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1234 Main St.
New Albany, IN 47150
12/15/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
72
Items Inspected
22
Minor defect
25
Major defect

www.Redassessment.com

1 - Inspection Detail

General Inspection Info: Occupancy
Occupied
General Inspection Info: Weather Conditions
Sunny, Dry, Warm
General Inspection Info: Type of Building
Single Family
General Inspection Info: In Attendance
Client, 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. 

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 sellers disclosure and what you noticed yourself it's easy to become overwhelmed. However, it's likely that your inspection report included mostly maintenance recommendations, the life expectancy for the home's various systems and components, and minor imperfections. These are useful to know about. 

But the issues that really matter fall into four categories: 

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

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

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

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




Your Job As a Homeowner: Schedule a Home Maintenance Inspection

Even the most vigilant homeowner can, from time to time, miss small problems or forget about performing some routine home repairs and seasonal maintenance. That's why an Annual Home Maintenance Inspection will help you keep your home in good condition and prevent it from suffering serious, long-term and expensive damage from minor issues that should be addressed now. 

The most important thing to understand as a new homeowner is that your house requires care and regular maintenance. As time goes on, parts of your house will wear out, break down, deteriorate, leak, or simply stop working. But none of these issues means that you will have a costly disaster on your hands if you're on top of home maintenance, and that includes hiring an expert once a year. 

Just as you regularly maintain your vehicle, consider getting an Annual Home Maintenance Inspection as part of the cost of upkeep for your most valuable investment your home. 

Your InterNACHI-Certified Professional Inspector can show you what you should look for so that you can be an informed homeowner. Protect your family's health and safety, and enjoy your home for years to come by having an Annual Home Maintenance Inspection performed every year. 

Schedule next year's maintenance inspection with your home inspector today!


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




Please refer to the Home Inspection Standards of Practice while reading this inspection report.  I performed the home inspection according to the standards and my clients wishes and expectations.  Please refer to the inspection contract or agreement between the inspector and the inspector's client.  

2 - Roof

Roof Covering: Homeowner's 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.


Roof Covering: Type of Roof-Covering Described
Asphalt

I observed the roof-covering material and attempted to identify its type.  

This inspection is not a guarantee that a roof leak in the future will not happen. Roofs leak.  Even a roof that appears to be in good, functional condition will leak under certain circumstances. We will not take responsibility for a roof leak that happens in the future.  This is not a warranty or guarantee of the roof system.

Roof Covering: Roof Was Inspected
Roof

We attempted to inspect the roof from various locations and methods, including from the ground and a ladder. 

The inspection was not an exhaustive inspection of every installation detail of the roof system according to the manufacturer's specifications or construction codes.  It is virtually impossible to detect a leak except as it is occurring or by specific water tests, which are beyond the scope of our inspection.  We recommend that you ask the sellers to disclose information about the roof, and that you include comprehensive roof coverage in your home insurance policy.  

Flashing: Wall Intersections

I looked for flashing where the roof covering meets a wall or siding material.  There should be step and counter flashing installed in these locations.  This is not an exhaustive inspection of all flashing areas.

Flashing: Eaves and Gables

I looked for flashing installed at the eaves (near the gutter edge) and at the gables (the diagonal edge of the roof).  There should be metal drip flashing material installed in these locations.  The flashing helps the surface water on the roof to discharge into the gutter.  Flashing also helps to prevent water intrusion under the roof-covering. 

Plumbing Vent Pipes: Homeowner's Responsibility

Your job is to monitor the flashing around the plumbing vent pipes that pass through the roof surface.  Sometimes they deteriorate and cause a roof leak.  

Be sure that the plumbing vent pipes do not get covered, either by debris, a toy, or snow.

Plumbing Vent Pipes: Plumbing Vent Pipes Inspected

I looked at DWV (drain, waste and vent) pipes that pass through the roof covering.  There should be watertight flashing (often black rubber material) installed around the vent pipes.  These plumbing vent pipes should extend far enough above the roof surface.    

Gutters & Downspouts: Homeowner's Responsibility

Your job is to monitor the gutters and be sure that they function during and after a rainstorm. Look for loose parts, sagging gutter ends, and water leaks. The rain water should be diverted far away from the house foundation. 

Gutters & Downspouts: Gutters Were Inspected

I inspected the gutters.  I wasn't able to inspect every inch of every gutter.  But I attempted to check the overall general condition of the gutters during the inspection and look for indications of major defects.  

Monitoring the gutters during a heavy rain (without lightening) is recommended.  In general, the gutters should catch rain water and direct the water towards downspouts that discharge the water away from the house foundation. 

Roof Covering: Unable to See Everything

This is a visual-only inspection of the roof-covering materials. It does not include an inspection of the entire system. There are components of the roof that are not visible or accessible at all, including the underlayment, decking, fastening, flashing, age, shingle quality, manufacturer installation recommendations, etc. 

Flashing: Difficult to See Every Flashing

I attempted to inspect the flashing related to the vent pipes, wall intersections, eaves and gables, and the roof-covering materials.  In general, there should be flashing installed in certain areas where the roof covering meets something else, like a vent pipe or siding.  Most flashing is not observable, because the flashing material itself is covered and hidden by the roof covering or other materials.  So, it's impossible to see everything.  A home inspection is a limited visual-only inspection.  

Please refer to the Home Inspection Standards of Practice related to inspecting the roof of the house.  

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. 


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.

$
Credit
Comment
2.1.1 - Roof Covering

Fastening Defect at Roof Covering

I observed improper fastening at the roof-covering materials.  Prone to leaking.  Correction and further evaluation is recommended.

Roof Roofing Professional

3 - Chimney, Fireplace, or Stove

Masonry Chimney: Masonry Chimney Exterior Was Inspected

The chimney exterior was inspected during my home inspection.

Fireplace: Type of Fireplace
Masonry, Gas Fireplace Insert

I tried to describe the type of fireplace. 

Fireplace: Lintel

I observed the lintel above the fireplace opening. 

Masonry Chimney: Masonry Chimney Flashing Was Inspected

I inspected for flashing installed at the chimney. 

Flashing is installed in areas where the chimney stack meets another system or component of the house.  And the flashing is supposed to divert water away from those areas to prevent water intrusion.

Masonry Chimney: Masonry Chimney Hood or Cap Installed

A hood or cap was installed at the masonry chimney.  Good.  

Masonry chimneys without hoods should have stone or reinforced concrete caps at the top.  Some masonry chimneys have hoods over the flues.  Hoods on masonry chimneys consist of stone or reinforced concrete caps supported on short masonry columns at the perimeter of chimney tops, or sheet metal caps supported on short sheet metal columns.  

Fireplace: Damper Door

I inspected the fireplace damper doors by opening and closing them, if they were readily accessible and manually operable.

Masonry Chimney: Chimney Interior is Beyond the Scope

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

Fireplace: Fireplace and Stack Inspection Limitations

Not everything of the fireplace and chimney stack system and components are inspected because they are not part of the Home Inspection Standards of Practice. I inspected only what I am required to inspect and only what was visible during the home inspection. I recommend hiring a certified chimney sweep to inspect, sweep, and further evaluate the interior of the fireplace system immediately and every year as part of a homeowner's routine maintenance plan. 

Fireplace: Gas Insert - Did Not Inspect

I did not inspect the gas fireplace insert unit. This was beyond the scope of my home inspection. I recommend the homeowner or a professional inspect further and confirm it's safe operation and functionality. 

I. The inspector shall inspect:

  1. readily accessible and visible portions of the fireplaces and chimneys;
  2. lintels above the fireplace openings;
  3. damper doors by opening and closing them, if readily accessible and manually operable; and
  4. cleanout doors and frames.


II. The inspector shall describe:

  1. the type of fireplace.


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

  1. evidence of joint separation, damage or deterioration of the hearth, hearth extension or chambers;
  2. manually operated dampers that did not open and close;
  3. the lack of a smoke detector in the same room as the fireplace;
  4. the lack of a carbon-monoxide detector in the same room as the fireplace; and
  5. cleanouts not made of metal, pre-cast cement, or other non-combustible material.

$
Credit
Comment
3.1.1 - Masonry Chimney

Chimney Flashing Defect

I observed a defect at the chimney flashing. Prone to water leaking at this area.  

Fireplace Chimney Repair Contractor
$
Credit
Comment
3.1.2 - Masonry Chimney

Masonry Sprawling

Damage to masonry from freeze thaw of moisture in masonry.

Contractor Qualified Professional

4 - Exterior

General: Exterior Was Inspected

I inspected the exterior of the house.

Windows: Windows Inspected

A representative number of windows from the ground surface was inspected. 

Exterior Doors: Exterior Doors Inspected

I inspected the exterior doors. 

General: Homeowner's 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. 

Eaves, Soffits & Fascia: Eaves, Soffits and Fascia Were Inspected

I inspected the eaves, soffits and fascia.  I was not able to inspect every detail, since a home inspection is limited in its scope. 

Wall-Covering, Flashing & Trim: Type of Wall-Covering Material Described
Brick, Masonry, Aluminum

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 house's exterior for its condition and weathertightness. 

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

Vegetation, Surface Drainage, Retaining Walls & Grading: Vegetation, Drainage, Walls & Grading Were Inspected

I inspected the vegetation, surface drainage, retaining walls and grading of the property, where they may adversely affect the structure due to moisture intrusion.

GFCIs & Electrical: Inspected GFCIs

I inspected ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible.

Walkways & Driveways: Walkways & Driveways Were Inspected

I inspected the walkways and driveways that were adjacent to the house.  The walkways, driveways, and parking areas that were far away from the house foundation were not inspected. 

Stairs, Steps, Stoops, Stairways & Ramps: Stairs, Steps, Stoops, Stairways & Ramps Were Inspected

I inspected the stairs, steps, stoops, stairways and ramps that were within the scope of my home inspection. 

All treads should be level and secure. Riser heights and tread depths should be as uniform as possible. As a guide, stairs must have a maximum riser of 7-3/4 inches and a minimum tread of 10 inches. 

Porches, Patios, Decks, Balconies & Carports: Porches, Patios, Decks, Balconies & Carports Were Inspected

I inspected the porches, patios, decks, balconies and carports at the house that were within the scope of the home inspection. 

Railings, Guards & Handrails: Railings, Guards & Handrails Were Inspected

I inspected the railings, guards and handrails that were within the scope of the home inspection. 

Windows: Inspection Restricted

I did not inspect all windows. I did inspect a representative number of them. It's impossible to inspect every window component closely during a home inspection. A home inspection is not an exhaustive evaluation. I did not reach and access closely every window, particularly those above the first floor level. 

Please refer to the Home Inspection Standards of Practice related to inspecting the exterior of the house. 


I. The inspector shall inspect:

  1. the exterior wall-covering materials; 
  2. the eaves, soffits and fascia;
  3. a representative number of windows;
  4. all exterior doors;
  5. flashing and trim;
  6. adjacent walkways and driveways;
  7. stairs, steps, stoops, stairways and ramps;
  8. porches, patios, decks, balconies and carports;
  9. railings, guards and handrails; and 
  10. 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:

  1. the type of exterior wall-covering materials.


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

  1. any improper spacing between intermediate balusters, spindles and rails.

$
Credit
Comment
4.3.1 - Wall-Covering, Flashing & Trim

Cracking - Masonry Exterior

I observed indications of cracking at the time of my inspection of the exterior.  Cracking was observed at one or more areas.  

Monitoring the masonry walls of the house is needed. Although masonry can deform elastically over long periods of time to accommodate small amounts of movement, large movements normally cause cracking. Cracking can result from a variety of problems: differential settlement of the foundation; drying shrinkage; expansion and contraction due to ambient thermal and moisture variations; improper support over openings; the effects of freeze-thaw cycles; the corrosion of iron and steel wall reinforcement; differential movement between building materials; expansion of salts; and the bulging or leaning of walls.

Further monitoring is recommended.


House construction Structural Engineer
$
Credit
Comment
4.4.1 - Vegetation, Surface Drainage, Retaining Walls & Grading

Retaining Wall Damage

I observed indication of damage at the retaining wall.  

Correction and further evaluation is recommended.

Yard scissors Landscaping Contractor
$
Credit
Comment
4.6.1 - Walkways & Driveways

Cracking at Driveway

I observed indications of major cracking at the driveway.

Correction and further evaluation is recommended.

Gardening shovel tool shape Concrete Contractor
$
Credit
Comment
4.7.1 - Stairs, Steps, Stoops, Stairways & Ramps

Big Differences Between Treads (3/8")

I observed that there's a difference between the stair treads from one to another that is greater than 3/8 of an inch. 

This poses as a trip hazard. The difference between one step and other is at most 3/8 of an inch. 

Contractor Qualified Professional
$
Credit
Comment
4.10.1 - Windows

Damaged Window Screen

I observed a damaged window screen.  


Correction and further evaluation is recommended. 

Wrenches Handyman
$
Credit
Comment
4.11.1 - Exterior Doors

Doorbell Does Not Ring

I observed wood rot at the exterior door.

Correction and further evaluation is recommended.

Tools Handyman/DIY
$
Credit
Comment
4.13.1 - Water spigot

Lack of Freeze Proof Spigot

Spigots should be freeze proof, in areas the have below freezing temperatures.

Pipes Plumbing Contractor

5 - Attic, Insulation & Ventilation

Insulation in Attic: Type of Insulation Observed
Cellulose
Structural Components & Observations in Attic: Structural Components Were Inspected

Structural components were inspected from the attic space according to the Home Inspection Standards of Practice

Insulation in Attic: Insulation Was Inspected

During the home inspection, I inspected for insulation in unfinished spaces, including attics, crawlspaces and foundation areas.  I inspected for ventilation of unfinished spaces, including attics, crawlspaces and foundation areas.  And I inspected mechanical exhaust systems in the kitchen, bathrooms and laundry area.

I attempted to describe the type of insulation observed and the approximate average depth of insulation observed at the unfinished attic floor area or roof structure.

I reported as in need of correction the general absence of insulation or ventilation in unfinished spaces.


Insulation in Attic: Approximate Average Depth of Insulation
9-12 inches

Determining how much insulation should be installed in a house depends upon where a home is located. The amount of insulation that should be installed at a particular area of a house is dependent upon which climate zone the house is located and the local building codes.  

Ventilation in Attic: Ventilation Inspected

During the home inspection, I inspected for ventilation in unfinished spaces, including attics, crawlspaces and foundation areas. And I inspected for mechanical exhaust systems. 

I report as in need of correction the general absence of ventilation in unfinished spaces.

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. 

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. 

The inspector shall report as in need of correction: 

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

$
Credit
Comment
5.1.1 - Structural Components & Observations in Attic

Prior Water Penetration Observed

I observed indications that sometime in the past there was water penetration or intrusion into the attic. Water marks were observed. Correction and further evaluation is recommended.

Mag glass Monitor
$
Credit
Comment
5.1.2 - Structural Components & Observations in Attic

Possible Moisture Problem in Attic

I observed indications of a possible excessive moisture or humidity in the attic space. Major defect. 

Contractor Qualified Professional
$
Credit
Comment
5.2.1 - Insulation in Attic

Attic Access Lacks Insulation

I observed indications that the access to the attic was not insulated and sealed properly. This condition will create a heat/energy loss area. Adding insulation and air sealing at the attic access is recommended. 

Wrench DIY

6 - Basement, Foundation, Crawlspace & Structure

Basement: Type of Basement Foundation Described
Concrete
Basement: Homeowner's 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. 

Basement: Basement Was Inspected

The basement was inspected according to the Home Inspection Standards of Practice

The basement can be a revealing area in the house and often provides a general picture of how the entire structure works. In most basements, the structure is exposed overhead, as are the HVAC distribution system, plumbing supply and DWV lines, and the electrical branch-circuit wiring. I inspected those systems and components.

Basement: Foundation Was Inspected

The foundation was inspected according to the Home Inspection Standards of Practice

Basement: Structural Components Were Inspected

Structural components were inspected according to the Home Inspection Standards of Practice, including readily observed floor joists. 

Sump Pump: Sump Pump Installed

I observed a sump pump was installed in the house. 

Neglecting to test a sump pump routinely, especially if it is rarely used, can lead to severe water damage when a heavy storm, snow melt, or flooding sends water against the home. 

Overload of the sump pump due to poor drainage elsewhere on the property can lead to pump failure. Frequent sump operation can be a sign of excessive water buildup under the basement floor due to poorly sloped landscaping, poor rain runoff, gutter back-flows, and other problems. 

Lack of a back-up sump pump, which can be quickly installed in the event the first pump fails, can lead to serious water damage and property loss. This is especially important if the sump pump is relied upon to maintain a dry basement, or if the house is located in an area of seasonally high groundwater. Sump failure can cause extensive water damage and the loss of valuable personal belongings. 

Basement: Basement Finished

The basement was finished. This was an inspection restriction, because the finished floor, walls, and ceiling blocked my visual inspection of the basement, its systems and components. 

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.

$
Credit
Comment
6.1.1 - Basement

Prior Water Penetration Observed
Laundry Room

I observed indications that sometime in the past, there was water penetration or intrusion into the house. 

repair was done in past. recommend monitering.

Mag glass Monitor
$
Credit
Comment
6.1.2 - Basement

Missing GFCI in Unfinished Basement

I observed a missing GFCI protection in the unfinished basement. 

GFCI protection is required for all 15- and 20-amp, 120-volt receptacles in the unfinished basement. NEC 210.8(A)(5).

Contractor Qualified Professional
$
Credit
Comment
6.2.1 - Sump Pump

Battery Back-Up for Sump Pump Recommended

I recommend a battery back-up system for the sump pump. 

Wrench DIY

7 - Cooling

Thermostat and Normal Operating Controls: Thermostat Location
First floor
Condensate: Condensate Discharge Confirmed

I observed a discharge pipe.

Cooling System Information: Homeowner's Responsibility

Most air-conditioning systems in houses are relatively simple in design and operation. The adequacy of the 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 air conditioning system inspected and serviced every year. And if you're system as an air filter, be sure to keep that filter cleaned. 

Cooling System Information: Service Disconnect Inspected

I observed a service disconnect within sight of the cooling system. 

Thermostat and Normal Operating Controls: Service Switch Inspected

I observed a service switch. I inspected it. It worked when I used it during my inspection. 

I. The inspector shall inspect:

  1. the cooling system, using normal operating controls.


II. The inspector shall describe:

  1. the location of the thermostat for the cooling system; and
  2. the cooling method.


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

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


$
Credit
Comment
7.1.1 - Cooling System Information

Old System

I observed during my inspection that the system appeared to be old and at the end of its service life. It may not be reliable. Ask the homeowner or occupant about its recent performance. Regular maintenance and monitoring of its condition is recommended. Budgeting for repairs and future replacement is recommended. InterNACHI's Standard Estimate Life Expectancy Chart for Homes

Mag glass Monitor
$
Credit
Comment
7.2.1 - Thermostat and Normal Operating Controls

Old Thermostat

I observed that the thermostat is very old and should be upgraded to a modern energy-efficient thermostat. 

Wrench DIY

8 - Heating

Heating System Information: Heating Method
Warm-Air Heating System
Thermostat and Normal Operating Controls: Thermostat Location
First floor
Heating System Information: Energy Source
Gas
Heating System Information: Homeowner's 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. 

Thermostat and Normal Operating Controls: Service Switch Inspected

I observed a service switch. I inspected it. It worked when I used it during my inspection. 

Heating System Information: Hot Temperature Restriction

Because the outside temperature was too hot to operate the heating system without the possibility of damaging the system, I did not operate the heating system.  Inspection restriction.  Ask the homeowner about the system, including past performance. 

I. The inspector shall inspect:

  1. the heating system, using normal operating controls.


II. The inspector shall describe:

  1. the location of the thermostat for the heating system;
  2. the energy source; and
  3. the heating method.


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

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

$
Credit
Comment
8.2.1 - Thermostat and Normal Operating Controls

Old Thermostat

I observed that the thermostat is very old and should be upgraded to a modern energy-efficient thermostat. 

Wrench DIY

9 - Electrical

Service-Entrance Conductors: Inspected Service-Entrance Conductors

I inspected the electrical service-entrance conductors. 

Main Service Disconnect: Inspected Main Service Disconnect

I inspected the electrical main service disconnect.

Electrical Wiring: Type of Wiring, If Visible
NM-B (Romex)
Electric Meter & Base: Inspected the Electric Meter & Base

I inspected the electrical electric meter and base. 

Service Grounding & Bonding: Inspected the Service Grounding & Bonding

I inspected the electrical service grounding and bonding.

Main Service Disconnect: Homeowner's Responsibility

It's your job to know where the main electrical panel is located, including the main service disconnect that turns everything off. 

Be sure to test your GFCIs, AFCIs, and smoke detectors regularly. You can replace light bulbs, but more than that, you ought to hire an electrician. Electrical work is hazardous and mistakes can be fatal. Hire a professional whenever there's an electrical problem in your house. 

Main Service Disconnect: Main Disconnect Rating, If Labeled
200

I observed indications of the main service disconnect's amperage rating. It was labeled. 

Panelboards & Breakers: Inspected Main Panelboard & Breakers

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

AFCIs: Inspected AFCIs

I inspected receptacles observed that were deemed to be arc-fault circuit interrupter (AFCI)-protected using the AFCI test button, where possible.

GFCIs: Inspected GFCIs

I inspected ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible.

Service Grounding & Bonding: Unable to Confirm Proper Grounding and Bonding

I was unable to confirm proper installation of the system grounding and bonding according to modern code. A licensed electrician or township building code inspector could perform that type of test, which is beyond the scope of my visual-only home inspection. I inspected the grounding and bonding as much as I could according to the Home Inspection Standards of Practice. 

Electrical Wiring: Unable to Inspect All of the Wiring

I was unable to inspect all of the electrical wiring. Obviously, most of the wiring is hidden from view within walls. Beyond the scope of a visual home inspection. 

I. The inspector shall inspect:

  1. the service drop;
  2. the overhead service conductors and attachment point;
  3. the service head, gooseneck and drip loops;
  4. the service mast, service conduit and raceway;
  5. the electric meter and base;
  6. service-entrance conductors;
  7. the main service disconnect;
  8. panelboards and over-current protection devices (circuit breakers and fuses);
  9. service grounding and bonding;
  10. 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;
  11. all ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible; and
  12. for the presence of smoke and carbon-monoxide detectors.


II. The inspector shall describe:

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


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

  1. deficiencies in the integrity of the service-entrance conductors insulation, drip loop, and vertical clearances from grade and roofs;
  2. any unused circuit-breaker panel opening that was not filled;
  3. the presence of solid conductor aluminum branch-circuit wiring, if readily visible;
  4. 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
  5. the absence of smoke and/or carbon monoxide detectors. 


$
Credit
Comment
9.4.1 - Panelboards & Breakers

Missing Identification of Disconnects at Panel

I observed missing/inadequate identification of each circuit. 

Each circuit must be clearly identified as to its purpose. No two circuits should be labeled the same. 

Electric Electrical Contractor
$
Credit
Comment
9.7.1 - AFCIs

Missing AFCI

I observed indications that an AFCI is missing in an area that is required to keep the house safe. 

Electric Electrical Contractor
$
Credit
Comment
9.8.1 - GFCIs

Missing GFCI
Kitchen

I observed indications that a GFCI is missing in an area that is required to keep people safe. 

Electric Electrical Contractor
$
Credit
Comment
9.8.2 - GFCIs

GFCI Defect
Bathrooms

I observed indications of a defect at a GFCI. 

Electric Electrical Contractor

10 - Doors, Windows & Interior

Doors: Doors Inspected

I inspected a representative number of doors according to the Home Inspection Standards of Practice by opening and closing them. I did not operate door locks and door stops, which is beyond the scope of a home inspection. 


Windows: Windows Inspected

I inspected a representative number of windows according to the Home Inspection Standards of Practice by opening and closing them. I did not operate window locks and operation features, which is beyond the scope of a home inspection. 

Switches, Fixtures & Receptacles: Inspected a Switches, Fixtures & Receptacles

I inspected a representative number of switches, lighting fixtures and receptacles. 

Floors, Walls, Ceilings: Floors, Walls, Ceilings Inspected

I inspected the readily visible surfaces of floors, walls and ceilings. I looked for material defects according to the Home Inspection Standards of Practice

Stairs, Steps, Stoops, Stairways & Ramps: Stairs, Steps, Stoops, Stairways & Ramps Were Inspected

I inspected the stairs, steps, stoops, stairways and ramps that were within the scope of my home inspection. 

All treads should be level and secure. Riser heights and tread depths should be as uniform as possible. As a guide, stairs must have a maximum riser of 7-3/4 inches and a minimum tread of 10 inches. 

Railings, Guards & Handrails: Railings, Guards & Handrails Were Inspected

I inspected a representative number railings, guards and handrails that were within the scope of the home inspection. 

Presence of Smoke and CO Detectors: Inspected for Presence of Smoke and CO Detectors

I inspected for the presence of smoke and carbon-monoxide detectors. 

There should be a smoke detector in every sleeping room, outside of every sleeping room, and one every level of a house. 

Switches, Fixtures & Receptacles: Unable to Inspect Everything

I was unable to inspect every electrical component or proper installation of the system according to modern code. A licensed electrician or township building code inspector could perform that type of test, which is beyond the scope of my visual-only home inspection. I inspected the electrical system as much as I could according to the Home Inspection Standards of Practice.

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. 

The inspector shall describe: 

  • a garage vehicle door as manually-operated or installed with a garage door opener. 

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. 

$
Credit
Comment
10.2.1 - Windows

Damaged Window Screen

I observed a damaged window screen. 

Tools Handyman/DIY
$
Credit
Comment
10.4.1 - Floors, Walls, Ceilings

Minor Damage

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

Hardhat General Contractor
$
Credit
Comment
10.6.1 - Railings, Guards & Handrails

Handrail is Not Continuous

I observed that the handrail is not continuous. It should be. 

Handrails for stairs must be continuous for the full length of the stairway. 

Tools Handyman/DIY
$
Credit
Comment
10.7.1 - Presence of Smoke and CO Detectors

Missing Smoke Detector
Basement Living Room

I observed indications of a missing smoke detector. Hazard. 

Contractor Qualified Professional
$
Credit
Comment
10.7.2 - Presence of Smoke and CO Detectors

Missing CO Detector
Basement Living Room

I observed indications of a missing carbon monoxide detector. Hazard. 

Contractor Qualified Professional

11 - Laundry

Clothes Washer: 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. 

Clothes 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. 

The inspector shall inspect:

  • mechanical exhaust systems in the kitchen, bathrooms and laundry area.


$
Credit
Comment
11.1.1 - Clothes Washer

Missing Catch Pan

I observed a missing water catch pan that should be installed under the clothes washer. 

Wrench DIY
$
Credit
Comment
11.1.2 - Clothes Washer

Missing GFCI Protection in Laundry

I observed missing GFCI protection for all receptacle outlets in the laundry, as it is required by standards. 

Electric Electrical Contractor

12 - Bathrooms

Bathroom Toilets: Toilets Inspected

I flushed all of the toilets. 

Heat Source in Bathroom: Heat Source in Bathroom Was Inspected

I inspected the heat source in the bathroom (register/baseboard). 

Sinks, Tubs & Showers: Ran Water at Sinks, Tubs & Showers

I ran water at all bathroom sinks, bathtubs, and showers. I inspected for deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously. 

Bathroom Exhaust Fan / Window: Inspected Bath Exhaust Fans

I inspected the exhaust fans of the bathroom(s). All mechanical exhaust fans should terminate outside. Confirming that the fan exhausts outside is beyond the scope of a home inspection. 

GFCI & Electric in Bathroom: GFCI-Protection Tested

I inspected the GFCI-protection at the receptacle near the bathroom sink by pushing the test button at the GFCI device or using a GFCI testing instrument. 

All receptacles in the bathroom must be GFCI protected. 

The home inspector will inspect: 

  • interior water supply, including all fixtures and faucets, by running the water;
  • all toilets for proper operation by flushing; and 
  • all sinks, tubs and showers for functional drainage.

$
Credit
Comment
12.3.1 - Bathroom Exhaust Fan / Window

Improperly Exhausting

I observed that the bathroom fan is improperly exhausting air from the bathroom.

Exhaust air from bathrooms, toilet rooms, water closet compartments, and other similar rooms shall not be:

  • exhausted into an attic, soffit, ridge vent, crawlspace, or other areas inside the building; or
  • recirculated within a residence or to another dwelling unit.
Hardhat General Contractor
$
Credit
Comment
12.4.1 - GFCI & Electric in Bathroom

GFCI Not Testing As Functional
Bathrooms 1st Floor

I observed a defect at the GFCI in the bathroom. It was not testing properly. Not functioning. 

Electric Electrical Contractor
$
Credit
Comment
12.4.2 - GFCI & Electric in Bathroom

Missing Receptacle Within 3' of Sink
Bathroom Basement

I observed that there was no receptacle within 3 feet of the bathroom sink. This is a requirement. And this receptacle must be GFCI protected. 

Electric Electrical Contractor
$
Credit
Comment
12.7.1 - Door

Door Doesn't Latch
Master Bathroom

I observed that a door does not latch and close properly. 

Wrenches Handyman

13 - Kitchen

Kitchen Sink: Ran Water at Kitchen Sink

I ran water at the kitchen sink. 

Countertops & Cabinets: Inspected Cabinets & Countertops

I inspected a representative number of cabinets and countertop surfaces. 

GFCI: GFCI Tested

I observed ground fault circuit interrupter (GFCI) protection in the kitchen. 

Floors, Walls, Ceilings: Floors, Walls, Ceilings Inspected

I inspected the readily visible surfaces of floors, walls and ceilings. I looked for material defects according to the Home Inspection Standards of Practice

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:

  • the stove, 
  • oven, 
  • microwave, and 
  • garbage disposer. 

$
Credit
Comment
13.2.1 - GFCI

Missing GFCI Protection

I observed indications of missing GFCI protection in the kitchen. All kitchen counter receptacles are required to be GFCI protected. 

Electric Electrical Contractor
$
Credit
Comment
13.3.1 - AFCI

Missing AFCI Protection

I observed indications of missing AFCI protection in the kitchen. 

All wall kitchen receptacles should be AFCI protected. Kitchen counter receptacles should be GFCI protected. 

Electric Electrical Contractor
$
Credit
Comment
13.5.1 - Floors, Walls, Ceilings

Minor Corner Cracks

Minor cracks at the corners of doors and windows in walls. Appeared to be the result of long-term settling. Some settling is not unusual in a home of this age and these cracks are not a structural concern.

Contractor Qualified Professional

14 - Plumbing

Hot Water Source: Inspected TPR Valve

I inspected the temperature and pressure relief valve.  

Hot Water Source: Inspected Venting Connections

I inspected the venting connections. 

Main Water Shut-Off Valve: Location of Main Shut-Off Valve
Basement
Main Water Shut-Off Valve: Homeowner's Responsibility

It's your job to know where the main water and fuel shutoff valves are located. And be sure to keep an eye out for any water and plumbing leaks. 

Hot Water Source: Type of Hot Water Source
Gas-Fired Hot Water Tank

I inspected for the main source of the distributed hot water to the plumbing fixtures (sinks, tubs, showers).  I recommend asking the homeowner for details about the hot water equipment and past performance. 

Hot Water Source: Inspected Hot Water Source

I inspected the hot water source and equipment according to the Home Inspection Standards of Practice

Water Supply : Water Supply Is Public

The water supply to the house appeared to be from the public water supply source based upon the observed indications at the time of the inspection.  To confirm and be certain, I recommend asking the homeowner for details. 

Drain, Waste, & Vent Systems: Inspected Drain, Waste, Vent Pipes

I attempted to inspect the drain, waste, and vent pipes.  Not all of the pipes and components were accessible and observed.  Inspection restriction.  Ask the homeowner about water and sewer leaks or blockages in the past.  

Water Supply & Distribution Systems: Inspected Water Supply & Distribution Pipes

I attempted to inspect the water supply and distribution pipes (plumbing pipes). Not all of the pipes and components were accessible and observed. Inspection restriction. Ask the homeowner about water supply, problems with water supply, and water leaks in the past.  

Drain, Waste, & Vent Systems: Not All Pipes Were Inspected

The inspection was restricted because not all of the pipes were exposed, readily accessible, and observed.  For example, most of the drainage pipes were hidden within the walls.  

Water Supply & Distribution Systems: Not All Pipes Were Inspected

The inspection was restricted because not all of the water supply pipes were exposed, readily accessible, and observed.  For example, most of the water distribution pipes, valves and connections were hidden within the walls.  

I. The inspector shall inspect:

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


II. The inspector shall describe:

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


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

  1. deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously;
  2. deficiencies in the installation of hot and cold water faucets;
  3. active plumbing water leaks that were observed during the inspection; and  
  4. toilets that were damaged, had loose connections to the floor, were leaking, or had tank components that did not operate.


$
Credit
Comment
14.2.1 - Hot Water Source

Missing Catch Pan Under Tank

I observed that the hot water tank is missing a water leak catch pan. 

Contractor Qualified Professional
$
Credit
Comment
14.5.1 - Water Supply & Distribution Systems

Toilet Loose Connection to Floor
Basement Bathroom

I observed indications of a toilet that had a loose connection to the floor. 

Pipes Plumbing Contractor

15 - Attached Garage

Garage Floor: Garage Floor Inspected

I inspected the floor of the attached garage. 

Garage Vehicle Door: Type of Door Operation
Opener
Garage Vehicle Door Opener: Garage Door Panels Were Inspected

I inspected the garage door panels. 

Garage Vehicle Door Opener: Manual Release

I checked for a manual release handle--a means of manually detaching the door from the door opener. 

The handle should be colored red so that it can be seen easily. The handle should be easily accessible and no more than 6 feet above the garage floor. The handle should not be in contact with the top of a vehicles.

Garage Vehicle Door Opener: Wall Push Button Was Inspected

I inspected the wall button. The wall button should be at least 5 feet above the standing surface, and high enough to be out of reach of small children. I pressed the push button to see if it successfully operated the door.

Garage Vehicle Door Opener: Non-Contact Reversal Was Inspected

I observed the auto-reverse feature during a non-contact test. 

Standing inside the garage but safely away from the path of the door, I used the remote control or wall button to close the door. As the door was closing, I waved an object in the path of the photoelectric eye beam. The door should automatically reverse.

Garage Vehicle Door Opener: Photo-Electric Eyes Were Inspected

I inspected the photo-electric eyes. 

Federal law states that residential garage door openers manufactured after 1992 must be equipped with photo-electric eyes or some other safety-reverse feature that meets UL 325 standards.

I checked to see if photo-electric eyes are installed. The vertical distance between the photo-eye beam and the floor should be no more than 6 inches.

Ceiling, Walls & Firewalls in Garage: Garage Ceiling & Walls Were Inspected

I inspected the ceiling and walls of the garage according to the Home Inspection Standards of Practice.

Garage Floor: Can't See Everything

I can not observe everything. Inspection restrictions. My inspection was limited. 

Ceiling, Walls & Firewalls in Garage: Can't See Everything

I can not observe everything. Inspection restrictions. My inspection was limited. 

The inspector shall inspect:

  • 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.


$
Credit
Comment
15.1.1 - Garage Floor

Structural Defect at Garage

I observed indications of a structural defect at the garage. 

Hammer Carpentry Contractor
$
Credit
Comment
15.1.2 - Garage Floor

Major Cracked Concrete at Garage Floor

I observed indications of major cracks in the garage concrete floor indicating settlement, heaving or structural problems. Further evaluation is recommended. 

Gardening shovel tool shape Concrete Contractor
$
Credit
Comment
15.4.1 - Electric in Garage

Missing GFCI-Protection in Garage

I observed a receptacle in the attached garage without GFCI (or ground fault circuit interrupter) protection. 

GFCI protection is required for all 15- and 20-amp receptacles, including outlets for refrigerators, garage door openers, and washing machines. 

Electric Electrical Contractor
$
Credit
Comment
15.4.2 - Electric in Garage

Power Not Present at Receptacle

I observed indications that power was not present at a receptacle outlet in the garage. Further evaluation is recommended. 

Contractor Qualified Professional
$
Credit
Comment
15.5.1 - Ceiling, Walls & Firewalls in Garage

Attic Access Panel in Garage Ceiling Defect

I observed an attic access panel in the ceiling of the garage. Firewall breach. Hazard. Defect.

There must not be any openings in the drywall of the garage. All openings must be patched and repaired properly. 

There must be at least 1/2-inch thick gypsum board or equivalent applied to the garage side to separate the garage and the house or attic space.

There must be at least 5/8-inch thick Type X gypsum board or equivalent applied to the garage side to separate the garage from the habitable room above the garage. 

Hardhat General Contractor
$
Credit
Comment
15.5.2 - Ceiling, Walls & Firewalls in Garage

Firewall defect

Firewall separating the home and garage is not compliant with modern building standards. Firewalls should be built with materials to prevent the spreading of a fire into the home living space. Recommend a qualified contractor evaluate and bring firewall up to standards. 

Link for more info. 

Contractor Qualified Professional
$
Credit
Comment
15.5.3 - Ceiling, Walls & Firewalls in Garage

Moisture Intrusion

Garage walls showed signs of moisture intrusion. Recommend a qualified contractor evaluate and find source of moisture to prevent further damage and/or mold. 

$
Credit
Comment
15.6.1 - Moisture Intrusion in Garage

Water Marks Observed

I observed indications of water intrusion in the garage. Water marks. Further evaluation of the water intrusion problem is recommended. 

Contractor Qualified Professional