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1234 Main St.
Asheville, North Carolina 28803
10/14/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
12
Maintenance item
15
Recommendation
8
Safety hazard/ major concerns

1 - Inspection Details

In Attendance
Client, Client's Agent
Occupancy
Furnished, Vacant
Style
Contemporary
Temperature (approximate)
63 Fahrenheit (F)
Type of Building
Detached, Single Family
Weather Conditions
Clear
North Carolina Standards of Practice/Summary Page Information

"This summary page is not the entire report. The complete report may include additional information of interest or concern to you. It is strongly recommended that you promptly read the complete report. For information regarding the negotiability of any item in this report under the real estate purchase contract, contact your North Carolina real estate agent or an attorney." 

https://www.ncdoi.com/osfm/Engineering_and_Codes/Documents/HILT_Documents/Standards%20of%20Practice%20Oct%201%202018.pdf

Your Job As a Homeowner: 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 North Carolina Professional Home 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 Pisgah Home Inspections to help you devise an annual maintenance plan that will keep your family safe and your home in good condition for years to come. 


2 - Roof

IN NI NP D
2.1 Coverings X X
2.2 Roof Drainage Systems X X
2.3 Flashings X X
2.4 Skylights, Chimneys & Other Roof Penetrations X X
Inspection Method
Ground, Ladder, Roof
Roof Type/Style
Gable, Dormers
Roof Pitch
Medium, Steep
Coverings: Material
Asphalt
Coverings: Age
1-5+
Roof Drainage Systems: Gutter Material
Seamless Aluminum, Gutter Guards
Roof Drainage Systems: Gutter Guards

Gutter system uses a type of gutter guard.

Flashings: Material
Aluminum

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

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

Downspouts Missing

Home was missing downspouts in one or more areas. The gutter(s) terminates rainwater runoff onto the roof coverings.  This can lead to premature and excessive granule loss to the asphalt shingles. Recommend a qualified contractor install downspout extensions that drain rainwater runoff into the lower gutter system.  

Gutter cleaning icon Gutter Contractor
Credit
Comment
2.1.2 - Coverings

Debris of Roof Surfaces

I observed one or more areas that had debris on roofing. This can potentially damage the roofing material. Recommend cleaning debris from roof surfaces. 

Wrenches Handyman
Credit
Comment
2.2.1 - Roof Drainage Systems

Debris

Debris was observed in the gutters. This can lead to clogged drains and can limit the amount of rainwater discharge away from the foundation. Damage to the foundation, gutters, fascia, soffits, etc, could occur. Recommended cleaning to facilitate proper rainwater discharge. 

Here is a DIY resource for cleaning your gutters. 

Wrenches Handyman
Credit
Comment
2.2.2 - Roof Drainage Systems

Downspouts Drain Near House
North South East West

One or more downspouts drain too close to the home's foundation. This can result in excessive moisture in the soil at the foundation, which can lead to foundation/structural movement. Recommend a qualified contractor adjust downspout extensions to drain at least 6 feet from the foundation. 

Here is a helpful DIY link and video on draining water flow away from your house. 

Gutter cleaning icon Gutter Contractor
Credit
Comment
2.3.1 - Flashings

Recommend Rain Diverter

Flashings were missing at time of inspection. Flashings provide protection against moisture intrusion. Recommend a qualified roofing contractor evaluate and remedy. 

Roof Roofing Professional
Credit
Comment
2.4.1 - Skylights, Chimneys & Other Roof Penetrations

Metal Chimney Rust

The metal chimney shows evidence of rust and/or rusting. Recommend cleaning and applying a protective high temperature paint.

Wrenches Handyman

3 - Exterior

IN NI NP D
3.1 Siding, Flashing & Trim X
3.2 Exterior Doors X X
3.3 Walkways, Patios & Driveways X X
3.4 Decks, Balconies, Porches & Steps X X
3.5 Eaves, Soffits & Fascia X X
3.6 Vegetation, Grading, Drainage & Retaining Walls X X
Inspection Method
Crawlspace Access, Visual
Siding, Flashing & Trim: Siding Material
Fiber Cement
Siding, Flashing & Trim: Siding Style
Batten, Clapboard, Shakes
Exterior Doors: Exterior Entry Door
Glass, Single Pane, Steel
Exterior Doors: Exterior Rear Door
Metal, Glass
Exterior Doors: Exterior Other Doors
Metal, Glass
Walkways, Patios & Driveways: Driveway Material
Asphalt
Walkways, Patios & Driveways: Walkway Material
None
Walkways, Patios & Driveways: Patio Material
None
Walkways, Patios & Driveways: Stoop
Stone
Decks, Balconies, Porches & Steps: Appurtenance
Covered Porch, Deck
Decks, Balconies, Porches & Steps: Material
Wood
Eaves, Soffits & Fascia: Fascia Material
Fiber Board
Eaves, Soffits & Fascia: Soffit Material
Wood

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

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

Exterior Door Scrubbing
Master Bedroom

Observed one or more exterior doors to be scrubbing the door frame and difficult to open. Recommend adjustment. 

Hammer Carpentry Contractor
Credit
Comment
3.3.1 - Walkways, Patios & Driveways

Driveway Draining Towards Home

The driveway has a negative slope and drains towards the structure. This could lead to water intrusion and foundation issues. Recommend a driveway contractor evaluate and repair.

House front Driveway Contractor
Credit
Comment
3.3.2 - Walkways, Patios & Driveways

Gaps at Driveway/House

Observed gaps/cracks where the driveway and home meet. This has potential for water entry into the foundation.  Recommended sealing any gaps/cracks.

Wrenches Handyman
Credit
Comment
3.3.3 - Walkways, Patios & Driveways

Stoop pitched towards home

Observed stoop pitched toward the home. This has potential for further settlement. Recommended leveling, sealing any gaps/cracks and maintaining proper landscape grade.

Brick Masonry Contractor
Credit
Comment
3.4.1 - Decks, Balconies, Porches & Steps

Deck - Water Sealant Required

Deck is showing signs of weathering and/or water damage. Recommend water sealant/weatherproofing be applied.

Here is a helpful article on staining & sealing your deck. 

Tools Handyman/DIY
Credit
Comment
3.4.2 - Decks, Balconies, Porches & Steps

Damaged Post/Railing

One or more deck post are showing signs of rot. Recommend a qualified deck contractor replace.

House front 1 Deck Contractor
Credit
Comment
3.4.3 - Decks, Balconies, Porches & Steps

Deck Board Too Close

Observed deck boards with no gap. Damage to the decking material and premature aging may occur. Recommend a gap between deck board to facilitate rainwater runoff. Recommend evaluation and repair.

House front 1 Deck Contractor
Credit
Comment
3.5.1 - Eaves, Soffits & Fascia

Soffit Holes Painted

I observed one or more areas where the soffit holes have been painted over. This can hinder the attic ventilation. Recommend removing paint over holes.

Paint roller Painting Contractor
Credit
Comment
3.6.1 - Vegetation, Grading, Drainage & Retaining Walls

Negative Grading
North West

Grading is sloping towards the home in some areas. This could lead to water intrusion and foundation issues. Recommend qualified landscaper or foundation contractor regrade so water flows away from home.

Here is a helpful article discussing negative grading. 

Yard scissors Landscaping Contractor

4 - Basement, Foundation, Crawlspace & Structure

IN NI NP D
4.1 Foundation X
4.2 Basements & Crawlspaces X
4.3 Floor Structure X
4.4 Wall Structure X
4.5 Ceiling Structure X
4.6 Insulation X
4.7 Ventilation X
4.8 Stairs X
Inspection Method
Crawlspace Access, Visual
Foundation: Material
Concrete, Pier
Basements & Crawlspaces: Crawlspace

Crawlspace 

Floor Structure: Basement/Crawlspace Floor
Dirt
Floor Structure: Material
Concrete, Wood Beams, Wood Joist, Sonotube
Floor Structure: Sub-floor
Inaccessible
Ventilation: Crawl Space Vents

Crawlspace ventilation.

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies

5 - Heating

IN NI NP D
5.1 Equipment X
5.2 Normal Operating Controls X
5.3 Distribution Systems X X
5.4 Presence of Installed Heat Source in Each Room X
Model#
MSZ-GE12NA Mitsubishi Mini-Split
Model#
GAM5BOC48M41SBA
Serial #
0003949 Mitsubishi Mini-Split
Serial #
15285UESAV
Approximate Age
15-20+
Approximate Age
1-5+
Equipment: Brand
Trane
Equipment: Energy Source
Electric
Equipment: Heat Type
Forced Air, Heat Pump, Electric Emergency Heat
Normal Operating Controls: Electric Heat Pump

Electric Heat Pump was in proper working order at time of inspection. 

Normal Operating Controls: Gas Emergency Heat
N/A
Normal Operating Controls: Electric Emergency Heat
Electric emergency was properly operating at the time of inspection.
Normal Operating Controls: Gas Furnace Operation
N/A
Distribution Systems: Ductwork
Insulated
Distribution Systems: Location
Crawlspace, Mini-Split
Presence of Installed Heat Source in Each Room: Fan,Vent, Heat combo for Bathrooms
Presence of Installed Heat Source in Each Room: Mini Split System
Serviceable Life Expectancy
Mitsubishi Mini-Split

Although functioning at the time of inspection, the mini-split is beyond its serviceable life expectancy. I recommend budgeting for a new unit.

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
5.3.1 - Distribution Systems

Return Air System Missing/Insufficient

Return air registers were missing or insufficient. This can result in poor heating efficiency. Recommend a qualified HVAC contractor evaluate and remedy.

Fire HVAC Professional

6 - Cooling

IN NI NP D
6.1 Cooling Equipment X X
6.2 Normal Operating Controls X
6.3 Distribution System X X
6.4 Presence of Installed Cooling Source in Each Room X
Model #
4TWR5049E1000CA Trane
Model #
MUZ-GE12NA Mitsubishi Mini-Split
Serial #
0003906
Serial #
160551M22F Trane
Approximate Age
15-20+
Approximate Age
1-5+
Cooling Equipment: Brand
Trane, Mitsubishi
Cooling Equipment: Energy Source/Type
Electric, Central Air Conditioner, Heat Pump, Mini-Split
Cooling Equipment: Location
Exterior East
Normal Operating Controls: AC Was Properly Operating
AC was properly operating
Distribution System: Configuration
Central
Presence of Installed Cooling Source in Each Room: Split System
Presence of Installed Cooling Source in Each Room: Yes
Serviceable Life Expectancy
Mitsubishi Mini-Split

Although functional at the time of inspection, the outside A/C-Heat Pump is beyond its serviceable life expectancy. I recommend budgeting for a new unit.

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

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

Insulation Missing or Damaged

Missing or damaged insulation on refrigerant line can cause energy loss and condensation.
Tools Handyman/DIY
Credit
Comment
6.3.1 - Distribution System

No Door Undercut
Master Bedroom Closet

Observed no door undercuts. This typically won't allow enough air to get out of the room for proper return air and circulation. Recommend evaluation by an HVAC professonal.

Fire HVAC Professional
Credit
Comment
6.3.2 - Distribution System

Lacking Return And Supply Registry

Return air and supply registry were missing or insufficient. This can result in poor cooling efficiency. Recommend a qualified HVAC contractor evaluate and remedy.

Fire HVAC Professional

7 - Plumbing

IN NI NP D
7.1 Main Water Shut-off Device X
7.2 Drain, Waste, & Vent Systems X
7.3 Water Supply, Distribution Systems & Fixtures X X
7.4 Hot Water Systems, Controls, Flues & Vents X X
7.5 Fuel Storage & Distribution Systems X
7.6 Sump Pump X
Filters
None
Water Source
Community
Main Water Shut-off Device: Location
Crawlspace
Drain, Waste, & Vent Systems: Drain Size
1 1/2", 3"
Drain, Waste, & Vent Systems: Material
PVC
Water Supply, Distribution Systems & Fixtures: Distribution Material
Pex
Water Supply, Distribution Systems & Fixtures: Water Supply Material
Pex
Hot Water Systems, Controls, Flues & Vents: Capacity
Crawlspace
80 gallons
Hot Water Systems, Controls, Flues & Vents: Capacity
Garage
40 gallons
Hot Water Systems, Controls, Flues & Vents: Location
Crawlspace, Attached Garage
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Electric
Hot Water Systems, Controls, Flues & Vents: Serial #
Crawlspace
0698C16847 Main Water Tank
Hot Water Systems, Controls, Flues & Vents: Serial #
Garage
0012108800
Hot Water Systems, Controls, Flues & Vents: Age
Crawlspace
20-25+
Hot Water Systems, Controls, Flues & Vents: Age
Garage
15-20+
Fuel Storage & Distribution Systems: Main Gas Shut-off Location
Exterior Propane Tank
Drain, Waste, & Vent Systems: Water Flow

Water flow was normal with several fixtures continuously operated at the same time.

Hot Water Systems, Controls, Flues & Vents: Manufacturer
Rheem, American

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

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

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

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

Faucet Screen Leaking
Wet Bar

Observed faucet screen leaking. Recommend repair. 

Tools Handyman/DIY
Credit
Comment
7.3.2 - Water Supply, Distribution Systems & Fixtures

Loose Toilet Bowl

Toilet bowl is loose, recommend repair. 

Tools Handyman/DIY
Credit
Comment
7.3.3 - Water Supply, Distribution Systems & Fixtures

Stopper not operating
Master Bathroom

Observed one or more sink where the stopper was not functioning. Recommend repair.

Tools Handyman/DIY
Credit
Comment
7.4.1 - Hot Water Systems, Controls, Flues & Vents

Near End of Life
Garage and Crawlspace

Although functional at the time of inspection, the water heater is beyond its serviceable life expectancy. Water heaters can be expected to last at least as long as their warranty, or from five to eight years, but they will generally last longer. However, few of them last longer than fifteen or twenty years and many eventually leak. I recommend replacing the water heater.

Mag glass Monitor

8 - Electrical

IN NI NP D
8.1 Service Entrance Conductors X
8.2 Main & Subpanels, Service & Grounding, Main Overcurrent Device X
8.3 Branch Wiring Circuits, Breakers & Fuses X
8.4 Lighting Fixtures, Switches & Receptacles X
8.5 GFCI & AFCI X X
8.6 Smoke Detectors X
8.7 Carbon Monoxide Detectors X
Service Entrance Conductors: Electrical Service Conductors
Below Ground, 220 Volts
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
West
Exterior Wall
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
200 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
Square D
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub Panel Location
Laundry Room, Crawlspace
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub Panel Type
Breakers
Branch Wiring Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP
Copper
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Not Visible, Romex
Inspected Main Panel and Breakers

I inspected the electrical panelboards and over-current protection devices (circuit breakers and fuses)

Inspected Subpanel and Breakers

I inspected the electrical subpanel and over-current protection devices (circuit breaker and fuses)

Smoke Detectors: Smoke Detectors

NOT TESTED as part of inspection. 

 Industry standards indicate smoke detectors have a lifespan of 10 years. Manufacture date can sometimes be found by removing the front plate and looking for a date printed or stamped inside the unit. Recommend smoke detectors in each bedroom, each floor/living area. Recommend if units are 10 years, older than 10 years or if the ages unknown, to replace the units as a safety precaution. Homeowners are advised to test units operation monthly with installation of new batteries every 6 months.

Carbon Monoxide Detectors: Carbon Monoxide Detection

NOT TESTED as part of inspection. 

 Industry standards indicate smoke/carbon detectors have a lifespan of 10 years. Manufacture date can sometimes be found by removing the front plate and looking for a date printed or stamped inside the unit. Recommend smoke detectors in each bedroom, each floor/living area. Recommend if units are 10 years, older than 10 years or if the ages unknown, to replace the units as a safety precaution. Homeowners are advised to test units operation monthly with installation of new batteries every 6 months.

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
8.5.1 - GFCI & AFCI

No GFCI Protection Installed
Laundry Room

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

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

Electric Electrical Contractor

9 - Fireplace

IN NI NP D
9.1 Vents, Flues & Chimneys X
9.2 Lintels X
9.3 Damper Doors X
9.4 Cleanout Doors & Frames X
Type
Wood
Chimney Interior is Beyond the Scope

Inspecting the chimney interior and flue is beyond the scope of a home inspection.  An inspector is not required to inspect the flue or vent system, and is not required to inspect the interior of chimneys or flues, fire doors or screens, seals or gaskets, or mantels.  Out of courtesy only, the inspector may take a look at readily accessible and visible parts of the chimney flue.  

Level II Fireplace Inspection

The Chimney Safety Institute of America (CSIA) recommends that all fireplaces, wood burning stoves and associated vents and chimneys have routine maintenance and cleaning for safe operation. The National Fire Protection Association (NFPA) code #211 specifies that this shall be done as part of any real estate purchase. A certified member of the CSIA will be well qualified to perform this work. Such extensive evaluations are beyond the scope and ability of this home inspection.

Cleanout Doors & Frames not present.

I. The inspector shall inspect:

readily accessible and visible portions of the fireplaces and chimneys;

lintels above the fireplace openings;

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

cleanout doors and frames.

II. The inspector shall describe:

the type of fireplace.

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

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

manually operated dampers that did not open and close;

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

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

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

IV. The inspector is not required to:

inspect the flue or vent system.

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

determine the need for a chimney sweep.

operate gas fireplace inserts.

light pilot flames.

determine the appropriateness of any installation.

inspect automatic fuel-fed devices.

inspect combustion and/or make-up air devices.

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

ignite or extinguish fires.

determine the adequacy of drafts or draft characteristics.

move fireplace inserts, stoves or firebox contents.

perform a smoke test.

dismantle or remove any component.

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

perform a Phase I fireplace and chimney inspection.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies

10 - Attic, Insulation & Ventilation

IN NI NP D
10.1 Attic Insulation X
10.2 Vapor Retarders (Crawlspace or Basement) X
10.3 Ventilation X X
10.4 Exhaust Systems X X
10.5 Structural Components X
Dryer Power Source
220 Electric
Dryer Vent
Unknown
Flooring Insulation
Not Visible
Attic Insulation: Insulation Type
Not Visible, Vaulted
Ventilation: Ventilation Type
Gable Vents, Soffit Vents
Exhaust Systems: Exhaust Fans
Fan/Heat/Light
Structural Components: Structural Components
Vaulted Ceilings

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
10.4.1 - Exhaust Systems

No Bathroom Exhaust Ventilation
Master Bathroom

Observed no bathroom exhaust vent fan. An exhaust fan pulls moisture out of the air and prevents it from sitting on the walls, without removing the moisture, you will likely start seeing mildew growing in various places. Recommend adding the proper size bathroom vent fan and exhaust to the exterior.

Hardhat General Contractor

11 - Doors, Windows & Interior

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

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

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

Door Doesn't Latch

Door doesn't latch properly. Recommend handyman repair latch and/or strike plate.
Tools Handyman/DIY
Credit
Comment
11.1.2 - Doors

Door Sticks

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

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

Tools Handyman/DIY
Credit
Comment
11.1.3 - Doors

Deadbolt not operating

Contractor Qualified Professional
Credit
Comment
11.2.1 - Windows

Failed Seal
Dining Room, 2nd Floor Bedroom

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

Painted Shut/Difficult To Open

One or more windows are painted shut and are difficult to open. Recommend windows be restored to functional use.

Tools Handyman/DIY
Credit
Comment
11.5.1 - Ceilings

Inorganic Matter

There are possible signs of fungi growth on ceiling. Poor ventilation and air movement can cause inorganic matter growth in humid areas. It is unknown if this is a safety hazard. Further test would be needed. Recommend a qualified environmental contractor evaluate.

Mold Environmental Contractor
Credit
Comment
11.6.1 - Steps, Stairways & Railings

Unconventional Loft Stairway
Master Bedroom

The access to the loft area uses an unconventional means for access. This type of access is not approved by modern safety standards and can pose a fall hazard. Recommend removing loft ladder access.

Credit
Comment
11.6.2 - Steps, Stairways & Railings

No Handrail Return
Garage Apartment

Stairway handrail has no return to the wall. Potential for snag. This can pose a safety hazard. Recommend adding return to wall.

Hammer Carpentry Contractor
Credit
Comment
11.7.1 - Countertops & Cabinets

Cabinets Damaged
Left Kitchen Sink

Cabinets had visible damage and not properly operating. Recommend a qualified cabinet contractor evaluate and repair. 

House building Cabinet Contractor

12 - Built-in Appliances

IN NI NP D
12.1 Dishwasher X
12.2 Refrigerator X
12.3 Range/Oven/Cooktop X
12.4 Garbage Disposal X
12.5 Washing Machine X
Dishwasher: Brand
Jenn-Air
Refrigerator: Brand
Unknown
Range/Oven/Cooktop: Exhaust Hood Type
Vented
Range/Oven/Cooktop: Range/Oven Brand
Kitchenaid, Wolf
Range/Oven/Cooktop: Range/Oven Energy Source
Electric
Appliances

Appliances only tested for operation, working or not. Quality or extent of operation are not part of testing or inspection.


  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies

13 - Garage

IN NI NP D
13.1 Ceiling X
13.2 Floor X
13.3 Walls & Firewalls X
13.4 Garage Door X
13.5 Garage Door Opener X
13.6 Occupant Door (From garage to inside of home) X X
Attached Garage
Ceiling: Ceiling Material
Drywall
Garage Door: Material
Metal, Insulated
Garage Door: Type
Up-and-Over
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
13.6.1 - Occupant Door (From garage to inside of home)

Door Does Not Meet Separation Requirements

Door separating garage and home does not meet safety standards. Doors in firewalls must be at least 1 3/8-inch thick, metal/steel, or a 20-minute fire-rated door. 

Hammer Carpentry Contractor