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1234 Main St.
Lake Elmo, MN 55042-8531
08/19/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
78
Items Inspected
1
Maintenance item
21
Recommendation

1 - Inspection Details

In Attendance
Client, Client's Agent, Client's Family and/or Friends
Occupancy
Occupied
Style
Modern
Type of Building
Single Family
Temperature (approximate)
48 Fahrenheit (F)
Weather Conditions
Partly Cloudy

SCOPE OF THE INSPECTION:
Sky Blue Inspections strives to perform all inspections in substantial compliance with the Standards of Practice (SOP) of the International Association of Certified Home Inspectors (InterNACHI). As such, we inspect the readily accessible, visually observable, installed systems and components of a home as designated in the SOP. When systems or components designated in the SOP are present but are not inspected, the reason(s) the item was not inspected is identified within the Limitations tab of this report. This report contains observations of those systems and components that, in the professional judgment of the inspector, are not functioning properly, significantly deficient, unsafe, or are near the end of their service lives. If the cause for the deficiency is not readily apparent, the suspected cause or reason why the system or component is defective or near the end of expected service life is reported, and recommendations for further evaluation, correction or monitoring are made as appropriate.

USE OF PHOTOS AND VIDEOS:

Your report may include photographs and videos (images). Some images are informational and of a general view, to help you understand where the inspector has been, what was looked at and the condition of the item, system or area at the time of the inspection. Some of the images may be of problem areas or defects, these are to help you better understand what is documented in this report and to help you see areas or items that you normally would not see. Not all problem areas or defects will be supported with images.

CATEGORIES:
This report divides deficiencies into three categories:

Maintenance Items (colored in BLUE),

Recommendations (in ORANGE)

Significant Defects (in RED).

MAINTENANCE ITEMS: Include components that were found to be in need of recurring or basic general maintenance to protect either the component or the occupants. Also included in this section are items that were beginning to show signs of wear, but were, in the opinion of the inspector, still functional at the time of inspection. Typically these items are considered to represent a less significant immediate cost than those listed in the following two categories.

RECOMMENDATIONS: Include comments of a deficiency, a latent defect or a suggested improvement of a system which may have appeared functional at the time of inspection, however some benefit may be achieved by adhering to the recommendation.

SIGNIFICANT DEFECTS: Will denote a brief comment of a significantly deficient component or a condition, which will require a relatively short term correction and/or expense. These will typically fall into one of the following four categories:

1. Major defects. An example of this might be a structural failure.
2. Things that may lead to major defects, such as a roof flashing leak, for example.
3. Things that may hinder your ability to finance, legally occupy, or insure the home.
4. Safety hazards, such as an exposed, live electrical wiring.

Anything in these categories should be addressed. Often, a serious problem can be corrected inexpensively to protect both life and property.

This categorization is the opinion of the inspector and is based on what was observed at the time of inspection. It is not intended to imply that items documented in any one category are not in need of correction. Maintenance items or latent defects not repaired can soon become significant defects. It should be considered very likely there will be other issues you personally may consider deficient, and you should add these as desired. There may also be defects that you feel belong in a different category, and again, you should feel free to consider the importance you believe they hold and act accordingly.

Please review this report in its entirety. It is ultimately up to your discretion to interpret its findings and to act accordingly. This report does not offer an opinion as to whom among the parties to this transaction should take responsibility for addressing any of these concerns. As with all aspects a real estate transaction, you should consult with your Realtor for further advice regarding the contents of this report. Any repairs should be performed by the properly licensed and bonded tradesman or qualified professional/contractor who will provide copies of all receipts, warranties and applicable permits for any repairs that are carried out.

2 - Roof

IN NI NP D
2.1 Coverings X
2.2 Roof Drainage Systems X X
2.3 Flashings X
2.4 Skylights, Chimneys & Other Roof Penetrations X
Inspection Method
Telescoping Pole With HD Camera
Roof Type/Style
Gable, Combination
Coverings: Material
Asphalt
Roof Drainage Systems: Gutter Material
Aluminum
Flashings: Material
Galazanized Metal
General Reference Photos
Roof

Roof, General Reference Photos

Ice Dam Heat Tape on Roof
Front of home.

Ice Dam Heat Tape on Roof. This is an indication that the home develops Ice Dams in the winter.  I recommend that you educate yourself on Ice Dams and become familiar with the safe use of "Heat Tape" on roofs.

Coverings: General Reference Photos - Roof
Roof

General Reference Photos

Skylights, Chimneys & Other Roof Penetrations: General Reference Photos
General Reference - Roof

General Reference Photos

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
2.2.1 - Roof Drainage Systems

Downspouts Drain Near House
Around the house

One or more downspouts drain too close to the home's foundation. This can result in excessive moisture in the soil at the foundation, which can lead to foundation/structural movement and a wet basement. Recommend installing the downspout extensions, stored under the back deck, to direct water 6 feet or more away from the house.

Wrench DIY
Credit
Comment
2.2.2 - Roof Drainage Systems

No Gutters
Front of home

There are no gutters present on the front of the structure.  Gutters are recommended because they collect rain water from the roof and direct it away form the building and its foundation. However, I recommend that you ask the homeowner if the 2 square, rock filled basins, on each side of the front door, are for removing rain water?

Gutter Gutter Contractor

3 - Exterior

IN NI NP D
3.1 Siding, Flashing & Trim X X
3.2 Exterior Doors X X
3.3 Walkways, Patios & Driveways X X
3.4 Decks, Balconies, Porches & Steps X
3.5 Eaves, Soffits & Fascia X
3.6 Vegetation, Grading, Drainage & Retaining Walls X X
3.7 Exterior Ventilation Hoods X X
3.8 Exterior Windows X
3.9 Signs of Rodent/Pest Problems X X
Inspection Method
Visual
Siding, Flashing & Trim: Siding Material
Fiber Cement, Stone
Siding, Flashing & Trim: Siding Style
Shakes
Exterior Doors: Exterior Entry Door
Glass, Steel
Walkways, Patios & Driveways: Driveway Material
Concrete
Decks, Balconies, Porches & Steps: Appurtenance
Covered Porch, Deck with Steps
Decks, Balconies, Porches & Steps: Material
Concrete, Wood
Decks, Balconies, Porches & Steps: General Reference Photos
Rear

General Reference Photos of Covered Porch

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
3.1.1 - Siding, Flashing & Trim

Caulking missing pipes/vents/hoods
Gas Line & Air Exchanger Hoods

Caulking missing at some pipes/vents/hoods. This can lead to water intrusion and wood damage/rot or insect intrusion with nests, etc.  Recommend caulking and sealing the areas around vents, pipes or hoods that come through the siding.

Contractor Qualified Professional
Credit
Comment
3.1.2 - Siding, Flashing & Trim

Stone Missing/Damaged
Left of front door

A Stone is Missing or Damaged. This can lead to water or pest intrusion. Recommend repair by a Masonry Professional.

Brick Masonry, Concrete, Brick & Stone
Credit
Comment
3.2.1 - Exterior Doors

Screen Door Damaged Screen
Front Door

Front Screen Door has a damaged screen. Recommend repair by a Door contractor.

Door Door Repair and Installation Contractor
Credit
Comment
3.2.2 - Exterior Doors

Door sticks and will not open properly.
Back of Garage

Door sticks and will not open properly. Recommend repair by a Door Contractor.

Door Door Repair and Installation Contractor
Credit
Comment
3.3.1 - Walkways, Patios & Driveways

Driveway Cracking - Major
Driveway

Concrete cracking observed. This damage will likely expand as the is section is driven on and the "freeze thaw cycle" continues.  Recommend an Driveway Contractor evaluate and repair this damage.

House front Driveway Contractor
Credit
Comment
3.6.1 - Vegetation, Grading, Drainage & Retaining Walls

Negative to Flat Grading
Rear of home

Grading is sloping towards or flat near the home in some areas. This could lead to water intrusion and foundation issues. Recommend qualified landscaper contractor regrade so water flows away from home.


Yard scissors Landscaping Contractor
Credit
Comment
3.6.2 - Vegetation, Grading, Drainage & Retaining Walls

Tree too close to the house.
Front

Trees too close to the house and in contact with siding and shingles. Branches can cause damage to the home. Recommend removal of tree branches that are within 5 feet of the house.

Contractor Qualified Professional
Credit
Comment
3.7.1 - Exterior Ventilation Hoods

Air Exchanger Intake Vent needs cleaning
SE Corner of home

Air Exchanger Intake Vent needs cleaning. The protective screen has become "matted " with debris and this is blocking airflow. Recommend cleaning by home owner or handyman.

Tools Handyman/DIY
Credit
Comment
3.9.1 - Signs of Rodent/Pest Problems

Possible signs of Pest problems

Possible signs of past or current Pest problems noted.  Recommend evaluation and testing by a Pest Control Contractor.

(A pest inspection is not a part of a standard home inspection.)

Pest control Pest Control Pro

4 - Basement, Foundation, Crawlspace & Structure

IN NI NP D
4.1 Foundation X
4.2 Basements & Crawlspaces X
4.3 Floor Structure X
4.4 Wall Structure X
4.5 Ceiling Structure X
Inspection Method
Visual
Foundation: Material
Concrete, Masonry Block
Floor Structure: Basement/Crawlspace Floor
Concrete
Floor Structure: Material
Wood I-Joists
Floor Structure: Sub-floor
Inaccessible
Basements & Crawlspaces: General Reference Photos
Crawl Space under Porch

General Reference Photos, Basement

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies

5 - Heating

IN NI NP D
5.1 Equipment X X
5.2 Normal Operating Controls X
5.3 Distribution Systems X
5.4 Vents, Flues & Chimneys X
5.5 Air Exchanger X X
5.6 Presence of Installed Heat Source in Each Room X
Equipment: Energy Source
Natural Gas
Equipment: Heat Type
Forced Air
Distribution Systems: Ductwork
Non-insulated
AFUE Rating
90 % (Both)

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

Equipment: Brand
2 Furnaces, North & South
Amana

General Reference Photos & Info.

The service life of a Furnace averages around 15 to 25 Years.

Normal Operating Controls: Heating working at the time of the inspection
Each level

Heating at the time of the inspection.  Tested using thermostat from a couple different zones.

I. The inspector shall inspect: A. the heating system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the heating system; B. the energy source; and C. the heating method. III. The inspector shall report as in need of correction: A. any heating system that did not operate; and B. if the heating system was deemed inaccessible. IV. The inspector is not required to: A. inspect or evaluate the interior of flues or chimneys, fire chambers, heat exchangers, combustion air systems, fresh-air intakes, humidifiers, dehumidifiers, electronic air filters, geothermal systems, or solar heating systems. B. inspect fuel tanks or underground or concealed fuel supply systems. C. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system. D. light or ignite pilot flames. E. activate heating, heat pump systems, or other heating systems when ambient temperatures or other circumstances are not conducive to safe operation or may damage the equipment. F. override electronic thermostats. G. evaluate fuel quality. H. verify thermostat calibration, heat anticipation, or automatic setbacks, timers, programs or clocks.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
5.1.1 - Equipment

Corrosion
Both Furnaces

Furnace was corroded/rusted in one or more areas. This could be the result of improper operation. Recommend a HVAC contractor evaluate, Clean & Service as needed.

Fire HVAC Professional
Credit
Comment
5.1.2 - Equipment

Fresh Air Intake Duct - Blocked
South Utility room.

Fresh Air Intake Duct - Blocked. This air supply is important to proper water heater function. Recommend unplugging duct.

Tools Handyman/DIY
Credit
Comment
5.5.1 - Air Exchanger

Need basic cleaning
2 locations in basement

Air Exchangers are dirty. Recommend basic cleaning to insure efficient and clean operation. Follow manufacturers recommendations.

Contractor Qualified Professional

6 - Cooling

IN NI NP D
6.1 Cooling Equipment X
6.2 Normal Operating Controls X
6.3 Distribution System X
6.4 Presence of Installed Cooling Source in Each Room X
Cooling Equipment: Energy Source/Type
Electric
Cooling Equipment: Location
Exterior North, Exterior South
Distribution System: Configuration
Central
Cooling Equipment: Brand
South & North
Amana, American Standard

General Reference Photos:

The service life for an AC unit averages around 7-15 Years.

The south unit is nearing the end of it's service life.  The north unit is 2 years old.

Cooling Equipment: SEER Rating
Unknown SEER

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

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

Cooling system could not be tested
2 Locations

Cooling system could not be tested. External temp still too low.

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies

7 - Plumbing

IN NI NP D
7.1 Main Water Shut-off Device X
7.2 Drain, Waste, & Vent Systems X
7.3 Water Supply, Distribution Systems & Fixtures X
7.4 Hot Water Systems, Controls, Flues & Vents X
7.5 Fuel Storage & Distribution Systems X
7.6 Sump Pump X
Filters
Unknown
Water Source
Well
Main Water Shut-off Device: Location
Basement, North, Utility Room
Drain, Waste, & Vent Systems: Drain Size
1 1/2"
Drain, Waste, & Vent Systems: Material
ABS, PVC
Water Supply, Distribution Systems & Fixtures: Distribution Material
Copper
Water Supply, Distribution Systems & Fixtures: Water Supply Material
Copper
Hot Water Systems, Controls, Flues & Vents: Capacity
50 gallons
Hot Water Systems, Controls, Flues & Vents: Location
Basement, Utility Room
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Natural Gas
Main Water Shut-off Device: General Reference Photos.
North Utility Room

General Reference Photos.

Fuel Storage & Distribution Systems: Main Gas Shut-off Location
Utility Room
Basement

Reference Photo:

Sump Pump: Location
North Utility
Basement, Utility Room
Hot Water Systems, Controls, Flues & Vents: Manufacturer
Basement North Utility
Rheem

General Reference Photos:

MFG date March 2016

Sump Pump: Sump Basket covered with household items and sealed.
Utility Room North

Both Sump Baskets covered with household items and sealed/ screwed down. Unable to access.  Recommend asking owner about operation and pumps.

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies

8 - Electrical

IN NI NP D
8.1 Service Entrance Conductors X
8.2 Main & Subpanels, Service & Grounding, Main Overcurrent Device X
8.3 Branch Wiring Circuits, Breakers & Fuses X
8.4 Lighting Fixtures, Switches & Receptacles X X
8.5 GFCI & AFCI X X
8.6 Smoke Detectors X
8.7 Carbon Monoxide Detectors X
8.8 Door Bell X
Service Entrance Conductors: Electrical Service Conductors
Below Ground
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
200 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
Cutler Hammer, Eaton
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Branch Wiring Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP
Copper
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Romex
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Basement Utility Room
Basement, Utility Room

General Reference Photos:


Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub Panel Location
Basement Hall
Basement, Hallway

General Reference Photos:


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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
8.4.1 - Lighting Fixtures, Switches & Receptacles

Loose Electrical Outlet Box
Under rear deck

Loose Electrical Box of unknown function. This can create an electrical hazard.  Recommend correction by an electrical contractor.

Electric Electrical Contractor
Credit
Comment
8.5.1 - GFCI & AFCI

Exterior Outlet Not Functioning
Around the house.

Several Exterior Outlets were not functioning.  Could not identify inside GFCI connection. Recommend evaluation and correction by an electrical contractor.

Electric Electrical Contractor

9 - Attic, Insulation & Ventilation

IN NI NP D
9.1 Attic Insulation X X
9.2 Vapor Retarders (Crawlspace or Basement) X
9.3 Ventilation X
9.4 Exhaust Systems X
Dryer Power Source
110 Volt
Dryer Vent
Unknown
Flooring Insulation
Loose Fill
Attic Insulation: Insulation Type
Blown, Fiberglass
Attic Insulation: R-value
60
Ventilation: Ventilation Type
Ridge Vents, Soffit Vents
Exhaust Systems: Exhaust Fans
Fan Only
Attic Insulation: General Reference Photos
Attic

General Reference Photos

18-24 " of insulation.

Attic Inspected from Attic Access Opening
Master Closet

Attic Inspected from Attic Access Opening.  It can be difficult to traverse attic trusses without damaging ceilings or harming oneself.

Vapor Retarders (Crawlspace or Basement): Vapor barriers not visible
Basment

Vapor barriers not visible in finished areas.

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
9.1.1 - Attic Insulation

Current or Past Animal Infestation
Attic

I observed signs of current or past pest (Bats?) infestation in the attic. I observed animal droppings.   I recommend having a Pest Control contractor evaluate the attic and determine a course of action.

(A Pest Inspection is not part of the standard home inspection.)

Pest control Pest Control Pro

10 - Doors, Windows & Interior

IN NI NP D
10.1 Doors X X
10.2 Windows X
10.3 Floors X
10.4 Walls X
10.5 Ceilings X
10.6 Steps, Stairways & Railings X
10.7 Countertops & Cabinets X
Windows: Window Manufacturer
Pella
Windows: Window Type
Casement, Double-hung
Floors: Floor Coverings
Carpet, Hardwood, Tile, Stone
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Gypsum Board, Wood
Countertops & Cabinets: Cabinetry
Wood
Countertops & Cabinets: Countertop Material
Granite

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
10.1.1 - Doors

Door Doesn't Latch
NW Corner Bedroom & Upstairs Bathroom

2 Doors don't latch properly. Recommend Door Contractor repair latch and/or strike plate.

Door Door Repair and Installation Contractor
Credit
Comment
10.1.2 - Doors

Door Sticks
NE Bedroom

Door sticks and is tough to open. Recommend repair by a Door Contractor.


Door Door Repair and Installation Contractor
Credit
Comment
10.1.3 - Doors

Door drags on Carpet
Basement - 3 Doors

3 Doors drag on Carpet; this can lead to carpet damage. Recommend shortening doors by Door Contractor.

Door Door Repair and Installation Contractor
Credit
Comment
10.1.4 - Doors

Sliding Door Not Operating Properly
Entry to Garage and laundry area.

Sliding Door to the garage is not operating properly. Recommend evaluation and repair by Door Contractor.

Door Door Repair and Installation Contractor

11 - Built-in Appliances

IN NI NP D
11.1 Dishwasher X
11.2 Refrigerator X
11.3 Range/Oven/Cooktop X
11.4 Garbage Disposal X
Dishwasher: Brand
Bosch
Refrigerator: Brand
Unknown
Range/Oven/Cooktop: Exhaust Hood Type
Vented
Range/Oven/Cooktop: Range/Oven Brand
Bosch, Kitchenaid
Range/Oven/Cooktop: Range/Oven Energy Source
Gas
General Reference Photos

General Reference Photos

10.1 The inspector shall inspect: F. installed ovens, ranges, surface cooking appliances, microwave ovens, dishwashing machines, and food waste grinders by using normal operating controls to activate the primary function. 10.2 The inspector is NOT required to inspect: G. installed and free-standing kitchen and laundry appliances not listed in Section 10.1.F. H. appliance thermostats including their calibration, adequacy of heating elements, self cleaning oven cycles, indicator lights, door seals, timers, clocks, timed features, and other specialized features of the appliance. I. operate, or con rm the operation of every control and feature of an inspected appliance.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies

12 - Garage

IN NI NP D
12.1 Ceiling X
12.2 Floor X
12.3 Walls & Firewalls X
12.4 Garage Door X
12.5 Garage Door Opener X
12.6 Occupant Door (From garage to inside of home) X
12.7 Steps X
Garage Door: Material
Metal
Garage Door: Type
Up-and-Over
Garage was full of personal belongings blocking access.
Garage

Garage was full of personal belongings blocking access.  This makes visual inspection limited.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies

13 - Fireplace

IN NI NP D
13.1 Gas Fireplace X X
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
13.1.1 - Gas Fireplace

Gas fireplaces need servicing and cleaning
Living room

Gas fireplace is dirty and in need of servicing and cleaning to insure proper operation, safety and efficiency. Recommend Fireplace contractor clean and service this unit.

Fire Fireplace Contractor