant to protect against rust.  This could cause the nails to rust and let the boot or flashing become loose from the roof.  Recommend repair by a qualified individual.

Tools Handyman/DIY

3 - Exterior

IN NI NP D
3.1 Siding, Flashing & Trim X X
3.2 Exterior Doors X X
3.3 Walkways, Patios & Driveways X X
3.4 Decks, Balconies, Porches & Steps X X
3.5 Eaves, Soffits & Fascia X X
3.6 Vegetation, Grading, Drainage & Retaining Walls X X
Inspection Method
Attic Access, Visual
Siding, Flashing & Trim: Siding Material
Vinyl, Brick Veneer
Siding, Flashing & Trim: Siding Style
Shiplap
Exterior Doors: Exterior Entry Door
Hollow Core, Steel, Wood
Walkways, Patios & Driveways: Driveway Material
Asphalt, Concrete
Decks, Balconies, Porches & Steps: Appurtenance
Deck, Deck with Steps, Front Porch
Decks, Balconies, Porches & Steps: Material
Wood

I. The inspector shall inspect: A. the exterior wall-covering materials, flashing and trim; B. all exterior doors; C. adjacent walkways and driveways; D. stairs, steps, stoops, stairways and ramps; E. porches, patios, decks, balconies and carports; F. railings, guards and handrails; G. the eaves, soffits and fascia; H. a representative number of windows; and I. vegetation, surface drainage, retaining walls and grading of the property, where they may adversely affect the structure due to moisture intrusion. II. The inspector shall describe: A. the type of exterior wall-covering materials. III. The inspector shall report as in need of correction: A. any improper spacing between intermediate balusters, spindles and rails. IV. The inspector is not required to: A. inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting. B. inspect items that are not visible or readily accessible from the ground, including window and door flashing. C. inspect or identify geological, geotechnical, hydrological or soil conditions. D. inspect recreational facilities or playground equipment. E. inspect seawalls, breakwalls or docks. F. inspect erosion-control or earth-stabilization measures. G. inspect for safety-type glass. H. inspect underground utilities. I. inspect underground items. J. inspect wells or springs. K. inspect solar, wind or geothermal systems. L. inspect swimming pools or spas. M. inspect wastewater treatment systems, septic systems or cesspools. N. inspect irrigation or sprinkler systems. O. inspect drainfields or dry wells. P. determine the integrity of multiple-pane window glazing or thermal window seals.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
3.1.1 - Siding, Flashing & Trim

Cracking - Minor
Multiple Locations

Siding showed cracking in one or more places. This is a result of temperature changes or thrown material from a lawn mower and typical as homes with siding age. Recommend monitoring and/or repair as desired.

Mag glass Monitor
Credit
Comment
3.1.2 - Siding, Flashing & Trim

Fascia Trim Loose
Fascia Trim

The trim/flashing for the fascia of the home was loose in one or more areas.  This is still functioning as designed.  Repair as desired by a qualified individual 

Contractor Qualified Professional
Credit
Comment
3.1.3 - Siding, Flashing & Trim

Paint/Refinishing
Front/Side Trim Under Windows

One or more areas of paint/refinishing needed to maximize the service life.  Recommend repair by a qualified individual.

Contractor Qualified Professional
Credit
Comment
3.1.4 - Siding, Flashing & Trim

Window Sill Deterioration
Front Added Room Windows

The window sill/trim showed signs of deterioration.  Recommend monitoring for water intrusion and repair if water intrusion is noted by a licensed contractor.

Hardhat General Contractor
Credit
Comment
3.2.1 - Exterior Doors

Door Does Not Close or Latch
Living Room French Storm Doors/ Sunroom Door

Door does not close or latch properly. Recommend qualified handyman adjust strike plate and/or lock.

Door Door Repair and Installation Contractor
Credit
Comment
3.2.2 - Exterior Doors

Damaged Weatherstripping
Front Door

One or more exterior doors had damage to the weatherstripping.  This can result in energy loss and an entry point for pests.  Recommend weatherstripping be repaired.

Tools Handyman/DIY
Credit
Comment
3.3.1 - Walkways, Patios & Driveways

Driveway Cracking - Minor
Concrete Slab Front of Garage

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

Mag glass Monitor
Credit
Comment
3.3.2 - Walkways, Patios & Driveways

Walkway Trip Hazard
Rear Sidewalk

Trip hazard observed at the homes rear walkway.  Recommend repair by a qualified individual.

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

Porch/Deck Landing Deterioration
Rear Deck

Spalling and Deterioration noticed at front landing.  This is due to typical settlement.  Recommend monitoring for further deterioration.

Mag glass Monitor
Credit
Comment
3.5.1 - Eaves, Soffits & Fascia

Eaves - Water Stains
Right Side Rear

Water stains were observed under the roof eaves. This may indicate an active leak. Recommend qualified roofer evaluate & repair.
Roof Roofing Professional
Credit
Comment
3.5.2 - Eaves, Soffits & Fascia

Fascia - Rotted
Above Rotted Eaves/ Right Rear Side

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

Minor Damage
Fascia Over Garage

Minor damage was observed to the eaves, soffit or fascia.  They are still operating as designed in these areas.  Recommend monitoring for further damage as to not allow water intrusion.

Mag glass Monitor
Credit
Comment
3.6.1 - Vegetation, Grading, Drainage & Retaining Walls

Downspouts discharging near foundation
All Downspouts

Gutter drainage near foundation noted in one or more areas below gutter downspout.  This can cause water to deteriorate ground beneath and cause moisture intrusion.  Recommend having drainage water discharge approximately 5 ft from foundation with splash blocks beneath to prevent future problems.

Wrench DIY

4 - Basement, Foundation, Crawlspace & Structure

IN NI NP D
4.1 Foundation X X
4.2 Basements & Crawlspaces X X
4.3 Floor Structure X
4.4 Wall Structure X
4.5 Ceiling Structure X
Inspection Method
Attic Access, Crawlspace Access, Visual
Foundation: Material
Masonry Block
Floor Structure: Basement/Crawlspace Floor
Dirt
Floor Structure: Material
Wood Beams
Floor Structure: Sub-floor
Plywood, Plank
Basements & Crawlspaces: Crawlspace Access Location
Left Side (Facing Front of Home), Back of Home
Duct Work Blocking

The HVAC ductwork was blocking one or more areas of the crawl space preventing access to all parts.

I. The inspector shall inspect: A. the foundation; B. the basement; C. the crawlspace; and D. structural components. II. The inspector shall describe: A. the type of foundation; and B. the location of the access to the under-floor space. III. The inspector shall report as in need of correction: A. observed indications of wood in contact with or near soil; B. observed indications of active water penetration; C. observed indications of possible foundation movement, such as sheetrock cracks, brick cracks, out-of-square door frames, and unlevel floors; and D. any observed cutting, notching and boring of framing members that may, in the inspector's opinion, present a structural or safety concern. IV. The inspector is not required to: A. enter any crawlspace that is not readily accessible, or where entry could cause damage or pose a hazard to him/herself. B. move stored items or debris. C. operate sump pumps with inaccessible floats. D. identify the size, spacing, span or location or determine the adequacy of foundation bolting, bracing, joists, joist spans or support systems. E. provide any engineering or architectural service. F. report on the adequacy of any structural system or component.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
4.1.1 - Foundation

Corner Crack
Right/ Left Side

Corner cracks were noticed in the foundation.  Most of the time, a cracked corner is not caused by foundation movement. The most common cause is temperature changes. In the summer, the ground is cooler than the air. Because your foundation sits on the ground (and because you air condition our home) your foundation tends to stay much cooler than the air. The difference between the air temperature and the temperature of your foundation will be greatest on hot summer days.  Recommend monitoring for further separation.  If further separation is observed recommend repair by a foundation specialist.

Mag glass Monitor
Credit
Comment
4.2.1 - Basements & Crawlspaces

Fallen Flooring Insulation
Crawlspace

The flooring insulation in the crawlspace has fallen down in one or more areas.  Recommend the insulation be reattached by a qualified individual.

Contractor Qualified Professional
Credit
Comment
4.2.2 - Basements & Crawlspaces

Duct Condensation
Crawlspace

One or more ducts were creating excessive condensation and dripping.  Recommend monitoring area for excessive moisture.

Mag glass Monitor

5 - Heating

IN NI NP D
5.1 Equipment X
5.2 Normal Operating Controls X
5.3 Distribution Systems X
5.4 Presence of Installed Heat Source in Each Room X X
Equipment: Energy Source
Electric
Equipment: Location of Furnace
Utility Room
Distribution Systems: Ductwork
Insulated, Non-insulated
Location of Thermostat
First Floor Hallway
Equipment: Heat Type
Heat Pump, Forced Air
AFUE Rating
95

AFUE (Annual fuel utilization efficiency) is a metric used to measure furnace efficiency in converting fuel to energy. A higher AFUE rating means greater energy efficiency. 90% or higher meets the Department of Energy's Energy Star program standard.

Equipment: Brand
U.S. Alumacoil
Presence of Installed Heat Source in Each Room: Temperature Difference
17 Degrees

I. The inspector shall inspect: A. the heating system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the heating system; B. the energy source; and C. the heating method. III. The inspector shall report as in need of correction: A. any heating system that did not operate; and B. if the heating system was deemed inaccessible. IV. The inspector is not required to: A. inspect or evaluate the interior of flues or chimneys, fire chambers, heat exchangers, combustion air systems, fresh-air intakes, humidifiers, dehumidifiers, electronic air filters, geothermal systems, or solar heating systems. B. inspect fuel tanks or underground or concealed fuel supply systems. C. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system. D. light or ignite pilot flames. E. activate heating, heat pump systems, or other heating systems when ambient temperatures or other circumstances are not conducive to safe operation or may damage the equipment. F. override electronic thermostats. G. evaluate fuel quality. H. verify thermostat calibration, heat anticipation, or automatic setbacks, timers, programs or clocks.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
5.4.1 - Presence of Installed Heat Source in Each Room

No HVAC Distribution
Mud Room/Mud Room Bathroom

No HVAC distribution system present in one or more rooms.  Recommend licensed HVAC professional install distribution system to areas with no distribution.

Fire HVAC Professional

6 - Cooling

IN NI NP D
6.1 Cooling Equipment X X
6.2 Normal Operating Controls X
6.3 Distribution System X
6.4 Presence of Installed Cooling Source in Each Room X X
Location of Thermostat
First Floor Hallway
Cooling Equipment: Energy Source/Type
Electric
Cooling Equipment: Location
Exterior South
Cooling Equipment: Unit Tonnage
4 Ton
Cooling Equipment: Age Of Unit
1 Years
Distribution System: Configuration
Central
Cooling Equipment: Brand
Goodman
Cooling Equipment: SEER Rating
14 SEER

Modern standards call for at least 13 SEER rating for new install. 

Read more on energy efficient air conditioning at Energy.gov.

Presence of Installed Cooling Source in Each Room: Temperature Difference
16 Degrees

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
6.1.1 - Cooling Equipment

Insulation Missing or Damaged
Crawl Space

Missing or damaged insulation on refrigerant line can cause energy loss and condensation.
Fire HVAC Professional
Credit
Comment
6.4.1 - Presence of Installed Cooling Source in Each Room

Rooms No Cooling Presence
Mud & Bathroom by Mud Room

One or more rooms in the home were not connected to the current central A/C duct work.  Recommend installation by a licensed HVAC technician.

Th Heating and Cooling Contractor

7 - Plumbing

IN NI NP D
7.1 Main Water Shut-off Device X
7.2 Drain, Waste, & Vent Systems X
7.3 Water Supply, Distribution Systems & Fixtures X X
7.4 Hot Water Systems, Controls, Flues & Vents X
7.5 Fuel Storage & Distribution Systems X
7.6 Sump Pump X
Filters
Unknown
Water Source
Public
Drain, Waste, & Vent Systems: Drain Size
3”
Drain, Waste, & Vent Systems: Material
PVC
Water Supply, Distribution Systems & Fixtures: Distribution Material
Copper, Pex
Water Supply, Distribution Systems & Fixtures: Water Supply Material
Copper
Water Supply, Distribution Systems & Fixtures: Water Pressure
60 PSI
Hot Water Systems, Controls, Flues & Vents: Capacity
50 gallons
Hot Water Systems, Controls, Flues & Vents: Location
Utility Room, Mud Room Closet
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Electric
Main Water Shut-off Device: Location
Crawlspace
Drain, Waste, & Vent Systems: Sewage System
Septic System

If home is on a septic and leach field/drain field system.  Recommend conversation with the home owner to provide any service or repair history, plat of tank/ lateral lines and the last time tank was pumped.

Household septic tanks should typically be serviced and pumped every 3 to 5 years by a service professional.

Hot Water Systems, Controls, Flues & Vents: Manufacturer
AO Smith

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

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

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
7.3.1 - Water Supply, Distribution Systems & Fixtures

Hose Bib Deficient
Rear of Home

One or more hose bibs were not in working condition at time of inspection.  Recommend repair or replacement by a qualified individual.

Contractor Qualified Professional
Credit
Comment
7.3.2 - Water Supply, Distribution Systems & Fixtures

Unsecured Hose Bib
Right Side By Garage

One or more hose bibs were not secured to the wall materials.  Recommend repair by a qualified individual.

Contractor Qualified Professional

8 - Electrical

IN NI NP D
8.1 Service Entrance Conductors X X
8.2 Main & Subpanels, Service & Grounding, Main Overcurrent Device X X
8.3 Branch Wiring Circuits, Breakers & Fuses X
8.4 Lighting Fixtures, Switches & Receptacles X X
8.5 GFCI & AFCI X X
8.6 Smoke Detectors X
8.7 Carbon Monoxide Detectors X
Service Entrance Conductors: Electrical Service Conductors
Overhead, Aluminum, 220 Volts
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Outside by meter, Left
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
200 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub Panel Location
Mud Room, 100 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Service Disconnect Location & Amp
200 AMP, Left (Facing Front of Home), Outside By Meter
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Type of Wiring Observed
Copper, Aluminum
Branch Wiring Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP
Copper
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Romex
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
Unknown
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker

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

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

Drip Loop Needs Evaluation
At Mast

The drip loop for the service entrance conductors may not be operating as designed based on the slope from the pole.  Recommend evaluation by utility company or licensed electrician.

Contractor Utility Company
Credit
Comment
8.2.1 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Missing Labels on Panel
Main & Sub Panel

At the time of inspection, panel was missing labeling. Recommend a qualified electrician or person identify and map out locations. 

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

Missing Deadman Cover Screws
Subpanel

One or more panel screws were missing at time of inspection.  Recommend proper screws be installed to prevent panel from coming loose which could result in a shock hazard.

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

Light Inoperable
Kitchen

One or more lights are not operating. New light bulb possibly needed.
Wrench DIY
Credit
Comment
8.4.2 - Lighting Fixtures, Switches & Receptacles

Defective Receptacle
Multiple Exterior Receptacles

One or more receptacles were not operating as designed at time of inspection.  Recommend evaluation and/or replacement by a qualified electrician.  Also each outdoor receptacle should be covered by rain box.

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

Loose Receptacle/Switch
All Exterior

One or more receptacles/light switches were not secured properly to the wall.  This could pose an electrical hazard.  Recommend proper installation by a qualified individual

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

Flickering Fixture
Garage Lights

One or more fixtures in the home were flickering when powered on.  This happens when shutting the occupant door in the garage.  This could be a loose bulb or loose wiring.  Recommend evaluation and repair by a qualified individual.

Contractor Qualified Professional
Credit
Comment
8.5.1 - GFCI & AFCI

Improper Installation
Added Bathrooms

The GFCI receptacle was installed incorrectly.  Recommend repair by a licensed electrician.

Electric Electrical Contractor

9 - Fireplace

IN NI NP D
9.1 Vents, Flues & Chimneys X X
9.2 Lintels X
9.3 Damper Doors X
9.4 Cleanout Doors & Frames X
Type
Wood
Vents, Flues & Chimneys: Limited in visibility
0%

Could only visually see to the damper which was in good working order.  Recommend inspection by chimney sweep before use.

I. The inspector shall inspect:

readily accessible and visible portions of the fireplaces and chimneys;

lintels above the fireplace openings;

damper doors by opening and closing them, if readily accessible and manually operable; and

cleanout doors and frames.

II. The inspector shall describe:

the type of fireplace.

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

evidence of joint separation, damage or deterioration of the hearth, hearth extension or chambers;

manually operated dampers that did not open and close;

the lack of a smoke detector in the same room as the fireplace;

the lack of a carbon-monoxide detector in the same room as the fireplace; and

cleanouts not made of metal, pre-cast cement, or other non-combustible material.

IV. The inspector is not required to:

inspect the flue or vent system.

inspect the interior of chimneys or flues, fire doors or screens, seals or gaskets, or mantels.

determine the need for a chimney sweep.

operate gas fireplace inserts.

light pilot flames.

determine the appropriateness of any installation.

inspect automatic fuel-fed devices.

inspect combustion and/or make-up air devices.

inspect heat-distribution assists, whether gravity-controlled or fan-assisted.

ignite or extinguish fires.

determine the adequacy of drafts or draft characteristics.

move fireplace inserts, stoves or firebox contents.

perform a smoke test.

dismantle or remove any component.

perform a National Fire Protection Association (NFPA)-style inspection.

perform a Phase I fireplace and chimney inspection.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
9.1.1 - Vents, Flues & Chimneys

Chimney Liner Dirty
Chimney/Stove

Chimney liner had layer of creosote dust, so underlying structure couldn't be inspected for cracks. Recommend qualified chimney sweep company inspect and/or clean.

Fireplace Chimney Sweep

10 - Attic, Insulation & Ventilation

IN NI NP D
10.1 Attic Insulation X
10.2 Vapor Retarders (Crawlspace or Basement) X
10.3 Ventilation X
10.4 Exhaust Systems X
10.5 Roof Structure X X
Dryer Power Source
220 Electric
Dryer Vent
Metal
Flooring Insulation
Batt, Fiberglass
Attic Access Location
Hallway, Garage, Utility Room
Attic Insulation: R-value
25
Attic Insulation: Approximate Depth of Insulation
6 Inches
Ventilation: Ventilation Type
Soffit Vents, Passive, Gable Vents
Exhaust Systems: Exhaust Fans
Fan with Light
Attic Insulation: Insulation Type
Loose-fill, Cellulose

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
10.5.1 - Roof Structure

Roof Decking Damage
Attic

The decking for the roof was damaged in one or more areas of the attic space.  Recommend monitoring areas for leaks and if leaks are observed, have a qualified individual repair or replace damaged boards. 

Contractor Qualified Professional
Credit
Comment
10.5.2 - Roof Structure

Damaged Supports
Added Room & Garage Attic

The roof structure supports were damaged in one or more areas.  This can cause the roof to sag and possibly leak.  Recommend evaluation and repair by a licensed contractor.

Hardhat General Contractor

11 - Doors, Windows & Interior

IN NI NP D
11.1 Doors X X
11.2 Windows X
11.3 Floors X X
11.4 Walls X X
11.5 Ceilings X X
11.6 Steps, Stairways & Railings X
11.7 Countertops & Cabinets X
Windows: Window Manufacturer
MI, Pella
Windows: Window Type
Double-hung
Floors: Floor Coverings
Carpet, Engineered Wood, Laminate
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Popcorn
Countertops & Cabinets: Cabinetry
Laminate
Countertops & Cabinets: Countertop Material
Granite, Marble

I. The inspector shall inspect: A. a representative number of doors and windows by opening and closing them; B. floors, walls and ceilings; C. stairs, steps, landings, stairways and ramps; D. railings, guards and handrails; and E. garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls. II. The inspector shall describe: A. a garage vehicle door as manually-operated or installed with a garage door opener. III. The inspector shall report as in need of correction: A. improper spacing between intermediate balusters, spindles and rails for steps, stairways, guards and railings; B. photo-electric safety sensors that did not operate properly; and C. any window that was obviously fogged or displayed other evidence of broken seals. IV. The inspector is not required to: A. inspect paint, wallpaper, window treatments or finish treatments. B. inspect floor coverings or carpeting. C. inspect central vacuum systems. D. inspect for safety glazing. E. inspect security systems or components. F. evaluate the fastening of islands, countertops, cabinets, sink tops or fixtures. G. move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure. H. move suspended-ceiling tiles. I. inspect or move any household appliances. J. inspect or operate equipment housed in the garage, except as otherwise noted. K. verify or certify the proper operation of any pressure-activated auto-reverse or related safety feature of a garage door. L. operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with local, state or federal standards. M. operate any system, appliance or component that requires the use of special keys, codes, combinations or devices. N. operate or evaluate self-cleaning oven cycles, tilt guards/latches, or signal lights. O. inspect microwave ovens or test leakage from microwave ovens. P. operate or examine any sauna, steamgenerating equipment, kiln, toaster, ice maker, coffee maker, can opener, bread warmer, blender, instant hot-water dispenser, or other small, ancillary appliances or devices. Q. inspect elevators. R. inspect remote controls. S. inspect appliances. T. inspect items not permanently installed. U. discover firewall compromises. V. inspect pools, spas or fountains. W. determine the adequacy of whirlpool or spa jets, water force, or bubble effects. X. determine the structural integrity or leakage of pools or spas.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
11.1.1 - Doors

Door Latch Alignment
Back Right Hallway Bedroom

Door latch and/or strike plate is out of alignment. Recommend a handyman repair.

Wrenches Handyman
Credit
Comment
11.1.2 - Doors

Door Sticks
Bedroom Closets

Door sticks and is tough to open. Recommend sanding down offending sides.

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

Wrench DIY
Credit
Comment
11.1.3 - Doors

Exterior Door on Interior
Sun & Mud Room

An exterior hollow core metal door was observed at sunroom and mud room.  The use of this door prevents airflow and ventilation into the bonus room when closed.  Recommend replacement with an interior door.

Contractor Qualified Professional
Credit
Comment
11.1.4 - Doors

Damaged Hardware
Living Room Exterior to Deck

The hardware was broken and/or missing on one or more doors.  Recommend repair as desired.

Contractor Qualified Professional
Credit
Comment
11.3.1 - Floors

Moisture Intrusion
Sunroom Door

Floors had areas of visible moisture intrusion.  This is likely due to the fact that both of the sunroom exterior doors do not have a storm door installed.  Recommend evaluation of moisture intrusion by a qualified individual and/or installation of storm doors.

Contractor Qualified Professional
Credit
Comment
11.4.1 - Walls

Minor Corner Cracks
Hallway Right Bedroom

Minor cracks at the corners of doors and windows in walls. Appeared to be the result of long-term settling. Some settling is not unusual in a home of this age and these cracks are not a structural concern.

Mag glass Monitor
Credit
Comment
11.5.1 - Ceilings

Ceiling repair
Added Bedroom/ Hallway Bathroom

Repairs were noted in one or more areas of the home.  This could have been due to a previous leak.  Recommend conversation with homeowner as to why the ceiling has been repaired in areas.

Wrench DIY

12 - Built-in Appliances

IN NI NP D
12.1 Dishwasher X X
12.2 Refrigerator X X
12.3 Range/Oven/Cooktop X
12.4 Garbage Disposal X
12.5 Built-in Microwave X
12.6 Dryer X
12.7 Washer X
Range/Oven/Cooktop: Exhaust Hood Type
Re-circulate
Range/Oven/Cooktop: Range/Oven Energy Source
Electric
Dishwasher: Brand
Samsung
Refrigerator: Brand
Samsung
Range/Oven/Cooktop: Range/Oven Brand
Samsung
Built-in Microwave: Brand
Samsung
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
12.1.1 - Dishwasher

Improper Installation
Dishwasher

The dishwasher was installed without the correct mounting brackets or anti-tip bracket.  Recommend brackets be installed to prevent dishwasher from moving by a qualified individual.

Contractor Qualified Professional
Credit
Comment
12.1.2 - Dishwasher

No Water Connected
Dishwasher

The dishwasher could not be tested due to water not hooked up to unit.  Recommend proper installation by a qualified individual.

Contractor Qualified Professional
Credit
Comment
12.2.1 - Refrigerator

Water Not Hooked To Refrigerator
Refrigerator

The water has not been run to the refrigerator preventing the water and ice dispenser from working.  Recommend repair by a qualified individual. 

Contractor Qualified Professional

13 - Garage

IN NI NP D
13.1 Ceiling X
13.2 Floor X X
13.3 Walls & Firewalls X X
13.4 Garage Door X X
13.5 Garage Door Opener X
13.6 Eaves/Fascia/Drainage Systems X
13.7 Occupant Door (From garage to inside of home) X X
Garage Door: Material
Insulated, Aluminum
Garage Door: Type
Up-and-Over, Automatic
Eaves/Fascia/Drainage Systems: Material
Wood, Aluminum
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
13.2.1 - Floor

Minor Cracking
Garage

Minor garage floor cracking observed.  This is from normal settlement, expansion and contraction.  Recommend monitoring and if cracking becomes displaced repair as desired.

Contractor Qualified Professional
Credit
Comment
13.2.2 - Floor

Water Intrusion
Garage

Evidence of water intrusion under the garage door and occupant exterior door in garage.  Recommend evaluation and repair by a qualified individual.

Contractor Qualified Professional
Credit
Comment
13.3.1 - Walls & Firewalls

Moisture Intrusion
Garage Door Jam

Garage walls showed signs of moisture intrusion. Recommend a qualified contractor evaluate and find source of moisture to prevent further damage and/or mold. 

Contractor Qualified Professional
Credit
Comment
13.4.1 - Garage Door

Auto Reverse Sensor Not Working
Garage Door

The auto reverse sensor was not responding at time of inspection. This is a safety hazard to children and pets. Recommend checking the pressure sensor and turning pressure down and if Door will still not reverse with pressure recommend a qualified garage door contractor evaluate and repair/replace. 

Wrench DIY
Credit
Comment
13.4.2 - Garage Door

Minor Damage
Bracing

The garage door showed signs of minor damage.  Recommend repair as desired.

Credit
Comment
13.7.1 - Occupant Door (From garage to inside of home)

Not Self-closing
Occupant Door

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.

Wrench DIY