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1234 Main St.
Marietta, GA 30064
01/23/2020 9:00AM

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Agency Name
Minor concern/maintenance needed
Moderate concern/repair
Serious concern/action needed

THANK YOU! Thank you for choosing us to perform this General Home Inspection. We always endeavor to do our best to ensure that both the home and your investment are safe! 


The Inspection is Visual 

The purpose of this report is to reflect as accurately as possible the visible condition of the home at the time of the inspection. Although the inspector may use basic instruments, the inspection performed to provide data for this report was primarily visual and non-invasive. This inspection is not a guarantee or warranty of any kind. Its purpose is to identify safety hazards and defects in system/major accessible components. 

Not Pass/fail 

A property does not "Pass" or "Fail" a General Home inspection. An inspection is designed to reflect the visual condition of the home at the time of the inspection. Please feel free to contact me with any questions about either the report or the property, soon after reading the report, or at any time in the future! 


The inspection was performed in compliance with the Standards of Practice of the International Association of Certified Home Inspectors. The following conditions lie beyond the scope of the General Home inspection: 

• Identification of building regulation violations; 

• Conditions not readily observable; 

• Failure to follow manufacturer's installation recommendations, or 

• Any condition requiring research. 


Please keep in mind that home inspectors are generalists, not specialists. Homes contain a huge variety of systems and components of different types, of varying quality and age, installed by those with varying skill levels in different climate zones. 

To have the same level of expertise, library of knowledge, or to perform inspections to the same technical degree as would contractors specializing in each of those systems is not possible for a home inspector. 

Because home inspectors do not perform research, the General Home Inspection does not include confirmation of compliance with any manufacturer's recommended installation instructions, confirmation of property boundary limits or compliance with structure setback regulations. 

Although some conditions commented on in this report may be building code violations, identification of building code violations lies beyond the scope of the General Home Inspection. To understand more fully what is and is not included in a General Home Inspection, please visit the Standards of Practice page of the International Association of Certified Home Inspectors at www.nachi.org/sop

The goal of this inspection report is not to make a purchase recommendation, but to provide you with useful, accurate information that will be helpful in making an informed purchase decision. 


Please read your entire inspection report carefully. Although the report has a summary that lists the most important considerations, the body of the report also contains important information. 


For your protection, and that of others, all repairs, corrections, or specialist evaluations should be performed by qualified contractors or licensed professionals. Safety hazards or poorly performed work can continue to be a problem, or even be made worse when home sellers try to save money by hiring inexpensive, unqualified workmen, or by doing work themselves. Be sure to take whatever actions are necessary before the expiration of your Inspection Object Deadline! 

DO A FINAL WALKTHROUGH! Because conditions can change very quickly, we recommend that you or your representative perform a final walk-through inspection immediately before closing to check the condition of the property, using this report as a guide. 

WE'RE HERE to HELP! If you have questions about either the contents of this report, or about the home, please don't hesitate to  contact us for help, no matter how much time has passed since your home inspection. We'll be happy to answer your questions to the best of our ability. 

NOTICE TO THIRD PARTIES This report is the joint property of the Inspection company that created it and the Client for whom it was prepared. Unauthorized transfer of this report to any third parties or subsequent buyers is not permitted and may place those in violation, or those who improperly depend on the information contained herein in jeopardy. This report and supporting inspection were performed according to a written agreement that limits its scope and the manner in which it may be used. Unauthorized recipients are advised to not rely on the contents of this report but instead to retain the services of the qualified home inspector of their choice to provide them with an updated report.

1 - Inspection Details

1.1 Attendees X
1.2 Animals onsite X
1.3 Occupancy X
Attendees: Attendees
Buyer and buyer's agent
Occupancy: State of Occupancy
Owner occupied
Occupancy: Occupant not present
The home occupant was not present during the inspection.
Property Elevation
1000 feet/305 metres
Weather at the Inspection
Overcast but dry, Warm
Weather-related Property Condition
Damp from recent rain
Approximate Temperature at the Inspection
80s F
Utilities: all utilities on

All utilities were on at the time of the inspection.

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

2 - Roof

2.1 Roof Structure Ext. X
2.2 Roof Drainage System X
2.3 Roof Configuration X
2.4 Underlayment X
2.5 Flashing X X
2.6 Apshalt Shingles X
2.7 Vents X X
2.8 ------------------------ X
2.9 Concrete Tile X
2.10 Clay Tile X
2.11 Roll Roofing X
2.12 Wood Shakes X
2.13 Wood Shingle X
2.14 Stone Slate X
2.15 Built-up X
2.16 ------------------------ X
2.17 EPDM X
2.18 Thermoplastic Polyolefin (TPO) X
2.19 Polyvinyl Chloride (PVC) X
Roof Configuration: Roof Configuration

Multiple gables in the roof system

Roof Configuration: Roof pitch

The roof pitch (angle of slope) was approximately 9:12.

Roof inspection method
walked the roof, drone with camera
Apshalt Shingles: Substrate
15/32-inch oriented strand board (OSB)
Flashing : Flashing Material
Galvanized steel
Apshalt Shingles: Type of Shingle
Apshalt Shingles: Type of Valley
Closed valley
Vents: Roof vents
Roof Structure Ext. : What's inspected?

Inspection of the roof structure from the exterior typically includes: 

  • The general roof structure appearance; 
  • Roof-covering material condition; 
  • Flashing protecting roof-covering material penetrations, changes in roof-covering materials, and transitions where roof slopes change; 
  • Condition of combustion, plumbing and attic ventilation vents and devices; 
  • Chimney conditions; and 
  • Roof drainage systems and components.
Roof Drainage System: What is inspected?

Inspection of the roof drainage system typically includes examination of any of the following: 

  • Gutters (condition and configuration); 
  • Downspouts & extensions (condition and configuration);
  • Scuppers; and 
  • Overflow drains.
Roof Drainage System: Gutters & downspouts
The roof drainage system consisted of conventional gutters hung from the roof edges feeding downspouts.
Flashing : General description

Flashing is a general term used to describe (typically) sheet metal fabricated into shapes and used to protect areas of the roof from moisture intrusion. Inspection typically includes inspection for condition and proper installation of flashing in the following locations: 

  • Roof penetrations such as vents;
  • Electrical masts;
  • Chimneys;
  • Mechanical equipment;
  • Patio cover attachment points; 
  • Around skylights; 
  • Junctions at which roofs meet walls; 
  • Roof edges; 
  • Areas at which roofs change slope; 
  • Areas at which roof-covering materials change; and 
  • Areas at which different roof planes meet (such as valleys).
Apshalt Shingles: Fastening: 4 fasteners per, OK

The home was located in an area designated "normal wind". The representative shingles examined were fastened with 4 fasteners per shingle, which is acceptable for the area in which the home is located.

Apshalt Shingles: Substrate: 1 layer
The roof had one layer of asphalt shingles installed at the time of the inspection.
Apshalt Shingles: Type: Dimensional
The roof was covered with dimensional fiberglass asphalt shingles, also called "architectural" or "laminated" shingles. Fiberglass shingles are composed of a fiberglass mat embedded in asphalt and covered with ceramic-coated mineral granules. Dimensional shingles are composed of multiple layers bonded together. Shingles with multiple layers bonded together are usually more durable than shingles composed of a single layer. Dimensional shingles usually have a 20-30 year warranty. The actual useful lifespan varies with shingle quality. Determining shingle quality or remaining shingle roof lifespan lies beyond the scope of the General Home Inspection.
Apshalt Shingles: Warranties: check with seller

Shingle condition indicated that the shingle warranty may not yet have expired. Confirmation would require documentation. Shingles may have one warranty, two warranties, three warranties, or no warranty at all. A warranty may transfer once with the sale of the home, or it may transfer as a limited warranty, or it may transfer fully. Time limits for notifying the shingle manufacture of the sale of the home may exist. You should read the terms of any warranty carefully to determine whether any action is neccesary by you, or by the seller, for the warranty to remain in effect.

Apshalt Shingles: Warranty: contractor's
The second type of warranty is the contractors warranty. It covers proper installation methods and workmanship. The terms of a contractors warranty may be negotiable, so they also vary. Jurisdictional requirements may influence the terms. Jurisdictional requirements include those instituted by a city, county, state or provincial government. Although manufacturers' and contractors' warranties are technically separate, improper installation or damage caused by workers may shorten the service life of a roof, in which case the manufacturer would deny the claim and refer the homeowner to the contractor. There often is no single cause of shingle failure. The forces that have the greatest effect on shingles are different in different climate zones, and will be further influenced by many other conditions. If a leak occurs within the first few years of roofing installation, the leak is probably installation-related. If a new roof lasts for a few years but fails prematurely, the cause is usually manufacturing-related, although an older roof may also fail prematurely because of poor design or maintenance. The real cause of failure is not always obvious and may involve a combination of factors. You should ask about any roof warranties that may transfer with the sale of the home and read the terms carefully. If the roof is not covered by a warranty, you may want to purchase an insurance policy that will pay for roof damage.
Underlayment: Disclaimer: completely hidden
The underlayment was hidden beneath the roof-covering material. It was not inspected and the Inspector disclaims responsibility for evaluating its condition or confirming its presence.

Concrete Tile not present.

Clay Tile not present.

Roll Roofing not present.

Wood Shakes not present.

Wood Shingle not present.

Stone Slate not present.

Built-up not present.

EPDM not present.

Thermoplastic Polyolefin (TPO) not present.

Polyvinyl Chloride (PVC) not present.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
2.5.1 - Flashing

Sidewall: Insufficient gap between sidewall and roof covering

In both headwall and sidewall conditions, unless the exterior wall is brick, there should see a gap of at least 1.5 inches between the bottom of the exterior wall-covering material and the top of the roof-covering material.

The wood shingle touching the asphalt shingle allows water to wick up through the shingle causing water damage and mold.

Contractor Qualified Professional
2.7.1 - Vents

Plumbing vent: flashing, improper install- QC

Plumbing roof vent penetration flashings were improperly installed. This may cause roof leakage and result in moisture intrusion of the roof assembly. Moisture intrusion can damage materials, the home structure and encourage mold growth. The nail heads also needed resealing. The Inspector recommends correction by a qualified contractor.

Contractor Qualified Professional

3 - Exterior

3.1 Exterior Utility Locations X
3.2 Balcony X
3.3 Grounds X X
3.4 Driveway X X
3.5 Door/Window Exteriors X
3.6 Wall Exteriors X X
3.7 Exterior Trim X X
3.8 Siding, Wood Shingles X X
3.9 Chimney X X
3.10 Deck X X
3.11 Stairs X X
3.12 Siding, Artificial Stone Veneer X
3.13 Walkways X X
3.14 Brick Exterior X
3.15 Porch X X
3.16 Siding, Cementicous X X
3.17 Siding, Composite (Cellulose) X
Exterior Trim: Trim Material
Stairs: Stair Location
Rear, Deck
Stairs: Stair Structure Materials
Pressure-treated wood
Stairs: Tread Material
Pressure-treated wood
Stairs: Stair Foundation Material
Concrete pad
Brick Exterior: Type of Brick Installation
Brick cladding over wood frame
Exterior Utility Locations: Electric meter location
Right side
Exterior Utility Locations: Sewer clean out
Next to driveway
Grounds: Fence Material
Grounds: Retaining Wall Material
Right side, Rear
Pressure treated wood
Driveway: Driveway Surface
Siding, Wood Shingles: Wood shingles installed
Front above the garage and the top gable

Some of the exterior walls of the home were covered with wood shingles.

Chimney: Chimney Construction
Factory built
Chimney: Chimney Siding Material
Wood, Cementitious
Deck: Deck Location
Attached, Rear of home
Deck: Attachment to Home
Bolted ledger
Deck: Deck Understructure Material
Deck: Deck Floor Material
Screwed, Wood board
Deck: Deck Guardrail Materials
Deck: Foundation Type
Concrete pads
Deck: Finish Coating Type
Solid body stain
Stairs: Stair: photo
This photo shows this set of exterior stairs.
Walkways: Walkway Materials
Front of house
Porch: Porch Location
Exterior Utility Locations: Gas shut off location
Left side
Exterior Utility Locations: Water meter and mains shut off
Front right
Exterior Utility Locations: Water spigot location
Right side and Left side
Grounds: Retaining wall material: treated timbers
Retaining walls were constructed using timbers that had been pressure-treated with a product designed to resist wood decay.
Wall Exteriors: Mostly OK
The Inspector observed few deficiencies in the condition of the exterior walls. Notable exceptions will be listed in this report.
Deck: What's inspected

Inspection of decks typically includes visual examination of the following:


General structure; 

Stair components; 

Attachment to home; Floor planking; and 

Guardrail assemblies

Stairs: Stringers: pressure-treated
This staircase had pressure-treated wood stringers supporting treads. Pressure-treating wood improves its resistance to decay and is desirable for use in this application.
Siding, Artificial Stone Veneer: Artificial stone veneer installed

Some of the exterior walls of the home were covered with artificial stone veneer.

Porch: Stairs: mostly OK
At the time of the inspection, the Inspector observed few deficiencies in the condition of the porch stairway. Notable exceptions will be listed in this report.
Siding, Cementicous : Cementicous Lapped Siding
Exterior walls were covered with a cementicous lapped siding. This siding is of high durability, stability, and fire resistance.
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
3.3.1 - Grounds

Building lot: erosion

Erosion on the right side of the house needed correcting before becoming a more serious grading issue  

Contractor Qualified Professional
3.4.1 - Driveway

Cracks: common cracks < 1/4"

Common cracks (1/4-inch or less) were visible in the driveway. Cracks exceeding 1/4 inch should be filled with an appropriate material to avoid continued damage to the driveway surface from freezing moisture.
3.6.1 - Wall Exteriors

Unpainted wood shingle

There were unpainted wood shingles. If left unpainted they will be susceptible to water damage and accelerated decay.

Contractor Qualified Professional
3.7.1 - Exterior Trim

Door trim: deterioration, moderate
Basement exterior door

Door trim at the home exhibited moderate wood rot and should be replaced. 

3.7.2 - Exterior Trim

Window trim: paint peeling- QC

Window trim had peeling paint and needed maintenance. All work should be performed by a qualified contractor.
Contractor Qualified Professional
3.8.1 - Siding, Wood Shingles

Deterioration: moderate

Wood shingles covering exterior walls exhibited moderate deterioration commensurate with the age of the home. The wood shingles need repainting and some need resetting. 

3.9.1 - Chimney

Trim damage

Trim covering the chimney had some damage maybe from re-fitting the flashing with the new roof covering. This should be inspected by a qualified roofer to ensure it is adequately protected against moisture intrusion.

3.10.1 - Deck

Finish coating: deterioration moderate

Finish coating designed to protect the deck exhibited moderate deterioration. Failure of the finish coating will allow Ultra Violet (UV) radiation from sunlight, heat, moisture and freezing moisture to reduce the lifespan of bare wood exposed to weather. Maintenance performed on an appropriate schedule can significantly extend the lifespan of wood deck components. You should ask the seller for information about products and schedules related to deck maintenance.
3.11.1 - Stairs

Stairs: weathering

These exterior stairs exhibited minor general weathering commensurate with the age of the home.
3.13.1 - Walkways

Cracks: significant cracks

Significant cracks visible in the walkways at the time of the inspection should be filled with an appropriate material to avoid continued damage to the walkway surface from freezing moisture.
Contractor Qualified Professional
3.15.1 - Porch

Stone steps: mortar cracked or missing

Some of the mortar in the steps was cracked or missing. This may lead to moisture intrusion behind the steps and should corrected by a qualified professional.

Contractor Qualified Professional
3.15.2 - Porch

Porch: erosion issues

Erosion near the porch caused gaps to appear under the porch stairs. Needs correcting by a qualified professional. 

Contractor Qualified Professional
3.16.1 - Siding, Cementicous

Buckled- QC

Cementicous lapped siding covering exterior walls showed signs of poor installation. Siding was buckled in areas. The Inspector recommends the area be monitored closely.

Siding Siding Contractor

4 - Garage

4.1 Garage Reference X
4.2 Automatic Opener X X
4.3 Conventional Doors X X
4.4 Floors, Walls, & Ceiling X X
4.5 Garage Electrical X X
4.6 Garage Roof Framing X
4.7 Garage Ventilation X
4.8 Overhead Doors X
Garage Roof Framing: Garage Roof Framing Method
Roof trusses
Garage Roof Framing: Garage Roof Sheathing Material
1/2-inch oriented strand board (OSB)
Garage Description
Front right
Attached, 2-car
Automatic Opener: Number of Automatic Openers
1 per vehicle door
Garage Ventilation: Roof structure ventilation: continuous ridge / soffit vents installed

A combination of soffit and continuous ridge vents were installed to ventilate the garage attic space. This is typically an effective combination.

Overhead Doors: Automatic opener: manual disconnect, OK
At the time of the inspection, the Inspector observed no deficiencies in the operation of the manual disconnect.
Overhead Doors: Door tracks: OK
The overhead garage door tracks appeared to be correctly installed and stable.
Overhead Doors: Overhead doors: what's inspected?
Inspection of overhead garage doors typically includes examination for presence, serviceable condition and proper operation of the following components: - door condition; - mounting brackets; - automatic opener; - automatic reverse; - photo sensor; - switch placement; - track & rollers; and - manual disconnect.
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
4.2.1 - Automatic Opener

Atomatic opener: older than 12 years

The garage door opener appeared to be older than 12 years and may need replacement soon.

4.3.1 - Conventional Doors

Door, living space: no self-closing hinges
Between Garage and Kitchen

The door in the wall between the garage and the home living space did not have operable self-closing hinges. Self-closing hinges are a safety feature designed to help prevent the spread of fire and toxic fumes from the garage to the living space.

Contractor Qualified Professional
4.4.1 - Floors, Walls, & Ceiling

Ceilings: stains, moisture intrusion, normal moisture
Garage ceiling

Stains on the garage ceilings indicated damage from moisture. The moisture meter showed no elevated levels of moisture in the ceiling materials, indicating that leakage has not been recent. The lack of elevated moisture levels may be an indication that the source of leakage has been corrected. You should ask the seller about this condition.
4.5.1 - Garage Electrical

Lighting: fixture exposed wiring- QC

A light in the garage had energized electrical wires exposed to touch. This condition may represent a potential fire or shock/electrocution hazard. The Inspector recommends an examination and any necessary repairs be performed by a qualified electrical contractor.

Electric Electrical Contractor

5 - Electrical

5.1 Service Drop X
5.2 Electric Meter X
5.3 Service Panel X X
5.4 Service Entrance Cables X
5.5 Service Grounding & Bonding X
5.6 Sub-Panel Grounding & Bonding X X
5.7 Branch Circuits X X
Service Drop: Service Conductors
Aluminum, 3-wire (240V)
Service Drop: Service Type
Service Drop: Type of Attachment
Side of structure
Service Drop: Service Lateral: underground
Right side
Conductors supplying electricity to the home were buried underground.
Electric Meter: Electric Meter Location
Right side, Next to service panel
Service Panel: Service Panel Ampacity
200 amps
Service Panel: Main Disconnect Type
Service Panel: Main Disconnect Ampacity
200 amps
Service Entrance Cables: Service Entrance Cable Ampacity
4/0 aluminum/200 amps
Service Entrance Cables: Viewed Service Entrance Conductors at:
In the service panel
Service Grounding & Bonding: Grounding Electrode Type
Driven rod
Branch Circuits: Branch Circuit Conductor Type
Branch Circuits: Overcurrent Protection Type
Circuit breakers, GFCI, AFCI
Electric Meter: Electric Meter Type
Meter main
Service Panel: Service Panel Location
Home exterior right side
Service Panel: Service Panel Type
Service Panel: Service Panel Brand
Square D
Service Panel: Description: meter-main panel
The electrical service panel was a meter-main type in which the electric meter and the service equipment are located in separate parts of the same enclosure.
Service Panel: Description: remote main breaker, main lug load center, sub-panel

The electrical service entrance conductors fed a single breaker-type main disconnect located in a service panel that in turn fed a main lug load center sub panel that had no single disconnect and that contained circuit breakers that protected and controlled power to sub-panels and branch circuits.

Service Panel: Main disconnect type: breaker
The service disconnect was a breaker type. A service disconnect is a device designed to shut off power to all overcurrent devices (circuit breakers or fuses) and branch circuits in the home.
Service Panel: OCPD: AFCI present

There were AFCI breakers in the sub panel (although not the main panel). AFCI are  designed to provide fire protection by shutting off current flow should sensors detect arcing at outlets on the protected circuit. AFCI protection of electrical outlets in sleeping rooms is required in new construction.

Service Panel: OCPD: GFCI breakers present

The service panel contained Ground Fault Circuit Interrupter (GFCI) breakers designed to provide protection by shutting off current flow should sensors indicate a difference between incoming and outgoing voltage in outlets at protected circuits. Some circuits may be protected by GFCI at the receptacle. 

Service Panel: Service Panel General Condition - What's inspected?
Inspection of the electrical service panel typically includes examination of the following: - Panel interior and exterior condition - Panel amperage rating - Main disconnect amperage rating and condition - Main conductor amperage ratings - Branch conductor types, amperage rating and condition - Wiring visible materials, types, condition and connections - Circuit breaker types, amperage ratings and condition - Label information present - Service and equipment grounding - Bonding of service equipment
Service Grounding & Bonding: Grounding electrode system: driven rod
The service panel had a grounding electrode conductor (GEC) visible that was bonded to the service panel and that was properly clamped to the top of a driven rod that serves as the grounding electrode. Driven rods are typically an 8-foot copper or steel rod required to be driven into the soil for its full length. The inspector was unable to confirm the length of the driven rod. Evaluation of the effectiveness of the service ground would require the services of a qualified electrical contractor using special instruments.
Service Grounding & Bonding: Ground & neutrals terminate same bus bar, OK
Ground and neutral wires in the service panel terminated on the same bus bar. This is not a concern.
Branch Circuits: About AFCI protection

An arc Fault Circuit Interrupter (AFCI) is a life-safety device (typically an AFCI circuit breaker or electrical outlet) designed to prevent fires by detecting unintended electrical arcs and disconnecting power to the affected branch circuit before the arc starts a fire.

AFCI protection of bedroom receptacles (including light fixtures and smoke alarms)  was first required by the National Electric Code (NEC) in 1999 (USA) and 2002 (Canada).

AFCI devices and AFCI protection requirements have changed over the years and requirements vary by jurisdiction, depending on which set of standards has been adopted. 

Branch Circuits: Exterior receptacles: GFCI response, OK
At the time of the inspection, the Inspector observed no deficiencies in the response of exterior Ground Fault Circuit Interrupter (GFCI)-protected electrical receptacles.
Branch Circuits: Exterior receptacles: weather-protected
Exterior electrical receptacles were Ground Fault Circuit Interrupter (GFCI)-protected, and enclosed in weather-resistant covers.
Branch Circuits: GFCI protection installed
The home had ground fault circuit interrupter (GFCI) protection that appeared to comply with generally-accepted modern safety standards. A representative number of GFCI-protected electrical receptacles were tested and responded in a satisfactory manner at the time of the inspection.
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
5.3.1 - Service Panel

Cable clamps missing QC

Non-metallic conductors had no clamps installed where they passed through knock-outs in the electrical service panel. This condition can result in damage to the conductor from contact with the sharp edges of the metal cabinet, or can result in conductors being pulled loose from connections inside the panel; a potential a shock/electrocution or fire hazard. The Inspector recommends that appropriate devices approved for this purpose be installed by a qualified electrical contractor.

Electric Electrical Contractor
5.3.2 - Service Panel

Interior: stinging insect nests- QC
Main shut off

The interior of the electrical service panel cabinet contained stinging insect nests. This condition may affect the ability of electrical components within the service panel to function as they were designed and is a potential safety hazard. The Inspector recommends nests be removed and action taken to close off any openings that may allow insect intrusion in the future. All work should be performed by a qualified electrical contractor.
Electric Electrical Contractor
5.3.3 - Service Panel

Wiring: wire termination improper- QC

One or more wires in the service panel were improperly terminated. This condition may be a potential shock/electrocution, or a fire hazard and should be corrected by a qualified electrical contractor.
Electric Electrical Contractor
5.6.1 - Sub-Panel Grounding & Bonding

Equipment grounding: ground & neutrals terminate together- QC

Grounding and neutral conductors in this sub-panel terminated on the same bus bar. In sub-panels, neutral conductors must be electrically isolated from the grounding system components. This condition is improper and should be corrected by a qualified electrical contractor.

Contractor Qualified Professional
5.7.1 - Branch Circuits

AFCI receptacles: Upgrade to modern standards

Electrical receptacles in this home did not comply with the most recent requirements for branch circuit protection by an arc-fault circuit interrupter (AFCI) device. Although homes are not required to be updated to comply with newly-enacted building safety standards, to reduce the potential danger of electrical fire, the Inspector recommends that AFCI protection be installed that will comply with modern electrical safety standards. All work should be performed by a qualified electrical contractor.

Electric Electrical Contractor

6 - Plumbing

6.1 Water Supply X
6.2 Drain, Waste and Vent (DWV) X
6.3 Water Heater X X
Water Supply: Water Source
Front right of house
Water Supply: Distribution Pipe Material
Polyvinyl chloride (PVC)
Drain, Waste and Vent (DWV) : Sewer System
Drain, Waste and Vent (DWV) : Drain, Waste, & Vent Pipe Materials
Polyvinyl Chloride (PVC)
Water Heater: Water heater location
mechanical room, basement
Water Heater: Water Heater Type
Natural gas
Water Heater: Water Heater Brand
A. O. Smith
Water Heater: Water Heater Tank Capacity
50 gallons
Water Heater: Gas Water Heater Efficiency
Water Heater: Date of manufacture

The date of manufacture for this water heater appeared to be 2006. 

Water Heater: Water heater location: basement
The water heater was located in the basement.
Water Heater: Data plate: photo

The photo shows the data plate of this water heater.

Water Heater: Photo of water heater
Water Supply: Main water shut-off: location

The main water supply shut-off was located near the sidewalk on the right side of the house. 

The house water shut off was located in the basement on the right exterior wall.

Water Supply: Hot water temperature
96 degrees

The hot water temperature at the kitchen sink was 96 degrees. 

Water temperature should not exceed 120 degrees to prevent scalding.

Water Heater: About: Conventional Storage Tank Water Heaters

Storage tanks water heaters are the most common type of water heater. They consist of an insulated tank in which water is heated and stored until needed. When a hot water valve is opening somewhere in the home, hot water is pulled from a pipe at the top of the water heater. To prevent overheating resulting in the development of excessive pressure in the tank (with the potential for high-energy explosion) a temperature/pressure relief (TPR) valve is installed that is designed to open if either exceeds a preset level. Natural-gas water heaters typically use less energy and cost less to run (by about half) than electric water heaters, although gas models cost more at the time of purchase.

Water Heater: Gas Water Heater: efficiency, medium
This water heater was a medium-efficiency induced-draft type which used a mechanical fan to draw combustion air from the surrounding room through the combustion chamber and expel hot exhaust gasses through a metal exhaust flue to the home exterior.
Water Heater: Gas Water Heater: FVIR
This gas water heater was a Flammable Vapor Ignition Resistant (FVIR) type. FVIR water heaters are constructed in such a way that ignition of the gas burner of the water heater will not ignite flammable vapors which may exist in the room in which the water heater is installed.
Water Heater: Gas: photo, shut-off valves gas/water
The photo shows the locations of shut-off valves for gas and water.
Water Heater: Gas water heater info
This water heater was gas-fired. Gas water heaters heat water using a gas burner located in a chamber beneath the water tank. The gas control mechanism contains safety features designed to prevent gas from leaking into the living space if the burner should fail for some reason. Gas-fired water heaters must be properly installed so that the gas fuel is safely delivered to the water heater and so that the water heater safely exhausts the products of combustion to the home exterior. Gas-fired water heaters can be expected to last the length of the stated warranty and after its expiration may fail at any time.
Water Heater: TPR valve: present
The water heater was equipped with a temperature/pressure relief (TPR) valve that was not operated by the Inspector. Operating the TPR valve lies beyond the scope of the General Home Inspection. The Inspector recommends that the TPR be operated by the homeowner monthly as a maintenance measure.
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
6.3.1 - Water Heater

Water heater past design life

This water heater appeared to be past its design life and may need replacement soon. The unit was built in 2006. Average life span of water heaters is 8-12 years. 

7 - Interior

7.1 General Interior X X
7.2 Door/Window/Skylight X
7.3 Kitchen X X
7.4 Laundry Room X
7.5 Bathroom X X
7.6 Bedroom X X
7.7 Fireplace X
7.8 Stairs X
Kitchen: Range/Oven/Cooktop Type
Gas cooktop, 2 built-in ovens, Gas burners/electric oven
Bathroom: Number of Bathrooms
4 bathrooms
Bathroom: Bathroom Configuration
1 sink in cabinet/toilet/tub, Enclosed shower
Bathroom: Toilet type(s)
Bathroom: Flooring Material
Tile, Carpet
Door/Window/Skylight : Interior Door Types
Hollow core
Door/Window/Skylight : Window Frame Material
Door/Window/Skylight : Window Glazing Type
Door/Window/Skylight : Window Style(s)
Kitchen: Kitchen Floor Materials
Kitchen floor
Natural hardwood
Kitchen: Range/Cooktop Brand

Whirlpool Gold cooktop

Bathroom: Bathroom Floor Materials
Master bathroom
Ceramic tile
Bathroom: Room Ventilation
Exhaust fan
Bedroom: Bedroom Floor Materials
Master bedroom
Stairs: Type of staircase
General Interior: General Floor Materials
Carpet, Natural hardwood, Ceramic tile, Laminate

Hardwoods in the kitchen and hallway. Tile and concrete in the basement. Tile in the Master bathroom. Vinyl in the laundry room. Carpet everywhere else. 

General Interior: Smoke detectors: hard-wired

The home had smoke detectors that were interconnected through the home branch wiring. This means that when one detector is activated, all will be activated. Each detector should be checked occasionally to make sure it has power. If a detector has power, the indicator light will be illuminated. A number of types of smoke detectors exist and effective testing methods are not always obvious. The Inspector recommends that you take the time to learn how to check all detectors for proper operation.

General Interior: Old smoke and carbon monoxide detectors

Even if a smoke detector or carbon monoxide alarm tests correctly it does not mean it will detect smoke / CO. They lose sensitivity as they age. Smoke detectors no longer detect smoke after 8-10 years even if the alarm sounds during the test. CO detectors last an average of 5-7 years. Modern safety standards require more smoke and CO detectors than were required when the house was built. Please update the house to current standards.

Kitchen: Kitchen - What's inspected?

Inspection of kitchens typically includes the following: 


  • Wall, ceiling and floor;
  • Windows, skylights and doors 


  • Range/cooktop (basic functions, anti-tip) ;
  • Range hood/downdraft (fan, lights, type);
  • Dishwasher (operated only at the Inspector's discretion) 


  • Exterior and interior;
  • Door and drawer 


  • Basin condition;
  • Supply valves;
  • Adequate trap configuration
  • Functional water flow and drainage
  • Disposal 


  • Switch operation;
  • Outlet placement, grounding, and GFCI protection 

Note: Appliances are operated at the discretion of the Inspector

Kitchen: Range Hood Type
Kitchen: Built-in Oven(s)
Two built-in electric

Whirlpool Gold Electric double oven. 

Kitchen: Dishwasher Brand
Fireplace: Fireplace Type

The fireplace was a factory built firebox within a steel cabinet and with a steel flue. It had a gas starter in the hearth that was operated with a key. 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
7.1.1 - General Interior

Ceiling fan: components missing- QC

The switch for the ceiling fan in this room was missing components. The Inspector recommends service by a qualified contractor.

Wrenches Handyman
7.1.2 - General Interior

Floors: wood floors, general squeaking- QC

Wood floors in the kitchen exhibited some squeaking near the sink. This is usually due to inadequate fastening methods and can be difficult to correct because the flooring is fastened as it is installed in such a manner that fasteners are not visible or accessible once installation is complete. The Inspector recommends that before the expiration of your Inspection Objection Deadline you consult with a qualified contractor to discuss options and costs for correction.

Contractor Qualified Professional
7.3.1 - Kitchen

Electrical recepticals: inoperable- QC

Some electrical receptacles in the kitchen were inoperable at the time of the inspection. The Inspector recommends service by a qualified electrical contractor.
Electric Electrical Contractor
7.3.2 - Kitchen

Grout: between backsplash and countertop

Deteriorating or crumbling grout may cause moisture intrusion and mold growth. 

Contractor Qualified Professional
7.5.1 - Bathroom

Shower: grout missing- QC

The shower tiles had areas of missing grout that may allow moisture to penetrate the walls. The inspector recommends service by a qualified plumbing contactor.
Tile Tile Contractor
7.6.1 - Bedroom

AFCI receptacles: none installed (BRs)

Electrical receptacles bedrooms in this home had no arc-fault circuit interrupter (AFCI) protection. Although AFCI protection may not have been required when the home was originally constructed, and homes are not required to be updated to comply with newly-enacted building safety standards, they reduce the the potential danger of electrical fire, the Inspector recommends that AFCI protection be installed that will comply with modern electrical safety standards. All work should be performed by a qualified electrical contractor.

Electric Electrical Contractor
7.8.1 - Stairs

Treads: squeaking, moderate

Stair tread exhibited moderate squeaking at the time of the inspection indicating that they have loosened. All repairs/corrections should be made by a qualified contractor.

8 - HVAC

8.1 Furnace & Humidifier X
8.2 Cooling X X
Furnace & Humidifier : Energy Source
Natural gas
Furnace & Humidifier : Furnace Efficiency
Furnace & Humidifier : Annual Fuel Utilization Efficiency (AFUE) Rating
Medium (80%-83%)
Furnace & Humidifier : Date of manufacture

The date of furnaces manufacture appeared to be 2006

Furnace & Humidifier : Serial number

The serial number of the furnaces was 5906B29825 and 5906A09822

Furnace & Humidifier : Data plate: original furnace
The furnace appeared to be the original installed when the home was built.
Cooling: AC Brand
Cooling: AC compressor data plate: date of manufacture

The AC compressors date of manufacture was 2006.

Furnace & Humidifier : Furnace Brand
Furnace & Humidifier : Furnace type: what is inspected?

Inspection of gas-fired furnaces typically includes visual examination of the following: 

  • Cabinet exterior;
  • Fuel supply and shut-off (not tested); 
  • Electrical shut-off; 
  • Adequate combustion air; 
  • Proper ignition; 
  • Burn chamber conditions (when visible); 
  • Combustion exhaust venting; 
  • Air filter and blower; 
  • Plenum and ducts; 
  • Response to the thermostat; 
  • Return air system; and 
  • Condensate drain components (where applicable).
Furnace & Humidifier : Furnace Location
Basement, Attic
Furnace & Humidifier : Air Filter Location
Side compartment at furnace
Furnace & Humidifier : Combustion air: OK, changes may create problems
Combustion air supply for the furnace in the unfinished basement appeared to be sufficient at the time of the inspection. If in the future you should decide to make changes which include enclosing the furnace or reducing the space from which it draws combustion air, you should consult with a qualified heating, ventilation and air-conditioning (HVAC) contractor to ensure that the furnace has sufficient combustion air. Insufficient combustion air can cause the furnace to produce unacceptably high levels of toxic carbon monoxide.
Furnace & Humidifier : Data plate: photo

The photo shows the furnace data pate or manufacturer's label

Furnace & Humidifier : Furnace shut-offs: gas and electrical photo
The furnace electrical and gas shut-offs are shown in the photo.
Furnace & Humidifier : Thermostat: programmable, heating/cooling

The furnace and the air-conditioning were controlled by a programmable thermostat. Heating and cooling costs can be reduced by programming the thermostat to raise and lower home temperatures at key times.

The was on thermostat near the main floor bathroom and one in the master bedroom.

Cooling: AC: what's inspected?
Inspection of the air-conditioning system typically includes visual examination of the following: - compressor housing exterior and mounting condition; - refrigerant line condition; - proper disconnect (line of sight); - proper operation (outside temperature permitting); and - proper condensate discharge. The system should be serviced at the beginning of every cooling season.
Cooling: AC: 2 split systems
The home had two air-conditioning systems. The air conditioning systems were split systems in which the cabinets housing the compressors, cooling fans and condensing coils were located physically apart from the evaporator coils. As is typical with split systems, the compressor/condenser cabinets were located at the home's exterior so that the heat collected inside the home could be released to the outside air. Evaporator coils designed to collect heat from the home interior were located inside the air ducts at the furnaces.
Cooling: AC: compressor data plate, photo
Information from the air-conditioner compressor unit data plate is shown in the photo.
Cooling: AC compressor unit: disconnect at sub-panel
The air-conditioner disconnect was located at a sub-panel.
Cooling: AC compressor unit: disconnect OK
Although it was not operated, the electrical disconnect for the condensing unit appeared to be properly located and installed and in serviceable condition at the time of the inspection.
Cooling: AC: evaporator coil data plate

Information from the air-conditioner evaporator coil data plate is shown in the photo.

Cooling: AC evap. coils: condensate disposal OK

Condensate produced by the operation of the air-conditioning system evaporator coils was properly routed and discharged at the time of the inspection. The one in the basement used a pump and the one in the attic used gravity to discharge the condensate. 

Cooling: AC: old but functional

The air-conditioning system appeared to be old but functioning as designed at the time of the inspection. Since the older units are from 2006 they should be serviced regularly. They may need replacing soon. 

Cooling: Air temperature to and from AC
55 & 71 degrees

The air temperature at the supply register was 55.2 degrees and 71.6 degrees at the return register. 

Cooling: Relative humidity
48 percent

The relative humidity was 48%.

A comfortable range is 40-50% in the summer and under 40% in the winter.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
8.1.1 - Furnace & Humidifier

Combustion chamber: burners, dirty, rusty- QC

Excessive amounts of dirt and rust on the furnace burner assembly may affect the burner function. Poor burner function can cause carbon monoxide to rise to unhealthy levels in the living space. Carbon monoxide is a toxic, odorless, tasteless, invisible gas. Excessive exposure can be fatal.  The Inspector recommends service by a qualified HVAC contractor.

Fire HVAC Professional
8.1.2 - Furnace & Humidifier

Service recommended- QC

The Inspector recommends that furnace cleaning, service and certification be performed by a qualified HVAC contractor.
Fire HVAC Professional
8.2.1 - Cooling

Condensate disposal: grading or moisture issues

The condensation line run off was causing grading or moisture issues near the condenser. 

Contractor Qualified Professional

9 - Attic

9.1 Attic Access X
9.2 Attic Electrical, Plumbing and HVAC X
9.3 Attic/Roof Structure Ventilation X
9.4 Roof Structure X
9.5 Thermal Insulation X X
Attic/Roof Structure Ventilation: Attic Ventilation Method
Continuous ridge vents, Gable vents, Soffit vents
Attic Access: Access Hatch Location
Upstairs hallway
Upstairs hallway
Attic Access: Attic access: direct entry
The Inspector evaluated the attic by entering the attic space.
Roof Structure: Roof Framing Method
Roof trusses
Thermal Insulation: Thermal Insulation Type
Blown fiberglass
Attic Access: Attic access: pull-down ladder

The attic was accessed by a ceiling-installed pull-down ladder in the 2nd floor hallway.

Attic/Roof Structure Ventilation: Roof Structure Ventilation
Outside front
Continous ridge vents, Soffit vents, Gable vents

The thermal image shows the heat given off by the roof compared to its surroundings. Ventilation and insulation in the attic are extremely important for an efficient house. 

The second image shows a gable vent.

Attic/Roof Structure Ventilation: Continuous ridge / soffit vents installed
A combination of soffit and continuous ridge vents were installed to ventilate the attic space. This is typically an effective combination.
Roof Structure: Roof Sheathing Material
1/2-inch oriented strand board (OSB)
Roof Structure: Truss roof: don't cut, alter, storage
The roof was framed using manufactured roof trusses. Manufactured roof trusses are designed by a structural engineer and prefabricated in a manufacturing facility under controlled conditions before being trucked to a homesite. Truss designs and their installation specifications are specific to individual home structures and confirming proper installation lies beyond the scope of the general Home Inspection. Roof trusses should never be cut or structurally altered in any way. Using the truss interior attic area for storage may place improper structural loads on parts of the trusses not designed to support those loads and should be avoided.
Thermal Insulation: Posted information (attic)

Written information describing the attic insulation material type and installed R-30 was posted in the attic.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
9.5.1 - Thermal Insulation

Insulation missing

Areas of the attic had little or no insulation. Adequate insulation should be added. 

Contractor Qualified Professional

10 - Structure

10.1 Foundation X
10.2 Floor Structure X
Foundation: Foundation Type
Foundation: Foundation Wall Material
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations