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1234 Main St.
Windham NH 03087
10/14/2018 9:00AM

Sample agent
agent

Agent Name

Agency Name
7
Maintenance item
7
Recommendation
5
Safety hazard

1 - Inspection Details

In Attendance
No Attendees
Occupancy
Occupied, Furnished
Type of Building
Single Family, Two-Story
Year Built
2007
Approximate Size
1639 sq ft
Door Faces
Northwest
Soil Conditions
Damp
Temperature
44 Fahrenheit (F)
Weather Conditions
Clear, Recent Rain
What Really Matters in a Home Inspection?

WHAT REALLY MATTERS IN A HOME INSPECTION

Congratulations on buying your new home!

We understand the process can be stressful. A home inspection is supposed to give you peace of mind, but often has the opposite effect. You will be asked to absorb a lot of information in a short time. This often includes a written report, checklist, photographs, recommendations for maintenance and repairs, along with what the inspector says during the inspection. All this combined with the seller's disclosure and what you notice yourself makes the experience even more overwhelming.

What should you do? Relax. Most of your inspection will be maintenance recommendations, life expectancies and minor imperfections. These are nice to know about. However, the issues that really matter will fall into four categories:

1. Major defects. An example of this would be a significant structural failure.

2. Things that may lead to major defects. A small water leak coming from a piece of roof flashing, for example.

3. Things that may hinder your ability to finance, legally occupy, or insure the home. Structural damaged caused by termite infestation, for example.

4. Safety hazards.

No home is perfect. Keep things in perspective. Don't kill your deal over things that don't matter. We are here to help any way we can. If you have questions, please call us. We also want to encourage you to review this report with your agent and trust their professional opinions as well. We are all here to work together, and help you get moved into your new home!

Thank you for letting Summit Home Inspection, LLC. be a part of your home buying process and congratulations on your new home!

Overview Disclaimer

Thank you for choosing Summit Home Inspection, LLC for your Home Inspection! The inspection performed to provide data for this report was visual in nature only, and non-invasive. The purpose of this report is to reflect as accurately as possible the visible condition of the home at the time of the inspection. This inspection is not a guarantee or warranty of any kind but is an inspection for system and major accessible component defects and safety hazards. The Inspection is not Pass/Fail A property does not "Pass" or "Fail" a General Home inspection. Please feel free to contact me with any questions about either the report or the property.

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. Read the Report 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. There is important information about home maintenance, materials used in the construction of this home, and appliance use and maintenance that should be read to gain an understanding of how to care for your home.

The summary is meant to organize the defects or important repairs needed in the home. Most anything can be repaired in a home, although some repairs can be very expensive to complete. 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 unqualified workmen complete the work.

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 u, 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.

IN = INSPECTED. This means the system or component was inspected and found to be functioning properly, or in acceptable condition at the time of the inspection. No further comment is necessary but whenever possible additional information about materials used in the construction and how to care for or maintain the home

NI = NOT INSPECTED. This indicates that at least part of a system or component could not be inspected or inspected thoroughly.

NP = NOT PRESENT. This indicates that a system or component was not present at the time of inspection. If the system or component should have been present, a comment will follow.

D = DEFECTIVE ITEM. This indicates that an action is recommended, and/or a safety hazard was observed and should be repaired, replaced, monitored or removed by a licensed contractor. Minor maintenance issues will be addressed in the report, however will not be rated as defective.

For Agents, viewing the summary may be a more efficient use of your time! On the right side is the PDF button that allow you to view or print the summary only. On the top edge is the "Agent Tools" button that opens a window you can easily copy/paste from. Thank you for all the hard work that you put into this transaction! We appreciate all your hard work into this deal!

An inspector is considered a "Generalist" in that the job is to identify and report potential issues rather than diagnose the specific cause or repair items. For this reason, you will find that it is often recommended to seek further evaluation by a qualified professional such as an Electrical, Plumbing, or Roofing contractor.

The report includes informational data on various components of the home, limitations that affected the ability to inspect certain items/areas, and recommendations for items that require immediate or future attention. Observations and recommendations are organized into three categories by level of severity:

1) MINOR/MAINTENANCE ISSUES - Primarily comprised of small cosmetic items and simple Handyman or do-it-yourself maintenance items. These observations are more informational in nature and represent more of a future to-do list rather than something you might use as a negotiation or Seller-repair item. A Summary Report can be created should you choose to view a report without these minor items or informational data.

2) MODERATE RECOMMENDATIONS - Most items typically fall into this category. These observations may require a qualified contractor to evaluate further and repair or replace but the cost is somewhat reasonable.

3) SIGNIFICANT AND/OR SAFETY CONCERNS - This category is composed of immediate safety concerns or items that could represent a significant expense to repair/replace.

This is meant to be an Honest, Impartial, Third-Party assessment. I am always more than happy to discuss anything in more detail. 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.

2 - Roof

IN NI D NP
2.1 Coverings X
2.2 Roof Drainage Systems X X
2.3 Flashings X
2.4 Skylights, Chimneys & Other Roof Penetrations X
2.5 Roof Structure X
Inspection Method
Ladder
Pitch/Slope
Steep
Coverings: Material
Asphalt, Architectural
Coverings: Approximate Age of Roof Covering
10-15 Years
Coverings: Layers
1 Layer
Roof Drainage Systems: Drainage System Type
Gutters
Roof Drainage Systems: Gutter Material
Aluminum
Flashings: Material
Aluminum, Asphalt, Not Visible
Roof Structure: Sheathing Material
OSB
Roof Structure: Roof Structure
Rafters, Trusses, Collar Ties
Roof Type/Style
Gable
Skylights, Chimneys & Other Roof Penetrations: Types Present
Plumbing

Roof penetrations are a major cause of moisture intrusion. Roof penetrations include chimneys, vent pipes, skylights, antennas, satellite dishes and other fixtures that are attached to or affixed to the roof or roof covering. These areas are prone to leaks and should be monitored regularly by homeowner.

Coverings: Limited Visibility

Visibility limited due to unsafe conditions, concealed, obstructed or limited views. 

Flashings: Limited Visibility

The exposed roof flashings were inspected, however much of the flashings are not visible due to roof coverings. 

Skylights, Chimneys & Other Roof Penetrations: Flue Not Inspected

The flue was not inspected due to inaccessibility such as roof pitch, cap, cleanout not accessible, etc. Recommend licensed professional evaluate flue before use. 

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
  • D = Defective Item
  • NP = Not Present
Credit
Comment
2.2.1 - Roof Drainage Systems

Downspouts Missing
Southwest

Home was missing downspouts in one or more areas. This can result in excessive moisture in the soil at the foundation, which can lead to foundation/structural movement. Recommend a qualified contractor install downspout extensions that drain at least 6 feet from the foundation. 

Gutter Gutter Contractor

3 - Exterior

IN NI D NP
3.1 Siding, Flashing & Trim X
3.2 Exterior Doors & Windows 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
3.7 Exterior Hose Bibs X
Siding, Flashing & Trim: Siding Material
Vinyl, Plastic
Siding, Flashing & Trim: Trim Material
Vinyl
Exterior Doors & Windows: Exterior Entry Door
Sliding Glass, Fiberglass
Exterior Doors & Windows: Door Security
Secures properly, Electronic Deadbolt System
Decks, Balconies, Porches & Steps: Material
Composite, Wood
Exterior Hose Bibs: Functional
No, Not On
Exterior Hose Bibs: Location
South
Siding, Flashing & Trim: Flashing Present
Exterior Doors & Windows: Fire Rated
Garage Basement
Yes
Walkways, Patios & Driveways: Driveway Material
Asphalt
Walkways, Patios & Driveways: Walkway/Patio Material
Pavers
Decks, Balconies, Porches & Steps: Appurtenance
Deck with Steps, Front Porch, Patio
Exterior Hose Bibs: Winterized Hose Bib
Exterior South

Exterior hose bib was not functional. Possibly winterized to prevent freezing pipes. Recommend operating hose bib upon winters end for functionality. 

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
  • D = Defective Item
  • NP = Not Present
Credit
Comment
3.1.1 - Siding, Flashing & Trim

Loose Boards
North

One or more siding boards were loose, which could result in moisture intrusion. Recommend a qualified siding contractor secure and fasten.

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

Mildew/Algae
North

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

Tools Handyman/DIY
Credit
Comment
3.3.1 - Walkways, Patios & Driveways

Driveway Trip Hazard

Trip hazards observed on front walkway and driveway. Patch or repair recommended.

Credit
Comment
3.3.2 - Walkways, Patios & Driveways

Driveway - Uneven (Ice Hazard)
Northwest

One or more uneven portions observed in the driveway and walkway. This may hold water and freeze during the winter months resulting in slip/fall hazards. Recommend repairing or replacing to create an even surface. 

House front Driveway Contractor
Credit
Comment
3.4.1 - Decks, Balconies, Porches & Steps

Railing Wobbly

Railing is slightly loose. Recommend tightening the screws to prevent further damage. 

Tools Handyman/DIY

4 - Basement, Foundation, Crawlspace & Structure

IN NI D NP
4.1 Foundation X
4.2 Basements & Crawlspaces X
4.3 Floor Structure X
4.4 Wall Structure X
4.5 Ceiling Structure X
Foundation: Material
Concrete
Basements & Crawlspaces: Type
Finished Basement
Basements & Crawlspaces: Inspection Method
Walked
Floor Structure: Basement/Crawlspace Floor
Concrete
Floor Structure: Material
Concrete, Slab
Floor Structure: Sub-floor
Not Visible
Floor Structure: Basement Finished

Due to the basement being finished (walls, ceiling, floor) limited visibility for structural components. Areas that were had partial visibility were inspected. 

Wall Structure: Limited Visibilty (Finished basement)

Limited visibility due to finished 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
  • D = Defective Item
  • NP = Not Present
Credit
Comment
4.1.1 - Foundation

Foundation Cracks - Minor
Basement Garage

Minor cracking was noted at the foundation. This is common as concrete ages and shrinkage surface cracks are normal. Recommend monitoring for more serious shifting/displacement. 

Here is an informational article on foundation cracks.

Foundation Foundation Contractor

5 - Garage

IN NI D NP
5.1 General X
5.2 Ceiling X
5.3 Floor X
5.4 Walls & Firewalls X
5.5 Garage Door X
5.6 Garage Door Opener X
5.7 Electronic Sensors X
5.8 Occupant Door (From garage to inside of home) X X
General: Type of Garage
Attached, 1-Car, Below Grade
General: Roof Covering
Same As House
General: Material
Same As House
Floor: Type
Concrete
Walls & Firewalls: Firewall Present
Garage Door: Material
Steel
Garage Door: Type
Automatic
Garage Door Opener: Safety Reverse Mechanism
Functional
Occupant Door (From garage to inside of home): Fire Door Present
Present
Occupant Door (From garage to inside of home): Fire Rating
20 minutes
  • IN = Inspected
  • NI = Not Inspected
  • D = Defective Item
  • NP = Not Present
Credit
Comment
5.8.1 - Occupant Door (From garage to inside of home)

Not Self-closing

Door from garage to home should have self-closing hinges to help prevent spread of a fire to living space. Recommend a qualified contractor install self-closing hinges. 

DIY Resource Link.

Tools Handyman/DIY

6 - Attic, Insulation & Ventilation

IN NI D NP
6.1 Attic Insulation X
6.2 Ventilation X
6.3 Vapor Retarders (Crawlspace or Basement) X
Inspection Method
Scuttlehole/Hatch
Attic Insulation: Insulation Type
Batt, Fiberglass
Ventilation: Ventilation Type
Ridge Vents, Soffit Vents
Attic Insulation: R-value
30
Ventilation: Limited Visibility

Due to insulation, there was limited visibility for the vent systems in the attic. 

Vapor Retarders (Crawlspace or Basement): Limited Visibility

Due to the basement being finished, the vapor barrier was not inspected. 

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
  • D = Defective Item
  • NP = Not Present
Credit
Comment
6.1.1 - Attic Insulation

R-Value upgrade (maintenance only)

Insulation was rated for R-30 and was in satisfactory condition. I recommend upgrading insulation to R-38 or higher when the time comes to re-insulate. R-30 is acceptable for our climate, however upgrading may assist with energy efficiency in the future. 

House construction Insulation Contractor
Credit
Comment
6.1.2 - Attic Insulation

Insulation Moved

Several areas in the attic appeared to have insulation moved for duct work, vents, etc. Recommend moving the insulation back to evenly distribute for efficient insulation and ventilation. Possibly moved by contractors when working on other components. 

Tools Handyman/DIY

7 - Electrical

IN NI D NP
7.1 Service Entrance Conductors X
7.2 Main & Subpanels, Service & Grounding, Main Overcurrent Device X
7.3 Branch Wiring Circuits, Breakers & Fuses X
7.4 Lighting Fixtures, Switches & Receptacles X
7.5 GFCI & AFCI X
7.6 Smoke Alarms X
7.7 Carbon Monoxide Alarms X
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Basement
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
200 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
Siemens
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub Panel Location
Basement
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Romex
Service Entrance Conductors: Electrical Service Conductors
Southwest
Below Ground, Aluminum
Branch Wiring Circuits, Breakers & Fuses: Branch Wire Types
Copper
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Subpanel Not Inspected

Subpanel was not inspected. Subpanel feeds the whole house generator, which is not included in the scope of inspection per NH Home Inspector SOP. Recommend a licensed electrician further evaluate the generator and subpanel. 

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
  • D = Defective Item
  • NP = Not Present
Credit
Comment
7.4.1 - Lighting Fixtures, Switches & Receptacles

Cover Plates Missing
1st Floor Living Room 1st Floor Dining Room 2nd Floor Bedroom

One or more receptacles are missing a cover plate. This causes short and shock risk. Recommend installation of plates.

Electric Electrical Contractor
Credit
Comment
7.6.1 - Smoke Alarms

No Battery (hardwired)

Smoke alarm was missing battery for back-up system. Recommend replacing battery in all units upon taking ownership of the residence. 

Maintenance: Smoke alarms should be tested monthly and batteries replaced every year for safety. 

Tools Handyman/DIY

8 - Heating

IN NI D NP
8.1 Equipment
8.2 Normal Operating Controls
8.3 Distribution Systems X
8.4 Vents, Flues & Chimneys X
8.5 Presence of Installed Heat Source in Each Room X
8.6 Gas/LP Firelogs & Fireplaces X
Equipment: Model/Serial #
VR1-22 / 7134474500534108
Equipment: Energy Source
Oil
Equipment: Fuel Location
Garage
Equipment: Fuel Capacity
40 gal
Normal Operating Controls: Thermostat Location
1st Floor, 2nd Floor, Kitchen, Bedroom
Distribution Systems: Ductwork
Insulated
Gas/LP Firelogs & Fireplaces: Type
Propane Gas, Fireplace
Equipment: Equipment Type
Boiler

The different types of heating systems include a furnace, which heats air, a boiler, which heats water, or a heat-pump system, if it sources heat from air, ground or a water source, such as well or pond. A mini-split system acts as a heat-pump with zones for each room or area of a home that can be controlled individually for comfort. 

Equipment: Brand
Viessmann
Equipment: Approximate Age of Unit
10-15 Years
Equipment: Heat Type
Forced Air, Hydronic
Normal Operating Controls: Shut-off Valve Location
1st Floor Kitchen
First Floor, Kitchen
Vents, Flues & Chimneys: Filter Size(s)
Basement
16X25X4

Filter located in basement utility room

Gas/LP Firelogs & Fireplaces: Fuel Capacity (if gas/oil)
120 gal

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
  • D = Defective Item
  • NP = Not Present
Credit
Comment
8.5.1 - Presence of Installed Heat Source in Each Room

No Heat Source In Basement

No presence of heating/cooling vents located in basement. 

Fire HVAC Professional

9 - Cooling

IN NI D NP
9.1 Cooling Equipment
9.2 Normal Operating Controls
9.3 Distribution System
9.4 Presence of Installed Cooling Source in Each Room X
Cooling Equipment: Model/Serial #
RAKB-030JAZ / 6951M520503982
Cooling Equipment: Approximate Age
13
Cooling Equipment: Energy Source/Type
Electric, Central Air Conditioner
Cooling Equipment: Location
Exterior West
Distribution System: Configuration
Central
Presence of Installed Cooling Source in Each Room: Present
Yes
Cooling Equipment: Brand
Rheem
Cooling Equipment: Low Temperature

The A/C unit was not tested due to low outdoor temperature. This may cause damage the unit.

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
  • D = Defective Item
  • NP = Not Present

10 - Plumbing

IN NI D NP
10.1 Main Water Shut-off Device X
10.2 Drain, Waste, & Vent Systems X
10.3 Water Supply, Distribution Systems & Fixtures X
10.4 Hot Water Systems, Controls, Flues & Vents X
10.5 Fuel Storage & Distribution Systems X
10.6 Sump Pump X
Water Source
Well
Drain, Waste, & Vent Systems: Drain Size
2"
Drain, Waste, & Vent Systems: Material
PVC
Water Supply, Distribution Systems & Fixtures: Water Supply Material
Copper, Hose
Water Supply, Distribution Systems & Fixtures: Distribution Material
Pex
Hot Water Systems, Controls, Flues & Vents: Capacity
40 gallons
Hot Water Systems, Controls, Flues & Vents: Location
Basement
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Indirect
Fuel Storage & Distribution Systems: Main Gas Shut-off Location
At Tank
Sump Pump: Location
Not Present
Filters
Sediment Filter

Water filtration systems are not part of the general house inspection. If your home has a whole house filtration system, I recommend annual servicing/maintenance by a licensed plumbing contractor who specializes in filtration systems.

Main Water Shut-off Device: Location
Basement
Hot Water Systems, Controls, Flues & Vents: Manufacturer
Heat-Flo

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

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

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

  • IN = Inspected
  • NI = Not Inspected
  • D = Defective Item
  • NP = Not Present

11 - Kitchen

IN NI D NP
11.1 Countertops & Cabinets X
11.2 Dishwasher X
11.3 Refrigerator X
11.4 Range/Oven/Cooktop X
11.5 Garbage Disposal X
11.6 Steps, Stairways & Railings X
11.7 Built-in Microwave X
Countertops & Cabinets: Cabinetry
Wood
Countertops & Cabinets: Countertop
Granite
Dishwasher: Brand
Maytag
Refrigerator: Brand
Samsung
Range/Oven/Cooktop: Exhaust Hood Type
Re-circulate
Range/Oven/Cooktop: Range/Oven Brand
Maytag
Range/Oven/Cooktop: Range/Oven Energy Source
Gas

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
  • D = Defective Item
  • NP = Not Present

12 - Doors, Windows & Interior

IN NI D NP
12.1 Doors X
12.2 Windows X
12.3 Floors X
12.4 Walls X
12.5 Ceilings X X
12.6 Electrical Receptacles
Windows: Window Manufacturer
Unknown
Windows: Window Type
Casement, Double-hung
Floors: Floor Coverings
Carpet, Hardwood, Laminate, Tile
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Gypsum Board
Electrical Receptacles: Interior Receptacles
Missing Cover Plate

Exposed wiring in bedroom outlet. Recommend installing cover plate. 

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
  • D = Defective Item
  • NP = Not Present
Credit
Comment
12.2.1 - Windows

Missing Screen
Basement West Basement South

One or more window missing screen. Recommend replacement.

Window Window Repair and Installation Contractor
Credit
Comment
12.5.1 - Ceilings

Stain(s) on Ceiling

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

Putty knife Drywall Contractor

13 - Bathrooms

IN NI D NP
13.1 Countertops & Cabinets
13.2 Exhaust Systems X X
13.3 Ceiling X
13.4 Electrical X
13.5 Fixtures X
13.6 Floor X
13.7 Jetted Tub X
13.8 Shower/Tub X
13.9 Toilet X
13.10 Walls X
Countertops & Cabinets: Countertop
Granite
Floor: Type
Tile, Linoleum
Shower/Tub: Faucet Operable
Yes
Shower/Tub: Drain
Good
Plumbing
2nd Floor Bathroom

Plumbing blocked by personal property. Unable to fully inspect lines. Visible areas did not appear wet/damp at the time of inspection. 

Countertops & Cabinets: Cabinetry
2nd Floor Bathroom
Wood

Bathroom cabinets and countertop

Exhaust Systems: Exhaust Fans
2nd Floor Bathroom
Fan Only, Fan with Light

Fan not operable at time of inspection. 2nd floor bath. 

Shower/Tub: Shower Type
2nd Floor Bathroom
Stall

Missing sealant in shower. Recommend repairing/resealing all tubs, showers, windows and fixtures annually to prevent moisture intrusion. 

Toilet: Type
Tanked

Toilet should have 30” minimum clearance (15” min on each side). 

  • IN = Inspected
  • NI = Not Inspected
  • D = Defective Item
  • NP = Not Present
Credit
Comment
13.2.1 - Exhaust Systems

Bathroom Does Not Vent Outside
Basement Bathroom

Bathroom exhaust fan does not vent to outside. Vents in to basement utility room with major house components. Recommend license contractor evaluate and repair/replace as needed. 

Fire HVAC Professional
Credit
Comment
13.2.2 - Exhaust Systems

Exhaust Fan Inoperable

Bathroom exhaust fan not operable at time of inspection. Inadequate exhaust may inhibit excessive moisture. Recommend licensed contractor repair/replace as needed. 

Fire HVAC Professional
Credit
Comment
13.9.1 - Toilet

Improper Toilet Clearance

Toilet should have a minimum 30” clearance around sides (15” minimum on each side). Recommend contractor repair/replace as needed. 

Contractor Qualified Professional
Credit
Comment
13.10.1 - Walls

Moisture Stains Present
1st Floor Bathroom

Moisture stains present on wall. Tested dry at time of inspection. Recommend homeowner monitor closely for signs of active leaks. 

Tools Handyman/DIY

14 - Laundry

IN NI D NP
Dryer Vent
Metal
Dryer Power Source
2nd Floor North Bedroom
220 Electric
  • IN = Inspected
  • NI = Not Inspected
  • D = Defective Item
  • NP = Not Present