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1234 Main St.
East Wenatchee, WA 98802
10/13/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name

1 - Inspection Details

In Attendance
Client, Home Owner
Occupancy
Furnished, Occupied
Temperature (approximate)
70 Fahrenheit (F)
Additions to Building
N/A
Weather Conditions
Clear

2 - Grounds

Service Walks: Condition
Satisfactory
Driveway: Condition
Satisfactory
Deck/ Balcony: Appurtenance
Deck
Deck/ Balcony: Material
Wood
Deck/ Balcony: Finish
Treated, Stained
Deck/ Balcony: condition
Satisfactory
Landscaping: Grade Condition
Satisfactory
Retaining wall: Condition
Marginal
Hose Bibs: Condition
Satisfactory
Hose Bibs: Operable
Yes
Service Walks: Material
Concrete, flagstone
Driveway: Material
Concrete
Retaining wall: Material
Treated lumber
Credit
Comment
2.1.1 - Service Walks

Tree root upheaval

It's suspected that nearby tree roots are beginning to damage service walk on back patio. Recommend observing the condition and correcting it if it worsens or starts to damage decking material. Have a licensed arborist evaluate and offer options for correction.

Contractor Qualified Professional
Credit
Comment
2.3.1 - Deck/ Balcony

Deck Finish Deterioration

Finish coating designed to protect wood deck components was deteriorated. Failure of 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 that before the expiration of your Inspection Objection Deadline, you consult with a qualified contractor to discuss options and costs for refinishing the deck as well as continuing maintenance practices. 

House front 1 Deck Contractor
Credit
Comment
2.3.2 - Deck/ Balcony

Deck boards damaged

 Some deck boards were observed to be damaged and requires a minor amount of Maintenance. Recommend having a decking contractor evaluate and repair as needed

Contractor Qualified Professional
Credit
Comment
2.4.1 - Landscaping

Grading- Poor Foundation Clearance

The top of the foundation wall had inadequate clearance from grade. The top of the foundation wall should be a minimum of six inches above soil. Inadequate clearance may result in moisture intrusion of the structure. Excessively high moisture levels can result in damage to the home structure or materials from decay or deterioration. The Inspector recommends re-grading around the home perimeter to provide increased clearance from grade.

Yard scissors Landscaping Contractor
Credit
Comment
2.4.2 - Landscaping

Vegetation overgrowth

Vegetation on or in contact with the exterior walls may introduce insects, pests and/or accelerate deterioration of the exterior wall covering by retaining moisture. Over time, overgrowth may damage wall covering materials. Watering this vegetation will introduce moisture to the soil which may eventually reach the foundation. Moisture in soil supporting the foundation can affect the ability of the foundation to support the weight of the structure above and can cause damage from soil heaving or settling, depending on soil composition and other conditions. The Inspector recommends removal of the vegetation from exterior walls. Recommend having vegetation cut back or removed by a professional. 

Yard scissors Landscaping Contractor
Credit
Comment
2.5.1 - Retaining wall

Leaning/Cracked/bowed

The retaining wall showed signs of structural failure such as leaning outward at the top and or bowing outward. Before the expiration of your Inspection Objection Deadline consider consulting with a landscape or foundation repair contractor to discuss options and costs for installing stabilizing devices to prevent further failure.

Brick Masonry, Concrete, Brick & Stone

3 - Roof

General: Roof Type/Style
Hip, Gable
General: Pitch
Medium
Coverings: Material
Asphalt
Coverings: Layers
1+
Coverings: Condition
Satisfactory
Ventilation System: Type
Gable, Soffit, Ridge
Flashings: Material
Aluminum
Flashings: Condition
Satisfactory
General: Inspection Method
Roof
Roof plumbing: Condition
Satisfactory

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.

Credit
Comment
3.5.1 - Roof plumbing

Exposed fasteners

Exposed Fasteners were observed in roof Plumbing flashing. Exposed Fasteners can rust and degrade ultimately leading to passageway for moisture intrusion into the roof structure. Recommend observing and repairing as needed.

Contractor Qualified Professional

4 - Exterior

General: Inspection Method
Visual
Trim: Material
Fiberboard
Trim: Condition
Satisfactory
Soffit: Material
Fiberboard
Soffit: Condition
Satisfactory
Fascia: Material
Wood
Fascia: Condition
Satisfactory
Flashing: Material
Aluminum/ Steel
Flashing: Condition
Satisfactory
Gutters/ Scuppers/ Eavestrough: Gutter Material
Aluminum
Gutters/ Scuppers/ Eavestrough: Condition
Satisfactory
Siding: Siding Material
Fiber board
Siding: Condition
Satisfactory
Windows/ Screens: Window Material
Aluminum/ Vinyl Clad
Windows/ Screens: Window Condition
Satisfactory
Windows/ Screens: Screen Condition
Satisfactory
Exterior Doors: Main Entry Door Material
Steel
Exterior Doors: Main Entrance Weatherstripping
Satisfactory
Exterior Doors: Main Door Condition
Satisfactory
Exterior Doors: Patio Entrance Weatherstripping
Satisfactory
Exterior Doors: Patio Door Condition
Satisfactory
Exterior Doors: Patio Entry Door Material
Glass
Exterior Doors: Rear Entry Door Material
Wood
Exterior Doors: Rear Entrance Weatherstripping
Satisfactory
Exterior Doors: Rear Door Condition
Satisfactory
Caulking: Repair/ Replace Caulking at
Satisfactory
Service Entry/ Electrical : Location
Underground, 240
Service Entry/ Electrical : Condition
Satisfactory
Service Entry/ Electrical : Exterior Recepticles
Not Operable
Service Entry/ Electrical : GFCI
Not Operable
Foundation exterior: Foundation Type
Poured Concrete
Foundation exterior: Condition
Satisfactory
Building's Exterior Construction : Type
Not Visible
Building's Exterior Construction : Condition
Not Visible
Exterior A/C - Heat Pump: Location
East sid of house
Exterior A/C - Heat Pump: Model Number/ Serial Number
Ttr030c10000a4
Exterior A/C - Heat Pump: Approximate Age
18 years
Exterior A/C - Heat Pump: Condition
Satisfactory
Exterior A/C - Heat Pump: Energy Source
Electric
Exterior A/C - Heat Pump: Unit Type
Air Cooled
Exterior A/C - Heat Pump: Outside Disconnect
Yes
Exterior A/C - Heat Pump: Max Fuse/ Breaker rating (amps)
30
Exterior A/C - Heat Pump: Fuses/ Breakers installed (amps)
30
Exterior A/C - Heat Pump: Condenser Fins
Satisfactory
Exterior A/C - Heat Pump: Brand
Trane
Foundation exterior: Unable to visually inspect

Unable to visually inspect one or more areas of foundation exterior due to vegetation growth and seller items obstructing View

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.

Credit
Comment
4.6.1 - Gutters/ Scuppers/ Eavestrough

Debris

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

Here is a DIY resource for cleaning your gutters. 

Credit
Comment
4.7.1 - Siding

Ground Clearance

Inadequate clearance between siding and ground.   Recommend a minimum ground clearance between bottom of siding and ground of 4". Siding in contact with the ground or soil is a serious concern because that condition can provide direct access for wood destroying insects.

Credit
Comment
4.11.1 - Service Entry/ Electrical

Receptacles weather proofed but no GFCI Protection

Although electrical receptacles were enclosed in weatherproof enclosures, no Ground Fault Circuit Interrupter (GFCI) protection was provided them.  Although GFCI protection of exterior circuits may not have been required at the time in which this home was built, as general knowledge of safe building practices has improved with the passage of time, building standards have changed to reflect current understanding.  The Inspector recommends updating the existing exterior electrical circuits to include GFCI protection. This can be achieved by a licensed electrician: 

1. Replacing the current standard receptacles with GFCI receptacles.

2. Replacing the electrical circuit receptacles located closest to the main electrical service panel with GFCI receptacles.

3. Replacing the breaker currently protecting the electrical circuit that supplies these receptacles with a GFCI breaker.

Electric Electrical Contractor
Credit
Comment
4.11.2 - Service Entry/ Electrical

Receptacle inoperable

Some exterior electrical receptacles were inoperable at the time of the inspection and should be replaced by a qualified electrical contractor.

Electric Electrical Contractor
Credit
Comment
4.12.1 - Foundation exterior

Crawl space vent obstruction

 It was observed at time of inspection that one or more crawl space vents were obstructed. Recommend removing obstructions and maintaining proper ventilation of the crawl space to avoid moisture buildup.

Contractor Qualified Professional
Credit
Comment
4.14.1 - Exterior A/C - Heat Pump

Insulation needs to be replaced

 The insulation suction line of the AC unit was damaged cracked and exposing the suction line. Recommend having the insulation replaced by a professional AC unit technician.

Contractor Qualified Professional
Credit
Comment
4.14.2 - Exterior A/C - Heat Pump

Beyond normal service life

Beyond normal service life for industry standards. Have an HVAC technician evaluate and service the AC unit to ensure functionality.

Contractor Qualified Professional

5 - Garage

Type
2-Car
Garage Door: Material
Vinyl
Garage Door: Type
Automatic
Garage Door: Condition
Satisfactory
Garage Door Opener: Automatic Opener
Operable
Garage Door Opener: Safety Reverse
Photo eyes and pressure reverse tested, Needs Adjusting, Operable
Floor: Material
Concrete
Floor: Condition
Typical Cracks, Satisfactory
Floor: Ignition Sources within 18" of Floor
Yes
Sill Plates: Type
Floor Level
Sill Plates: Condition
Satisfactory
Walls & Firewalls: Fire Wall Condition
Holes Walls/Ceiling
Electrical Receptacles: Condition
Operable
Occupant Door (From garage to inside of home): Type
Fire Rated
Occupant Door (From garage to inside of home): Condition
Satisfactory
Credit
Comment
5.2.1 - Garage Door Opener

Pressure Reverse needs adjustment

The pressure reverse feature of the garage door required significant pressure to activate. The inspector recommends having an automatic garage door technician evaluate and adjust for proper safety standards

Contractor Qualified Professional
Credit
Comment
5.5.1 - Ceiling

Moisture Intrusion

Garage ceiling shows signs of moisture intrusion. To prevent further damage or growth of mold, I recommend a qualified contractor evaluate the source of moisture instrusion. 

Credit
Comment
5.6.1 - Walls & Firewalls

Firewall Not Up To Code

Firewall separating the home and garage is not compliant with modern building standards. Firewalls should be built with materials to prevent the spreading of a fire into the home living space. Recommend a qualified contractor evaluate and bring firewall up to standards. A pet door was installed in the door of the garage to home entryway. The inspector recommends the door be repaired or  replaced to maintain fire safety.

Link for more info. 

6 - Kitchen

General: Heat Source
Present
General: Room Vented
Vented
Walls/Ceilings: Condition
Satisfactory
Cabinets: Cabinetry
Wood
Cabinets: Condition
Satisfactory
Cabinets: Cabinet Wiring
N/A
Counter Tops: Countertop Material
Laminate
Counter Tops: Condition
Satisfactory
Receptacles: GFCI protection
Yes, Operable
Receptacles: Open Ground/ Reverse Polarity
Yes
Floor : Condition
Satisfactory
Plumbing: Faucet Condition
Satisfactory
Plumbing: Pipe Condition
Satisfactory
Plumbing: Functional Flow
Satisfactory
Plumbing: Functional Drainage
Satisfactory
Dishwasher: Condition
Satisfactory
Refrigerator: Condition
Satisfactory
Range/Oven/Cooktop: Exhaust Hood Type
Vented
Range/Oven/Cooktop: Range/Oven Energy Source
Electric
Range/Oven/Cooktop: Condition
Satisfactory
Garbage Disposal: Condition
Operable, Satisfactory
General: Location
SW
Dishwasher: Brand
Bosch
Refrigerator: Brand
Whirlpool
Range/Oven/Cooktop: Range/Oven Brand
Kitchenaid

7 - Laundry Room

Heat Source
Present
Room Vented
Vented
Appliances
Washer, Dryer
Dryer: Ventilation
Wall
Washer Hook-Up Lines/ Valves: Condition
Satisfactory
Electrical: GFCI Protection
Operable
Electrical: Open Ground/ Reverse Polarity
No
Location
NW
Limited view

The hot cold hookups and dryer venting was obstructed from View and could not be inspected

8 - Bathroom 1

General: Type
Full Bath
General: Moisture Staining Location
None Observed
General: Heat Source
Present
General: Room Vented
Vented
Bathroom Cabinets: Cabinetry
Wood
Bathroom Cabinets: Condition
Satisfactory
Bathroom Counter Tops: Condition
Satisfactory
Bathroom Counter Tops: Countertop Material
Laminate
Sinks: Sink, Fictures & Plumbing Condition
Satisfactory, No Visible Leaks
Shower: Shower/ Fictures/ Plumbing Condition
Satisfactory, No Visible Leaks
Shower: Material/ Condition
Ceramic/ Plastic
Tub: Tub/ Fictures/ Plumbing Condition
Satisfactory, No Visible Leaks
Toilet: Toilet Condition
Satisfactory, Operable
Receptacles : Condition
GFCI Not Present, Operable
Exhaust Fan: Condition
Satisfactory, Operable
Doors: Condition
Satisfactory
Windows: Condition
Satisfactory
General: Location
1st Floor, SE
Credit
Comment
8.8.1 - Receptacles

Gfci not present

As a safety consideration inspector recommends upgrading any receptacle within 6 feet of water to GFCI protection. At the time of inspection bathroom was not GFCI protected and it is recommended having a licensed electrician install GFCI Protections in areas where water is within 6 feet

Contractor Qualified Professional

9 - Bathroom 2

General: Type
Master Bath
General: Moisture Staining Location
None Observed
General: Heat Source
Present
General: Room Vented
Vented
Bathroom Cabinets: Cabinetry
Wood
Bathroom Cabinets: Condition
Satisfactory
Bathroom Counter Tops: Condition
Satisfactory
Bathroom Counter Tops: Countertop Material
Laminate
Sinks: Sink, Fictures & Plumbing Condition
Satisfactory, No Visible Leaks, Poor Functional Drainage
Shower: Shower/ Fictures/ Plumbing Condition
Satisfactory, Repair Caulking
Shower: Material/ Condition
Other, Satisfactory
Toilet: Toilet Condition
Satisfactory, Operable
Receptacles : Condition
GFCI Present, Operable
Exhaust Fan: Condition
Operable
Doors: Condition
Satisfactory
Windows: Condition
Satisfactory
General: Location
1st Floor, NE
Credit
Comment
9.4.1 - Sinks

Poor drainage

One sink had slow drainage and is suspected to be due to a typical clogged drain trap. Recommend using a clog remover and if the issue persists have evaluated and repaired by a licensed plumber

Contractor Qualified Professional
Credit
Comment
9.5.1 - Shower

Repair caulking

Caulking needs to be reapplied around shower basin to reduce potential for moisture intrusion into the subfloor

Contractor Qualified Professional

10 - Bedroom 1

General : Type
Bedroom
General : Heat Source
Present
General : Room Vented
Vented
Condition: Walls and Ceiling
Satisfactory
Condition: Floor
Satisfactory
Condition: Moisture Staining
None Observed
Condition: Ceiling Fan
None
Electrical: Switches
Operable
Electrical: Receptacles
Operable
Windows: Condition
Satisfactory
Windows: Bedroom Egress
Satisfactory
Doors: Condition
Satisfactory
General : Location
1st Floor, SE

11 - Bedroom 2

General : Type
Master Bedroom
General : Heat Source
Present
General : Room Vented
Vented
Condition: Walls and Ceiling
Satisfactory
Condition: Floor
Satisfactory
Condition: Moisture Staining
None Observed
Condition: Ceiling Fan
None
Electrical: Switches
Operable
Electrical: Receptacles
Operable
Windows: Condition
Satisfactory
Windows: Bedroom Egress
Satisfactory
Doors: Condition
Satisfactory
General : Location
1st Floor, NE

12 - Bedroom 3

General : Type
Bedroom
General : Heat Source
Present
General : Room Vented
Vented
Condition: Walls and Ceiling
Satisfactory
Condition: Floor
Satisfactory
Condition: Moisture Staining
None Observed
Condition: Ceiling Fan
None
Electrical: Switches
Operable
Electrical: Receptacles
Operable
Windows: Condition
Satisfactory
Windows: Bedroom Egress
Satisfactory
Doors: Condition
Satisfactory
General : Location
1st Floor, NW

13 - Living Room

General : Heat Source
Present
General : Room Vented
Vented
Condition: Walls and Ceiling
Satisfactory
Condition: Floor
Satisfactory
Condition: Moisture Staining
None Observed
Condition: Ceiling Fan
None
Electrical: Switches
Not tested
Electrical: Receptacles
Operable
Windows: Condition
Satisfactory
Doors: Condition
None
General : Location
1st Floor, NW
Electrical: Light switch not operated

Light switch was taped over and not operated during time of inspection. Have owner discus and demonstrate operation of light switch

14 - Dining Room

General : Heat Source
Present
General : Room Vented
Vented
Condition: Walls and Ceiling
Satisfactory
Condition: Floor
Satisfactory
Condition: Moisture Staining
None Observed
Condition: Ceiling Fan
None
Electrical: Switches
Operable
Electrical: Receptacles
Operable
General : Location
1st Floor, South

15 - Attic, Insulation & Ventilation

Location
Garage
Access
Scuttlehole/Hatch
Inspected From
In the attic
Attic Insulation: Insulation Type
Batt
Attic Insulation: Aprox. Depth (Inches)
2 In
Attic Insulation: Installed In
Rafter/Trusses
Attic Insulation: Condition
Compressed
Attic Insulation: Vapor Barrier
Not Visible
Ventilation: Ventilation Type
Gable Vents, Soffit Vents
Ventilation: Fans exhausted to
Outside
HVAC Ducts: Conditon
Satisfactory
Roof Structure: Type
Trusses
Roof Structure: Condition
Satisfactory
Ceiling Joists: Type
Wood
Ceiling Joists: Condition
Satisfactory
Sheathing: Type
OSB
Sheathing: Condition
Satisfactory, Moisture Intrusion/Staining
Firewall between units: Condition
Satisfactory
Electrical: Condition
No apparent defects
Type
Unfinished

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.

Credit
Comment
15.1.1 - Attic Insulation

Insufficient Insulation

Insulation depth was inadequate. Recommend a qualified attic insulation contractor install additional insulation.

Credit
Comment
15.6.1 - Sheathing

Possible leak and biological growth

Moisture staining observed with biological growth. It is recommended a licensed roofing professional evaluate and repair damaged sheathing

Contractor Qualified Professional

16 - Smoke/ Carbon Monoxide Detectors

Smoke Detectors: Condition
Not Tested, Installed
Carbon Monoxide Detectors: Condition
Not installed

17 - Crawlspace

Inspection Method
Crawlspace Access
Insulation
Fiberglass
Foundation: Material
Concrete
Foundation: Condition
Satisfactory
Floor Structure: Basement/Crawlspace Floor
Wood
Floor Structure: Basement/ Crawlspace Floor Condition
Satisfactory
Floor Structure: House Floor Structure/ Material
Wood Beams
Floor Structure: Sub-floor Material
OSB
Floor Structure: Subfloor Condition
Satisfactory
Seismic Bolts: Condition
Not Visible
Type
Crawlspace
Ventilation
Wall Vents, Vents Blocked/Closed

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.

18 - Plumbing

Filters
None
Water Source
Public
Drain, Waste, & Vent Systems: Condition
Satisfactory
Drain, Waste, & Vent Systems: Material
ABS
Water Supply, Distribution Systems & Fixtures: Distribution Material
Copper
Water Supply, Distribution Systems & Fixtures: Water Supply Material
Galvanized
Water Supply, Distribution Systems & Fixtures: Condition
Satisfactory
Hot Water Systems, Controls, Flues & Vents: Capacity
40 gallons
Hot Water Systems, Controls, Flues & Vents: Approx. Age
8 years
Hot Water Systems, Controls, Flues & Vents: Location
Garage
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Gas
Hot Water Systems, Controls, Flues & Vents: Condition
Satisfactory
Main Water Shut-off Device: Location
Garage
Hot Water Systems, Controls, Flues & Vents: Manufacturer
Bradford & White

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.

Credit
Comment
18.4.1 - Hot Water Systems, Controls, Flues & Vents

Small gas leak

Small gas leak was detected at one of the plumbing fittings for the water heater. Have a licensed gas technician evaluate and repair.

Contractor Qualified Professional
Credit
Comment
18.4.2 - Hot Water Systems, Controls, Flues & Vents

No seismic restraints

No seismic restraints were observed on the water heater at time of inspection. Seismic restraints are asafety precaution in seismic regions such as this to prevent water heaters from falling and causing damage or harm to others. Recommend seismic restraints be installed by a licensed professional at top third and bottom third of tank.

Contractor Qualified Professional

19 - Heating

Equipment: Energy Source
Gas
Equipment: Heat Type
Forced Air
Equipment: Condition
Satisfactory
Distribution Systems: Ductwork
Non-insulated
Equipment: Brand
Lennox

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.

Credit
Comment
19.1.1 - Equipment

Filter Dirty

The furnace filter is dirty and needs to be replaced every 6 months.

20 - Cooling

Cooling Equipment: Brand
Trane
Cooling Equipment: Energy Source/Type
Electric
Cooling Equipment: Location
Exterior East
Distribution System: Configuration
Central

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.

21 - Electrical

Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
200 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
Eaton
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Branch Wiring Circuits, Breakers & Fuses: Branch Wire
Copper
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Conduit
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Garage

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.

Credit
Comment
21.1.1 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Moisture stains observed

Moisture stains were observed running below the panel box. The moisture stains did not appear to be current however the inspector does not have the ability to determine Source or time of the moisture intrusion. The box appeared to be free of any moisture intrusion at time of inspection. The inspector recommends observing for reoccurrence of condition.

Contractor Qualified Professional