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1234 Main St.
Windham, NH 03087
10/14/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name

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 a "snap shot" of the overall condition of the home, visible to the inspector, at the time of the home inspection. The inspection is not Pass/Fail. A property does not "Pass" or "Fail" a general home inspection. 

The goal of this inspection report is not to make a purchase recommendation, but to provide you with useful, accurate information that will be helpful in making an informed purchase decision. Please read your entire inspection report carefully. Although the report has a summary that lists the most important considerations, the body of the report also contains important information. 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. 

Below is a brief description of the definitions you will see in the report:  

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.  

X = 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.  

RR = REPAIR/REPLACE. 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.  

A home 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, plumber, HVAC specialist, 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.  

Summit Home Inspection, LLC recommends ALL listed deficiencies and recommendations be fully evaluated and inspected by a licensed and qualified contractor PRIOR to the expiration of the inspection contingency period. Failure to have systems or components fully inspected and evaluated may result in the client's responsibility for all unexpected repair costs.  

We wish to remind you, that every property will require a certain amount of ongoing maintenance: Drains sometimes clog, hardware fails, systems age and become less efficient or inoperable, gutters, downspouts & grading around the property must be properly maintained to help prevent water intrusion in to the basement or crawlspace; roofs, furnaces, air conditioners and other components require regular maintenance and inspections. This property will be no exception and we strongly suggest that you both expect and budget for regular maintenance/repairs. For additional maintenance information, please refer to your "Now That You've Had A Home Inspection" manual provided to you at your home inspection.  

This is meant to be an Honest, Impartial, Third-Party assessment. If you have questions about either the contents of this report, or about the home, please don't hesitate to contact us for help. We'll be happy to answer your questions to the best of our ability.

1 - Inspection Details

In Attendance
Client, Client's Agent, Listing Agent
Occupancy
Vacant
Type of Building
Single Family, Two-Story
Door Faces
South
Temperature
< 65 degrees (F)
Soil Conditions
Damp
Weather Conditions
Clear, Recent Rain (within last 3 days)

2 - Roof

IN NI RR X
2.1 Coverings X X
2.2 Drainage Systems X
2.3 Flashings X
2.4 Soffit & Eaves X
2.5 Roof Penetrations X X
Inspection Method
Binoculars, Ground, Drone
Material
3-Tab Fiberglass
Style
Gable
Pitch
Medium
Drainage System
None Present
Roof Penetrations
Chimney, Plumbing, Satellite Dish

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.

Roof Disclosure

Please refer to the seller's disclosure in reference to the roof system's age, condition, prior problems, etc. Only the property owner would have accurate knowledge of this information. The roof's age cannot be determined by the inspector.

This inspection is not a warranty against future roof leaks. Even a roof that appears to be in good, functional condition may leak under certain circumstances. Inspector does not take responsibility for a roof leak that happens in the future.  This inspection is not a warranty or guarantee of the condition of the roof system. 

I. When inspecting roof systems, the home inspector shall inspect: A. Roofing materials; B. Roof drainage systems; C. Flashing; and D. Skylights, chimney exteriors, and roof penetrations. II. When inspecting the roof systems, the home inspector shall describe: A. Roofing materials; B. Roof drainage systems; and C. Chimney exteriors. III. When inspecting the roof system, the home inspector shall report the methods used to inspect the roofing. IV. The home inspector shall not have to inspect: A. Antennae; B. Interiors of flues or chimneys on or attached to the roof; and C. Other installed accessories. V. Home inspectors shall not be required to: A. Perform any procedure or operation that will, in the opinion of the inspector, likely be dangerous to the inspector or other persons or damage the property or its systems or components; B. Use a ladder; C. Describe or report on any system or component that is not included in these Standards and was not inspected; D. Move personal property, furniture, equipment, plants, soil, snow, ice, or debris; E. Dismantle any system or component, except as explicitly required by Home 600; F. Walk on roofs; and G. Operate sump pumps.

  • IN = Inspected
  • NI = Not Inspected
  • RR = Repair/Replace
  • X = Not Present
Credit
Comment
2.1.1 - Coverings

Shingles-End of Life

Severe wear, curling and degradation of shingles observed. Roofing material is at the end of it's useful service life. Recommend further evaluation by a licensed, qualified roofing contractor. 

Roof Roofing Professional
Credit
Comment
2.1.2 - Coverings

Shingles-Missing/Damaged

Observed an area where roof covering (shingles) were damaged and/or missing. Recommend licensed roofing contractor evaluate all roof covering for additional loose shingles. 

Roof Roofing Professional
Credit
Comment
2.2.1 - Drainage Systems

Downspout-Improper Drain Clearance
East

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. Recommend a qualified contractor adjust downspout extensions to drain at least 6 feet from the foundation. 

Here is a helpful DIY link and video on draining water flow away from your house. 

Credit
Comment
2.5.1 - Roof Penetrations

Chimney-Metal Rust

The metal chimney cap shows evidence of rust and corrosion. 

3 - Structural

IN NI RR X
3.1 Basements, Attics & Crawlspaces X
3.2 Roof Structure X X
3.3 Foundation Structure X
Foundation
Poured Concrete
Basement Floor
Concrete
Floor Structure
Wood Beams
Wall Structure
Wood Studs
Columns/Piers
Steel Lally Columns
Ceiling Structure
Not Visible
Roof Structure
OSB, Collar Ties, 2 X 10
Inspection Method
Walked

I. When inspecting structural systems, the home inspector shall inspect: A. The structural components including the foundation, framing, floor structure, wall structure, ceiling structure and roof structure; B. A representative number of structural components where deterioration is suspected or where clear indications of possible deterioration exist; and C. Probing shall not be required when probing would damage any finished surface or where no deterioration is visible or presumed to exist; and D. Report the methods used to inspect under-floor crawl spaces and attics. II. When inspecting the structural systems, the home inspector shall describe: A. The foundation; B. The floor structure; C. The wall structure; D. The ceiling structure; and E. The roof structure. III. The home inspector shall not provide any engineering or architectural service or analysis unless qualified pursuant to RSA 310-A:201, IV. Home inspectors shall not have to enter: A. Any area that will, in the opinion of the inspector, likely be dangerous to the inspector or other persons or damage the property or its systems or components; and B. Attics and under-floor crawl spaces which are not readily accessible.

  • IN = Inspected
  • NI = Not Inspected
  • RR = Repair/Replace
  • X = Not Present
Credit
Comment
3.2.1 - Roof Structure

Sheathing-Sagging
Rear Porch

Areas of the roof sagged, indicating sheathing or rafter deficiencies. Recommend a qualified roofer evaluate and repair, if deemed necessary.

Credit
Comment
3.3.1 - Foundation Structure

Foundation-Shrinkage Cracks
Basement

Shrinkage cracking were 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.

4 - Exterior

IN NI RR X
4.1 Siding, Flashing & Trim X X
4.2 Doors & Windows X
4.3 Appurtenances X
4.4 Decks & Porches X X
4.5 Grounds X
4.6 Hose Bibs X
Siding Material
Vinyl
Siding Style
Lap
Exterior Doors
Fiberglass, Steel, Bulkhead
Driveway & Walkway
Asphalt
Decks & Porches
Deck with Steps, Front Porch Steps
Deck Material
Concrete, Wood
Fence
Vinyl
Integrity and Moisture Disclaimer

The integrity and moisture content of framing and sheathing behind finished coverings (exterior siding, cement stone coverings, fiber cement siding, drywall, etc) is not visible to inspect and beyond the scope of our services and is excluded within our inspection. 

I. When inspecting the exterior, the home inspector shall inspect: A. Siding, flashing and trim; B. All exterior doors; C. Attached decks, balconies, stoops, steps, porches, and their associated railings; D. Eaves, soffits, and fascia where accessible from the ground level; and E. Entryway walkways, patios, driveways, vegetation, grading, surface drainage, and retaining walls which are likely to adversely affect the building. II. When inspecting the exterior, the home inspector shall describe the type of siding. III. The home inspector shall not have to inspect: A. Screening, shutters, awnings, and similar seasonal accessories; B. Fences; C. Geological and/or soil conditions; D. Recreational facilities; E. Outbuildings or detached structures; F. Seawalls, break-walls, and docks; and G.     Erosion control and earth stabilization measures. IV. Home inspectors shall not have to inspect: A. Underground items including, but not limited to underground storage tanks or other underground indications of their presence, whether abandoned or active; B. Items that are not installed; C. Installed decorative items; D. Items in areas that are not entered in accordance with Home 603.02 (ao) (1); E. Detached structures; F. Common elements or common areas in multi-unit housing, such as condominium properties or cooperative housing; and G. Interiors of multi-unit housing flues, vents, or chimneys.

  • IN = Inspected
  • NI = Not Inspected
  • RR = Repair/Replace
  • X = Not Present
Credit
Comment
4.1.1 - Siding, Flashing & Trim

Maintenance: Sealant

Maintenance Tip: To prevent air and weather penetrations, check sealant (caulking) for decay around doors, windows, corner boards and joints. Recommend resealing and weatherstripping as needed. Making a weather-tight seal may increase your home's efficiency during cold and hot weather months. 

Tools Handyman/DIY
Credit
Comment
4.1.2 - Siding, Flashing & Trim

Maintenance Tip: Paint Door/Window Trim

Maintenance Tip ONLY: One or more areas of worn paint were observed around doors and windows along the exterior. Recommend sealing and protecting wood by painting, as necessary. This will prolong the life of the trim and maintain a seal to prevent moisture intrusion and dry rot. 

Tools Handyman/DIY
Credit
Comment
4.1.3 - Siding, Flashing & Trim

Siding/Trim-Damaged

Siding/trim observed to have minor damage. 

Credit
Comment
4.4.1 - Decks & Porches

Railing-Loose

Railing is loose and ungraspable. Recommend adding additional railing along right side of steps for support and safety. 

Tools Handyman/DIY
Credit
Comment
4.4.2 - Decks & Porches

Steps-Concrete Cracked

Concrete steps observed to have one or more settlement cracks. Repair as deemed necessary.

Contractor Qualified Professional

5 - Insulation & Ventilation

IN NI RR X
5.1 Attic Insulation X
5.2 Attic Ventilation X
5.3 Ventilation Systems (Kitchen & Bathroom) X
5.4 Dryer Ventilation to Exterior X X
Attic Access
Scuttlehole/Hatch
Attic Insulation
Fiberglass, Batt, Blown
Attic Ventilation
Ridge Vents, Soffit Vents
Dryer Power Source
220 Electric
Dryer Ventilation
Metal (Flex)
Ventilation System (Bathrooms)
Fan with Light

I. When inspecting the insulation and ventilation the home inspector shall inspect: A. Insulation in unfinished spaces; B. Ventilation of attics and foundation areas; and C. Mechanical ventilation systems. II. When inspecting insulation and ventilation the home inspector shall describe: A. Insulation in unfinished spaces; and B. Ventilation of attics and foundation areas. III. When inspecting insulation and ventilation the home inspector shall report the absence of insulation in unfinished spaces at conditioned surfaces. IV. The home inspector shall not have to: A. Disturb insulation; B. Identify types of insulation; and C. Inspect air-to-air exchangers or other similar systems.

  • IN = Inspected
  • NI = Not Inspected
  • RR = Repair/Replace
  • X = Not Present
Credit
Comment
5.4.1 - Dryer Ventilation to Exterior

Dryer Damper-Near AC Unit

Observed the dryer damper vent within the recommended 6' of the exterior AC condensing unit. If relocation is not possible, recommend routinely having AC unit cleaned and serviced to keep lint/debris from building up around fins.

Contractor Qualified Professional

6 - Garage

IN NI RR X
6.1 Ceiling X
6.2 Walls (Firewall Separation) X
6.3 Floor X
6.4 Garage Door X X
6.5 Automatic Door Operators X
6.6 Safety Reverse Mechanism X
6.7 Occupant Door (from garage to home) X
Garage Present
Attached, 2-Car
Garage Door Type
Two, Automatic
Garage Door Material
Aluminum
Occupant Fire Door
Present, 90 minutes
Ceiling Structure
Rafters
Floor Structure
Concrete, Painted
  • IN = Inspected
  • NI = Not Inspected
  • RR = Repair/Replace
  • X = Not Present
Credit
Comment
6.4.1 - Garage Door

Garage Door-Weatherstripping Damaged/Missing

Observed the weatherstripping on the garage door to be damaged and/or missing. 

7 - Heating

IN NI RR X
7.1 Heating Equipment X
7.2 Normal Operating Controls X
7.3 Distribution Systems X
7.4 Vents, Flues & Chimneys X
7.5 Presence of Installed Heat Source in Each Room X
Type
Natural Gas
Heat Type
Forced Air
Energy Sources
Natural Gas
Brand
Rheem
Mfg Data
RCFL-HM4821CC / W131216942
Heating Unit Age (Approx)
5-10 Years
Ductwork
Insulated
Filter Info
Disposable, 20x25x5
Shut-off Valve Location
Basement
Heating System
Furnace

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. 

Furnace Life Expectancy

Furnace Life Expectancy can range between 15-25 years. This is only a general expectation and can vary depending on regularly scheduled maintenance and upkeep or system neglect. 

I. When inspecting the heating system, the home inspector shall open readily accessible panels and inspect: A. Installed central heating system; B. Distribution system; C. Vent systems and chimney exteriors; and D. Fuel storage and distribution systems excluding propane tanks. II. When inspecting the heating system, the home inspector shall describe: A. Installed central heating system; B. Distribution system; and C. Vent systems. III. When inspecting the heating system, the home inspector shall report energy Source or Sources. IV. The home inspector shall not have to inspect: A. Interiors of heat Source flues or chimneys; B. Heat exchangers; C. Humidifiers or dehumidifiers; D. Electronic air filters; E. Solar space heating systems; F. Mechanical dampers; and G. Propane tanks. V. The home inspector shall not have to determine heat supply adequacy or distribution balance. I. When inspecting fireplaces, the home inspector shall inspect: A. Built-in fireplaces; and B. Chimney exterior and vents. II. When inspecting fireplaces, the home inspector shall describe built-in fireplaces. III. The home inspector shall not have to inspect: A. Interiors of fireplace flues or chimneys; B. Fire screens and doors; C. Seals and gaskets; D. Automatic fuel feed devices; E. Mantles and fireplace surrounds; F. Combustion make-up air devices; G. Heat distribution assists, gravity fed, and fan assisted; H. Solid fuel burning appliances; and I. Gas appliances. IV. The home inspector shall not have to: A. Determine draft characteristics; and B. Move fireplace inserts and stoves or firebox contents.

  • IN = Inspected
  • NI = Not Inspected
  • RR = Repair/Replace
  • X = Not Present

8 - Central Air Conditioning

IN NI RR X
8.1 Cooling & Air Handler Equipment X
8.2 Normal Operating Controls X
8.3 Distribution System X
8.4 Presence of Installed Cooling Source in Each Room X
Energy Source
Electric
Central Air Conditioner Age (Approx)
5-10
Service Disconnect/GFCI Present
Disconnect Present
Brand
Rheem
Mfg Data
13AJN48A01 / 8394W121214132
Air Conditioner Life Expectancy

The life expectancy for an air conditioner is between 7-15 years and the air exchanger typically lasts an average of 15 years. This is a general estimation and varies greatly on owner's use and scheduled maintenance. It is recommended to budget accordingly for repairs/replacement, if your unit is nearing the end of it's useful service life. 


Cooling & Air Handler Equipment: Low Temperature

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

I. When inspecting the air conditioning system, the home inspector shall open readily accessible panels to inspect: A. Permanently installed central systems; and B. Distribution systems. II. When inspecting the air conditioning system, the home inspector shall describe permanently installed central systems. III. The home inspector shall not have to: A. Inspect electronic air filters; B. Determine cooling supply adequacy or distribution balance; C. Inspect window or wall mounted air conditioning units; and D. Operate air conditioning systems when the conditions adversely affect the operation of the equipment.

  • IN = Inspected
  • NI = Not Inspected
  • RR = Repair/Replace
  • X = Not Present

9 - Electrical

IN NI RR X
9.1 Service Entrance Conductors X
9.2 Main & Subpanels, Service & Grounding, Main Overcurrent Device X X
9.3 Branch Wiring Circuits, Breakers & Fuses X X
9.4 Lighting Fixtures, Switches & Receptacles X X
9.5 GFCI & AFCI X X
9.6 Smoke/CO Detectors X
Service Disconnect Location
Basement
Service Entrance Conductors
Overhead, Aluminum, 240 Volts
Service Amperage
150 AMP
GFCI Receptacles Present
Yes
Panel Manufacturer
Cutler Hammer
Branch Wire (15 & 20 AMP)
Copper
Smoke Alarms Not Tested

Smoke detectors were present, however inspector did not test systems. Smoke detectors may be connected to emergency personnel and dispatched immediately and testing systems on inspection day may create a false sense of security for future homeowners. What may have functioned on date of inspection, may not be operational upon taking ownership and moving in. 

Inspector strongly recommends replacing batteries and testing all smoke detectors upon moving in to home. This should be a priority and ensure system is functioning for safety and security of all occupants. 

Here is a helpful article on how to test your smoke/co detectors. 

I. When inspecting the electrical system, the home inspector shall inspect: A. Service drop; B. Service entrance conductors, cables, and raceways; C. Service equipment and main disconnects; D. Service grounding; E. Interior components of service panels and sub panels; F. Conductors; G. Overcurrent protection devices; and H. A representative number of installed lighting fixtures, switches, and receptacles. II. When inspecting the electrical system, the home inspector shall describe: A. The amperage and voltage rating of the service; B. The location of main disconnects and sub panels; C. Wiring methods; D. Service grounding; and E. Over current protection devices. III. When inspecting the electrical system, the home inspector shall report: A. Presence of solid conductor aluminum branch circuit wiring; and B. Absence of smoke detectors and ground fault circuit interrupters. IV. The home inspector shall not have to inspect: A. Remote control devices; B. Alarm systems and components; C. Low voltage wiring systems and components; D. Ancillary wiring systems and components not a part of the primary electrical power distribution system within the house structure; and E. Generators and their control and distribution systems. V. The home inspector shall not measure amperage, voltage or impedance.

  • IN = Inspected
  • NI = Not Inspected
  • RR = Repair/Replace
  • X = Not Present
Credit
Comment
9.2.1 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Corrosion/Rust Observed

Corrosion observed inside electrical panel. Recommend licensed electrician evaluate further and replace, if necessary. 

Electric Electrical Contractor
Credit
Comment
9.3.1 - Branch Wiring Circuits, Breakers & Fuses

Double Tapped Breaker

Observed a double-tapped breaker inside the electrical panel box.



Contractor Qualified Professional
Credit
Comment
9.4.1 - Lighting Fixtures, Switches & Receptacles

Cover Plates Missing

One or more receptacles are missing a cover plate. This causes short and shock risk. Recommend installation of plates.
Credit
Comment
9.4.2 - Lighting Fixtures, Switches & Receptacles

Light Inoperable

One or more lights are not operating. New light bulb possibly needed.
Credit
Comment
9.4.3 - Lighting Fixtures, Switches & Receptacles

Receptacle Inoperable-Interior

One or more garage electrical receptacles were not functional, at time of inspection. Possibly connected to inoperable exterior GFCI receptacle. Recommend licensed electrician evaluate and repair, as deemed necessary. 

Electric Electrical Contractor
Credit
Comment
9.5.1 - GFCI & AFCI

Exterior Receptacles Not Functioning Properly

Exterior GFCI protected receptacles not functioning properly. GFCI did not reset properly. No power to exterior or garage receptacles. Recommend licensed electrician evaluate and repair.

Electric Electrical Contractor

10 - Plumbing

IN NI RR X
10.1 Main Water Shut-off Device X
10.2 Drain, Waste, & Vent Systems X
10.3 Water Supply, Distribution Systems & Fixtures X X
10.4 Hot Water Systems, Controls, Flues & Vents X X
10.5 Fuel Storage & Distribution Systems X
10.6 Laundry Connections X
Fuel Shut-off Location
Gas Meter
Water Source
Public
Supply Material
Not Visible
Distribution Material
Copper
Plumbing Waste
PVC
Water Heater Energy Source
Gas
Model/Serial #
PROG40S-40N RU62 / Q281725311
Water Heater Capacity
40 gallons
Water Heater Location
Basement
Water Heater Age (approx)
1-3 Years
Main Water Shut-off Valve
Basement
Manufacturer
Rheem

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. 

Water Heater Life Expectancy

The expected service life of a water heater is between 7-12 years. This is an estimation and varies greatly on owner's use and regular scheduled maintenance. It is recommended to budget accordingly for repairs/replacement, if the unit is nearing the end of it's useful life expectancy. 

Drain, Waste, & Vent Systems: Limited Visibility-Shower drains

Shower or bath tubs that are recently installed or remodeled could possibly have thin-set, grout or mortar built-up in the drain. Due to the limited visibility in the drain systems, the inspector will not guarantee there will be no future issues with the drains. Recommend monitoring shower/tub drains for low flow or clogs, especially after recent remodeling or installation. If observed, I recommend a licensed plumbing contractor evaluate and repair or replace, as needed.

I. When inspecting the plumbing system, the home inspector shall inspect: A. Interior water supply and distribution systems including all fixtures and faucets; B. Drain, waste and vent systems including all fixtures; C. Water heating equipment and hot water supply system; D. Vent systems; E. Fuel storage and fuel distribution systems within the structure; and F. Drainage sumps, sump pumps, and related piping. II. When inspecting the plumbing system, the home inspector shall describe: A. Interior water supply and distribution systems; B. Drain, waste and vent systems; C. Water heating equipment and hot water supply system; and D. Fuel storage and distribution systems. III. When inspecting the plumbing system, the home inspector shall report the location of main water and main fuel shut-off valves. IV. The home inspector shall not have to inspect: A. Clothes washing machine connections; B. Interiors of plumbing appliance flues or chimneys; C. Wells, well pumps, or water storage related equipment; D. Water conditioning systems; E. Solar water heating systems; F. Fire and lawn sprinkler systems; G. Private waste disposal and sewer ejector systems; and H. Automatic safety controls or manual stop valves. V.  The home inspector shall not have to determine: A. Whether water supply and waste disposal systems are public or private; and B. Water supply quantity or quality.

  • IN = Inspected
  • NI = Not Inspected
  • RR = Repair/Replace
  • X = Not Present
Credit
Comment
10.3.1 - Water Supply, Distribution Systems & Fixtures

Leak Observed at Fixture

Observed a leak at the sink drain pipe in the bathroom during operation.  

Contractor Qualified Professional
Credit
Comment
10.3.2 - Water Supply, Distribution Systems & Fixtures

Drain Stop Inoperable
2nd Floor Bathroom

One or more plumbing drain stops were inoperable. 

Contractor Qualified Professional
Credit
Comment
10.3.3 - Water Supply, Distribution Systems & Fixtures

Evidence of Leak
Kitchen

Observed evidence of a prior leak. 


Contractor Qualified Professional
Credit
Comment
10.3.4 - Water Supply, Distribution Systems & Fixtures

Gap Behind Cabinets-Plumbing Lines
1st Floor Half Bathroom

Observed gaps/holes behind cabinets.


Contractor Qualified Professional
Credit
Comment
10.3.5 - Water Supply, Distribution Systems & Fixtures

Toilet Loose at Base
1st Floor Half Bathroom

Toilet loose at base. Recommend tightening bolts to securely fasten toilet to floor. 

Contractor Qualified Professional
Credit
Comment
10.3.6 - Water Supply, Distribution Systems & Fixtures

Water Temperatures Above Recommended

Water temperatures at faucet are above recommended 110-120 degrees. Temperatures in excess of 120 degrees have the potential to burn or scald a person. Recommend adjusting water heater to prevent injuries. 

Contractor Qualified Professional

11 - Interior

IN NI RR X
11.1 Ceilings X X
11.2 Walls X
11.3 Floors X
11.4 Countertops & Cabinets (representative number) X
11.5 Doors X
11.6 Windows X X
11.7 Steps, Stairways & Railings X X
Ceiling Material
Gypsum Board
Wall Material
Gypsum Board
Floor Coverings
Carpet, Hardwood, Laminate, Tile
Interior Doors
Hollow-core
Window Types
Double-hung
Window Manufacturer
Unknown
Cabinetry
Wood
Countertops
Granite

I. When inspecting the interior, the home inspector shall inspect: A. Walls, ceilings, and floors; B. Steps, stairways, and railings; C. Countertops and a representative number of installed cabinets; D. Garage doors and garage door operators; and E. A representative number of windows and doors. II. The home inspector shall not have to inspect: A. Paint, wallpaper, and other finish treatments; B. Finished floor coverings; C. Window treatments; D. Central vacuum systems; E. Household appliances; and F. Recreational facilities.  I. The home inspector shall not have to determine: A. Conditions of systems or components which are not readily accessible; B. Remaining life expectancy of any system or component; C. Strength, adequacy, effectiveness, or efficiency of any system or component; D. The causes of any condition or deficiency; E. Methods or materials necessary for corrections; F. The suitability of the property for any specialized use; G. Compliance with regulatory requirements including codes, regulations, laws, ordinances and manufacturers installation specifications; H. The presence of potentially hazardous plants or animals including, but not limited to wood destroying organisms or diseases harmful to humans including molds or mold-like substances; I. The presence of any environmental hazards including, but not limited to toxins, carcinogens, noise, and contaminants in soil, water, and air; J. The effectiveness of any system installed, or method utilized to control or remove suspected hazardous substances; and K. Soil conditions relating to geotechnical or hydrologic specialties. II. Home inspectors shall not: A. Report on market value of property or its marketability; B. Report on the advisability or inadvisability of the purchase of the property; C. Offer or perform additional inspectional services such as engineering, architectural, surveying, plumbing, electrical, pest control, or any other inspectional service requiring an occupational license and or registration in New Hampshire unless the inspector holds a valid registration and or occupational license, in which case he or she may inform the client that he or she is so registered/licensed, and is therefore qualified to go beyond this subdivision; D. Estimate or project the cost of repairs; E. Determine or verify property lines; F. Operate any system or component that is shut down or otherwise inoperable; G. Operate any system or component, which does not respond to normal operating controls; H. Predict future conditions and failure of systems or components; I. Project operating costs of systems or components; J. Evaluate acoustical characteristics of any system or component; K. Determine any basement or crawlspace water tightness; and L. Turn on or off any solid or liquid gas fuel burning device. III. The home inspector shall not have to perform any action or make any determination not specifically stated in these standards of practice. IV. Inspections performed in accordance with these standards of practice shall not have to identify concealed conditions, latent defects, or consequential damage or damages. This is a summarized version of the New Hampshire Home Inspector Standards of Practice for quick reference. Click here for a link to the complete SOP, definitions and exclusion. A PDF version is available at Summit Home Inspection, LLC website on the homepage. 

  • IN = Inspected
  • NI = Not Inspected
  • RR = Repair/Replace
  • X = Not Present
Credit
Comment
11.1.1 - Ceilings

Ceiling-Moisture Stains
2nd Floor Bathroom Closet

Observed moisture stain on ceiling. 

Credit
Comment
11.1.2 - Ceilings

Ceiling Crack

Observed crack in ceiling in master bedroom. Unknown cause, vaulted ceilings restrict further evaluation of roof/ceiling structure.  

Credit
Comment
11.6.1 - Windows

Screen Damaged

One or more screens are damaged and/or missing. 


Window Window Repair and Installation Contractor
Credit
Comment
11.7.1 - Steps, Stairways & Railings

Open-Ended Railings

One or more open-ended railings observed. Open-ended railings can pose a risk of catching loose clothing and causing a fall injury. Recommend "returns" that terminate into the wall be installed

Tools Handyman/DIY

12 - Built-In Kitchen Appliances

IN NI RR X
12.1 Dishwasher X X
12.2 Refrigerator X
12.3 Range/Oven/Cooktop X
12.4 Built-in Microwave X
Dishwasher Brand
Kenmore
Range/Oven Brand
Kenmore
Range/Oven Energy Source
Gas
Exhaust Hood Type
Re-circulate
Refrigerator Brand
Kenmore
Microwave Brand
Kenmore
  • IN = Inspected
  • NI = Not Inspected
  • RR = Repair/Replace
  • X = Not Present
Credit
Comment
12.1.1 - Dishwasher

High-Loop Not Observed

Dishwasher drain hose not installed properly. The drain hose should be secured to the underside of the counter ("high-loop" method) or connected to an air gap. 

Recommend licensed plumbing contractor properly install drain hose. 

Pipes Plumbing Contractor

13 - Informational

IN NI RR X
Junk Drawer-Batteries

Many homeowners keep batteries in a kitchen junk drawer. If 9V (9 volt) batteries are left unprotected in a drawer, there is a possibility to cause a fire. All 9V batteries, if loose, should have tape covering the posts. 

Here is an article about fire dangers with loose 9V batteries.  

  • IN = Inspected
  • NI = Not Inspected
  • RR = Repair/Replace
  • X = Not Present