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1234 Main St.
03/30/2020 9:00AM

Sample agent

Agent Name

Agency Name
Items Inspected
Maintenance item
Attention required
Immediate attention required

1 - Inspection Details

Furnished, Occupied
Temperature (approximate)
58 Fahrenheit (F)
Type of Building
Single Family
Weather Conditions
Cloudy, Light Rain
In Attendance
Home Owner

I prefer to have my client with me during my inspection so that we can discuss concerns, and I can answer all questions.

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, 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 home ownership is both a joyful experience and an important responsibility, so be sure to call on us or your preferred 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.

2 - Exterior

Siding, Flashing & Trim: Siding Material
Brick Veneer, Wood
Siding, Flashing & Trim: Siding Style
Exterior Doors & Windows: Exterior Entry Door
Attached Structures: Material
Walkways, Patios & Driveways: Driveway Material
Walkways, Patios & Driveways: Driveway Overall Condition

Satisfactory - Few to no issues found.  A couple to no minor cracks found.

Average - Several issues/cracks found, No major defects currently visible.

Poor - Significant cracking/issues found.  Major repairs needed now or in the near future.

Vegetation, Grading, Drainage & Retaining Walls: Wildfire Mitigation Tips

Trees and vegetation should be cut back from the home's perimeter. Many forested residential jurisdictions enforce strict codes for this type of mandatory property maintenance.

Some guidelines for mitigation:

  • Plants should be clustered so they dont allow the fire to follow a continuous path to the house. 
  • The smaller the plant, the better, especially those near the house. Larger trees are generally not as much of an issue as small brush, but trees can radiate a tremendous amount of heat toward the house if they catch fire.
  • Do not let plants touch the siding, as their flames will allow the vertical spread of flames.
  • Regularly water live plants.
  • Remove dead plant matter.
  • Avoid the use of flammable mulch or bark as plant bedding.
  • No part of a tree should be within 6 feet of the house.
  • Trees can be placed at the edge of the property to steer winds and flaming debris away from the house.
  • Construct slash piles (discussed further in the next slide)

In summary, numerous aspects of buildings and their surrounding property can be modified in order to mitigate the risk of damage by a wildfire. 

Attached Structures: Appurtenance
Attached Structures: Deck Overall Condition

Satisfactory - Few to no issues found.

Average - Several issues found, No major defects currently visible.

Poor - Significant issues found.  Major repairs needed now or in the near future.

Exterior Inspection Includes:

  • Grading, drainage, and vegetation that may adversely affect the structure or its components
  • Framing or frieze board separations
  • Rotating, buckling, cracking, or deflecting masonry cladding
  • Inspect flatwork (walks, drives, patios, etc.) or detention/retention ponds (especially related to slope and drainage)
  • Flashing, trim, wall cladding/siding, doors, and windows
  • Attached and adjacent balconies, carports, and porches
  • Stairs, steps, stoops, stairways, and ramps
  • Abutting porches, decks, and balconies
  • Eaves, soffits, and fascia
  • Visible structural components
  • Vehicle doors for type, general condition, and intended function by manual operation and by the use of permanently affixed opener(s)

2.1.1 - Walkways, Patios & Driveways

Driveway Cracking - Minor

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

2.1.2 - Walkways, Patios & Driveways

Walkway Cracking - Minor

Minor cosmetic cracks observed. Recommend monitor and/or patch/seal.
2.2.1 - Trees

Insufficient Spacing

Fire can climb from tree to neighboring tree like a ladder. To reduce the chance of this happening, tree limbs should be at least 6 feet away from the ground. Once a fire reaches the crown of a tree, the intensity of the heat increases, making the fire more likely to spread to surrounding trees. Therefore, it is important to space out the placement of vegetation and prune trees with branches close to the ground. 

There should be 10 feet of space between tree limbs (from each tip of the limb). This is for a slope that is less than 20%. For slopes up to 40%, the space should be increased to 20 feet. For slopes greater than 40%, there should be 30 feet of space in between the tree limbs. 

Yard scissors Tree Service
2.2.2 - Trees

Excessive Lean

Most trees don't grow completely straight; a little bit of lean is normal. However, if a tree begins to lean when it didn't before, this is a sign of a problem. There can be different reasons for this condition, such as poor weight distribution or root damage. 

As a preventative measure, the homeowner can prune the roots on one side of a tree that is leaning in order to distribute the tree's weight more evenly. 

If there is fungus or decay on the roots opposite the lean, it can weaken the tree further and lead to a complete collapse. Cables attached to stakes may be placed around the tree to stabilize it. If this is done, padding should be added to the cable that comes in contact with the tree in order to protect any tender bark. 

If there are cracks in the first few feet of the trunk, this is a sign that the tree is dangerously leaning. The unnatural position of the tree puts extreme weight on the trunk.

In a worst-case scenario, a tree may have to be felled for safety. 

Yard scissors Tree Service
2.2.3 - Trees

Contact With Structure/Overhang
Northeast, Northwest

No tree, regardless of its type or condition, should be in contact with/overhanging the house structure or its exterior components.

Yard scissors Tree Service
2.3.1 - Vegetation, Grading, Drainage & Retaining Walls

Negative Grading
East Southeast South

Grading is sloping towards the home in some areas. This could lead to water intrusion and foundation issues. 

In some cases, adding additional backfill to slope the land away from the house solves the problem. 

Recommend qualified landscaper or foundation contractor regrade so water flows away from home.

Here is a helpful article discussing negative grading.

2.4.1 - Siding, Flashing & Trim

Evidence of Water Intrusion

Siding showed signs of water intrusion. This could lead to further siding deterioration and/or mold. Recommend a qualified siding contractor evaluate and repair. 

2.4.2 - Siding, Flashing & Trim

Loose Boards

One or more siding boards were loose, which could result in moisture intrusion. Recommend a qualified siding contractor secure and fasten.

Siding Siding Contractor
2.4.3 - Siding, Flashing & Trim


Distortions such as bowing or sagging of an exterior wall of shingles can indicate a problem with foundation settlement or warped framework.

Siding Siding Contractor
2.4.4 - Siding, Flashing & Trim

Northeast, Northwest

Siding can be improperly installed or can come loose.

A detaching veneer may have a decided bow to it or can show signs of cracking as it pulls loose and separates from the house.

Siding Siding Contractor
2.4.5 - Siding, Flashing & Trim

Siding Damage

Damage to the siding was found.  This offers a potential point of entry for moisture.

Siding Siding Contractor
2.5.1 - Exterior Doors & Windows

Window Frame Cracks
North Northeast

Cracks on the exterior widow frame found. This provides a potential point of entry for water to get behind the finish and window frame. 

Window Window Repair and Installation Contractor
2.6.1 - Eaves, Soffits & Fascia

Paint/Finish Failing

The paint or finish is failing. This can lead to deterioration and rot of the material. Recommend that the araes be properly prepared and painted / finished.

Paint roller Painting Contractor
2.7.1 - Attached Structures

Paint Peeling

Paint is peeling leaving wood unprotected from water damage. 

Tools Handyman/DIY
2.7.2 - Attached Structures

Improper/Unsafe Handrail

Basically, your hand should be able to wrap around the handrail in case of a fall. Handrails that don't allow for that are a potential safety hazard.

Contractor Qualified Professional

3 - Roof

General/Structure: Inspection Method
Coverings: Roof Covering Material
Asphalt Shingles
Coverings: Estimated Age
4 - 6 Years
Coverings: Estimated Remaining Life
8 - 12 Years
Roof Flashings: Material
Roof Drainage Systems: Gutter Material
Chimney: Chimney Materal
Chimney: Inspection Method
the roof
General/Structure: Roof Type/Style
Gable, Shed, Hip

General/Structure: Overall Condition

Satisfactory: Few to no issues found - the roof covering will likely/should last at least 5 years, 

Average: Several issues found - the roof covering will likely need to be replaced within the next 5 years.

Poor: Multiple significant issues found - the roof covering needs to be replaced now or very soon (at most, within the next year).

I. The inspector shall inspect from ground level or the eaves:

  1. the roof-covering materials;
  2. the gutters;
  3. the downspouts;
  4. the vents, flashing, skylights, chimney, and other roof penetrations; and 
  5. the general structure of the roof from the readily accessible panels, doors or stairs.

II. The inspector shall describe:

  1. the type of roof-covering materials.

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

  1. observed indications of active roof leaks.

IV. The inspector is not required to:

  1. walk on any roof surface.
  2. predict the service life expectancy. 
  3. inspect underground downspout diverter drainage pipes. 
  4. remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces.
  5. move insulation. 
  6. inspect antennae, satellite dishes, lightning arresters, de-icing equipment, or similar attachments.
  7. walk on any roof areas that appear, in the inspector's opinion, to be unsafe.
  8. walk on any roof areas if doing so might, in the inspector's opinion, cause damage. 
  9. perform a water test.
  10. warrant or certify the roof.
  11. confirm proper fastening or installation of any roof-covering material.

3.4.1 - Roof Drainage Systems

Downspouts Drain Near House

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. 

3.5.1 - Chimney

Loose/Missing/Cracked/Spalling Masonry

The chimney takes a lot of abuse and is expected to deteriorate over time. Without the proper protection of a chimney cap or crown, rain constantly wets the interior as well as the exterior.

Freeze/thaw cycles exaggerated by heating cycles cause masonry to spall (crumble).

It is a result of water entering brick, concrete, or natural stone and forcing the surface to peel, pop out, or flake off often during freeze/thaw cycles.

In the absence of a separate flue (unlined chimney), the chase also collects condensation from the exhaust as it cools near the top of the chimney.

Fireplace Chimney Repair Contractor

4 - Structure

Basement/Crawlspace: Unfinished Basement
Basement/Crawlspace: Finished Basement
Basement/Crawlspace: Joists
Conventional Wood
Basement/Crawlspace: Sump Pump NOT Present
Basement/Crawlspace: Crawl Space Floor
Columns: Present
Roof: Attic Access/Inspection
Inspected From The Interior, Access Was Partial
Roof: Attic Access Location
Via door - Partially Finished Attic

Attic access is located (In Bedroom, Hallway, Closet, etc).

Roof: Rafter Size
Roof: Sheathing Material
Foundation: Foundation Type/Material
Poured Concrete
Basement/Crawlspace: Floor
Unfinished, Carpeting

If the floor has been finished, inspection of the basement slab is not possible.

Columns: Column Material
Basement/Crawlspace: Obstructions Impeding Inspection

Objects in storage made it impossible to inspect certain areas of the basement or crawlspace.

I. The inspector shall inspect:

  • the foundation;
  • the basement;
  • the crawlspace; and
  • structural components.

II. The inspector shall describe:

  • the type of foundation; and
  • the location of the access to the under-floor space.

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

  • observed indications of wood in contact with or near soil;
  • observed indications of active water penetration; 
  • observed indications of possible foundation movement, such as sheetrock cracks, brick cracks, out-of-square door frames, and unlevel floors; and
  • 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:

  • enter any crawlspace that is not readily accessible, or where entry could cause damage or pose a hazard to him/herself.
  • move stored items or debris. 
  • operate sump pumps with inaccessible floats. 
  • identify the size, spacing, span or location or determine the adequacy of foundation bolting, bracing, joists, joist spans or support systems. 
  • provide any engineering or architectural service. 
  • report on the adequacy of any structural system or component.

4.1.1 - Foundation

Crack - Angled

Angled cracks appear when the upload and download offset each other.

They can appear when there is a major difference in the soil under the house from one location to another, heaving of the soil, and resulting footing failure. This type of crack points down to the location of the upload.

In block construction, the angled crack may appear along the mortar block joints in an angled direction. This is called a step crack.

Angled cracks can appear in pairs, where a load in one direction is offset by a pair of loads from the other direction.

The house diagram shows the result of settlement, where the stress is borne at one corner of the house.

Here, the angled step crack is likely to have a companion crack on the adjacent wall at that corner, indicating that the corner is breaking away entirely from the rest of the house and sinking.

A crack at a single corner of the house can indicate a broken footing because of the condition of the soil underneath, expansive clay soils, or even the uplift from heavy tree roots in that location.

Mag glass Monitor
4.2.1 - Basement/Crawlspace

Joist Deterioration

Contractor Qualified Professional
4.2.2 - Basement/Crawlspace

Insulation Not Installed

House construction Insulation Contractor

5 - Garage

Structure: Garage Details
Garage Door: Material
Floor: Type Of Floor
Concrete Slab
Garage Door: Type
Automatic, Manual
5.2.1 - Passage Door (From garage to inside of home)

Not Self-closing

Door from garage to home should have self-closing hinges to help prevent spread of a fire to living space. Recommend a qualified contractor install self-closing hinges. 

DIY Resource Link.

5.3.1 - Floor


Cracking visible in the garage floor. 

Minor cracks in the slab are quite common and may not indicate any structural problem with the garage, serious cracking is another story.

Cracks that run from wall to wall may indicate that the foundation has settled or that footings have failed.

They should be investigated for causes.

Mag glass Monitor
5.4.1 - Structure

Signs of Repairs

It appears repairs have been made, you may want to get them assessed to endure it was done properly. 

Contractor Qualified Professional
5.6.1 - Garage Door

Auto Reverse Sensor Not Working

The auto reverse sensor was not responding at time of inspection. This is a safety hazard to children and pets. Recommend a qualified garage door contractor evaluate and repair/replace. 

6 - Electrical

Main & Subpanels: Panel Capacity
200 AMP
Main & Subpanels: Panel Manufacturer
Cutler Hammer
Main & Subpanels: Panel Type
Circuit Breaker
Main & Subpanels: Sub Panel Location
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Service Entrance Conductors: Electrical Service Conductors
Overhead, 240 Volts
Main & Subpanels: Main Panel Location
Branch Wiring Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP

I. The inspector shall inspect:

  • the service drop;
  • the overhead service conductors and attachment point;
  • the service head, gooseneck and drip loops;
  • the service mast, service conduit and raceway;
  • the electric meter and base;
  • service-entrance conductors;
  • the main service disconnect;
  • panelboards and over-current protection devices (circuit breakers and fuses);
  • service grounding and bonding;
  • 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;
  • all ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible; and
  • for the presence of smoke and carbon-monoxide detectors.

II. The inspector shall describe:

  • the main service disconnect's amperage rating, if labeled; and 
  • the type of wiring observed.

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

  • deficiencies in the integrity of the service-entrance conductors insulation, drip loop, and vertical clearances from grade and roofs;
  • any unused circuit-breaker panel opening that was not filled;
  • the presence of solid conductor aluminum branch-circuit wiring, if readily visible;
  • 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
  • the absence of smoke and/or carbon monoxide detectors.

IV. The inspector is not required to:

  • insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures.
  • operate electrical systems that are shut down. 
  • remove panelboard cabinet covers or dead fronts.
  • operate or re-set over-current protection devices or overload devices. 
  • operate or test smoke or carbon-monoxide detectors or alarms.
  • inspect, operate or test any security, fire or alarm systems or components, or other warning or signaling systems.
  • measure or determine the amperage or voltage of the main service equipment, if not visibly labeled.
  • inspect ancillary wiring or remote-control devices. 
  • activate any electrical systems or branch circuits that are not energized. 
  • inspect low-voltage systems, electrical de-icing tapes, swimming pool wiring, or any time-controlled devices. 
  • verify the service ground. 
  • inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility. 
  • inspect spark or lightning arrestors.
  • inspect or test de-icing equipment. 
  • conduct voltage-drop calculations. 
  • determine the accuracy of labeling.
  • inspect exterior lighting. 

6.1.1 - Service Entrance Conductors

Improper Clearance

Overhead wires must meet certain clearances according to the NEC.

The reason for these clearance requirements is to prevent anyone from touching the wires and to prevent vehicles from touching them.

  • At least 10' above the pedestrian areas and walkways
  • 12' above the driveway
  • 3' above the roof (with exceptions)
  • At least 3' from windows, doors, balconies, and decks
  • Wires should clear any roof ridge by 3'
  • With a flat roof (less than 4/12 pitch), the clearance should be a minimum of 8' above the roof surface.

Any deviation from these NEC clearance requirements `are a safety hazard.

Contact the utility company to find out who is responsible for making the corrections.


Contractor Utility Company
6.5.1 - Lighting Fixtures, Switches & Receptacles

No GFCI Protection Installed
2nd Floor Kitchen, 3rd Floor Bathrooms

There are no GFCI protections in this home, indoors or out. 

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. 

6.5.2 - Lighting Fixtures, Switches & Receptacles

Inadequate Number of Receptacles
Basement, 1st Floor, 2nd Floor Kitchen, 2nd Floor Dining Room, 2nd Floor Living Room,

There is a minimal number of receptacles in the home. This can cause a short circuit if increased demand is present. Recommend licensed electrician add additional receptacles.
6.5.3 - Lighting Fixtures, Switches & Receptacles

Reverse Polarity
1st Floor

One or more receptacles have been wired with reverse polarity. This can create a shock hazard. Recommend licensed electrician evaluate & repair.
6.5.4 - Lighting Fixtures, Switches & Receptacles

Ungrounded Receptacle
1st Floor Bathroom

One or more receptacles are ungrounded. To eliminate safety hazards, all receptacles in kitchen, bathrooms, garage & exterior should be grounded.
6.5.5 - Lighting Fixtures, Switches & Receptacles

Extension Cord Wiring
Basement, 1st Floor Bathroom,

The use of extension cords is not acceptable for permanent wiring or for use for large appliances. 

Electric Electrical Contractor
6.5.6 - Lighting Fixtures, Switches & Receptacles

Outdoor Outlet Covers Missing/Damaged
North - front door

All exterior electrical outlets require protection from the elements. 

Tools Handyman/DIY
6.6.1 - Smoke Detectors

Insufficient/Missing Smoke Detectors

There were missing or an insufficient number of smoke detectors in the home. It is recommended that one be installed in each bedroom and at least one on each floor.

Contractor Qualified Professional
6.7.1 - Carbon Monoxide Detectors

No Detector Present

Recommend that a CO detector be installed. 

Wrench DIY

7 - Heating

Energy Source
Heat Type
Gas-Fired Heat, Forced Air
Age of Unit
>1 Years
Serial Number
Distribution/Duct Systems: Ductwork
AFUE Rating

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


I. The inspector shall inspect:

  • the heating system, using normal operating controls.

II. The inspector shall describe:

  • the location of the thermostat for the heating system;
  • the energy source; and
  • the heating method.

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

  • any heating system that did not operate; and
  • if the heating system was deemed inaccessible.

IV. The inspector is not required to:

  • inspect, measure, or evaluate the interior of flues or chimneys, fire chambers, heat exchangers, combustion air systems, fresh-air intakes, makeup air, humidifiers, dehumidifiers, electronic air filters, geothermal systems, or solar heating systems.
  • inspect fuel tanks or underground or concealed fuel supply systems. 
  • determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system. 
  • light or ignite pilot flames. 
  • 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. 
  • override electronic thermostats. 
  • evaluate fuel quality.
  • verify thermostat calibration, heat anticipation, or automatic setbacks, timers, programs or clocks.
  • measure or calculate the air for combustion, ventilation, or dilution of flue gases for appliances. 

7.4.1 - Forced Air Furnaces

Dirty or Missing Air Filter

Dirty air filters can impede the flow of air into the furnace and allow the plenum to get hot enough to turn off the furnace (hits the high limit) in a pattern of short cycling. Always check filters regularly.

Tools Handyman/DIY

8 - Cooling

Cooling Equipment: Location
Exterior South
Cooling Equipment: Type of Cooling
Distribution System: Configuration
Cooling Equipment: Brand
Cooling Equipment: Energy Source/Type
Cooling Equipment: SEER Rating

Modern standards call for at least 13 SEER rating for new install. 

Read more on energy efficient air conditioning at Energy.gov.

Cooling Equipment: Outdoor Unit Overall Condition

Satisfactory - No major defects/issues were noticed at the time of inspection

Average - Few minor issues noticed at the time of inspection - may need to be replaced within the next 5 years.

Poor - Multiple minor to severe issues were found, the unit will need to be replaced within the next year or immediately.

Cooling Equipment: Low Temperature
The A/C unit was not tested due to low outdoor temperature. This may cause damage the unit.

 The inspector shall inspect:

  • the cooling system, using normal operating controls.

II. The inspector shall describe:

  • the location of the thermostat for the cooling system; and
  • the cooling method.

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

  • any cooling system that did not operate; and
  • if the cooling system was deemed inaccessible.

IV. The inspector is not required to:

  • determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system.
  • inspect portable window units, through-wall units, or electronic air filters. 
  • 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. 
  • inspect or determine thermostat calibration, cooling anticipation, or automatic setbacks or clocks. 
  • examine electrical current, coolant fluids or gases, or coolant leakage.

8.1.1 - Cooling Equipment

Vegetation Too Close

Vegetation was too close to the compressor, which can limit heat dissipation and limit effectiveness. Recommend cutting back vegetation to avoid overheating compressor.

9 - Plumbing

Water Source
Water Supply & Distribution Systems: Distribution Material
Copper, PVC
Water Supply & Distribution Systems: Water Supply Material
Copper, PVC
Drain, Waste, & Vent Systems: Drain Size
Drain, Waste, & Vent Systems: Material
Hot Water Systems, Controls, Flues & Vents: Capacity
40 gallons
Hot Water Systems, Controls, Flues & Vents: Location
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Gas Lines, Fuel Storage & Distribution Systems: Main Gas Shut-off Location
Gas Meter
Main Water Shut-Off Location
Basement, North
Hot Water Systems, Controls, Flues & Vents: Manufacturer

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:

  • the main water supply shut-off valve;
  • the main fuel supply shut-off valve;
  • the water heating equipment, including the energy source, venting connections, temperature/pressure-relief (TPR) valves, Watts 210 valves, and seismic bracing;
  • interior water supply, including all fixtures and faucets, by running the water;
  • all toilets for proper operation by flushing;
  • all sinks, tubs and showers for functional drainage;
  • the drain, waste and vent system; and
  • drainage sump pumps with accessible floats.

II. The inspector shall describe:

  • whether the water supply is public or private based upon observed evidence;
  • the location of the main water supply shut-off valve;
  • the location of the main fuel supply shut-off valve;
  • the location of any observed fuel-storage system; and
  • the capacity of the water heating equipment, if labeled.

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

  • deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously;
  • deficiencies in the installation of hot and cold water faucets;
  • active plumbing water leaks that were observed during the inspection; and  
  • 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:

  • light or ignite pilot flames.
  • measure the capacity, temperature, age, life expectancy or adequacy of the water heater. 
  • 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. 
  • determine the exact flow rate, volume, pressure, temperature or adequacy of the water supply. 
  • determine the water quality, potability or reliability of the water supply or source. 
  • open sealed plumbing access panels. 
  • inspect clothes washing machines or their connections. 
  • operate any valve.
  • test shower pans, tub and shower surrounds or enclosures for leakage or functional overflow protection. 
  • 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. 
  • determine the effectiveness of anti-siphon, back-flow prevention or drain-stop devices. 
  • determine whether there are sufficient cleanouts for effective cleaning of drains. 
  • evaluate fuel storage tanks or supply systems.
  • inspect wastewater treatment systems.
  • inspect water treatment systems or water filters. 
  • inspect water storage tanks, pressure pumps, or bladder tanks. 
  • evaluate wait time to obtain hot water at fixtures, or perform testing of any kind to water heater elements. 
  • evaluate or determine the adequacy of combustion air. 
  • test, operate, open or close: safety controls, manual stop valves, temperature/pressure-relief valves, control valves, or check valves.
  • examine ancillary or auxiliary systems or components, such as, but not limited to, those related to solar water heating and hot water circulation.
  • determine the existence or condition of polybutylene, polyethylene, or similar plastic piping.
  • inspect or test for gas or fuel leaks, or indications thereof.

9.1.1 - Water Supply & Distribution Systems

Corroded/Rusted Piping

Pipes that are corroded are near or at the end of their useful life and will eventually begin leaking.

These pipes will probably need replacement in the near future.

Pipes Plumbing Contractor
9.2.1 - Drain, Waste, & Vent Systems

Improper Installation - Wrong Hangers

Piping is improperly supported with wire or plumbers tape (galvanized strapping with holes in it).

As the piping moves/sways when water runs through it, the metal strapping can cut through the plastic piping, causing it to fail.

Listed plastic hangers are required, commonly called J-hooks.

Pipes Plumbing Contractor
9.3.1 - Hot Water Systems, Controls, Flues & Vents

No Drip Pan

No drip pan was present. Recommend installation by a qualified plumber.
9.3.2 - Hot Water Systems, Controls, Flues & Vents

No Expansion Tank

No expansion tank was present. Expansion tanks allow for the thermal expansion of water in the pipes. These are required in certain areas for new installs. Recommend a qualified plumber evaluate and install.
9.3.3 - Hot Water Systems, Controls, Flues & Vents

Overflow Terminates to Floor

The overflow for the water heater doesn't end at a drain, which means it will poor water directly on the floor if it is utilized.

Contractor Qualified Professional
9.5.1 - Fixtures

Faucet Damaged/Corroded
1st Floor Bathroom

Ceramic faucet handles can become cracked, and the sharp edges can cut hands, as well as leak/cause water damage.

Pipes Plumbing Contractor
9.5.2 - Fixtures

Poor Drainage
1st Floor Bathroom

Pipes Plumbing Contractor
9.5.3 - Fixtures

Toilet - Damaged/Cracked/Leaking

Cracked toilets can fail at any time, and replacement of the cracked component is usually warranted.

Toilets that leak through a crack must be replaced.

Pipes Plumbing Contractor

10 - Interior

Windows: Window Manufacturer
Windows: Window Type
Walls: Wall Material
Drywall, Wood
Ceilings: Ceiling Material
Floors: Floor Coverings
Carpet, Hardwood, Tile
Countertops & Cabinets: Cabinetry
Countertops & Cabinets: Countertop Material

I. The inspector shall inspect:

  • a representative number of doors and windows by opening and closing them;
  • floors, walls and ceilings;
  • stairs, steps, landings, stairways and ramps;
  • railings, guards and handrails; and
  • garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls.

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

  • improper spacing between intermediate balusters, spindles and rails for steps, stairways, guards and railings;
  • photo-electric safety sensors that did not operate properly; and
  • any window that was obviously fogged or displayed other evidence of broken seals.

III. The inspector is not required to:

  • inspect paint, wallpaper, window treatments or finish treatments.
  • inspect floor coverings or carpeting.
  • inspect central vacuum systems. 
  • inspect for safety glazing. 
  • inspect security systems or components. 
  • evaluate the fastening of islands, countertops, cabinets, sink tops or fixtures. 
  • move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure. 
  • move suspended-ceiling tiles. 
  • inspect or move any household appliances. 
  • inspect or operate equipment housed in the garage, except as otherwise noted. 
  • verify or certify the proper operation of any pressure-activated auto-reverse or related safety feature of a garage door. 
  • operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with local, state or federal standards. 
  • operate any system, appliance or component that requires the use of special keys, codes, combinations or devices. 
  • operate or evaluate self-cleaning oven cycles, tilt guards/latches, or signal lights. 
  • inspect microwave ovens or test leakage from microwave ovens. 
  • operate or examine any sauna, steam-generating equipment, kiln, toaster, ice maker, coffee maker, can opener, bread warmer, blender, instant hot-water dispenser, or other small, ancillary appliances or devices. 
  • inspect elevators. 
  • inspect remote controls. 
  • inspect appliances. 
  • inspect items not permanently installed.
  • discover firewall compromises. 
  • inspect pools, spas or fountains.
  • determine the adequacy of whirlpool or spa jets, water force, or bubble effects. 
  • determine the structural integrity or leakage of pools or spas.

10.1.1 - Doors

Door Doesn't Latch
2nd Floor South West Bedroom

Door doesn't latch properly. Recommend handyman repair latch and/or strike plate.
10.1.2 - Doors

Noticeable Gap

One or more gaps could result in energy loss. Recommend handyman or door contractor evaluate.
10.1.3 - Doors

Poor Weather-stripping

At the time of the inspection, weather-stripping at interior doors was generally damaged or deteriorated. The Inspector recommends replacement/installation of effective weather-stripping components as necessary by a qualified contractor.

10.2.1 - Windows

Deteriorating Paint or Finish
2nd Floor North, 4th Floor South,

Windows take a lot of wear and tear, occasional maintenance is needed to keep materials protected.

Contractor Qualified Professional
10.2.2 - Windows

Insufficient/Improper Egress Window

If a room is used as a bedroom, fire safety codes usually require that it have a means of egress (exit) directly outside. In practice, this usually means a window.

The window must be large enough and the sill low enough to allow a person to climb out in case of emergency.

The sill must be no higher than 44 above the floor.

In addition, the opening must be at least 20 wide and 24 tall.

The opening may be no less than 5.0 square feet for windows located at grade and no less than 5.7 square feet for windows above grade (second story and higher).

There are also specific requirements for basements and bedrooms in basements.

Contractor Qualified Professional
10.3.1 - Floors

Carpet Stains

Carpet had areas of staining or discoloration. Recommend a thorough steam clean by a qualified carpet cleaning company 

Vacuum cleaner 512 Carpet Cleaner
10.3.2 - Floors

Moisture Damage

Floors had areas of visible moisture damage. Recommend a qualified flooring contractor evaluate & repair areas of moisture. 

10.3.3 - Floors

Loose/Damaged/Missing Tiles

The grout is broken or missing or is otherwise poorly installed, which could allow water to get through to the subfloor.

Hammer Carpentry Contractor
10.4.1 - Walls

Drywall - Deterioration

Drywall can deteriorate due to water damage.

Sections of deteriorating drywall can be replaced.

Tape at the seams of drywall can become loose if the drywall is exposed to water damage, if the drywall is in an unconditioned space, if there is too much dampness, or if the original installation was poorly done. 

Putty knife Drywall Contractor
10.5.1 - Ceilings

Minor Damage

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

11 - Built-in Appliances

Range/Oven/Cooktop: Range/Oven Energy Source
Refrigerator: Brand
Range/Oven/Cooktop: Exhaust Hood Type
Dishwasher: Brand
Range/Oven/Cooktop: Range/Oven Brand
Frigidaire, GE
11.2.1 - Refrigerator

Ice Maker/Water Despenser Not Operating

The water despesor/ice maker was not working at the time of inspection. 

11.2.2 - Refrigerator

Freezer Frosted Up

The freezer was frosted up, needs to be defrosted and monitored to see if there's an actual issue. 

12 - Attic, Insulation & Ventilation

Flooring Insulation
Exhaust Systems: Exhaust Fans
Fan Only
Ventilation: Ventilation Type
Ridge Vents, Attic Fan

. The inspector shall inspect:

  • insulation in unfinished spaces, including attics, crawlspaces and foundation areas;
  • ventilation of unfinished spaces, including attics, crawlspaces and foundation areas; and
  • mechanical exhaust systems in the kitchen, bathrooms and laundry area.

II. The inspector shall describe:

  • the type of insulation observed; and
  • 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:

  • the general absence of insulation or ventilation in unfinished spaces.

IV. The inspector is not required to:

  • 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.
  • move, touch or disturb insulation. 
  • move, touch or disturb vapor retarders. 
  • break or otherwise damage the surface finish or weather seal on or around access panels or covers. 
  • identify the composition or R-value of insulation material. 
  • activate thermostatically operated fans. 
  • determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers or wiring.
  • determine the adequacy of ventilation.