1234 Main St.
Salem OR 97305
05/26/2018 9:00AM

Sample agent

Agent Name

Agency Name
Items Inspected
Safety hazard

1 - Inspection Details

In Attendance
Client, Client's Agent
Furnished, Occupied, Utilities On
Single Story, Ranch
Temperature (approximate)
80 Fahrenheit (F)
Type of Building
Single Family, Detached
Approximate Age of Home
Weather Conditions
Clear, Dry
Main Entrance Faces
This is to help the home owner read the report and determine location of rooms and reported items.

2 - Roofing

2.1 Coverings X X
2.2 Roof Drainage Systems X X
2.3 Chimneys and Flues X
2.4 Flashings X
2.5 Skylights & Other Roof Penetrations X
Inspection Method
Walking on roof
Roof Type/Style
Visibility of Roof
Fully visible
Coverings: Material
Asphalt/Fiberglass Shingles
Coverings: Age of Roof Covering(s)
Approximately 5 - 10 years
Roof Drainage Systems: Gutter Material
Roof Drainage Systems: Roof Drainage Functionality Appeared To Be
functional at time of inspection.
Chimneys and Flues: Flue Lining
Chimneys and Flues: Number of Chimneys and Flues in Home
One chimney and one flue.
Flashings: Material
Coverings: Roof Surface Wear Observed
light wear on the roof covering
Light wear indicates the roof is in the first half of its useful life.
Medium wear indicates the roof is in the middle of its useful life.
Substantial wear indicates the roof is near the end of its useful life.
Flashings: Valleys
Roof valleys are the Vee shaped channels that run up and down the 'folds' of a roof that help guide water off off roof into drainage system.

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.

  • R = Recommendations
  • NP = Not Present
  • NI = Not Inspected
  • IN = Inspected
2.1.1 - Coverings

Damaged (General)

Roof coverings showed some damage. Recommend a qualified roofing professional evaluate and repair as necessary. 

Roof Roofing Professional
2.1.2 - Coverings

Exposed Nails

Exposed nails may allow water to penetrate roofing material and cause damage.  Recommend repair.

Roof Roofing Professional
2.2.1 - Roof Drainage Systems


Debris has accumulated in the gutters.  Clogged gutters can cause roof drainage water to drain against the home leading to potential damage of the foundation wall. Recommend cleaning to facilitate water flow away from home.

Here is a DIY resource for cleaning your gutters. 

Wrench DIY
2.2.2 - Roof Drainage Systems

Exposed ABS Drain Lines

There are exposed ABS ground drains which should be buried in the soil and not exposed.

Wrench DIY

3 - Structural Components

3.1 Foundation Walls X X
3.2 Basements & Crawlspaces X X
3.3 Floor Structure (with crawlspace) X
3.4 Wall Structure X
3.5 Ceiling Structure X
3.6 Roof Structure X
Inspection Method
Foundation Walls: Material
Foundation Walls: Seismic Bolts
None Visible
Basements & Crawlspaces: Flooring Insulation
Basements & Crawlspaces: Floor Materal
Basements & Crawlspaces: Low Level Drain
Not Present
Floor Structure (with crawlspace): Material
Wood Beams
Floor Structure (with crawlspace): Sub-floor
Floor Structure (with crawlspace): Basement/Crawlspace Floor
Floor Structure (with crawlspace): Support Posts
Wood, 4x6
Wall Structure: Material
Wall Structure: Sill Plate
Not Visible
Roof Structure: Roof Construction
2x6 rafters, OSB Sheathing, Rafter Ties

Basements & Crawlspaces: Vapor Barrier

1. Control the Temperature - Save Energy

Increased moisture in your home impacts the temperature. Moisture impacts the humidity level of your home, making it hotter or cooler than it should be. You may have to run your air conditioner or furnace longer to compensate for these higher humidity levels, leading to your HVAC system running for too long as it tries to manage the temperature in your home. Additionally, your furnace has to work harder to increase the heat in the home. When you seal your crawl space with a vapor barrier it helps to reduce your energy costs by reducing the time that your air systems are running.

2. Limit Dampness

Water and moisture can seep through the dirt floor underneath your home. As moisture and humidity increases in a crawl space, the dark and damp environment spreads moisture and promotes the growth of mold and mildew. When you add a crawl space vapor barrier, it deters moisture from entering your home and prevents damage to the structure of your home caused by rotting wood, rusted metal, and damaged drywall.  

Floor Structure (with crawlspace): Beams/Girders
Wood, 4x6
Ceiling Structure: Ceiling Structure
2x4 ceiling joists, 16 inch on center

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.

  • R = Recommendations
  • NP = Not Present
  • NI = Not Inspected
  • IN = Inspected
3.1.1 - Foundation Walls

Foundation Cracks - Minor

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

Here is an informational article on foundation cracks.

Wrench DIY
3.2.1 - Basements & Crawlspaces

Partially Installed Vapor Barrier

The vapor barrier in the crawlspace is partially installed, but does not cover the entire area, which allows moisture from the dirt floor into the crawlspace. Recommend repair.

House construction Insulation Contractor
3.2.2 - Basements & Crawlspaces

Sub-Floor Insulation

Even though insulation was not mandated or was code when this house was built it is recommended to add insulation for a warmer more efficient living environment. 

Contractor Qualified Professional
3.2.3 - Basements & Crawlspaces

Evidence of Vermin

Evidence of vermin found during visual inspection.  Recommend contacting professional pest control company to rectify.

Pest control Pest Control Pro
3.2.4 - Basements & Crawlspaces

Crawlspace Hatch Not Entirely Sealed

The crawlspace access hatch does entirely seal the area from pests. Recommend repair.

Contractor Qualified Professional

4 - Attic, Insulation & Ventilation

4.1 Attic Insulation X
4.2 Ventilation X
4.3 Exhaust Systems X X
4.4 Attic HVAC Ducting X
4.5 Attic Space X
Ventilation: Ventilation Type
Soffit Vents, Roof Vents
Exhaust Systems: Exhaust Fans
Fan Only
Attic HVAC Ducting: HVAC Ducting
Attic Space: Evidence of Active Leaking
Attic Space: Evidence of Condensation
Attic Space: Evidence of Moisture
Attic Inspection
As with all aspects of the home inspection, attic and roof inspections are limited in scope to the visible and readily accessible areas. Many areas of the roof are not visible from the attic especially near the base, where the largest volume of water drains. The presence of or active status of roof leaks cannot be determined unless the conditions which allow leaks to occur are present at the time of the inspection. Please be aware that rain alone is not always a condition that causes a leak to reveal itself. The conditions that cause leaks to occur can often involve wind direction, the length of time it rains, etc. The inspection does not offer or imply an opinion or warranty as to the past, present or future possibility of roof, skylight, flashing or vent leaks.
Attic Insulation: Inches of Attic Insulation

Voids totaling 7% can reduce the effective R-value by almost 50%. The effective R-value in the attic of a 1,000-square-foot single-story rambler insulated to R-38 falls to an effective R-value of 19 when just 70 square feet of insulation is pushed aside.  Ensure your attic hatch is insulated.

Attic Insulation: Insulation Type
Batt, Blown
Exhaust Systems: Vents Through Attic Space
The maximum length of a clothes dryer exhaust duct shall not exceed 25 feet (7,620 mm) from the dryer location to the wall or roof termination. The maximum length of the duct shall be reduced 2.5 feet (762 mm) for each 45-degree (0.8 rad) bend, and 5 feet (1,524 mm) for each 90-degree (1.6 rad) bend. The maximum length of the exhaust duct does not include the transition duct.
Exhaust Systems: Attic Access Limited

Access to all areas of the attic space was limited due to lack of cat walks or ability to move around attic without damaging the structure or compromising the insulation. 

Attic Space: Limited Access
Because of the configuration which limited access, it was not possible to inspect all areas of the attic. 

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.

  • R = Recommendations
  • NP = Not Present
  • NI = Not Inspected
  • IN = Inspected
4.3.1 - Exhaust Systems

Exhaust Vents Into Attic

Fans that exhaust into the attic or crawl space cause moisture to condense on the roof deck and trusses, weakening the structure. This problem could exist unnoticed for years, causing poor indoor air quality (IAQ) and expensive structural damage, and promote mildew and/or mold growth. Recommend  repair with exhausting all vents external to home/attic space.

Fire HVAC Professional

5 - Exterior

5.1 Siding, Flashing & Trim X X
5.2 Exterior Doors X X
5.3 Walkways, Entryway & Front Porch X X
5.4 Sidewalk - Public Right of Way X
5.5 Decks, Balconies, Patio(s) X
5.6 Eaves, Soffits & Fascia X X
5.7 Vegetation, Grading, Drainage & Retaining Walls X
5.8 Driveway X X
Inspection Method
Siding, Flashing & Trim: Siding Material
Siding, Flashing & Trim: Siding Style
Exterior Doors: Front Entry Door
Wood, All locks work
Exterior Doors: Exterior Back Entry Door
Sliding Glass Door
Exterior Doors: Exterior Garage Access Door
Walkways, Entryway & Front Porch: Walkway and Entry Way Material
Walkways, Entryway & Front Porch: Entryway Condition
Trip Hazard, Minor cracks
Walkways, Entryway & Front Porch: Walkway Condition
Satisfactory, Trip hazard, Typical cracks
Decks, Balconies, Patio(s): Appurtenance
Decks, Balconies, Patio(s): Material
Wood, Satisfactory
Vegetation, Grading, Drainage & Retaining Walls: General Grade Around Home
Appears flat in some areas and should be monitored for water drainage issues but does not appear problematic during inspection.
Driveway: Driveway Material

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.

  • R = Recommendations
  • NP = Not Present
  • NI = Not Inspected
  • IN = Inspected
5.1.1 - Siding, Flashing & Trim

Peeling Paint

Peeling paint was found on siding and trim. In order to preserve the life of the exterior surfaces and materials, all areas should be scraped and painted.

Contractor Qualified Professional
5.1.2 - Siding, Flashing & Trim

Rotted Wood
Garage Trim

Areas of rotted wood found on the exterior of the home.  Recommend qualified professional evaluate and repair.

Siding Siding Contractor
5.2.1 - Exterior Doors

Moisture Damage
Exterior Garage Access Door

Moisture damage was observed on the door and jamb at the time of inspection. Recommend repair. 

Contractor Qualified Professional
5.3.1 - Walkways, Entryway & Front Porch

Walkway Cracking - Minor

Minor cosmetic cracks observed. Recommend monitor and/or patch/seal.
Wrench DIY
5.3.2 - Walkways, Entryway & Front Porch

Walkway Trip Hazards

There were several trip hazards found on the walkways around the house. Recommend repair.

Contractor Qualified Professional
5.6.1 - Eaves, Soffits & Fascia

Fascia - Damaged
Front Entry

One or more sections of the fascia are damaged. Recommend qualified roofer evaluate & repair.

Roof Roofing Professional
5.6.2 - Eaves, Soffits & Fascia

Wood Rot

One or more sections of the fascia are rotted or show signs of deteriorated paint which can lead to moisture damage. Recommend qualified roofer evaluate & repair.

Roof Roofing Professional
5.8.1 - Driveway

Driveway Cracking - Minor

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

Gardening shovel tool shape Concrete Contractor

6 - Interior - Rooms, Doors, Windows

6.1 Ceilings & Walls X
6.2 Doors X
6.3 Windows X X
6.4 Countertops & Cabinets X
6.5 Smoke Detectors X
6.6 Carbon Monoxide Detectors X
Ceilings & Walls: Ceiling Material
Ceilings & Walls: Wall Material
Ceilings & Walls: Moisture Stains
Ceilings & Walls: Ceiling Fan
Windows: Window Type
Countertops & Cabinets: Countertop Material
Countertops & Cabinets: Cabinetry
Smoke Detectors: Smoke Detectors
Property maintenance codes vary from area to area. Some municipalities require smoke alarms in every bedroom, while others only require them on each floor. Check with the local code enforcement officer for the requirements in your area. For safety reasons, the smoke alarms should be tested upon occupancy. The batteries (if any) should be replaced with new ones when you move into the house, and tested on a monthly basis thereafter.

Oregon laws require all homes being sold or rented to have working smoke alarms less than 10 years old. It is the responsibility of the seller/owner to install up to date working smoke alarms.

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.

  • R = Recommendations
  • NP = Not Present
  • NI = Not Inspected
  • IN = Inspected
6.3.1 - Windows

Failed Seal

Observed condensation between the window panes, which indicates a failed seal. Recommend qualified window contractor evaluate & replace.
Window Window Repair and Installation Contractor
6.3.2 - Windows

Window Weather Stripping

The exterior weather stripping appeared damaged at the time of inspection. Recommend evaluation and repair by a qualified window professional.

Window Window Repair and Installation Contractor
6.4.1 - Countertops & Cabinets

Poor/Missing Caulk

Bathroom sink had missing or deteriorated caulk/sealant. This can lead to water penetration and damage. Recommend adding sealant as necessary.

Wrench DIY

7 - Kitchen

7.1 Dishwasher X
7.2 Refrigerator X
7.3 Range/Oven/Cooktop X
7.4 Garbage Disposal X
7.5 Built-in Microwave X
7.6 Countertops & Cabinets X X
Dishwasher: Brand
Dishwasher: Dishwasher Airgap or Drain Line Looped
Refrigerator: Brand
Range/Oven/Cooktop: Range/Oven Energy Source
Range/Oven/Cooktop: Range/Oven Brand
Range/Oven/Cooktop: Exhaust Hood Type
Garbage Disposal: Disposal Brand/Operation
Built-in Microwave: Brand
Countertops & Cabinets: Countertop Material
Countertops & Cabinets: Cabinetry
Appliance Operations
The appliances were turned on to check operational function only. No consideration is given regarding the age or components that may be worn or otherwise affected by wear and tear or use. No warranty, express or implied, is given for the continued operational integrity of the appliances or their components.

10.1 The inspector shall inspect: F. installed ovens, ranges, surface cooking appliances, microwave ovens, dishwashing machines, and food waste grinders by using normal operating controls to activate the primary function. 10.2 The inspector is NOT required to inspect: G. installed and free-standing kitchen and laundry appliances not listed in Section 10.1.F. H. appliance thermostats including their calibration, adequacy of heating elements, self cleaning oven cycles, indicator lights, door seals, timers, clocks, timed features, and other specialized features of the appliance. I. operate, or con rm the operation of every control and feature of an inspected appliance.

  • R = Recommendations
  • NP = Not Present
  • NI = Not Inspected
  • IN = Inspected
7.6.1 - Countertops & Cabinets

Poor/Missing Caulk

Kitchen counter top at sink was missing sufficient caulk/sealant. This can lead to water damage. Recommend adding sealant at sides and corners where counters touch walls.

Here is a helpful DIY video on caulking gaps. 

Wrench DIY

8 - Heating

8.1 Equipment - Primary X
8.2 Normal Operating Controls X
8.3 Distribution Systems X
8.4 Presence of Installed Heat Source in Each Room X
Equipment - Primary: Brand
Equipment - Primary: Energy Source
Equipment - Primary: Heat Type
Forced Air
Equipment - Primary: Combustion Air Venting
Present, Satisfactory
Equipment - Primary: Approximate Age
Distribution Systems: Ductwork
Distribution Systems: Filter Size
Efficiency Rated Furnace
Mid Efficiency

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

Equipment - Primary: Gas Shut Off Valve (Localized)
Equipment - Primary: Electrical Disconnect
Equipment - Primary: Heat Exchanger
Appears satisfactory at time of inspection
Equipment - Primary: Model Number / Serial Number
310JAV036070AGJA / 3914A19119
Normal Operating Controls: Control Manufacturer and Location
Distribution Systems: Filter
Disposable, Satisfactory

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.

  • R = Recommendations
  • NP = Not Present
  • NI = Not Inspected
  • IN = Inspected

9 - Cooling

9.1 Cooling Equipment X X
9.2 Normal Operating Controls X
9.3 Distribution System X
9.4 Presence of Installed Cooling Source in Each Room X
Cooling Equipment: Brand
Cooling Equipment: Energy Source/Type
Cooling Equipment: Location
Exterior West
Cooling Equipment: Age
Distribution System: Configuration
Cooling Equipment: Details - Model / Serial
UACC-030JAS/3528 F1990 1942
Cooling Equipment: Electrical Disconnect
Present, Satisfactory

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.

  • R = Recommendations
  • NP = Not Present
  • NI = Not Inspected
  • IN = Inspected
9.1.1 - Cooling Equipment

AC Unit Near Life Expectancy

The air conditioning unit is near its useful life. Recommend monitoring and budgeting for replacement within the next 5 years.

Th Heating and Cooling Contractor

10 - Plumbing

10.1 Main Water Shut-off Device X
10.2 Water Supply, Distribution Systems X
10.3 Drain, Waste, & Vent Systems X
10.4 Water Heater X X
10.5 Fuel Storage & Distribution Systems X
10.6 Fixtures / Faucets X
10.7 Hose Bibs X X
Water Supply, Distribution Systems: Filters
Water Supply, Distribution Systems: Distribution Material
Water Supply, Distribution Systems: Water Source
Drain, Waste, & Vent Systems: Material
Drain, Waste, & Vent Systems: Drain and Waste Destination
Water Heater: Power Source/Type


Water Heater: Capacity
50 gallons
Water Heater: Combustion Air Venting Present
Water Heater: Gas Shut Off Valve (Localized)
Water Heater: Model / Serial #
SE50M12TAH/GE 0905R09158
Water Heater: Approximate Age
Water Heater: Relief Valve & Extension
Relief valve installed, Extension material satisfactory
Water Heater: Seismic Straps Present
Fuel Storage & Distribution Systems: Gas Meter Location
Left side of home
Fuel Storage & Distribution Systems: Main Gas Shut-off Location
Gas Meter
Hose Bibs: Anti-Siphon Valve(s)
Recommend Anti-Siphon Valve, Not Installed
Hose Bibs: Operational
Main Water Shut-off Device: Main Water Shut Off Device (Location)
At Meter Only
Water shutoff valves are visually inspected only. No attempt is made to operate the main or any other water supply shutoff valves during the inspection. These valves are infrequently used and could leak after being operated. The only exception to this policy is made when the main water supply valve is off upon arrival at the inspection. Since it is the buyers right to have all utilities operable for the home inspection, we will attempt to turn the main water valve on for the inspection. Credible Home Inspections is not responsible for leaks caused by operating the valve.
Main Water Shut-off Device: Water Meter Location
Water can also be shut-off from water meter location.
Water Supply, Distribution Systems: Home Water Service Pressure
71-80 psi
Water Supply, Distribution Systems: Water Supply Material
Water Heater: Manufacturer

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. 

Fixtures / Faucets: Condition
All plumbing fixtures not permanently attached to a household appliance were operated and inspected for visible leaks

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.

  • R = Recommendations
  • NP = Not Present
  • NI = Not Inspected
  • IN = Inspected
10.3.1 - Drain, Waste, & Vent Systems

Sink - Poor Drainage

Master bathroom sink had slow/poor drainage. Recommend a repair.

Pipes Plumbing Contractor
10.4.1 - Water Heater

Seismic Straps Improperly Installed

Straps were observed at the time of inspection, but are not properly installed according to the Residential Building Code. Straps should be located at the top 1/3 and bottom 1/3 of the water heater tank. Recommend repair by a qualified contractor.

Pipes Plumbing Contractor
10.7.1 - Hose Bibs

Recommend Anti-Siphon Valve Installation

Anti-siphon valves allow water to only flow in one direction. For irrigation purposes, it prevents water from the system from being siphoned back into the water supply line. Essentially, it stops unsafe water from entering a clean water supply such as the water that comes from your faucets or shower heads.
Pipes Plumbing Contractor

11 - Electrical

11.1 Service Entrance Conductors X
11.2 Main Panel, Service & Grounding X X
11.3 Branch Wiring Circuits, Breakers & Fuses X X
11.4 Lighting Fixtures, Switches & Receptacles X X
11.5 GFCI & AFCI X X
Service Entrance Conductors: Service Entry Location
Left side of home
Main Panel, Service & Grounding: Adequate Clearance to Panel

Recommend 3 feet clearance access to main electric panel

Main Panel, Service & Grounding: Appears Grounded
Main Panel, Service & Grounding: Main Panel Location
Main Panel, Service & Grounding: Panel Capacity
200 AMP
Main Panel, Service & Grounding: Panel Manufacturer
Main Panel, Service & Grounding: Panel Type
Circuit Breaker
Branch Wiring Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Service Entrance Conductors: Electrical Service Conductors
240 Volts, Below Ground
120 volt service = two overhead conductors entering house.
120/240 volt service = three overhead conductors entering house.
3-phase 120/240 volt service = four overhead conductors entering house.
Main Panel, Service & Grounding: Main Disconnect Location
At Main Panel
Service Entrance Conductors: Service Entrance Below Ground
Electrical service entrance is below ground, therefore unable to be visually inspected.

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.

  • R = Recommendations
  • NP = Not Present
  • NI = Not Inspected
  • IN = Inspected
11.2.1 - Main Panel, Service & Grounding

Panel At Capacity

Panel was full and may need to be upgraded for future needs/expansion.
Electric Electrical Contractor
11.3.1 - Branch Wiring Circuits, Breakers & Fuses

Improper Wiring - (Multi-Tapping)

Double tapped circuits were viewed in the panel, only one wire is allowed per circuit. Repair as needed.  Recommend qualified electrician repair.

Electric Electrical Contractor
11.4.1 - Lighting Fixtures, Switches & Receptacles

Exposed Wiring and Receptacle
Underneath Deck Near Crawlspace Access

Exposed wiring and a live GFCI receptacle was observed underneath the deck. Recommend repair by a qualified electrician

Electric Electrical Contractor
11.5.1 - GFCI & AFCI

No GFCI Protection Installed
Exterior Sliding Glass Door, Garage, Kitchen, Laundry area Bathroom

No GFCI protection present in various locations. Recommend licensed electrician upgrade by installing ground fault receptacles in all required locations.

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

Electric Electrical Contractor

12 - Garage - Attached

12.1 Garage Door X
12.2 Garage Door Opener X
12.3 Garage Structure X X
Garage Door: Access Provided by
Single Door(s)
Garage Door: Door Material
Garage Door: Weather Stripping
Garage Door Opener: Operation
Operable, Auto-reverse (laser) operational, Safety reverse operational
Garage Structure: Fire Separation Walls & Ceiling
In Place
Garage Structure: Garage Floor
Concrete, Minor cracking
Garage Structure: Sill Plates
Elevated, Not Visible
Garage Structure: Source of Ignition within 18" of Floor
Garage Storage
Due to the excessive number of stored items in the garage, access was limited. Therefore, several areas were unable to be inspected.
Garage Door: Safety Cables Installed
Garage Door Opener: Manufacturer
The functionality of remote transmitters, keyless entry or other opening devices is not tested during the home inspection.
  • R = Recommendations
  • NP = Not Present
  • NI = Not Inspected
  • IN = Inspected
12.3.1 - Garage Structure

Firewall Damage

Firewall protection between the home and attached garage is compromised with pet door that penetrates garage drywall, but not interior room drywall.  This is a safety requirement and we recommend repair by qualified contractor. 

Contractor Qualified Professional