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1234 Main St.
Anamosa, IA 52205
11/14/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
87
Items Inspected
2
Maintenance or low priority
15
Recommendation
4
Safety or material defect

1 - Inspection Details

Home Faces
West
Significant precipitation in last 3 days
Yes
Temperature during inspection
Over 65(F)=18(C)
Type of building
Single Family (2 story)
Read Your Book

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

We're together in the Royal FamilySo, feel free to reach out whenever you have a house question or issue.  


Schedule a Home Maintenance Inspection

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

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

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

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

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


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




What Really Matters in a Home Inspection

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

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

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

But the issues that really matter fall into four categories: 

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

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

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

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




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.


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


2 - Roof Systems

IN NI NP O
2.1 Roof Structure/Covering X X
2.2 Roof penetration flashing X
2.3 Flashing X
2.4 Roof Drainage System X
Primary roof-covering
Architectural Fiberglass Asphalt Shingle
The roof style was:
Gable, Hip
Roof Structure/Covering: No deficiencies
No observed deficiencies at the time of the inspection.
Roof penetration flashing: No deficiencies
No observed deficiencies at the time of the inspection.
Flashing: No deficiencies
No observed deficiencies at the time of the inspection.
Roof Drainage System: No deficiencies
No observed deficiencies at the time of the inspection.
Homeowner's Responsibility

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

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

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


Roof Structure/Covering: Photo documentation
Roof penetration flashing: Homeowner's Responsibility

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

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

Roof penetration flashing: Plumbing and Combustion Vent Pipes Inspected

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

Flashing: Wall Intersections

I looked for flashing where the roof covering meets a wall or siding material.  There should be step and counter flashing installed in these locations.  This is not an exhaustive inspection of all flashing areas.

Roof Drainage System: Gutters Were Inspected

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

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

Roof Drainage System: Homeowner's Responsibility

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

Flashing: Difficult to See Every Flashing

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

3.1. Roof

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

  inspectors 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
  • O = Observation
Credit
Comment
2.1.1 - Roof Structure/Covering

Asphalt Shingle, moderate moss growth

Moderate moss growth observed on shingles at the time of inspection. 

Moss can shorten the life span of a shingled roof and result in costly repairs both structural and cosmetic that would not be necessary if the roof were maintained properly and kept clear of moss.

One way to keep a roof free of moss is by installing zinc or copper flashing along the peak. As rain washes down the roof, some of the metal dissolves and kills the moss.

Another option is brushing or brooming off the moss if the growth is not too bad. You can also apply moss-killing chemicals in liquid, granule or powder form that are available in home stores or online.

This can reduce the effectiveness and ability to shed water of current roof covering. Recommend all work be done by a licensed professional.

Contractor Qualified Professional
Credit
Comment
2.1.2 - Roof Structure/Covering

Asphalt Shingle, Tree Overhang

Tree limbs overhanging the roof of the home can shorten the life of your roof covering by up to 50%. The increase in debris can also cause increased gutter damming which slows or stops water drainage away from home. Recommend contacting a tree service to cut back branches to alleviate these possible issues.

Yard scissors Tree Service

3 - Building Exterior

IN NI NP O
3.1 Door Exteriors X
3.2 Driveway X
3.3 Walkways X
3.4 Window Exteriors X
3.5 General Grounds X
3.6 Soffits Facia and Trim X
3.7 Deck, Balcony, Bridge and Porch, X X
3.8 Exterior Wall Penetrations X
3.9 Exterior Electrical Receptacles X X
3.10 Exterior Plumbing X
3.11 Electrical Service to property X
3.12 Central Air Conditioner X X
3.13 Vinyl Siding X
3.14 Brick exterior X
Exterior Doors:
Metal
Exterior wall-covering Material
Vinyl Siding, Brick
Door Exteriors: No Deficiencies
No observed deficiencies at the time of the inspection.
Walkways: No Deficiencies
No observed deficiencies at the time of the inspection.
Window Exteriors: No Deficiencies
No observed deficiencies at the time of the inspection.
General Grounds: No Deficiencies
No observed deficiencies at the time of the inspection.
Soffits Facia and Trim: No Deficiencies
No observed deficiencies at the time of the inspection.
Exterior Wall Penetrations: No Deficiencies
No observed deficiencies at the time of the inspection.
Exterior Plumbing: No Deficiencies
No observed deficiencies at the time of the inspection.
Electrical Service to property: No Deficiencies
No observed deficiencies at the time of the inspection.
Vinyl Siding: No Deficiencies
No observed deficiencies at the time of the inspection.
Brick exterior: No Deficiencies

No observable deficiencies at the time of inspection.

Homeowner's Responsiblity

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

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

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

General Grounds: Photo documentation
Soffits Facia and Trim: Soffits and Fascia
Deck, Balcony, Bridge and Porch,: Photo documentation
Central Air Conditioner: Photo documentation

3.2. Exterior
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
  • O = Observation
Credit
Comment
3.2.1 - Driveway

Common cracks

Common cracks (1/4-inch or less) were visible in the driveway at the time of the inspection. Cracks exceeding inch should be filled with an appropriate sealant to avoid continued damage to the driveway surface from freezing moisture.

Credit
Comment
3.7.1 - Deck, Balcony, Bridge and Porch,

Deck, Minor general deterioration for age

This deck exhibited minor general deterioration commensurate with its age. Main support joists appear to have been added to counter previous damage.  Recommend maintenance yearly to ensure safety.

Wrench DIY
Credit
Comment
3.7.2 - Deck, Balcony, Bridge and Porch,

Sealant, failing

The finish coating was protecting the porch in places where it was protected from weather and wear but had failed where exposed to weather and wear. Failure to maintain the finish coating will allow Ultra Violet (UV) radiation from sunlight, heat, moisture and freezing moisture to reduce the lifespan of bare wood exposed to weather. The Inspector recommends maintenance of the finish coating as necessary by a qualified contractor.

House front 1 Deck Contractor
Credit
Comment
3.9.1 - Exterior Electrical Receptacles

Receptacle, No GFCI installed

Electrical receptacles had no Ground Fault Circuit Interrupter (GFCI) protection. Although this condition may have been considered acceptable at the time the home was originally constructed, as knowledge of safe building practices has improved with the passage of time, building standards have changed to reflect current understanding. Consider having GFCI protection installed as a safety precaution for receptacles within 6 feet of a plumbing fixture. This can be achieved by: 1. Replacing the current standard electrical receptacles with GFCI outlets; 2. Replacing the electrical receptacle nearest the overcurrent protection devices (breakers or fuses) protecting laundry room circuits with a GFCI receptacle; or 3. Replacing the breakers currently protecting the electrical circuits in the Laundry room with GFCI breakers.

Electric Electrical Contractor
Credit
Comment
3.12.1 - Central Air Conditioner

Damaged or missing insulation

Insulation on the air-conditioning suction (large, insulated) line was damaged or missing at areas and should be replaced by a qualified HVAC contractor.
Th Heating and Cooling Contractor
Credit
Comment
3.13.1 - Vinyl Siding

5-year Maintenance recommended

You should be aware that vinyl siding requires that window and door openings be re-sealed with a high-quality sealant every 3 to 5 years to prevent moisture intrusion. Removal of biological growth such as mildew and moss will extend the life of the wall covering.

Siding Siding Contractor

4 - Garage

IN NI NP O
4.1 Vehicle Doors X
4.2 Occupant Doors X
4.3 Floors X
4.4 Walls X
4.5 Exterior Walls X
4.6 Ceiling X
4.7 Garage Electrical X
Garage Vehicle Door Type:
Double
Number of Automatic Openers:
1
Number of Vehicle Doors:
1
Vehicle Door Automatic Reverse:
Installed and operating correctly, Photosensor installed correctly
Walls: No Deficiencies
No observed deficiencies at the time of the inspection.
Exterior Walls: No Deficiencies
No observed deficiencies at the time of the inspection.
Ceiling: No Deficiencies
No observed deficiencies at the time of the inspection.
Vehicle Doors: No Deficiencies
No observed deficiencies at the time of the inspection.
Occupant Doors: No Deficiencies
No observed deficiencies at the time of the inspection.
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observation
Credit
Comment
4.3.1 - Floors

Spalling

The garage floor had spalling visible. Spalling is the detachment of flakes from the concrete surface. This condition is an indication that the concrete surface is weak. Spalling can have a number of causes, but is an aesthetic concern, not a structural concern.
Credit
Comment
4.7.1 - Garage Electrical

Receptacle, GFCI not installed in garage

No ground fault circuit interrupter (GFCI) protection of garage electrical receptacles was provided in the garage at the time of inspection. Although GFCI protection may not have been required at the time the home was built, for safety reasons, the Inspector recommends that electrical receptacles located in basements, crawlspaces, garages, the home exterior, and interior receptacles located within 6 feet of a plumbing fixture be provided with ground fault circuit interrupter (GFCI) protection in good working order to avoid potential electric shock or electrocution hazards. This can be achieved relatively inexpensively by: 1. Replacing an individual standard receptacle with a GFCI receptacle. 2. Replacing the electrical circuit receptacle located closest to the overcurrent protection device (usually a breaker) with a GFCI receptacle. 3. Replacing the breaker currently protecting the electrical circuit that contains the receptacles of concern with a GFCI breaker.

Electric Electrical Contractor

5 - Attic

IN NI NP O
5.1 Attic Access X
5.2 Roof Framing (from attic) X
5.3 Roof Sheathing X
5.4 Roof Structure Ventilation X
5.5 Attic Electrical X
5.6 Insulation X
1 Attic inspected from:
Inside the attic
2 Approximate attic thermal insulation depth:
12-14 inches
3 Attic thermal insulation material:
Blown-in Cellulose, Fiberglass Batt
Roof Framing Type:
Conventional Framing
Roof Sheathing Material:
7/16-inch Oriented Strand Board (OSB)
Roof structure ventilation device type:
Continuous ridge and soffit vents, Whole-house fan
Attic Access: No Deficiencies
No observed deficiencies at the time of the inspection.
Roof Framing (from attic): No Deficiencies
No observed deficiencies at the time of the inspection.
Roof Sheathing: No Deficiencies
No observed deficiencies at the time of the inspection.
Roof Structure Ventilation: No Deficiencies
No observed deficiencies at the time of the inspection.
Attic Electrical: No Deficiencies
No observed deficiencies at the time of the inspection.
Attic Access: Location
Hallway
Roof Framing (from attic): Gable Roof Framing
Insulation: Attic insulation video
Roof Framing (from attic): Photo documentation
Roof Structure Ventilation: Attic fan on a thermostat
The attic fan was activated by a thermostat and was not inspected. It appeared to be in serviceable condition You should ask the seller about it's operation.
Roof Structure Ventilation: Attic ventilation disclaimer
The Inspector disclaims confirmation of adequate attic ventilation year-round performance, but will comment on the apparent adequacy of the system as experienced by the inspector on the day of the inspection. Attic ventilation is not an exact science and a standard ventilation approach that works well in one type of climate zone may not work well in another. The performance of a standard attic ventilation design system can vary even with different homesite locations and conditions or weather conditions within a single climate zone. The typical approach is to thermally isolate the attic space from the living space by installing some type of thermal insulation on the attic floor. Heat that is radiated into the attic from sunlight shining on the roof is then removed using devices that allow natural air movement to carry hot air to the home exterior. This reduces summer cooling costs and increases comfort levels, and can help prevent roof problems that can develop during the winter such as the forming of ice dams along the roof eves. Natural air movement is introduced by providing air intake vents low in the attic space and exhaust vents high in the attic space. Thermal buoyancy (the tendency of hot air to rise) causes cool air to flow into the attic to replace hot air flowing out the exhaust vents. Conditions that block ventilation devices, or systems and devices devices that are poorly designed or installed can reduce the system performance.

3.9. Attic, Insulation & Ventilation
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
  • O = Observation

6 - Kitchen and Built-in Appliances

IN NI NP O
6.1 Cabinets X
6.2 Kitchen Floor X
6.3 Kitchen Plumbing / Sink X
6.4 Receptacles and Switches X X
6.5 Dishwasher X
6.6 Range Hood X
6.7 Garbage Disposal X
6.8 Range X
6.9 Refrigerator X
Kitchen Floor: No Deficiencies

No observable deficiencies at the time of inspection.

Range: No Deficiencies
No observed deficiencies at the time of the inspection.
Kitchen Plumbing / Sink: No Deficiencies
No observed deficiencies at the time of the inspection.
Dishwasher: No Deficiencies
No observed deficiencies at the time of the inspection.
Range Hood: No Deficiencies
No observed deficiencies at the time of the inspection.
Garbage Disposal: No Deficiencies
No observed deficiencies at the time of the inspection.
Range: Photo documentation
Refrigerator: No Deficiencies

No observable deficiencies at the time of inspection.

Cabinets: No Mechanical Deficiencies

Cupboards and drawers showed no signs of mechanical damage at the time of inspection.

Cabinets: Photo documentation
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observation
Credit
Comment
6.4.1 - Receptacles and Switches

Receptacle, GFCI, none installed

Electrical receptacles in the kitchen had no Ground Fault Circuit Interrupter (GFCI) protection. Although this condition may have been considered acceptable at the time the home was originally constructed, as knowledge of safe building practices has improved with the passage of time, building standards have changed to reflect current understanding. Consider having GFCI protection installed as a safety precaution for receptacles within 6 feet of a plumbing fixture. This can be achieved by: 1. Replacing the current standard electrical receptacles with GFCI outlets; 2. Replacing the electrical receptacle nearest the overcurrent protection devices (breakers or fuses) protecting laundry room circuits with a GFCI receptacle; or 3. Replacing the breakers currently protecting the electrical circuits in the Laundry room with GFCI breakers.
Electric Electrical Contractor

7 - Interior

IN NI NP O
7.1 Floors throughout home X
7.2 Walls throughout home X
7.3 Ceilings throughout home X
7.4 Doors throughout home X
7.5 Electrical throughtout house X
7.6 Thermostat X
7.7 Windows throughout home X X
7.8 Lighting throughout home X
7.9 Doorbells/Detectors/Fans & general observations X X
7.10 Stairs X
7.11 Laundry Room X
1 Floor Covering Materials:
Carpet, Tile, Wood
2 Interior Doors:
Hollow
3 Walls and Ceilings:
Drywall
4 Window Glazing:
Double-pane
5 Window Material:
Vinyl, Wood
6 Window Operation:
Casement, Sliding
Floors throughout home: No Deficiencies
No observed deficiencies at the time of the inspection.
Walls throughout home: No Deficiencies
No observed deficiencies at the time of the inspection.
Ceilings throughout home: No Deficiencies
No observed deficiencies at the time of the inspection.
Doors throughout home: No Deficencies

No observable deficiencies at the time of inspection.

Electrical throughtout house: No deficencies

No observable deficiencies observed at the time of the inspection.

Thermostat: No Deficiencies
No observed deficiencies at the time of the inspection.
Lighting throughout home: No Deficiencies
No observed deficiencies at the time of the inspection.
Stairs: No Deficiencies
No observed deficiencies at the time of the inspection.
Air Quality

Royal Home Inspections, LLC recommends Air Sampling for all residential properties. A home inspection is a visual inspection of the condition of your property. To ensure the air quality and ensure no hidden issues with toxins that can be produced by hidden mold inside walls, ductwork and structural components. We offer air sampling by floor level and quick turn around on all samples. Let us know if you would like more information.

Floors throughout home: Interior Introduction

Inspection of the home interior does not include testing for mold, radon, asbestos, lead paint, or other environmental hazards unless specifically requested as an ancillary inspection. Inspection of the home interior typically includes:

  • interior wall, floor and ceiling coverings and surfaces;
  • doors and windows: condition, hardware, and operation;
  • interior trim: baseboard, casing, molding, etc.;
  • permanently-installed furniture, countertops, shelving, and cabinets; and
  • ceiling and whole-house fans. 
Laundry Room: Visual inspection only

Royal Home Inspections only tests appliances that are hardwired to the home. This can include dishwashers, garbage disposals, vent fans, garbage compactors, ovens, water heater and HVAC systems. We will perform a visual ONLY inspection on Washer and Dryer connections when accessable. We recommend having all other appliances tested by a qualified technician  prior to use.

3.10. Doors, Windows & Interior
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
  • O = Observation
Credit
Comment
7.7.1 - Windows throughout home

Locking mechanism failed

Window or Windows have failing lock mechanisms. Recommend correction by licensed general contractor to ensure safe and lockable windows.

Window Window Repair and Installation Contractor
Credit
Comment
7.9.1 - Doorbells/Detectors/Fans & general observations

Smoke detectors replace over 10 years old

A smoke alarm, also known as a smoke detector, is a device that detects smoke and issues an audible sound and/or a visual signal to alert residents to a potential fire. These should be replaced every 10 years to ensure safe operation.

Facts and Figures

According to the Consumer Product Safety Commission:

  • Almost two-thirds of reported deaths caused by home fires from 2003 to 2006 resulted from fires in homes that lacked working smoke alarms. 
  • Older homes are more likely to lack an adequate number of smoke alarms because they were built before requirements increased.
  • In 23% of home fire deaths, smoke alarms were present but did not sound. Sixty percent of these failures were caused by the power supplies having been deliberately removed due to false alarms. 
  • Every year in the United States, about 3,000 people lose their lives in residential fires. Most of these deaths are caused by smoke inhalation, rather than as a result of burns. 
Electric Electrical Contractor

8 - Bathrooms

IN NI NP O
8.1 2 Sink X X
8.2 Bathroom Floor X
8.3 Bathroom Ceiling X
8.4 Bathroom Ventilation X
8.5 3 Bathroom Electrical Receptacle X
8.6 4 Toilet X X
8.7 7 Tub/Shower X X
1 Cabinets:
Solid Wood
2 Sink:
Sink in a cabinet
3 Toilet Type:
Standard flush (more than 1.6 gal. [6 litres])
4 Bathub:
Bathtub with shower, Whirlpool (jetted) Bathtub
5 Shower:
Fiberglass enclosure
6 Exhaust Fans
Fan only
Bathroom Floor: No Deficiencies

No observable deficiencies at the time of inspection.

Bathroom Ceiling: No Deficiencies

No observable deficiencies observed at the time of inspection.

Bathroom Ventilation: No Deficiencies
No observed deficiencies at the time of the inspection.
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observation
Credit
Comment
8.1.1 - 2 Sink

Drain, Flex (temporary fix)

Flex pipe installed under bathroom sink. Drainage fittings shall have a smooth interior waterway of the same diameter as the piping served. All fittings shall conform to the type of pipe used. Drainage fittings shall have no ledges, shoulders or reductions which can retard or obstruct drainage flow in the piping.

Pipes Plumbing Contractor
Credit
Comment
8.1.2 - 2 Sink

Drain leak, water running

The drain in the bathroom was leaking while water was running. Recommend evaluation for repair by license plumbing contractor.

Pipes Plumbing Contractor
Credit
Comment
8.6.1 - 4 Toilet

Toilet, loose at floor

The toilet was loose at the floor and should be re-attached and new wax ring installed by a qualified plumbing contractor.

Pipes Plumbing Contractor
Credit
Comment
8.7.1 - 7 Tub/Shower

Spout, active leak

Bath tub spout had an active leak while running. Recommend repair by a plumbing contractor. A leak in this area could indicate leaking on the backside of the wall. Prolonged leaking can do damage to the structure of the bathroom or cause biological growth issues.

Contractor Qualified Professional

9 - Structure

IN NI NP O
9.1 Framed Floor Structure and supports X
9.2 Foundation X
9.3 Slab X
1 Exterior Wall Structures:
Conventional 2x4 Wood Frame
2 Foundation Configuration:
Finished basement
3 Foundation Method/Materials:
Poured concrete footings
4 Main Floor Structure:
Oriented strand board (OSB) sheathing over floor trusses
5 Main Floor Structure- Intermediate Support:
Wood beam girder
Framed Floor Structure and supports: No Deficiencies
No observed deficiencies at the time of the inspection.
Foundation: No Deficiencies
No observed deficiencies at the time of the inspection.
Slab: No deficiencies

No observable deficiencies at the time of inspection.

Homeowner's Responsibility

One of the most common problems in a house is a wet basement or foundation. You should monitor the walls and floors for signs of water penetration, such as dampness, water stains, peeling paint, efflorescence, and rust on exposed metal parts. In a finished basement, look for rotted or warped wood paneling and doors, loose floor tiles, and mildew stains. It may come through the walls or cracks in the floor, or from backed-up floor drains, leaky plumbing lines, or a clogged air-conditioner condensate line.

Framed Floor Structure and supports: Limited inspection, finished ceiling

Inspection was limited by finished ceilings in the basement. Unable to verify all structural components at the time of inspection.

Foundation: Finished basement, limited inspection foundation

Because the General Home Inspection is a visual inspection, inspection of the basement concrete floor foundation is limited by the fact that most of the foundation was hidden behind framed wall materials. The Inspectors comments are limited to only those portions of the foundation he could view directly.

Slab: Slab inspection limitations, floor coverings

Foundation construction included a slab. Because the General Home Inspection is a visual inspection, inspection of the slab foundation is limited by the fact that typically, most of the foundation and slab is hidden underground or by interior floor coverings. Where possible, I inspect that portion of the foundation visible at the home exterior between grade and the bottom of the exterior wall covering. Shrinkage cracks are often visible and are not a structural concern. It is possible for moisture to enter the foundation through these cracks by capillary action and within the home structure this moisture may cause damage typically detectable only through invasive techniques that lie beyond the scope of the General Home Inspection.

3.3. Basement, Foundation, Crawlspace & Structure
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
  • O = Observation

10 - Electrical

IN NI NP O
10.1 Service Panel Cabinet, Ampacity, and Cover (Pics of Panel Cover, Main Breaker, Internal of Cabinet) X X
10.2 Overcurrent items X
10.3 Service Grounding Electrode System & amp; Service Bond X
10.4 Equipment Grounding & amp; Bonding X
10.5 Visible Branch Wiring X
Electrical Service Conductors:
Underground service
Service Disconnect Location:
At Service Panel
Service Disconnect Type:
Breaker
Service Panel Ampacity:
Appears to be 50 amps (obsolete)
Service Panel Manufacturer:
Square D
Service Panel Type:
Load Center
Type of Branch Wiring:
Vinyl-coated, Romex
Service Panel Cabinet, Ampacity, and Cover (Pics of Panel Cover, Main Breaker, Internal of Cabinet): No Deficiencies

No observable deficiencies at the time of inspection.

Overcurrent items: No Deficiencies
No observed deficiencies at the time of the inspection.
Service Grounding Electrode System & amp; Service Bond: No Deficiencies
No observed deficiencies at the time of the inspection.
Visible Branch Wiring: No Deficiencies
No observed deficiencies at the time of the inspection.
Equipment Grounding & amp; Bonding: No Deficiencies
Water line bonding
No observed deficiencies at the time of the inspection.
Service Panel Cabinet, Ampacity, and Cover (Pics of Panel Cover, Main Breaker, Internal of Cabinet): AFCI present
The service panel contained Arc Fault Circuit Interrupter (GFCI) breakers designed to provide fire protection by shutting off current flow should sensors detect arcing at outlets on the protected circuit. AFCI protection of electrical outlets in sleeping rooms is required in new construction.
Service Panel Cabinet, Ampacity, and Cover (Pics of Panel Cover, Main Breaker, Internal of Cabinet): Photo documentation

3.7. Electrical
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
  • O = Observation
Credit
Comment
10.1.1 - Service Panel Cabinet, Ampacity, and Cover (Pics of Panel Cover, Main Breaker, Internal of Cabinet)

Panel Amp 50-obsolete

The service panel label listed the panel rating at 50 amps. A 50 amp service is considered obsolete by modern standards and for safety reasons the Inspector recommends that you consult with a qualified electrical contractor to discuss options and prices for upgrading the electrical service.

11 - Plumbing

IN NI NP O
11.1 Water Supply and Distribution X
11.2 Sewage and DWV Systems X
11.3 Visable Gas Piping System X
11.4 Water Heater X X X
11.5 Sump Pump X X
Distribution Pipe Bonding:
Pipes were bonded
Drain Waste and Vent Pipe Materials:
Cast Iron
Main Water Supply Pipe:
3/4-inch
Sewage System Type:
Public
Sump Pump:
No Sump pump installed
Water Distribution Pipes:
1/2-inch and 3/4-inch copper
Water Heater Manufacturer
PremierPlus
Water Heater Manufacturer Date
2003
Water Heater Tank Capacity
40 gallons
Water Supply and Distribution: No Deficiencies
No observed deficiencies at the time of the inspection.
Sewage and DWV Systems: No Deficiencies
No observed deficiencies at the time of the inspection.
Visable Gas Piping System: No Deficiencies
No observed deficiencies at the time of the inspection.
Water Supply and Distribution: Main water shut off
Homeowner's Responsibility

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

Water Heater: Photo documentation
Water Heater: Water heater pilot out

The pilot light was not lit at the time of inspection. We are unable to verify the water heater is in good working condition. Recommend evaluation by license HVAC professional prior to use.

3.6. Plumbing
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
  • O = Observation
Credit
Comment
11.4.1 - Water Heater

Not operable

Water heater was not operable at the time of inspection. We were not able to verify its condition and should be fully evaluated by licensed plumbing contractor.

Pipes Plumbing Contractor
Credit
Comment
11.4.2 - Water Heater

Past design life

This water heater was beyond its average design life of 15 years at the time of the inspection. The Inspector recommends evaluation and service by a qualified HVAC/Plumbing technician to more accurately determine the water heaters condition and ensure that it is in the best possible working condition.

Pipes Plumbing Contractor
Credit
Comment
11.5.1 - Sump Pump

No sump in pit

No operable sump pump in the pit located in mechanical room. Recommend cleaning of sump pit and plumbing discharge to exterior prior to installation.

Contractor Qualified Professional

12 - HVAC

IN NI NP O
12.1 Ductwork X
12.2 Furnace (Pics of Model/Serial, Cabinet, Internals, testing temps) X
Air Filter Size
20X25X4
Cooling System Brand:
Trane
Cooling System Date
2013
Heating System Brand:
Trane
Heating System Date
2005
Ductwork: No Deficencies

No observable deficiencies at the time of inspection.

Furnace (Pics of Model/Serial, Cabinet, Internals, testing temps): No Deficiencies
No observed deficiencies at the time of the inspection.
Air Filter Location:
Behind sliding panel at furnace
Furnace (Pics of Model/Serial, Cabinet, Internals, testing temps): HVAC running video
Homeowner's Responsibility

Most HVAC (heating, ventilating and air-conditioning) systems in houses are relatively simple in design and operation. They consist of four components: controls, fuel supply, heating or cooling unit, and distribution system. The adequacy of heating and cooling is often quite subjective and depends upon occupant perceptions that are affected by the distribution of air, the location of return-air vents, air velocity, the sound of the system in operation, and similar characteristics. 

It's your job to get the HVAC system inspected and serviced every year. And if you're system has an air filter, be sure to keep that filter cleaned. 

Ductwork: Cleaning

Normal accumulations of dust and dirt found in all homes with air ducts, there are several other factors that can increase the need for regular HVAC system cleaning:

  •     pets
  •     occupants with allergies or asthma
  •     cigarette or cigar smoke
  •     water contamination or damage to the home or HVAC system
  •     home renovation or remodeling projects

Some occupants are more sensitive to these contaminants than others. Allergy and asthma sufferers, as well as young children and the elderly tend to be more susceptible to the types of poor indoor air quality that air duct cleaning can help address.

NADCAs rule of thumb for consumers is that if your air ducts look dirty, they probably are, and that dirty HVAC systems should be inspected by a reputable, certified HVAC professional. Below are some other reasons homeowners choose to have their air ducts cleaned.

Recommend that all new home owners contact a qualified HVAC duct cleaning service be contacted.

Furnace (Pics of Model/Serial, Cabinet, Internals, testing temps): 1 Disclaim heat exchanger, certify
The Inspector specifically disclaims furnace heat exchangers because proper evaluation requires invasive, technically exhaustive measures that exceed the scope of the General Home Inspection. Because of the age of the furnace, The Inspector recommends that you have it certified by a qualified HVAC contractor.
Furnace (Pics of Model/Serial, Cabinet, Internals, testing temps): Photo documentation

3.4. Heating
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.
3.5. Cooling
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
  • O = Observation