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1234 Main St.
04/08/2020 9:00AM

Sample agent
agent

Agent Name

Agency Name
2
Maintenance item
10
Recommendation
8
Safety hazard

1 - Inspection Details

In Attendance
Home Owner, Client's Agent
Occupancy
Furnished, Occupied
Type of Building
Single Family 2-Story
Temperature (approximate)
82 Fahrenheit (F)
Weather Conditions
Sunny, Hot, Humid
Overview

Primax Property Inspections, LLC strives to perform all inspections in substantial compliance with the Standards of Practice as set forth by InterNACHI. As such, we inspect the readily accessible, visually observable, installed systems and components of the home as designated in these Standards of Practice. When systems or components designated in the Standards of Practice were present but were not inspected, the reason(s) the item was not inspected will be stated. This inspection is neither technically exhaustive nor quantitative.

There may be comments made in this report that exceed the required reporting of the InterNACHI Standards of Practice, these comments (if present) were made as a courtesy to give you as much information as possible about the home. Exceeding the Standards of Practice will only happen when we feel we have the experience, knowledge, or evidence to do so. There should be no expectation that the Standards of Practice will be exceeded throughout the inspection, and any comments made that do exceed the standards will be followed by a recommendation for further evaluation and repairs by applicable tradespeople.

This report contains observations of those systems and components that, in our professional judgment, were not functioning properly, significantly deficient, or unsafe. All items in this report that were designated for repair, replacement, maintenance, or further evaluation should be investigated by qualified tradespeople within the clients contingency period, to determine a total cost of said repairs and to learn of any additional problems that may be present during these evaluations that were not visible during a "visual only" Home Inspection.

This inspection will not reveal every concern or issue that may be present, but only those significant defects that were accessible and visible at the time of inspection. This inspection cannot predict future conditions or determine if latent or concealed defects are present. The statements made in this report reflect the conditions as existing at the time of the inspection only and expire at the completion of the inspection, as conditions can change. Weather conditions and other changes in conditions may reveal problems that were not present at the time of inspection; including but not limited to: roof leaks, or water infiltration into crawl spaces or basements.

This inspection is NOT intended to be considered as a GUARANTEE OR WARRANTY, EXPRESSED OR IMPLIED, regarding the operation, function, or future reliability of the home and its components. AND IT SHOULD NOT BE RELIED ON AS SUCH. This inspection report should be used alongside the seller's disclosure, and quotes and advice from the tradespeople recommended in this report to gain a better understanding of the condition of the home. Some risk is always involved when purchasing a property and unexpected repairs should be anticipated, as this is, unfortunately, a part of homeownership. One Year Home Warranties are sometimes provided by the sellers and are highly recommended as they may cover future repairs on major items and components of the home. If a warranty is not being provided by the seller(s), your Realtor can advise you of companies who offer them.


Notice to Third Parties 

Notice to Third Parties: This report is the property of Primax Property Inspections, LLC and is Copyrighted as of 2020. The Client(s) and their Direct Real Estate Representative named herein have been named as licensee(s) of this document. This document is non-transferrable, in whole or in part, to any and all third parties, including; subsequent buyers, sellers, and listing agents. Copying and pasting deficiencies to prepare the repair request is permitted. THE INFORMATION IN THIS REPORT SHALL NOT BE RELIED UPON BY ANYONE OTHER THAN THE CLIENT NAMED HEREIN. This report is governed by an Inspection agreement that contained the scope of the inspection, including limitations, exclusions, and conditions of the copyright. Unauthorized recipients are advised to contact a qualified Home Inspector of their choosing to provide them with their own Inspection and Report.


Important Info 

INACCESSIBLE AREAS: In the report, there may be specific references to areas and items that were inaccessible or only partly accessible. We can make no representations regarding conditions that may be present in these areas that were concealed or inaccessible for review. With access and an opportunity for inspection, reportable conditions or hidden damage may be found in these areas.

QUALITATIVE vs QUANTITATIVE - A home inspection is not quantitative, when multiple or similar parts of a system, item, or component are found to have a deficiency, the deficiency will be noted in a qualitative manner such as "multiple present" etc. A quantitative number of deficient parts, pieces, or items will not be given as the repairing contractor will need to evaluate and ascertain the full amount or extent of the deficiency or damage. This is not a technically exhaustive inspection.

REPAIRS vs UPGRADES - We inspect homes to today's safety and building standards. Therefore, some recommendations made in this report may have not been required when the home was constructed. Building standards change and are improved for the safety and benefit of the occupants of the home and any repairs and/or upgrades mentioned should be considered for safety, performance, and the longevity of the home's items and components. Although we will address some recommended upgrades in the report, this should not be construed as a full listing of items that could potentially be upgraded. To learn of ALL the ways the home could be brought up to today's building and safety standards, full and exhaustive evaluations should be conducted by qualified tradespeople.

COMPONENT LIFE EXPECTANCY - Components may be listed as having no deficiencies at the time of inspection but may fail at any time due to their age or lack of maintenance, that couldn't be determined by the inspector. A life expectancy chart is provided as an attachment to this inspection report.

PHOTOGRAPHS: Several photos are included in your inspection report. These photos are for informational purposes only and do not attempt to show every instance or occurrence of a defect.

TYPOGRAPHICAL ERRORS: This report is proofread before sending it out, but typographical errors may be present. If any errors are noticed, please feel free to contact us for clarification.

Please acknowledge us once you have completed reading this report. At that time, we will be happy to answer any questions you may have or provide clarification. Non-acknowledgement implies that you understood all the information contained in this report.


Thermal Imaging 

THERMAL IMAGING: An infrared camera may be used for specific areas or visual problems and should not be viewed as a full thermal scan of the entire home. Additional services are available at additional costs and would be supplemented by an additional agreement/addendum. Temperature readings displayed on thermal images in this report are included as a courtesy and should not be wholly relied upon as a home inspection is qualitative, not quantitative. These values can vary +/- 4% or more of displayed readings, and these values will display surface temperatures when air temperature readings would need to be conducted on some items which are beyond the scope of a home inspection. If a full thermal scan of the home is desired, please reach out to us to schedule this service.


Definitions 

This report divides deficiencies into three categories; Major Defects (in red), Marginal Defects (in orange), and Minor Defects/Maintenance Items/FYI (colored in blue). Safety Hazards or Concerns will be listed in the Red or Orange categories depending on their perceived danger but should always be addressed ASAP.

  • Major Defects - Items or components that may require a major expense to correct. Items categorized in this manner require further evaluation and repairs or replacement as needed by a Qualified Contractor prior to the end of your contingency period.
  • Marginal Defects - Items or components that were found to include a deficiency. These items may have been functional at the time of inspection, but this functionality may be impaired, not ideal, or the defect may lead to further problems (most defects will fall into this categorization). Repairs or replacement is recommended to items categorized in this manner for optimal performance and/or to avoid future problems or adverse conditions that may occur due to the defect, prior to the end of your contingency period. Items categorized in this manner typically require repairs from a Handyman or Qualified Contractor and are not considered routine maintenance or DIY repairs.
  • Minor Defects/Maintenance Items/FYI - This categorization will include items or components that were found to be in need of recurring or basic general maintenance and/or may need minor repairs which may improve their functionality. This categorization will also include FYI items that could include observations, important information, recommended upgrades to items, areas, or components, as well as items that were nearing, at, or past the end of their typical service life, but were in the opinion of the inspector, still functional at the time of inspection. Major repairs or replacement should be anticipated, and planned for, on any items that are designated as being past, or at the end of their typical life. These repairs or replacement costs can sometimes represent a major expense; i.e. HVAC Systems, Water Heaters, Plumbing pipes, etc.

These categorizations are in my professional judgment and based on what I observed at the time of inspection. This categorization should not be construed as to mean that items designated as "Minor defects" or "Marginal Defects" do not need repairs or replacement. The recommendations in each comment is more important than its categorization. Due to your perception, opinions, or personal experience, you may feel defects belong in a different category, and you should feel free to consider the importance you believe they hold during your purchasing decision. Once again, it's the "Recommendations" in the text of the comment pertaining to each defect that is paramount, not its categorical placement.


Your Job as a Homeowner: Ask questions! 

As you walk through the home today write down any questions or concerns you may have, and we will fully address them before we're finished. If you come up with any more questions regarding the inspection in the following days, weeks or months, don't hesitate to email or call and we will continue to provide you with the exceptional service that you should expect as our client.


Your Job as a Homeowner: What Really Matters in a Home Inspection 

Now that you've bought your home and had your inspection, you may still have some questions about your new house and the items revealed in your report.

Home maintenance is a primary responsibility for every homeowner, whether you've lived in several homes of your own or have just purchased your first one. Staying on top of a seasonal home maintenance schedule is important, and your InterNACHI Certified Professional Inspector can help you figure this out so that you never fall behind. Don't let minor maintenance and routine repairs turn into expensive disasters later due to neglect or simply because you aren't sure what needs to be done and when.

Your home inspection report is a great place to start. In addition to the written report, checklists, photos, and what the inspector said during the inspection not to mention the seller’s disclosure and what you noticed yourself it's easy to become overwhelmed. However, it's likely that your inspection report included mostly maintenance recommendations, the life expectancy for the home's various systems and components, and minor imperfections. These are useful to know about.

But the issues that really matter fall into four categories: 

  1. major defects, such as a structural failure;
  2. things that can lead to major defects, such as a small leak due to a defective roof flashing;
  3. things that may hinder your ability to finance, legally occupy, or insure the home if not rectified immediately; and
  4. safety hazards, such as an exposed, live buss bar at the electrical panel.

Anything in these categories should be addressed as soon as possible. Often, a serious problem can be corrected inexpensively to protect both life and property (especially in categories 2 and 4).

Most sellers are honest and are often surprised to learn of defects uncovered during an inspection. It's important to realize that sellers are under no obligation to repair everything mentioned in your inspection report. No house is perfect. Keep things in perspective as you move into your new home.

And remember that homeownership is both a joyful experience and an important responsibility, so be sure to call 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.


Details

 




InterNACHI is so certain of the integrity of their members that they back them up with a $10,000 Honor Guarantee.

For details, please visit www.nachi.org/honor.

Visible Limitations

The inspection is limited to visible and accessible components and areas only. 

Due to insurance restrictions, we are not permitted to operate any main shutoff valves (water or gas) or switch on any circuit breakers that may be shut off. We also can not move personal items, panels, furniture, equipment, plant life, soil or debris that obstructs access or visibility. We also cannot allow you, the buyer, to move any items or operate any shutoff valves or breakers in the home. No disassembly of equipment, opening of walls, moving of furniture, appliances or stored items, or excavation was performed. Some items or areas may not be inspected if they are blocked by furniture or stored items. Please note that we cannot make phone calls or wait for someone to arrive while on site regarding any items that have not been properly prepared. The property was inspected regardless of limitations or hindrances. All components and conditions which by the nature of their location are concealed, camouflaged or difficult to inspect are excluded from the report.


Present Conditions

The condition of the premises may change after the date of inspection due to many factors such as weather, moisture, leaks, actions taken by the owner or others, or the passage of time. Seasonal changes such as wind-driven rain and humidity may bring some defects to light that were not noted during your home inspection. Crawlspaces and attics that were dry at the time of the inspection can be damp or leak in later weeks or months. This report reflects the condition of the premises at the time of the inspection.

2 - Roof

IN NI NP O
2.1 Roof Covering X
2.2 Roof Drainage Systems X
2.3 Plumbing and Combustion Vents X
2.4 Roof Flashings X
2.5 Eaves, Soffits, Fascia X X
2.6 Skylights X X
2.7 Chimneys X
Inspection Method
Ladder
Roof Type/Style
Gable
Roof Covering: Material
Tile
Roof Flashings: Material
Aluminum

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = OBSERVATIONS
$
Credit
Comment
2.5.1 - Eaves, Soffits, Fascia

Fascia - Rotted

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

3 - Exterior

IN NI NP O
3.1 Exterior Doors X X
3.2 Siding, Flashing & Trim X X
3.3 Walkways, Patios & Driveways X X
3.4 Decks, Balconies, Porches & Steps X X
3.5 Vegetation, Grading, Drainage & Retaining Walls X
3.6 Fences, Gates, and Boundary Walls X
Inspection Method
Visual
Exterior Doors:
Hollow Core
Siding, Flashing & Trim:
Stucco
Walkways, Patios & Driveways: Driveway Material
Asphalt
Decks, Balconies, Porches & Steps: Appurtenance
Covered Porch, Front Porch, Patio
Decks, Balconies, Porches & Steps: Material
Concrete

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = OBSERVATIONS
$
Credit
Comment
3.1.1 - Exterior Doors

Door Sill/Trim

Door sill and/or trim is loose, deteriorated or worn and repair or replacement should be considered.

$
Credit
Comment
3.1.2 - Exterior Doors

Paint/Refinish Needed

Door finish is worn. Recommend refinish and/or paint to maximize service life.

Here is a DIY article on refinishing/painting a door. 

$
Credit
Comment
3.2.1 - Siding, Flashing & Trim

Evidence of Water Intrusion
Exterior

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

$
Credit
Comment
3.2.2 - Siding, Flashing & Trim

Mildew/Algae

There are signs of algae and/or mildew on the siding. This is a cosmetic issue and is not uncommon especially on shaded portions of the home.  Recommend that said areas be washed or cleaned or a regular basis.

Mop Cleaning Service
$
Credit
Comment
3.3.1 - 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.

$
Credit
Comment
3.4.1 - Decks, Balconies, Porches & Steps

Porch - Rotted Boards

One or more porch support beams are showing signs of rot. Recommend a qualified porch/deck contractor replace.

4 - Foundation, Crawlspace

IN NI NP O
4.1 Foundation X
4.2 Vapor Retarders in Crawlspace X
4.3 Floor Structure X
4.4 Wall Structure X
4.5 WDO X
Inspection Method
No Crawlspace
Foundation: Material
Slab on Grade

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = OBSERVATIONS

5 - HVAC

IN NI NP O
5.1 Cooling Equipment X
5.2 Normal Operating Controls X X
5.3 Distribution System X
5.4 Presence of Installed Cooling Source in Each Room X
5.5 Heating Equipment X
5.6 Normal Operating Controls X
5.7 Distribution Systems X
5.8 Presence of Installed Heat Source in Each Room X
Cooling Equipment: Energy Source/Type
Electric, Central Air Conditioner
Cooling Equipment: Location
Rear
Distribution System: Configuration
Central
Distribution Systems: Ductwork
Insulated
Cooling Equipment: Brand
Rear of home
Goodman
Cooling Equipment: SEER Rating
16 SEER

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

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

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = OBSERVATIONS
$
Credit
Comment
5.2.1 - Normal Operating Controls

Coils Freezing
HVAC

A freeze up can be caused by low refrigerant and improper fan operation. Low refrigerant levels make the coils too cold, and a faulty fan prevents air from moving.

Contractor Qualified Professional

6 - Electrical

IN NI NP O
6.1 Service Entrance Conductors X
6.2 Main & Subpanels, Service & Grounding, Main Overcurrent Device X
6.3 Branch Wiring Circuits, Breakers & Fuses X
6.4 Lighting Fixtures, Switches & Receptacles X
6.5 GFCI & AFCI X
6.6 Smoke Detectors X X
6.7 Carbon Monoxide Detectors X X
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Front, Right
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
125 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub Panel Location
Interior, Back, Kitchen
Branch Wiring Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP
Copper
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Romex
Service Entrance Conductors: Electrical Service Conductors
Below Ground, 120 Volts
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
ITE

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = OBSERVATIONS
$
Credit
Comment
6.6.1 - Smoke Detectors

Defective

Smoke detector is connected, but not functioning properly. Recommend replacement.
$
Credit
Comment
6.7.1 - Carbon Monoxide Detectors

No Carbon Monoxide Detector

Recommend every home with at least one fuel-burning appliance/heater, attached garage or fireplace should have a carbon monoxide detector. Detectors should be installed on every level of the home and sleeping areas. 

Contractor Qualified Professional

7 - Plumbing

IN NI NP O
7.1 Main Water Shut-off Device X
7.2 Drain, Waste, & Vent Systems X
7.3 Water Supply, Distribution Systems & Fixtures X
7.4 Hot Water Heater System X
7.5 Fuel Storage & Distribution Systems X
7.6 Sump Pump X
Filters
None
Water Source
Public
Drain, Waste, & Vent Systems: Drain Size
Drain not present
Drain, Waste, & Vent Systems: Material
Unknown
Water Supply, Distribution Systems & Fixtures: Distribution Material
Galvanized
Water Supply, Distribution Systems & Fixtures: Water Supply Material
Galvanized
Hot Water Heater System: Capacity
30 gallons
Hot Water Heater System: Power Source/Type
Electric
Main Water Shut-off Device: Location
Front Right Side
Hot Water Heater System: Location
Under Stairway
Hot Water Heater System: Manufacturer
Rheem

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

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

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = OBSERVATIONS

8 - Interior

IN NI NP O
8.1 Doors X
8.2 Windows X X
8.3 Floors X
8.4 Walls X X
8.5 Ceilings X X
8.6 Steps, Stairways & Railings X X
Windows: Window Manufacturer
Unknown
Windows: Window Type
Single-hung
Floors: Floor Coverings
Tile, Carpet

First floor all tiled, second floor all rugged. 

Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Popcorn

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = OBSERVATIONS
$
Credit
Comment
8.2.1 - Windows

Broken Security Latch

Broken window latch should be replaced for security reasons.

Contractor Qualified Professional
$
Credit
Comment
8.2.2 - Windows

Window Will Not Stay Open
Living Room Side Window

One or more sashes are not functional. Window will not stay open when raised. This is a safety hazard. Recommend qualified professional to repair. 

Contractor Qualified Professional
$
Credit
Comment
8.4.1 - Walls

Moisture Damage

Severe visible wall damage at the time of the inspection appeared to be the result of moisture intrusion. The source of moisture may have been corrected. Recommend further examination by a qualified contractor to provide confirmation.

$
Credit
Comment
8.5.1 - Ceilings

Stain(s) on Ceiling

There is a stain on ceiling/wall that requires repair and paint.  Source of staining should be determined.

$
Credit
Comment
8.6.1 - Steps, Stairways & Railings

Broken handrail braket

Handrail bracket at bottom of stairway is broken. This is a safety hazard. Recommend a qualified professional replace bracket. 

9 - Kitchen

IN NI NP O
9.1 Sink X
9.2 Garbage Disposal X
9.3 Countertops & Cabinets X
9.4 Dishwasher X X
9.5 Refrigerator X
9.6 Range/Oven/Cooktop X
9.7 Built-in Microwave X
Countertops & Cabinets: Cabinetry
Laminate
Countertops & Cabinets: Countertop Material
Laminate
Dishwasher: Brand
Whirlpool
Range/Oven/Cooktop: Exhaust Hood Type
Re-circulate
Range/Oven/Cooktop: Range/Oven Brand
Frigidaire
Refrigerator: Brand
Daewoo
Range/Oven/Cooktop: Range/Oven Energy Source
Electric

The kitchen appliances are not included in the scope of a home inspection according to the Standards of Practice. The inspector will out of courtesy only check: A. the stove, B. oven, C. microwave, D. garbage disposer.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = OBSERVATIONS
$
Credit
Comment
9.4.1 - Dishwasher

Inoperable
Kitchen

Dishwasher was inoperable using standard controls. Recommend a qualified plumber or contractor evaluate and replace. 

10 - Bathroom(s)

IN NI NP O
10.1 Sinks X
10.2 Countertops & Cabinets X
10.3 Toilet X
10.4 Bathtub X X
10.5 Shower X
10.6 Ventilation X X
Exhaust Fans
Fan only, Fan/Heat/Light
Countertops & Cabinets: Cabinetry
Laminate
Countertops & Cabinets: Countertop Material
Laminate

The home inspector will inspect: A. walls, floors and ceiling; B. interior water supply, including all fixtures and faucets, by running the water; C. all toilets for proper operation by flushing; D. all sinks, tubs and showers for functional drainage; E. a representative number of switches, lighting fixtures and receptacles, including receptacles observed and deemed to be ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible; F. Bathroom exhaust fans for proper operation. The home inspector shall report: A. any receptacle not protected by a GFCI; B. deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously; C. deficiencies in the installation of hot and cold-water faucets; D. active plumbing water leaks that were observed during the inspection; E. toilets that were damaged, had loose connections to the floor, were leaking, or had tank components that did not operate; F. any inspected component that shows signs of delayed maintenance or poses a threat to personal safety.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = OBSERVATIONS
$
Credit
Comment
10.4.1 - Bathtub

Tub minor damage

The tub in the Master Bath had minor damage visible.

Contractor Qualified Professional
$
Credit
Comment
10.4.2 - Bathtub

Caulk line failed

In the Master Bath, the sealant where the tub in the meets the wall was old and had sections of sealant were missing. which may allow damage from moisture intrusion of the wall assembly. The Inspector recommends correction by a qualified contractor.

Contractor Qualified Professional
$
Credit
Comment
10.6.1 - Ventilation

Noisy exhaust fan

The Guest bathroom exhaust fan was excessively noisy and may need to be replaced soon. All work should be performed by a qualified contractor.

Contractor Qualified Professional

11 - Attic

IN NI NP O
11.1 Attic Access X
11.2 Attic Insulation X
11.3 Roof Framing (from attic) X
11.4 Attic Ventilation X
11.5 Truss Roof Framing X X
11.6 Exhaust Systems X
11.7 Attic Electrical X
11.8 Attic Plumbing X
Attic inspected from:
Inside the attic
Attic thermal insulation material:
Fiberglass Batt
Approximate attic thermal insulation depth:
12-14 inches
Roof Structure Ventilation:
Attic ventilation appeared sufficient
Roof structure ventilation device type:
Soffit vents
Roof Framing Type:
Conventional Framing
Roof Sheathing Material:
7/16-inch Plywood
Attic Insulation: Insulation Type
Batt
Attic Insulation: R-value
R-38
Attic Ventilation: Ventilation Type
Soffit Vents
Exhaust Systems: Exhaust Fans
None

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = OBSERVATIONS
$
Credit
Comment
11.5.1 - Truss Roof Framing

Metal Plate

Truss metal connector plate was misaligned. The plates should always be centered, misaligned plates are not as strong. Recommend qualified professional to correct. 

Contractor Qualified Professional

12 - Garage

IN NI NP O
12.1 Garage Door X
12.2 Garage Door Opener X
12.3 Walls & Firewalls X
12.4 Ceiling X
12.5 Floor X
12.6 Occupant Door (From garage to inside of home) X
Garage Vehicle Door Type:
Double
Number of Vehicle Doors:
2
Number of Automatic Openers:
1
Vehicle Door Automatic Reverse:
Installed and operating correctly
Garage Door: Material
Metal, Non-insulated
Garage Door: Type
Roll-Up

The inspector shall inspect: A. garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls. The inspector shall describe: A. garage vehicle door as manually operated or installed with a garage door opener. The inspector shall report: A. photo-electric safety sensors that did not operate properly; B. any window that was obviously fogged or displayed other evidence of broken seals; C. any inspected component that shows signs of delayed maintenance or poses a threat to personal safety.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = OBSERVATIONS

13 - Laundry

IN NI NP O
13.1 Dryer Venting X
13.2 Receptacles, Switches, Connections X
Dryer Energy Source:
Electric
Dryer 240-volt electrical receptacle:
No Access
Brand
Hallway closet
Whirlpool
Dryer Vent:
Ribbed plastic

The inspector shall inspect: A. mechanical exhaust systems in the kitchen, bathrooms and laundry area; B. dryer energy source; dryer vents; C. 240-volt electrical receptacle.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = OBSERVATIONS