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1234 Main St.
Topeka, KS 66615
10/19/2019 9:00AM

Sample agent

Agent Name

Agency Name
Maintenance / comment
Recommendation / improvement
Major concern / safety hazard

1 - Inspection Details

General: In Attendance
Home Owner
General: Start Time
3:00 pm

3:00 pm

General: End Time
6:00 pm
General: Temperature (approximate)
80 Fahrenheit (F)
General: Type of Building
Single Family
General: Weather Conditions
Party Cloudy, Recent Rain
Category description

Listed below is a description of the Categories used throughout the report to help understand the severity of an item.  Any items list in the below categories may be based on the inspectors opinion.  These categories are not designed to be considered as an enforceable repair or responsibility of the current homeowner, but designed to inform the current client of the current condition of the property and structure.  They may be used in negotiations between real estate professionals. 

Maintenance/Monitor =  The item, component, or system while perhaps is functioning as intended may be in need of minor repair, service, or maintenance; is showing wear or deterioration that could result in an adverse condition at some point in the future; or consideration should be made in upgrading the item, component, or system to enhance the function, efficiency, and/or safety.  Items that fall into this category frequently be addressed by a homeowner or Licensed Handyman and are considered to be routine homeowner maintenance (DIY) or recommended upgrades.   

Deficiencies =  The item, component, or system while perhaps functioning as intended is in need of moderate repair, service, is showing signs of wear or deterioration that could result is an adverse condition at some point in the future; consideration should be made in upgrading the item, component, or system to enhance the function, efficiency and/or safety. Items falling into this category can frequently be addressed by a licensed handyman or qualified contractor of trade and are not considered routine maintenance or DIY items.  

Safety & Immediate Attention =  The item, component, or system poses a safety concern to occupants in or around the home.  Some listed concerns may have been considered acceptable for the time of the structures construction, but pose a current risk.  

The item, component or system is not functioning as intended, or needs further inspection by a qualified license contractor of trade; possible damage to the structure, item, or component may occur. Repairs may be possible to satisfactory condition with out repair.  

General: Overview
Inspection Overview

Thank you for choosing Streamline Property Inspections to perform your complete home inspection.  

A home inspection is not a pass or fail type of test.  The goal of this inspection and report is to put you in a better position to make an informed real estate decision.  It should be used as a general guide providing you with information to help you make your own evaluation of the overall condition of the home and is not intended to reflect the value of the property or make any representation as to the advisability of purchase.  

Not all improvements, defects or hazards will be identified during this inspection. Conditions can and will change after the inspection over time. Future conditions or component failure cannot be foreseen or reported on and unexpected repairs should still be anticipated.  

This inspection is not a guarantee or warranty of any kind.  It is not the intent of this report to make the house new again.  It is a visual only evaluation of the systems and accessible components of the home and is designed to identify areas of concern within specific systems or components defined by InterNACHI's Standards of Practice.  Please refer to the pre-inspection contract for a full explanation of the scope of the inspection.  

This Home Inspection Report contains observations of those systems and components that, in the professional judgement of the inspector, are not functioning properly, significantly deficient, unsafe, or are near the end of their useful service lives.  If the cause for the deficiency is not readily apparent, the suspected cause or reason why the system or component is at or near end of useful service life is reported, and recommendations for correction or monitoring are made as appropriate.  

This report is effectively a snapshot of the house recording the conditions at a given date and time.  Home inspectors cannot predict future situations, and as such, we cannot be responsible for things that occur after the inspection.  If conditions change, we are available to revisit the property for an additional charge and update our report.  Any oral statements made by the Inspector pertaining to Recommended Upgrades or any inclusion in the Inspection Report of information regarding Recommended Upgrades are deemed to be informational only and supplied as a courtesy and not be deemed to be an amendment to or waiver of any exclusions included in the "Home Inspection Agreement" and "Standards of Practice".  

Any and all recommendations for repair, replacement, evaluation and maintenance issues found should be evaluated by the appropriate trades contractors within the clients inspection contingency window or prior to closing, which is contract applicable, in order to obtain proper estimates of the cost of repairs and also because these evaluations could uncover more potential issues than able to be noted from a purely visual inspection of the property.  

This report has been prepared for your exclusive use, as our client.  No use by third parties is intended.  We will not be responsible to any parties for the contents of the report, other than the part named herein.  The report itself is copyright protected and may not be used in whole or in part without Streamline Property Inspections express written permission.  

Again, thanks very much for the opportunity to conduct this home inspection for you.  We are available to you throughout the entire real estate transaction process.  Should you have any questions, please call or email. 


General: Perspective

For the purpose of this report, all directional references (Left, Right, Front, Back) are based on when facing the front of the structure as depicted in the cover image above.

General: Use Of Photos

Your report includes many photographs. Some pictures are intended as a courtesy and are added for your information. Some are to help clarify where the inspector has been, what was looked at, and the condition of the system or component at the time of the inspection. Some of the pictures may be of deficiencies or problem areas, these are to help you better understand what is documented in this report and may allow you to see areas or items that you normally would not see. Not all problem areas or conditions will be supported with photos.

General: Occupancy
Furnished, Occupied
For furnished homes, access to some items such as electrical outlets, windows, wall/floor surfaces and cabinet interiors can be restricted by furniture and/or personal belongings. These items are limitations of the inspection and these items may be concealed defects.

2 - Roof

General: Inspection Method
Coverings: Material
Coverings: Layers
1+ Layer
Coverings: Pitch
Roof Drainage Systems: Gutter Material
Flashings: Material
Skylights, Chimneys & Other Roof Penetrations: Inspection Method
Ground, Roof
Skylights, Chimneys & Other Roof Penetrations: Chimney Material
General: Roof Type/Style
Gable, Cross Hipped, Combination
2.2.1 - Coverings

Shingles Missing, Loose or Torn ($200)
South Side

The shingles are missing, loose or torn. This can cause deterioration and moisture intrusion. Leaks can occur as a result. This is a conducive condition for wood-destroying organisms, e.g. wood fungi. Recommend that a qualified contractor repair as necessary to help prevent (further) leaks and water damage.

Roof Roofing Professional
2.2.2 - Coverings

Exposed Fasteners ($100)

Fastners were exposed at one or more shingles. Recommend applying an approved sealant over exposed nail heads now and as necessary in the future to prevent leaks

Tools Handyman/DIY
2.3.1 - Roof Drainage Systems

Drain Tile Damaged ($25)
Southwest corner

 The drain tile is damaged. Recommend replacing the damaged areas to help ensure run off water from the roof or sump pump drains well away from the home.

Tools Handyman/DIY

3 - Exterior

Siding, Flashing & Trim: Siding Material
Engineered Wood, Brick Veneer
Siding, Flashing & Trim: Trim Material
Engineered Wood
Exterior Doors: Exterior Entry Door
Sliding, Metal, Metal w/glass
Windows: Window Type
Windows: Window Material
Walkways, Patios & Driveways: Walkway Material
Walkways, Patios & Driveways: Driveway Material
Decks, Balconies, Porches & Steps: Stoop/Steps
Decks, Balconies, Porches & Steps: Porch
Decks, Balconies, Porches & Steps: Patio
Decks, Balconies, Porches & Steps: Deck/Balcony
Eaves, Soffits & Fascia: Material
Engineered Wood
3.4.1 - Walkways, Patios & Driveways

Patio Cracking - Minor

Normal settling & cracking observed. Recommend monitor and/or patch/seal.
Wrench DIY
3.6.1 - Eaves, Soffits & Fascia

Wasps Nest
South Side

Wasp nests were visible under the soffits. Recommend a qualified exterminator evaluate and remove.

Pest control Pest Control Pro
3.7.1 - Vegetation, Grading, Drainage & Retaining Walls

Vegetation Near Home
East Side

Recommend to remove vegetation that is in contact with exterior of home.  

Wrench DIY

4 - Basement, Foundation, Crawlspace & Structure

General: Flooring System
General: Columns
Foundation: Material
Basements & Crawlspaces: Inspection Method
Within Basement
Foundation: Not Visible

Foundation was not visible due to finished wall, floor and ceiling coverings. Condition of foundation not reported on and excluded from the scope of inspection.

5 - Heating

Equipment: Heat Type
Forced Air
Equipment: Energy Source
Natural Gas
Fireplaces: Type
Normal Operating Controls: Thermostat Location
Distribution Systems: Ductwork
Equipment: Brand
Basement Utility Room

6 - Cooling

Cooling Equipment: Energy Source/Type
Normal Operating Controls: Thermostat Location
Distribution System: Configuration
Cooling Equipment: Brand
6.1.1 - Cooling Equipment

Insulation Missing or Damaged ($100)

Missing or damaged insulation on refrigerant line can cause energy loss and condensation.
Fire HVAC Professional

7 - Plumbing

General: Water Source
Drain, Waste, & Vent Systems: Material
Not Visible, PVC
Water Supply, Distribution Systems & Fixtures: Water Supply Material
Water Supply, Distribution Systems & Fixtures: Distribution Material
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Natural Gas
Hot Water Systems, Controls, Flues & Vents: Capacity
40 gallons
Hot Water Systems, Controls, Flues & Vents: Location
Basement, Utility Room
Fuel Storage & Distribution Systems: Fuel Line Material
CSST, Black Iron
Sump Pump: Location
Main Water Shut-off Device: Location
Utility Room,
Fuel Storage & Distribution Systems: Main Gas Shut-off Location
Outside Northwest Corner
Gas Meter
Hot Water Systems, Controls, Flues & Vents: Manufacturer
AO Smith

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

Sump Pump: Not Tested

8 - Electrical

Service Entrance Conductors: Service Entrance
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Amperage
100 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Voltage
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub Panel Location
Branch Wiring Circuits, Breakers & Fuses: Branch Wiring
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
GFCI & AFCI: General
Carbon Monoxide Detectors: General
Service Entrance Conductors: Conductor Material
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Basement, Bedroom
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
Square D
8.3.1 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Missing Labels on Panel

At the time of inspection, panel was missing labeling. Recommend a qualified electrician or person identify and map out locations.
Wrench DIY
8.7.1 - Smoke Detectors

Low Battery
Master Bedroom

Smoke detector failed to respond when tested. Recommend battery be replaced and check again. If detector is older than 10 years or age is unknown, replace with new smoke detector.
Wrench DIY
8.8.1 - Carbon Monoxide Detectors

Not Connected/Not Present ($30)

Carbon monoxide detector was not present. Although carbon monoxide detectors are not required Streamline Property Inspections recommends that they be installed.

Tools Handyman/DIY

9 - Attic, Insulation & Ventilation

Attic Insulation: Insulation Type
Blown, Fiberglass
Ventilation: Ventilation Type
Soffit Vents, Gable Vents
Exhaust Systems: Exhaust Fans
Fan Only
General: Inspection Method
Attic Access
The attic space lacked adequate headroom and a walkway and access was obstructed to most of the attic area. As a result, inspection of the attic was limited. Attics may contain potential fire and/or health hazards, other safety issues, damage or defects that have the potential to cause damage to the home or unexpected repairs. Even when an inspection of the attic is completed from within the attic area, these limitations still exist the same.
Attic Insulation: Depth Of Insulation
24 Inches
General: Access Restricted

Access was restricted due to attic height and lack of walkway. Inspected from the access.

General: Access Restricted - Personal Belongngs / Shelving

Access to the attic was restricted by personal belongings/stored items and shelving.  The home owner volunteered to move the refrigerator out of the way to make attic access. 

10 - Interior

Floors: Floor Coverings
Vinyl, Laminate, Carpet, Concrete
Walls: Wall Material
Unfinished, Drywall
Ceilings: Ceiling Material
Drywall, Unfinished
Countertops & Cabinets: Countertop Material
Countertops & Cabinets: Cabinetry
10.3.1 - Walls

Doorknob Hole ($10)
Master Bedroom

Wall had damage from doorknob. Recommend a qualified handyman or DIY project.

Tools Handyman/DIY
10.6.1 - Countertops & Cabinets

Cabinet Hinge Loose ($10)

One or more cabinet hinges were loose. Recommend a qualified handyman or cabinet contractor repair. Here is a helpful DIY article on cabinet repairs.
Tools Handyman/DIY

11 - Bedroom

General: General
Electrical: Electrical
Switches, Receptacles, Smoke Detector, Ceiling Fan

12 - Bathroom

General: General
Plumbing & Fixtures: Shower/Tub Material
Plumbing & Fixtures: Whirlpool
Electrical & Other: Receptacles
Operable, GFCI Operable
Electrical & Other: Other
Exhaust Fan Operable
12.2.1 - Plumbing & Fixtures

Leaking Drain Pipe

A drain, waste and/or vent pipe showed signs of a previous leak. Recommend a evaluate and repair if necessary. 

Tools Handyman/DIY
12.2.2 - Plumbing & Fixtures

Toilet - Water Supply Line Loose ($15)
Master Bathroom

Water shutoff valve and supply line are loose. Recommend repair and stabilize supply line. 

Tools Handyman/DIY

13 - Living Room

General: General
Electrical: Electrical
Receptacles, Switches, Ceiling Fan, Receptacles Not Visible
13.2.1 - Electrical

Reverse Polarity ($200)
Living Room

All the receptacles in the living room upstairs have been wired with reverse polarity. This can create a shock hazard. Recommend evaluation & repair.

Tools Handyman/DIY

14 - Dining Room

General: General
Electrical: Electrical
Switches, Receptacles, Ceiling Fan

15 - Kitchen

General: General
Plumbing & Fixtures: Plumbing
Drainage Satisfactory
Electrical & Other: Receptacles
Electrical & Other: Other
Heat Source Present
Dishwasher: Brand
Dishwasher: Dishwasher Plumbing
Drain Line Not Looped
Refrigerator: Brand
Range/Oven/Cooktop: Range/Oven Energy Source
Range/Oven/Cooktop: Range/Oven Brand
Range/Oven/Cooktop: Exhaust Hood Type
Garbage Disposal: Present
Built-in Microwave: Brand
15.4.1 - Dishwasher

Missing Drain High Loop

The dishwasher drain did not have a proper high loop to prevent water from siphoning back into the dishwasher. This could lead to cross-connection with the city water supply or a clogged dishwasher drain hose. Recommend to raise the dishwasher drain hose as illustrated below.
Tools Handyman/DIY
15.6.1 - Range/Oven/Cooktop

Range Not Fastened ($25)

Range was not fastened to the floor. This poses a safety hazard to children. Recommend a qualified contractor secure range so it can't tip. 

Tools Handyman/DIY

16 - Laundry Room

General: General
Plumbing & Fixtures: Laundry Sink
No sink
Electrical & Other: Receptacles
Operable, GFCI Operable
Electrical & Other: Other
Heat Source Not Visible
Washer/Dryer: Dryer Power Source
Washer/Dryer: Dryer Vent
Metal, Flexible
Washer/Dryer: Dryer Brand
Washer/Dryer: Washer Brand

17 - Garage

General: Type
Attached, 3-Car
Floor: Flooring Material
Floor: Source Of Ignition
Fire Separation Walls & Ceiling: General
Electrical & Other: Other
Garage Overhead Door: Material
Garage Door Opener: General
Occupant Door (From garage to inside of home): General
Electrical & Other: Receptacles
Operable, GFCI Operable

There is a refrigerator plugged in to an extension cord plug into a GFCI receptacle. I would not recommend doing this because you may not know when and if it trips. 

Floor: Not Visible

Part of the garage area was not visible due to belongings and was unable to be inspected 

17.4.1 - Electrical & Other

Missing Cover Plate ($2)

Recommend adding a cover plate to the junction box to prevent exposed wires.
Tools Handyman/DIY
17.5.1 - Garage Overhead Door

Loud Noises ($100)

Loud grinding or squealing observed when opening/closing garage door. This can be due to dirt or debris in the track or lack of lubrication. Recommend calling a garage door contractor for service and maintenance.

Tools Handyman/DIY

18 - Defect Cost Estimate

General: Disclaimer

The following estimate(s) is/are provided as a courtesy only.  The estimate(s) should not be shared with any other party.  Depending on the methods and materials used to repair or replace the issues in the associated report, costs could vary significantly.  We recommend consulting a qualified professional.  Not all the sections in the summary will have a value assigned to it.  These areas my be considered under DIY, cosmetic, informational or may be referred to the evaluation of a qualified professional for further information.

18.1.1 - General

Estimated Total ($817)