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1234 Main St.
Merrimack, NH 03054
02/25/2020 9:00AM

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Agency Name
Minor / homeowner maintenance
Recommendation / suggested improvement
High importance


Thank you for choosing Platinum Home Inspections (PHI) to inspect your new home! Please carefully read your entire Inspection Report. If you have any questions throughout the closing process don't hesitate to ask. This report is based on an inspection of the visible portion of the structure at the time of the inspection with a focus on safety and function, not on current building or municipality codes. Any and all evaluations or suggestion for repairs made by PHI should be carried out prior to closing. We recommend that you and/or your representative carry out a final walk-through inspection immediately before closing to check the condition of the property. 


1) Minor / Homeowner Maintenance  - Primarily comprised of smaller cosmetic items and simple handyman or do-it-yourself maintenance items. These observations are more informational in nature and represent more of a future homeowner to-do list.

2) Recommendation/Suggested Improvement - Most items typically fall into this category.  These observations are typical defects but are not necessarily urgent or safety related. Some may require a professional contractor to evaluate further and repair or replace and some can be DIY, but the cost is somewhat reasonable.

3) High Importance - This category is composed of immediate safety concerns, need immediate attention or items that could represent a significant expense to repair or replace. 


The home inspection was performed in accordance with the InterNACHI Standard of Practice and Code of Ethics. These standards are included in the report under each section summary. An earnest effort was made on your behalf to discover all visible defects, however, in the event of an oversight, maximum liability must be limited to three times the price of the home inspection. This inspection is an evaluation of the condition of the home. Any areas that are not safe, readily accessible and/or visible to the inspector will not be included in the home inspection report. The home inspection is not intended as a substitute for a Seller’s Disclosure. This home inspection is not a compliance inspection or certification of any kind. It simply is an inspection of the condition of the home at the time of the inspection. This inspection does not cover items or conditions that may be only discovered by invasive methods. No removal of materials or dismantling of systems shall be performed under this inspection. This is not a technically exhaustive inspection. The inspection report lists the systems and components inspected by Platinum Home Inspections, LLC. Items not found in this report are considered beyond the scope of the inspection and should not be considered inspected at this time. This report contains technical information that may not be readily understandable to the lay person. Therefore, a verbal consultation with the inspector is a mandatory part of this inspection. If you choose not to consult with the inspector, Platinum Home Inspections, LLC cannot be held liable for your understanding or misunderstanding of this report’s contents. If you were not present during this inspection, please contact me at (603-897-5495) to arrange for your verbal consultation.

1 - Inspection Details

In Attendance
Client, Client's Agent, Family Members
Type of Building
Single Family, Detached
Temperature (approximate)
30 Fahrenheit (F)
Year Built
Weather Conditions
Partly Sunny, Cold
Excluded Items: Items Excluded From The Inspection
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 as your InterNACHI Certified Professional Inspector, I 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, videos 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 anything mentioned in your inspection report. No house is perfect. Keep things in perspective as you move into your new home. 

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

Reasonable Expectations

Reasonable Expectations Regarding Your Professional Home Inspection.

1) Intermittent Or Concealed Problems: Some problems can only be discovered by living in a house. They cannot be discovered during the few hours of a home inspection. For example, some shower stalls leak when people are in the shower, but do not leak when you simply turn on the tap. Some roofs and basements only leak when specific conditions exist. Some problems will only be discovered when carpets are lifted, furniture is moved or finishes are removed.
2) No Clues: These problems may have existed at the time of the inspection, but there were no clues as to their existence. Our inspections are based on the past performance of the house. If there are no clues of a past problem, it is unfair to assume we should foresee a future problem.
3) We Always Miss Some Minor Things: Our reports may identify some minor problems, but not others. The minor problems that are identified were discovered while looking for more significant problems. We note them simply as a courtesy. The intent of the inspection is not to find the $200 problems; it is to find the $2,000 problems. These are the things that affect people's decisions.
4) Contractor's Advice: A common source of dissatisfaction with home inspectors comes from comments made by contractors. Contractor's opinions often differ from ours. Don't be surprised when three roofers all say the roof needs replacement, when we said that the roof would last a few more years with minor repairs. Our job is to provide you with the best information. That doesn't include finding work for our employees.
5) Last Man In Theory: While our advice represents the most prudent thing to do, many contractors are reluctant to undertake these repairs. This is because of the last man in theory. The contractor fears that if he is the last person to work on the roof, he will get blamed if the roof leaks, regardless of whether or not the roof leak is his fault. Consequently, he won't want to do a minor repair with high liability, when he could re-roof the entire house for more money and reduce his liability. This is understandable.
6) Most Recent Advice Is Best: There is more to the last man in theory. It suggests that it is human nature for homeowners to believe the last bit of expert advice they receive, even if it is contrary to previous advice. As home inspectors, we unfortunately find ourselves in the position of first man in and consequently it is our advice that is often disbelieved.
7) Why Didn't We See It? Contractors often say, I can't the inspector didn't find this problem. There are several reasons for these apparent oversights: Most Contractors Have No Clue What's Inside or Outside The Scope Of A Standard Home Inspection. All of our inspections are conducted in accordance with the National Association of Certified Home Inspectors (NACHI). The Standards of Practice specifically state what's included and excluded from the standard home inspection.
Most contractors have no clue this document exists and many have a tendency to "blame the Home Inspector" for any issue found, regardless of whether the issue is within the "scope" of the standard home inspection.
8) Conditions During The Inspection: It is difficult for homeowners to remember the circumstances in the house at the time of the inspection. Homeowners seldom remember that it was snowing, there was storage everywhere or that the furnace could not be turned on because the air conditioning was operating, etc. It's impossible for contractors to know what the circumstances were when the inspection was performed.
9) The Wisdom Of Hindsight: When the problem manifests itself, it is very easy to have 20/20 hindsight. Anybody can say that the basement is wet when there is 2 feet of water on the floor. Predicting the problem is a different story.
10) A Long Look: If we spent half an hour under the kitchen sink or 45 minutes disassembling the furnace, we'd find more problems, too. Unfortunately, the inspection would take days and would cost considerably more. We are generalists; we are not specialists. The heating contractor may indeed have more heating expertise than we do. This is because we are expected to have heating expertise and plumbing expertise, structural expertise, etc.
11) An Invasive Look: Problems often become apparent when carpets or drywall/plaster are removed, when fixtures or cabinets are pulled out, and so on. A home inspection is a visual examination. We don't perform invasive or destructive tests.
12) Not Insurance: In conclusion, a home inspection is designed to better your odds of not purchasing a "money pit". It is not designed to eliminate all risk. For that reason, a home inspection should not be considered an insurance policy. The premium that an insurance company would have to charge for a policy with no deductible, no limit and an indefinite policy period would be considerably more than the fee we charge. It would also not include the value added by the inspection.

2 - Roof

Insp N.I. N.P. O/C
2.1 Coverings X X X
2.2 Roof Drainage Systems X
2.3 Flashings X X
2.4 Chimneys (All Visible Areas) X
Inspection Method
Roof Pitch
Medium Slope
Roof Type/Style
Coverings: Material Approximate Age
15-20 years
Coverings: Material Type
Architectural Asphalt
Coverings: Layers of Material
Coverings: Valley Type
Not Visible
Roof Drainage Systems: Gutter Material
Flashings: Material
Chimneys (All Visible Areas): Chimney Location
Right Side
Chimneys (All Visible Areas): Chimney Type
Metal, Framed/Finished
Homeowners Responsibility

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

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

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

Coverings: Roof Photos
Flashings: Building Flashing

Flashing refers to thin pieces of impervious material installed to prevent the passage of water into a structure from a joint or as part of a weather resistant barrier (WRB) system. In modern buildings, flashing is intended to decrease water penetration at objects such as chimneys, vent pipes, walls, windows and door openings to make buildings more durable and to reduce indoor mold problems. Flashing is most important and visually available on the roof level. Any discrepancies will be noted in the observations.

Not Walked On - Frost/Snow Covered

At time of inspection the roof area was covered with snow. Full visibility of these areas is not possible at this time. Recommend further evaluation as weather permits.

Limited Inspection - Steep/High

The Inspector was unable to safely walk the roof due to its height and/or steep slope and inspected the roof-covering materials and components from a ladder and/or from the ground with binoculars and/or with a drone. Not all portions of the roof were visible. A full roof inspection will require special equipment, the use of which exceeds the scope of the General Home Inspection. If you wish to have a more detailed roof inspection, consult a qualified roofing contractor with the equipment required to safely access the entire roof.

Coverings: Disclaimer: Architectural Composition Shingles

The roof covering was comprised of architectural composition shingles. Architectural shingles, also called dimensional shingles, are thicker and heavier (often 50% more) than traditional 3-tab shingles. These 'premium' shingles are manufactured by starting with a fiberglass reinforcement mat, multiple layer of asphalt are added over the mat, and lastly ceramic granules are added over the upper layer of asphalt for protection against the elements (wind, rain, UV rays from the sun). Architectural shingles typically have higher wind resistance numbers than their 3-tab counterparts, and resist leaks better. 30 - 50 year warranties are common with these shingles, but the warranty is highly prorated after 25 - 30 years. Typical replacement is usually needed 23 - 28 years after the initial installation.

Due to the many variables which affect the lifespan of roof covering materials, I do not estimate the remaining service life of any roof coverings. This is in accordance with all industry inspection Standards of Practice.The following factors affect the lifespan of roof covering materials:

  • Roofing material quality: Higher quality materials, will of course, last longer.
  • Number of layers: Shingles installed over existing shingles will have a shorter lifespan.
  • Structure orientation: Southern facing roofs will have shorter lifespans.
  • Pitch of the roof: Shingles will age faster on a lower pitched roof in comparison with higher pitches.
  • Climate: Wind, rain, and snow will impact the lifespan of the roof.
  • Color: Shingles that are darker in color will have a shorter lifespan, than lighter colored shingles.
  • Attic Ventilation: Poorly vented attic spaces will decrease shingle life due to heat.
  • Vegetation conditions: Overhanging trees, branches, contacting the roof, or leaf cover drastically shorten lifespan.

Asphalt shingles must be installed to manufacturers' recommendations, for the warranty coverage to be upheld. These installation requirements vary widely from manufacturer to manufacturer, and across the multitude of different shingle styles manufactured. I will inspect the roof to the best of my ability, but confirming proper fastening, use and adequacy of underlayment, and adequacy of flashing is impossible as these items are not visible. Damaging and invasive means would have to be carried out to confirm proper installation. Therefore, the inspection of the roof is limited to visual portions only.

Coverings: Roof Limitations

The inspection of the roof and it's covering material is limited to the conditions on the day of the inspection only. The roof covering material, visible portions of the roof structure (from within the attic), and interior ceilings are inspected looking for indications of current or past leaks, but future conditions and inclement weather may reveal leaks that were not present at the time of inspection. Any deficiencies noted in this report with the roof covering or indications of past or present leaks should be evaluated and repaired by licensed professionals.

This is a visual inspection limited in scope by (but not restricted to) the following conditions: 

  •  Not the entire underside of the roof sheathing is inspected for evidence of leaks. 
  • Interior finishes may disguise evidence of prior leaks. 
  • Estimates of remaining roof life are approximations only and do not preclude the possibility of leakage. Leakage can develop at any time and may depend on rain intensity, wind direction, ice build up, and other factors. 
  • Antennae, chimney/flue interiors that are not readily accessible are not inspected and could require repair. 
  • Roof inspection may be limited by access, condition, weather, or other safety concerns.
Chimneys (All Visible Areas): Flue Inspection Disclaimer

Accurate inspection of the chimney flue lies beyond the scope of the General Home Inspection. Although the Inspector may make comments on the condition of the portion of the flue readily visible from the roof, a full, accurate evaluation of the flue condition would require the services of a specialist.

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.

  • Insp = Inspected
  • N.I. = Not Inspected
  • N.P. = Not Present
  • O/C = Observations/Concerns
2.1.1 - Coverings

Damaged Ridge Cap Shingles

Cap shingles/ridge vent shingles are damaged/aging. Cap shingles are shingles that cover areas where the roof changes direction, like at roof peaks and hips. Recommend roofing professional evaluate and repair as needed.

Roof Roofing Professional
2.3.1 - Flashings

Missing Kick-Out Flashing

Kick-out flashing was missing where walls extended past roof edges.

Roof Roofing Professional

3 - Grounds

Insp N.I. N.P. O/C
3.1 Walkways, Patios & Driveways X
3.2 Vegetation, Grading, Drainage & Retaining Walls X
3.3 Decks, Balconies & Porches X X
3.4 Exterior Steps & Stairs X X
3.5 Gaurdrails X
Walkways, Patios & Driveways: Driveway Material
Walkways, Patios & Driveways: Walkway Material
Walkways, Patios & Driveways: Patio Material
Vegetation, Grading, Drainage & Retaining Walls: Ground Cover
Decks, Balconies & Porches: Appurtenance
Farmers Porch, Deck
Decks, Balconies & Porches: Material
Exterior Steps & Stairs: Appurtenance
Front Steps, Deck Stairs
Exterior Steps & Stairs: Material
Gaurdrails: Condition
Appeared serviceable
Gaurdrails: Materials
Walkways, Patios & Driveways: Cracks in Asphalt/Concrete

Cracks in concrete and/or asphalt are a very common occurrence and are seen in just about all installed concrete and/or asphalt surfaces such as driveways and walkways. Inspector will only make elaborating comments about cracks if more nefarious items are noted like heaving, trip hazards, heavy settling, poor drainage and so on.

Decks, Balconies & Porches: Deck/Porch/Balcony Inspected

At the time of the inspection, the Inspector observed few deficiencies in the condition of this deck/porch/balcony. Notable exceptions will be listed in this report. Inspection of decks typically includes visual examination of the following:
-  foundation;
-  general structure;
-  stair components
-  attachment to home;
-  floor planking;
-  guardrail assemblies; and
-  stair components

Vegetation, Grading, Drainage & Retaining Walls: Snow Coverage

At time of inspection the grounds area was covered with snow. Full visibility of these areas is not possible at this time. Recommend further evaluation as weather permits.

Section 197-5.4        Site Conditions:
(a)   Home inspectors shall observe and report the following site conditions:
1.   The building perimeter for land grade and water drainage directly adjacent to the foundation;
2.   Trees and vegetation that adversely affect the residential building;
3.   Walkways, steps, driveways, patios and retaining walls.
(b)   Home inspectors are not required to observe and report on the following site conditions:
1.   Fences and privacy walls;
2.   The health and condition of trees, shrubs and other vegetation.

  • Insp = Inspected
  • N.I. = Not Inspected
  • N.P. = Not Present
  • O/C = Observations/Concerns
3.3.1 - Decks, Balconies & Porches

Joist Hangers - Missing

Joist hanger(s) are missing or improperly installed. This could cause the deck structure to fail. Recommend that joist hangers be properly installed by qualified contractor.

House front 1 Deck Contractor
3.3.2 - Decks, Balconies & Porches

Porch - Rotted Post

Front porch has a section of rot in a support post. Recommend a carpenter evaluate and repair/ replace.

House front 1 Deck Contractor
3.3.3 - Decks, Balconies & Porches

Damaged Lattice

Front porch has damaged lattice. Repair as needed.

Tools Handyman/DIY
3.4.1 - Exterior Steps & Stairs

Stoop/Steps have settled

Steps/Stoop has settled causing a potential trip hazard. Recommend qualified contractor to repair to prevent falls.

Contractor Qualified Professional

4 - Exterior

Insp N.I. N.P. O/C
4.1 Siding, Flashing & Trim X X
4.2 Eaves, Soffits & Fascia X
4.3 Exterior Doors, WIndow's & Bulkhead X
4.4 Exterior Foundation X
4.5 Exterior Lighting X
4.6 Hose Faucets X
4.7 Exterior Wall Penetrations X X
Siding, Flashing & Trim: Siding & Trim Material
Siding, Flashing & Trim: Flashing Material
Eaves, Soffits & Fascia: Soffit Material
Eaves, Soffits & Fascia: Fascia Material
Eaves, Soffits & Fascia: Eaves Material
Exterior Doors, WIndow's & Bulkhead: Exterior Entry Door(s)
Exterior Doors, WIndow's & Bulkhead: Screen door/Storm door
Exterior Doors, WIndow's & Bulkhead: Patio/Deck door
Sliding door
Exterior Foundation: Exterior Foundation Material
Poured Concrete
Exterior Lighting : Exterior Light Fixtures
Present, Operable
Hose Faucets: Hose Faucet location
Right, In attached garage
Siding, Flashing & Trim: Homeowners Responsibility

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

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

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

Siding, Flashing & Trim: Siding, Flashing & Trim

Siding, flashing and trim were inspected and observed to be good condition at time of inspection. Normal maintenance may be necessary to prevent damage from occurring. 

Hose Faucets: Winter time

During the winter months it is common for hose faucets to be turned off to prevent freezing. The hose faucets were not operational at time of inspection. Recommend licensed plumber to further evaluate as weather permits.

Section 197-5.6        Exterior:
(a)       Home inspectors shall observe and report on:
1.         All exterior walls and coverings, flashing and trim;
2.         All exterior doors including garage doors and operators;
3.         All attached or adjacent decks, balconies, stoops, steps, porches and railings;
4.         All eaves, soffits and fascias where accessible from the ground level;
5.         All adjacent walkways, patios and driveways on the subject property;
6.         The condition of a representative number of windows.
(b)       Home inspectors are not required to observe and report on the following:
1.         Screening, shutters, awnings and other seasonal accessories;
2.         Fences;
3.         Geological and/or soil conditions;
4.         Recreational facilities;
5.         Out-buildings other than garages and carports;
6.         Tennis courts, jetted tubs, hot tubs, swimming pools, saunas and similar structures that would require specialized knowledge or test equipment;
7.         Erosion control and earth stabilization measures;
8.         The operation of security locks, devices or systems;
9.         The presence of safety-type glass or the integrity of thermal window seals or damaged glass.

  • Insp = Inspected
  • N.I. = Not Inspected
  • N.P. = Not Present
  • O/C = Observations/Concerns
4.1.1 - Siding, Flashing & Trim

Minor Cracking/Damage

Siding/trim/soffits or fascia has some typical cracking and minor damage in areas. Recommend repair/replace as needed. Not all areas are photographed.

Siding Siding Contractor
4.7.1 - Exterior Wall Penetrations

Dryer Vent Cover - Broken

Exterior dryer vent cover has broken louvers. Recommend installing a hood style vent in place of this to prevent pests from entering the home.

Contractor Qualified Professional

5 - Garage

Insp N.I. N.P. O/C
5.1 Exterior Windows X
5.2 Floor X
5.3 Walls, Ceiling & Firewalls X
5.4 Garage Electrical X
5.5 Occupant Door (From garage to inside of home) X
5.6 Garage Overhead Door X
5.7 Garage Door Opener X
Garage Type
2-Car, Under
Exterior Windows: Window Type
Floor: Floor Material
Walls, Ceiling & Firewalls: Wall Material
Drywall-Unfinished, Masonry
Garage Electrical: Electrical components present
Yes, Functional
Garage Electrical: GFCI Protected receptacles
Garage Overhead Door: Material
Fiberglass, Insulated
Garage Overhead Door: Type
Garage Door Opener: Overhead door opener
Present, Operable
Garage Overhead Door: Overhead Garage Door

Inspection of overhead garage doors typically includes examination for presence, serviceable condition and proper operation of the following components: door condition; mounting brackets; automatic opener; automatic reverse; photo sensor; switch placement; track & rollers; manual disconnect.

  • Insp = Inspected
  • N.I. = Not Inspected
  • N.P. = Not Present
  • O/C = Observations/Concerns

6 - Basement, Foundation & Structure

Insp N.I. N.P. O/C
6.1 Foundation X X
6.2 Floor & Ceiling Structure X
Basement and/or Crawlspace
Access Location
Basement Stairs
Inspection Performed
In Basement
Foundation: Material
Floor & Ceiling Structure: Material
Wood Beams, Wood Joists
Floor & Ceiling Structure: Sub-floor
Floor & Ceiling Structure: Basement/Crawlspace Floor
Floor & Ceiling Structure: Insulation Material
Fiberglass Batts
Homeowners Responsibility

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

Radon Mitigation Installed

A radon mitigation system was in place in the basement. Confirmation of proper system installation and operation lies beyond the scope the General Home Inspection. The Inspector recommends inspection by a certified/qualified contractor.

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.

  • Insp = Inspected
  • N.I. = Not Inspected
  • N.P. = Not Present
  • O/C = Observations/Concerns
6.1.1 - Foundation

Foundation Cracks - Minor (no moisture)

Vertical or near vertical crack was noted in a poured concrete foundation wall; no moisture was present. Recommend further evaluation and repair. *Repair can include sealing the cracks with a sealant epoxy.

**Vertical cracks are generally the least severe type of poured concrete crack. Vertical cracks go straight up and down, or maybe on a slight diagonal of within 30 degrees of vertical, and are a common occurrence in many houses. These types of cracks are usually the result of your foundation settling, and is thusly not uncommon even for new houses to have this type of foundation damage as a homes foundation can settle greatly in the first few years. Fortunately, this type of crack is usually the easiest and least expensive to have sealed. Generally, a urethane or epoxy material will be injected into the crack, ensuring that it is sealed and does reopen or grow as your foundation continues to settle.

Go here to read about how to fix small vertical cracks.

Mag glass Monitor
6.1.2 - Foundation

Foundation Cracks - Major

Severe horizontal and vertical cracking noted at the foundation in the garage area. This is typically consistent with soil movement and could lead to serious damage to structural components, foundation and/or slabs. Recommend a foundation contractor evaluate and provide a report on course of action and remedy.

Here is an informational article on foundation cracks.

Foundation Foundation Contractor

7 - Heating and Cooling Systems

Insp N.I. N.P. O/C
7.1 Heating Equipment X X
7.2 Operating and Safety Controls X
7.3 Distribution Systems X
7.4 Vents, Flues & Chimneys X X
Heating Equipment: Brand
Heating Equipment: Heat Type
Cast Iron Boiler
Heating Equipment: Approximate Age
15-20 yrs
Heating Equipment: Energy Source
Heating Equipment: HVAC Filter Size
Operating and Safety Controls: ThermoStat Controls
Yes, Operable, Digital
Distribution Systems: Forced Air Ductwork
Distribution Systems: Hydronic/Forced Hot Water Delivery System
Copper pipe, Baseboard Fin Tube
Vents, Flues & Chimneys: Flue Type
Heating Equipment: Data Plate Photo(s)
Operating and Safety Controls: Electrical Disconnect Present
Operating and Safety Controls: Fuel valve present
Heating Equipment: Homeowners Responsibility

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

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

Heating Equipment: Boiler Inspected

At the time of the inspection, the Inspector observed few deficiencies in the condition and operation of the boiler when inspected. Notable exceptions will be listed in this report. Inspection of the boiler typically includes examination of the following - Cabinet interior and exterior, - Fuel supply and shut-off (not tested) - Electrical shut-off - Adequate combustion air - Proper ignition - Circulation pumps - Pressure relief valve and overflow pipe - Burn chamber conditions - Proper exhaust flue conditions - Fluid temperature and pressure - General components condition - Response to the thermostat(s).

Heating Equipment: Multiple Zone System

Heating and Cooling system was equipped with a multiple zone system, which allows separate parts of the home to operate independently of each other based on desired temp needs.

Section 197-5.10      Heating System
(a).      Home inspectors shall:
1.         Describe the type of fuel, heating equipment and heating distribution system;
2.         Operate the systems using thermostats;
3.         Open readily accessible and operable access panels provided by the manufacturer or installer for routine homeowner maintenance;
4.         Observe and report on the condition of normally operated controls and components of the systems;
5.         Observe and report on visible flue pipes, dampers and related components for functional operation;
6.         Observe and report on the presence of and the condition of a representative number of heat sources in each habitable space of the residential building;
7.         Observe and report on the operation of fixed supplementary heat units;
8.         Observe and report on visible components of vent systems, flues and chimneys;
(b).      Home inspectors are not required to:
1.         Activate or operate the heating systems that do not respond to the thermostats or have been shut down;
2.         Observe, evaluate and report on heat exchangers;
3.         Observe and report on equipment or remove covers or panels that are not readily accessible;
4.         Dismantle any equipment, controls or gauges;
5.         Observe and report on the interior of chimney flues;
6.         Observe and report on heating system accessories, such as humidifiers, air purifiers, motorized dampers and heat reclaimers;
7.         Activate heating, heat pump systems or any other system when ambient temperatures or other circumstances are not conducive to safe operation or may damage the equipment;
8.         Evaluate the type of material contained in insulation and/or wrapping of pipes, ducts, jackets and boilers;
9.         Evaluate the capacity, adequacy or efficiency of a heating or cooling system;
10.       Test or operate gas logs, built-in gas burning appliances, grills, stoves, space heaters or solar heating devices or systems;
11.       Determine clearance to combustibles or adequacy of combustion air;
12.       Test for gas leaks or carbon monoxide;
13.       Observe and report on in-floor and in-ceiling radiant heating systems.

Section 197-5.11      Air Conditioning Systems
(a).      Home inspectors shall:
1.         Observe, describe and report on the type of air conditioning equipment and air conditioning distribution system;
2.         Operate the system using the thermostat;
3.         Open a representative number of readily accessible and operable access panels provided by the manufacturer for routine homeowner maintenance;
4.         Observe and report on the condition of normally operated controls and components of the system.
(b).      Home inspectors are not required to:
1.         Activate or operate air conditioning systems that have been shut down;
2.         Observe and report on gas-fired refrigeration systems, evaporative coolers, or wall or window-mounted air conditioning units;
3.         Check the pressure of the system coolant or determine the presence of leakage;
4.         Evaluate the capacity, efficiency or adequacy of the system;
5.         Operate equipment or systems if exterior temperature is below 65 degrees Fahrenheit or when other circumstances are not conducive to safe operation or may damage equipment;
6.         Remove covers or panels that are not readily accessible or that are not part of routine homeowner maintenance;
7.         Dismantle any equipment, controls or gauges;
8.         Check the electrical current drawn by the unit;
9.         Observe and report on electronic air filters.

  • Insp = Inspected
  • N.I. = Not Inspected
  • N.P. = Not Present
  • O/C = Observations/Concerns
7.1.1 - Heating Equipment

Needs Servicing/Cleaning/Evaluation (Boiler)

The last service date of this system appears to be more than one year ago, or the inspector was unable to determine the last service date. The client(s) should ask the property owner(s) when it was last serviced. If unable to determine the last service date, or if this system was serviced more than one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. This servicing should be performed annually in the future. Some issues of note at the time of inspection are as follows:

- Boiler appears to be short cycling. If this is the case the cause could be a number of issues such as defective thermostats, improper wiring or controls not properly set.

- Evidence of a prior leak

- Thermostats where constantly running in the high 80’s when they where only set to the low 60’s

Fire HVAC Professional
7.4.1 - Vents, Flues & Chimneys

Signs of Moisture

Observed signs of moisture/rust on the joints of the exhaust duct work. This may be a sign of improper venting and/or moisture intrusion into the power vent. Recommend further evaluation and correction by an HVAC professional.

Fire HVAC Professional

8 - Plumbing

Insp N.I. N.P. O/C
8.1 Main Water Supply, Water System X X
8.2 Water Distribution Systems X X
8.3 Drain, Waste, & Vent Systems (DWV) X
8.4 Water Heater System, Controls, Flues & Vents X
8.5 Fuel Storage & Distribution Systems X
8.6 Fixtures, Faucets, Tubs & Showers X X
8.7 Toilets X
Main Water Supply, Water System: Water Source
Private Drilled Well
Main Water Supply, Water System: Water Pressure
Main Water Supply, Water System: Water Meter Present
Main Water Supply, Water System: Location - Water Meter
Water Distribution Systems : Distribution Material
Copper, Pex
Water Distribution Systems : Distribution piping size
1", 3/4"
Drain, Waste, & Vent Systems (DWV): Drain Size
1 1/2", 2", 3", 4"
Drain, Waste, & Vent Systems (DWV): Material
Water Heater System, Controls, Flues & Vents: Power Source/Type
Off Boiler
Water Heater System, Controls, Flues & Vents: Location
Water Heater System, Controls, Flues & Vents: Approximate Age
15-20 Yrs
Water Heater System, Controls, Flues & Vents: Capacity
Off Boiler
Water Heater System, Controls, Flues & Vents: Exhaust Flue Vent
Fuel Storage & Distribution Systems: Fuel System Type
Fuel Storage & Distribution Systems: Main Fuel Shut-off Location
At Boiler
Fuel Storage & Distribution Systems: Fuel Distribution Pipe Material
Main Water Supply, Water System: Location - Well Tank
Main Water Supply, Water System: Main Water Shutoff Location
Water Heater System, Controls, Flues & Vents: Manufacturer
Off Boiler

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. 

Fuel Storage & Distribution Systems: Fuel Oil Tank Present

A fuel oil tank is presently installed. Recommend qualified contractor to evaluate tank, and plumbing connections as needed at yearly regular maintenance.

Fixtures, Faucets, Tubs & Showers: Functional Flow/Drainage

The tub/shower had functional flow and functional drainage at the time of the inspection unless otherwise noted in the report.

Fixtures, Faucets, Tubs & Showers: Bathtub(s) & Shower(s)

The bathtub(s) and showers(s) were inspected by operating the faucet valves checking for proper flow and drainage, looking for leaks and/or any cracks or damage to the tub and/or shower enclosure itself. No deficiencies were observed at the time of inspection unless otherwise noted in this report.

Toilets: Toilet Inspection

Each toilet was flushed a minimum of three times to ensure proper operation which includes being able to discharge the full contents of the bowl. Unless otherwise noted in the report the toilet functioned as intended.

Main Water Supply, Water System: Private Well

Based on visible equipment or information provided to the inspector, the water supply to this property appeared to be from a private well. Private well water supplies are specialty systems and are excluded from this inspection. Comments in this report related to this system are made as a courtesy only and are not meant to be a substitute for a full evaluation by a qualified specialist. The inspector does not test private well water for contamination or pollutants, determine if the supply and/or flow are adequate, or provide an estimate for remaining life of well pumps, pressure tanks or equipment. Only visible and accessible components are evaluated. Recommend the following:

  • That a qualified well contractor fully evaluate the well, including a pump/flow test
  • That the well water be tested per the client's concerns (coliforms, pH, contaminants, etc.)
  • Research the well's history (how/when constructed, how/when maintained or repaired, past performance, past health issues)
  • Document the current well capacity and water quality for future reference

For more information, visit:


Main Water Supply, Water System: Water Filter / Softener Present

Water filter/softener was excluded from the scope of inspection. Recommend a water conditioning company (such as Capital Well) inspect the systems and provide evaluation of ensure unit(s) is/are functionally correctly.

Section 197-5.8        

Plumbing System (a)       

Home inspectors shall observe and report on the following visibly and readily accessible components, systems and conditions: 

  • 1.         Interior water supply and distribution systems including fixtures and faucets; 
  • 2.         Drain, waste and vent systems; 
  • 3.         Water heating equipment and vents and pipes; 
  • 4.         Fuel storage and fuel distribution systems and components; 
  • 5.         Drainage sumps, sump pumps, ejector pumps and related piping; 
  • 6.         Active leaks. 

(b)       In inspecting plumbing systems and components, home inspectors shall operate all readily accessible: 

  • 1.         Fixtures and faucets; 
  • 2.         Domestic hot water systems; 
  • 3.         Drain pumps and waste ejectors pumps; 
  • 4.         The water supply at random locations for functional flow; 
  • 5.         Waste lines from random sinks, tubs and showers for functional drainage; 

(c)        Home inspectors are not required to: 

  • 1.         Operate any main, branch or fixture valve, except faucets, or to determine water  temperature; 
  • 2.         Observe and report on any system that is shut down or secured; 
  • 3.         Observe and report on any plumbing component that is not readily accessible; 
  • 4.         Observe and report on any exterior plumbing component or system or any underground drainage system; 
  • 5.         Observe and report on fire sprinkler systems; 
  • 6.         Evaluate the potability of any water supply; 
  • 7.         Observe and report on water conditioning equipment including softener and filter systems; 
  • 8.         Operate freestanding or built in appliances; 
  • 9.         Observe and report on private water supply systems; 
  • 10.       Test shower pans, tub and shower surrounds or enclosures for leakage; 
  • 11.       Observe and report on gas supply system for materials, installation or leakage; 
  • 12.       Evaluate the condition and operation of water wells and related pressure tanks and pumps; the quality or quantity of water from on-site water supplies or the condition and operation of on-site sewage disposal systems such as cesspools, septic tanks, drain fields, related underground piping, conduit, cisterns and equipment; 
  • 13.       Observe, operate and report on fixtures and faucets if the flow end of the faucet is connected to an appliance; 
  • 14.       Record the location of any visible fuel tank on the inspected property that is not within or directly adjacent to the structure; 
  • 15.       Observe and report on any spas, saunas, hot-tubs or jetted tubs; 
  • 16.       Observe and report on any solar water heating systems. 

 (d).      Home inspections shall describe the water supply, drain, waste and vent piping materials; the water heating equipment including capacity, and the energy source and the location of the main water and main fuel shut-off valves.  In preparing a report, home inspectors shall state whether the water supply and waste disposal systems are a public, private or unknown.

  • Insp = Inspected
  • N.I. = Not Inspected
  • N.P. = Not Present
  • O/C = Observations/Concerns
8.1.1 - Main Water Supply, Water System

Pressure Gauge - Inoperable

The pressure gauge is inoperable or appears to be defective. A qualified plumber or well contractor should replace the gauge. The inspector was not able to fully evaluate the well equipment due to the gauge being defective.

Pipes Plumbing Contractor
8.2.1 - Water Distribution Systems

Distribution Pipe Leaking

Distribution pipes and/or valves where leaking. When operating the master bathroom shower valve, water poured through the 1st floor ceiling. There are other areas in the 1st floor ceiling with water stains some active, others inactive. Agent onsite stated a pipe had burst a few weeks ago do to lack of oil/heat.  Recommend a licensed plumber repair water pipes and drywall be repaired/replaced.

Pipes Plumbing Contractor
8.6.1 - Fixtures, Faucets, Tubs & Showers

Sink Collar Repaired
1st Floor Bathroom

Observed the support collar for the base of the sink to have excessive sealant indicating a prior leak. No active leaks were present at the time of inspection. Recommend monitoring and have professionally repaired if leaks persist.

Contractor Qualified Professional
8.6.2 - Fixtures, Faucets, Tubs & Showers

Diverter Valve Degraded
2nd Floor Bathroom

Tub spout diverter did not fully engage, allowing water to come out of the shower head and tub spout simultaneously. Recommend repair or replace tub spout/diverter for proper operation.

Pipes Plumbing Contractor
8.6.3 - Fixtures, Faucets, Tubs & Showers

Shower Head Missing
Master Bathroom

Master bathroom shower head is missing/not attached. Licensed plumber needs to install for proper operation.

Pipes Plumbing Contractor

9 - Electrical

Insp N.I. N.P. O/C
9.1 Service Entrance Conductors X
9.2 Main & Subpanels, Breakers & Fuses X X
9.3 Branch Wiring Circuits X
9.4 Electrical Fixtures, Switches and Receptacles X X
9.5 Smoke and CO Detectors X X
Main & Subpanels, Breakers & Fuses: Panel Capacity
200 AMP
Main & Subpanels, Breakers & Fuses: Panel Manufacturer
Square D
Main & Subpanels, Breakers & Fuses: Panel Type
Circuit Breaker
Main & Subpanels, Breakers & Fuses: Sub Panel Location
Main & Subpanels, Breakers & Fuses: Sub-Panel Capacity
Not Applicable
Branch Wiring Circuits: Wiring Method
Romex, NM
Electrical Fixtures, Switches and Receptacles : Ceiling Fan(s)
Smoke and CO Detectors: Smoke detector locations (at time of inspection)
Basement, 1st Floor, Second Floor, Bedroom, Garage
Main & Subpanels, Breakers & Fuses: Main Panel Location
Service Entrance Conductors: Electrical Service Conductors
Proper clearance, Overhead
Branch Wiring Circuits: Branch Wiring

Branch Circuits: The portion of the wiring system extending past the final over-current device. These circuits usually originate at a panel and transfer power to load devices. Any circuit that extends beyond the final over-current protective device is called a branch circuit.

Electrical Fixtures, Switches and Receptacles : GFCI Tested

Installed GFCIs were tested and functional unless otherwise noted in this report.

Section 197-5.9        Electrical System
(a).      Home inspectors shall observe and report upon readily accessible and observable portions of:
1.         Service drop;
2.         Service entrance conductors, cables and raceways;
3.         The main and branch circuit conductors for property over current protection and condition by visual observation after removal of the readily accessible main and sub electric panel covers;
4.         Service grounding;
5.         Interior components of service panels and sub-panels;
6.         A representative number of installed lighting fixtures, switches and receptacles;
7.         A representative number of ground fault circuit interrupters.
(b).      Home inspections shall describe readily accessible and observable portions of:
1.         Amperage and voltage rating of the service;
2.         The location of main dis-connects and sub-panels;
3.         The presence of aluminum branch circuit wiring;
4.         The presence or absence of smoke detectors and carbon monoxide detectors;
5.         The general condition and type of visible branch circuit conductors that may constitute a hazard to the occupant or the residential building by reason of improper use or installation of electrical components.
(c).       Home inspectors are not required to:
1.         Observe and report on remote control devices;
2.         Observe and report on alarm systems and components;
3.         Observe and report on low voltage wiring systems and components such as doorbells and intercoms;
4.         Observe and report on ancillary wiring systems and components which are not a part of the primary electrical power distribution system;
5.         Insert any tool, probe or testing device into the main or sub-panels;
6.         Activate electrical systems or branch circuits which are not energized;
7.         Operate overload protection devices;
8.         Observe and report on low voltage relays, smoke and/or heat detectors, antennas, electrical de-icing tapes, lawn sprinkler wiring, swimming pool wiring or any system controlled by timers;
9.         Move any object, furniture or appliance to gain access to any electrical component;
10.       Test every switch, receptacle and fixture;
11.       Remove switch and outlet cover plates;
12.       Observe and report on electrical equipment not readily accessible;
13.       Dismantle any electrical device or control;
14.       Measure amperage, voltage or impedance;
15.       Observe and report on any solar powered electrical component or
any standby emergency generators or components.  

  • Insp = Inspected
  • N.I. = Not Inspected
  • N.P. = Not Present
  • O/C = Observations/Concerns
9.2.1 - Main & Subpanels, Breakers & Fuses

Blue Button, Square D Breakers Present - Recalled

Observed potentially faulty AFCI breakers in the main panel. These Blue button Square D breakers had a recall in 2008 due to being faulty. The middle AFCI in place did not trip when tested. Recommend licensed electrician evaluate further and replace as needed.

Electric Electrical Contractor
9.4.1 - Electrical Fixtures, Switches and Receptacles

Cover Plates Damaged

One or more receptacles have a damaged cover plate. Recommend replacement.
Tools Handyman/DIY
9.4.2 - Electrical Fixtures, Switches and Receptacles

Flickering Lights

Living room recessed can lights flicker when the dimmer switch is operated. The cause of this could be a number of issues. Recommend a licensed electrician evaluate further and make corrections for proper operation.

Electric Electrical Contractor
9.5.1 - Smoke and CO Detectors

Need New Smoke Detectors - Older Style

The smoke detectors observed where outdated and should be replaced with new smoke CO detectors as per code for safety.

Smoke Detectors are required to be installed in the following locations per current safety standards:

  • 1 Per Bedroom
  • 1 Per level of home
  • Must be sealed Battery type (1JAN2017)

CO Detectors are required to be installed in the following locations per current safety standards:

  • 1 Within 15' of sleeping areas
  • 1 Per level of home
  • Must be sealed Battery type (1JAN2017)
Contractor Qualified Professional

10 - Interior Areas

Insp N.I. N.P. O/C
10.1 General X
10.2 Interior Windows X X
10.3 Interior Doors X
10.4 Interior Floors X X
10.5 Walls and Ceilings X X
10.6 Steps, Stairways & Railings X
10.7 Countertops, Cabinets & Backsplash X X
Interior Windows: Window Type
Transom, Double-hung, Casement
Interior Windows: Window Material
Interior Doors: Door Type/Material
Hollow core, Slider
Interior Floors: Floor Coverings
Hardwood, Tile, Carpet
Countertops, Cabinets & Backsplash: Countertop Material
Countertops, Cabinets & Backsplash: Cabinetry
Wood, Laminate
Walls and Ceilings: Minor Cracks in Walls and Ceilings

Minor cracks in the walls and ceilings are very common and are normally the result of long-term settling. Some settling is not uncommon especially in homes over 5 years old. Generally minor cracks are not a serious structural concern, though can be corrected for aesthetic purposes. More serious cracks or large amounts of cracks will be called out in the report as they are indicative of elevated structural movement.

Section 197-5.12      Interior
(a).      Home inspectors shall:
1.         Observe and report on the material and general condition of walls, ceilings and floors;
2.         Observe and report on steps, stairways and railings;
3.         Observe, operate and report on garage doors, garage door safety devices and garage door operators;
4.         Where visible and readily accessible, observe and report on the bath and/or kitchen vent fan ducting to determine if it exhausts to the exterior of the residential building;
5.         Observe, operate and report on a representative number of primary windows and interior doors;
6.         Observe and report on visible signs of water penetration.
(b).      Home inspectors are not required to:
1.         Ignite fires in a fireplace or stove to determine the adequacy of draft, perform a chimney smoke test or observe any solid fuel device in use;
2.         Evaluate the installation or adequacy of inserts, wood burning stoves or other modifications to a fireplace, stove or chimney;
3.         Determine clearance to combustibles in concealed areas;
4.         Observe and report on paint, wallpaper or other finish treatments;
5.         Observe and report on window treatments;
6.         Observe and report on central vacuum systems;
7.         Observe and report on household appliances;
8.         Observe and report on recreational facilities;
9.         Observe and report on lifts, elevators, dumbwaiters or similar devices.

  • Insp = Inspected
  • N.I. = Not Inspected
  • N.P. = Not Present
  • O/C = Observations/Concerns
10.2.1 - Interior Windows

Broken Hardware

Casement window hardware was not operational at the time of inspection. Recommend repair for window operation.

Tools Handyman/DIY
10.2.2 - Interior Windows

Torn Screen
Living Room

Living room window has a torn screen. Replace as needed to prevent insect intrusion.

Tools Handyman/DIY
10.4.1 - Interior Floors

Damaged (Isolated)

The stairway landing had excessive cracking and damage visible at the time of the inspection. Recommend repair/replacement by a qualified flooring contractor.

Flooring Flooring Contractor
10.4.2 - Interior Floors

Severe Wear

Floors have severe surface wear in many areas. Recommend a qualified flooring contractor evaluate & remedy. Not all areas are photographed.

Here is a DIY article that outlines how to refinish wood floors yourself. 

Flooring Flooring Contractor
10.5.1 - Walls and Ceilings

Minor Damage

Minor damage or deterioration to the wall was visible at the time of the inspection.

Putty knife Drywall Contractor
10.7.1 - Countertops, Cabinets & Backsplash

Countertop Edge Peeling Off
1st Floor Bathroom

The laminated edge covering is begging to peel off, which is common for laminate tops over time.

Contractor Qualified Professional

11 - Laundry Area/Room

Insp N.I. N.P. O/C
11.1 Washer/Dryer X X
11.2 Electrical Components X
Washer/Dryer: Dryer Power Source
240 Volt Electric
Washer/Dryer: Dryer Vent location
Washer/Dryer: Dryer Vent Material
Washer/Dryer: Laundry area ventilation
Electrical Components: GFCI/AFCI Protected Receptacles
Present, Tripped when tested
Washer/Dryer: Did Not Inspect

I did not inspect the clothes washer and dryer fully. These appliances are beyond the scope of a home inspection. I did not operate the appliances. The clothes dryer exhaust pipe must be inspected and cleaned every year to help prevent house fires. 

  • Insp = Inspected
  • N.I. = Not Inspected
  • N.P. = Not Present
  • O/C = Observations/Concerns
11.1.1 - Washer/Dryer

Ribbed Foil Vent

The dryer was vented using a flexible, ribbed, foil-like vent that is not approved by the Underwriter's Laboratory (UL). This type of dryer exhaust vent is more likely to accumulate lint than a smooth metal vent, creating a potential fire hazard. Excessive lint accumulation can also increase drying time and shorten the dryer's lifespan. The Inspector recommends replacing this foil vent with a properly-installed, UL-approved dryer vent either smooth wall metal or flexible metal. All work should be performed by a qualified contractor.

Tools Handyman/DIY

12 - Built In Appliances

Insp N.I. N.P. O/C
12.1 Refrigerator X
12.2 Range/Oven X
12.3 Dishwasher X
12.4 Built-in Microwave X X
Refrigerator: Brand
Range/Oven: Range/Oven Energy Source
Range/Oven: Exhaust Hood Type
Dishwasher: Brand
Built-in Microwave: Microwave Brand
Built-in Microwave: Microwave Type
Recirculating Microwave Venthood
Range/Oven: Range/Oven Brand

Appliances are inspected for function only, Quality or extent of operation is not within the scope of the Standards of Practice. No guarantee or warranty is offered or implied.

Dishwasher: High Loop Present

The dishwasher had a high loop installed in the drain line at the time of the inspection. The high loop is designed to prevent wastewater from contaminating the dishwasher. This is a proper condition.

Dishwasher: Dishwasher Run

Dishwasher was run through a basic cycle to test for functionality and found to operate. Test does not guarantee cleaning ability.

Built-in Microwave: Microwave Operated

Microwave was operated and found to be functional. Operation does NOT guarantee heating and/or cooking results.

Range/Oven: Electric Range: Self Cleaning Feature Not Tested

At the time of the inspection, the Inspector observed few deficiencies in the condition of the electric range. Notable exceptions will be listed in this report. The self-cleaning feature was not tested.

  • Insp = Inspected
  • N.I. = Not Inspected
  • N.P. = Not Present
  • O/C = Observations/Concerns
12.4.1 - Built-in Microwave

Broken Handle

Microwave handle door has broken off. Recommend installing new handle for proper operation.

Contractor Qualified Professional

13 - Fireplaces and Fuel-Burning Appliances

Insp N.I. N.P. O/C
13.1 Fireplaces, Stoves & Inserts X
Fireplaces, Stoves & Inserts: Type
Wood-Burning, Insert
Fireplaces, Stoves & Inserts: Fireplace Locations
Living room
Fireplaces, Stoves & Inserts: Fireplace Doors
Fireplaces, Stoves & Inserts: Specialist Should Clean and Evaluate Yearly

One or more wood-burning fireplaces or stoves were found at the property. When such devices are used, they should be professionally inspected and cleaned annually to prevent creosote build-up and to determine if repairs are needed. The National Fire Protection Association states that a "Level 2" chimney inspection should be performed with every sale or transfer of property with a wood-burning device. Recommend consulting with the property owner about recent and past servicing and repairs to all wood-burning devices and chimneys or flues at this property. Recommend that a qualified specialist evaluate all wood-burning devices and chimneys, and clean and repair as necessary. Note that if a wood stove insert is installed, it may need to be removed for such an evaluation. For more information, search for "chimney inspection" at:


Fireplaces, Stoves & Inserts: Disclaimer: Wood-Burning Insert

The fireplace in the living room contained a wood-burning insert, the inspection of which lies beyond the scope of the General Home Inspection. For a full inspection to more accurately determine the condition of the fireplace and to ensure that safe conditions exist, the Inspector recommends that you have the insert inspected by an inspector certified by the Chimney Safety Institute of America (CSIA). Find a CSIA-certified inspector near you at http://www.csia.org/search.

There were no visible deficiencies at the time of inspection.

3.8. Fireplace  

I. The inspector shall inspect:
A. readily accessible and visible portions of the fireplaces and chimneys;
B. lintels above the fireplace openings;

C. damper doors by opening and closing them, if readily accessible and manually operable; and
D. cleanout doors and frames.

II. The inspector shall describe:

A. the type of fireplace.
III. The inspector shall report as in need of correction:
A. evidence of joint separation, damage or deterioration of the hearth, hearth extension or chambers;
B. manually operated dampers that did not open and close;
C. the lack of a smoke detector in the same room as the fireplace;
D. the lack of a carbon-monoxide detector in the same room as the fireplace; and
E. cleanouts not made of metal, pre-cast cement, or other non-combustible material.

IV. The inspector is not required to:

A. inspect the flue or vent system.
B. inspect the interior of chimneys or flues, fire doors or screens, seals or gaskets, or mantels.  
C. determine the need for a chimney sweep.  
D. operate gas fireplace inserts.  
E. light pilot flames.  
F. determine the appropriateness of any installation.  
G. inspect automatic fuel-fed devices.  
H. inspect combustion and/or make-up air devices.  
I. inspect heat-distribution assists, whether gravitycontrolled or fan-assisted.  
J. ignite or extinguish fires.  
K. determine the adequacy of drafts or draft characteristics.  
L. move fireplace inserts, stoves or firebox contents.  
M. perform a smoke test.
N. dismantle or remove any component.
O. perform a National Fire Protection Association (NFPA)-style inspection.
P. perform a Phase I fireplace and chimney inspection.

  • Insp = Inspected
  • N.I. = Not Inspected
  • N.P. = Not Present
  • O/C = Observations/Concerns

14 - Attic, Insulation & Ventilation

Insp N.I. N.P. O/C
14.1 Attic Insulation X X
14.2 Ventilation X
14.3 Exhaust Systems X X
14.4 Structure and Framing X
Attic Access Location and Type of Access
Overhead Hatch
Inspection Method
In Attic
Attic Insulation: Insulation Material/Type
Batt, Loose-fill, Fiberglass
Attic Insulation: Approximate Attic Insulation Depth
8-12 inches
Ventilation: Ventilation Type
Soffit Vents, Ridge Vents
Exhaust Systems: Bathroom Ventilation
Ventilation fan, Operational
Structure and Framing: Ceiling Joist/Flooring
Framed Joists
Structure and Framing: Roof Deck/Sheathing Material
Structure and Framing: Roof Structure
Wood Frame
Ventilation: Disclaimer - Attic Ventilation

The Inspector disclaims confirmation of adequate attic ventilation year-round performance, but will comment on the apparent adequacy of the system as experienced by the inspector on the day of the inspection. Attic ventilation is not an exact science and a standard ventilation approach that works well in one type of climate zone may not work well in another. The performance of a standard attic ventilation design system can vary even with different homesite locations and conditions or weather conditions within a single climate zone.
The typical approach is to thermally isolate the attic space from the living space by installing some type of thermal insulation on the attic floor. Heat that is radiated into the attic from sunlight shining on the roof is then removed using devices that allow natural air movement to carry hot air to the home exterior. This reduces summer cooling costs and increases comfort levels, and can help prevent roof problems that can develop during the winter such as the forming of ice dams along the roof eves.
Natural air movement is introduced by providing air intake vents low in the attic space and exhaust vents high in the attic space.  Thermal buoyancy (the tendency of hot air to rise) causes cool air to flow into the attic to replace hot air flowing out the exhaust vents. Conditions that block ventilation devices, or systems and devices that are poorly designed or installed can reduce the system performance.

Structure and Framing: Obstructed View

Attic Insulation and limited access obstructed 100% my view of this area at time of inspection. There is a potential for concealed defects, but none were observed at time of inspection.

Section 197-5.15   Attics (a).      

Home inspectors shall observe and report on any safe and readily accessible attic space describing: 

  • 1.         The method of observation used; and 
  • 2.         Conditions observed. (b).      

Home inspectors are not required to enter any attic where no walkable floor is present or where entry would, in the opinion of the home inspector, be unsafe.

Section 197-5.13     

 Insulation and Ventilation (a).      Home inspectors shall: 

  • 1.         Observe, describe and report on insulation in accessible, visible unfinished spaces; 
  • 2.         Observe, describe and report on ventilation of accessible attics and foundation areas; 
  • 3.         Observe and report on mechanical ventilation systems in visible accessible areas.

(b).      Home inspectors are not required to:

  • 1.         Disturb insulation; 
  • 2.         Operate mechanical ventilation systems when weather or other conditions are not conducive to safe operation or may damage the equipment. 

  • Insp = Inspected
  • N.I. = Not Inspected
  • N.P. = Not Present
  • O/C = Observations/Concerns
14.1.1 - Attic Insulation

Mouse Raceways/Holes

Mouse raceways and holes found in insulation. This is common in rural homes. Recommend pest control pro as needed to mitigate as needed.

Pest control Pest Control Pro
14.3.1 - Exhaust Systems

Exhaust Ducts to Soffit

One or more exhaust fan ducts terminated at a soffit vent rather than at a dedicated hood or cap. Soffit vents are designed to allow cool air to be drawn into the attic, and to prevent excess moisture from accumulating in the attic. When such ducts are routed to terminate at soffit vents, the moist exhaust air may flow back into the attic and the soffit venting will be reduced. Recommend that a qualified contractor repair per standard building practices. For example, by installing approved hoods or caps at the roof surface or exterior wall(s), and permanently securing exhaust ducts to them.

Contractor Qualified Professional