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1234 Main St.
College Station TX 77845
12/14/2018 9:00AM

Sample agent
agent

Agent Name

Agency Name
9
Deficiency

1 - Information

Inspection Information


NOTICE: This report is paid for by and prepared for the client named above and is not transferable.


Directional References Are Made From Facing Front Entry


Pictures: The digital pictures in this report are a sampling of the conditions or damages and should not be considered to show all of the conditions, damages, or deficiencies observed. The photographs included in this report are intended to illustrate some, but not all of the defects and to clarify the text information in the report.

The use of "special equipment" is at the discretion of the inspector in order to form opinions as he sees fit in certain instances.

Cosmetic and other defects related to age and use are not typically identified.

Throughout the report the inspector may make recommendations as to possible repairs. These recommendations are not intended to be substitutes or construed to be more appropriate than the recommendations of the professionals actually making the repairs. Conflicts in recommendations should be resolved prior to repairs being made.

Occupancy
Occupied
Weather Conditions
Clear

2 - I. Structural Systems

A. Foundations: Type of Foundation(s)
Slab on Grade
A. Foundations: Comments

Inspection Notes   The structural function of a foundation is to support the structure while maintaining the surface levelness within permissible levelness tolerances, so that there is no significant structural damage to the house frame, doors, or windows. It is important to understand that foundations are not designed to eliminate the possibility of cosmetic damage or minor door problems. 

Future performance of the structure cannot be predicted or warranted.   

A. Foundations: Visible Performance Indicators
No evidence of settling
A. Foundations: Foundation Opinion
Performing as intended

In my opinion, the foundation appears to be providing adequate support for the structure based on a limited visual observation today.  At this time I did not observe any evidence that would indicate the presence of significant deflection in the foundation. There are no notable functional problems resulting from adverse performance of the foundation. The interior and exterior stress indicators showed little affects of movement.

B. Grading and Drainage: Comments

Maintenance  Keep debris from clogging drainage pathways. Keep foliage trimmed away from structures. Remove debris from any underground drainage inlets regularly.

Soil and slope stability and hydrological conditions are not within the scope of this inspection. The functionality of underground drainage components cannot be determined during a typical inspection. In the absence of rain, consideration must be given to the possibility that drainage function cannot be adequately assessed; and, indications of past conditions or damage from moisture may not be evident.

B. Grading and Drainage: Observations
Grading providing adequate drainage of rain runoff
C. Roof Covering Materials: Types of Roof Covering
Metal
C. Roof Covering Materials: Viewed From
Roof
C. Roof Covering Materials: Comments

The evaluation of a roof is primarily a visual assessment based on general roofing appearances.  The life of a roof depends on local weather conditions, building and design, material quality, and adequate maintenance.

C. Roof Covering Materials: Performance Opinion
Good condition

Inspector Opinion of the roof condition is considered a professional courtesy to assist you in better understanding the condition.

D. Roof Structure & Attic: Viewed From
Floored Attic Space
D. Roof Structure & Attic: Approximate Average Depth of Insulation
6-8
D. Roof Structure & Attic: Comments

Notes   Framing techniques and codes change over time. The best indicator of framing performance is the current condition. 

Maintenance   Keep attic ventilation openings clean and covers secure.

Accessible areas of attics are inspected. Power ventilation fans are not tested.

D. Roof Structure & Attic: Observations
Framing performing, Limited flooring
E. Walls (Interior and Exterior): Comments

Walls are inspected for proper installation and deficiencies related to performance or water penetration. Cosmetic damage is generally not reported.


F. Ceilings and Floors: Comments

Cracks in tile or grout joints is common and may not be noted on this report. Cosmetic damage is not reported.

G. Doors (Interior and Exterior): Comments

Doors should be readily openable from inside the dwelling without the use of a key or special knowledge or effort. Locks should engage easily.

Change of Occupancy   Client should consider replacing exterior door locks.

H. Windows: Comments

Inspection Notes   A representative number of accessible windows are tested. Window blinds and curtains are not inspected.
Insulated Glass: Conditions indicating a broken seal are not always visible or present and may not be apparent or visible at the time of inspection.

I. Stairways (Interior and Exterior): Comments

A proper and secure handrail should be provided for all interior stairs. Stairs and balcony railings should have openings no greater than 4 inches. To prevent a trip hazard, stairs should have a consistent rise and run. Doors should open to a landing, not into a stairwell.

J. Fireplaces and Chimneys: Comments

Combustible materials should have adequate clearance from the firebox opening. Firebox material will degrade from normal use.

Inspector does not verify the integrity of the flue, perform a chimney smoke test, or determine the adequacy of the draft.

K. Porches, Balconies, Decks, and Carports: Comments

Notes   Attached balconies, carports, and decks and porches that are used for ingress and egress are inspected. Other structures are optional and may not be inspected. 

Change of Occupancy   Accessory structures may have been installed for specific purposes and may need to be altered or removed.

Maintenance   Wood structures in contact with the ground have a high occurrence of deterioration. Regular inspections are recommended.

Standards of Practice

Foundations.
The inspector shall:
render a written opinion as to the performance of the foundation; and
report:
the type of foundations;
the vantage point from which the crawl space was inspected;
generally report present and visible indications used to render the opinion of adverse performance, such as:
binding, out-of-square, non-latching doors;
framing or frieze board separations;
sloping floors;
window, wall, floor, or ceiling cracks or separations; and
rotating, buckling, cracking, or deflecting masonry cladding.
report as Deficient:
deteriorated materials;
deficiencies in foundation components such as; beams, joists, bridging, blocking, piers, posts, pilings, columns, sills or subfloor;
deficiencies in retaining walls related to foundation performance;
exposed or damaged reinforcement;
crawl space ventilation that is not performing; and
crawl space drainage that is not performing.
The inspector is not required to:
enter a crawl space or any area where headroom is less than 18 inches or the access opening is less than 24 inches wide and 18 inches high;
provide an exhaustive list of indicators of possible adverse performance; or
inspect retaining walls not related to foundation performance.

Grading and drainage.
The inspector shall report as Deficient:
drainage around the foundation that is not performing;
deficiencies in grade levels around the foundation; and
deficiencies in installed gutter and downspout systems.
The inspector is not required to:
inspect flatwork or detention/retention ponds (except as related to slope and drainage);
determine area hydrology or the presence of underground water; or
determine the efficiency or performance of underground or surface drainage systems.

Roof covering materials.
The inspector shall:
inspect the roof covering materials from the surface of the roof;
report:
type of roof coverings;
vantage point from where the roof was inspected;
evidence of water penetration;
evidence of previous repairs to the roof covering material, flashing details, skylights and other roof penetrations; and
report as Deficient deficiencies in:
fasteners;
adhesion;
roof covering materials;
flashing details;
skylights; and
other roof penetrations.
The inspector is not required to:
inspect the roof from the roof level if, in the inspector's reasonable judgment:
the inspector cannot safely reach or stay on the roof; or
significant damage to the roof covering materials may result from walking on the roof;
determine:
the remaining life expectancy of the roof covering; or
the number of layers of roof covering material;
identify latent hail damage;
exhaustively examine all fasteners and adhesion, or
provide an exhaustive list of locations of deficiencies and water penetrations.

Roof structures and attics.
The inspector shall:
report:
the vantage point from which the attic space was inspected;
approximate average depth of attic insulation;
evidence of water penetration;
report as Deficient:
attic space ventilation that is not performing;
deflections or depressions in the roof surface as related to adverse performance of the framing and decking;
missing insulation;
deficiencies in:
installed framing members and decking;
attic access ladders and access openings; and
attic ventilators.
The inspector is not required to:
enter attics or unfinished spaces where openings are less than 22 inches by 30 inches or headroom is less than 30 inches;
operate powered ventilators; or
provide an exhaustive list of locations of deficiencies and water penetrations.

Interior walls, ceilings, floors, and doors.
The inspector shall:
report evidence of water penetration;
report as Deficient:
deficiencies in the condition and performance of doors and hardware;
deficiencies related to structural performance or water penetration; and
the absence of or deficiencies in fire separation between the garage and the living space and between the garage and its attic.
The inspector is not required to:
report cosmetic damage or the condition of floor, wall, or ceiling coverings; paints, stains, or other surface coatings; cabinets; or countertops, or
provide an exhaustive list of locations of deficiencies and water penetrations.

Exterior walls, doors, and windows.
The inspector shall:
report evidence of water penetration;
report as Deficient:
the absence of performing emergency escape and rescue openings in all sleeping rooms;
a solid wood door less than 1-3/8 inches in thickness, a solid or honeycomb core steel door less than 1-3/8 inches thick, or a 20-minute fire-rated door between the residence and an attached garage;
missing or damaged screens;
deficiencies related to structural performance or water penetration;
deficiencies in:
weather stripping, gaskets or other air barrier materials;
claddings;
water resistant materials and coatings;
flashing details and terminations;
the condition and performance of exterior doors, garage doors and hardware; and
the condition and performance of windows and components.
The inspector is not required to:
report the condition of awnings, blinds, shutters, security devices, or other non-structural systems;
determine the cosmetic condition of paints, stains, or other surface coatings; or
operate a lock if the key is not available.
provide an exhaustive list of locations of deficiencies and water penetrations.

Exterior and interior glazing.
The inspector shall report as Deficient:
insulated windows that are obviously fogged or display other evidence of broken seals;
deficiencies in glazing, weather stripping and glazing compound in windows and doors; and
the absence of safety glass in hazardous locations.
The inspector is not required to:
exhaustively inspect insulated windows for evidence of broken seals;
exhaustively inspect glazing for identifying labels; or
identify specific locations of damage.

Interior and exterior stairways.
The inspector shall report as Deficient:
spacing between intermediate balusters, spindles, or rails for steps, stairways, guards, and railings that permit passage of an object greater than 4 inches in diameter, except that on the open side of the staircase treads, spheres less than 4-3/8 inches in diameter may pass through the guard rail balusters or spindles; and
deficiencies in steps, stairways, landings, guardrails, and handrails.
The inspector is not required to exhaustively measure every stairway component.

Fireplaces and chimneys.
The inspector shall report as Deficient:
built-up creosote in accessible areas of the firebox and flue;
the presence of combustible materials in near proximity to the firebox opening;
the absence of fireblocking at the attic penetration of the chimney flue, where accessible; and
deficiencies in the:
damper;
lintel, hearth, hearth extension, and firebox;
gas valve and location;
circulating fan;
combustion air vents; and
chimney structure, termination, coping, crown, caps, and spark arrestor.
The inspector is not required to:
verify the integrity of the flue;
perform a chimney smoke test; or
determine the adequacy of the draft.

Porches, Balconies, Decks, and Carports.
The inspector shall:
inspect:
attached balconies, carports, and porches;
abutting porches, decks, and balconies that are used for ingress and egress; and
report as Deficient:
on decks 30 inches or higher above the adjacent grade, spacings between intermediate balusters, spindles, or rails that permit passage of an object greater than four inches in diameter; and
deficiencies in accessible components.
The inspector is not required to:
exhaustively measure every porch, balcony, deck, or attached carport components; or
enter any area where headroom is less than 18 inches or the access opening is less than 24 inches wide and 18 inches high.

Credit
Comment
2.5.1 - E. Walls (Interior and Exterior)

Gaps At Exterior Wall
AC Refrigerant Pipes, Various Exterior Wall Joints

Small gaps were noted at window and door frame joints, and at other wall joints. Seal all gaps at joints and utility penetrations to prevent moisture and pest intrusion.

Contractor Qualified Professional
Credit
Comment
2.5.2 - E. Walls (Interior and Exterior)

No Weep Holes At Masonry Walls
Walls Outside Office

When water gets through a masonry wall it collects at the bottom and is released through "weep holes," small openings in the bottom of the masonry wall. 3/16-inch-diameter weep holes should be installed every 33 inches at minimum.

Brick Masonry, Concrete, Brick & Stone
Credit
Comment
2.6.1 - F. Ceilings and Floors

Ceiling - Minor Damage
Master Bathroom

Several nail pops were noted in the ceiling at small closet entry. Appears to be the result of structural settling. Cosmetic repairs needed.

Putty knife Drywall Contractor
Credit
Comment
2.6.2 - F. Ceilings and Floors

Sag In Cosmetic Beam

The beam supporting the dining room light fixture is pulling away from the ceiling. The fixture may need additional support from the ceiling framing. 

Contractor Qualified Professional

3 - II. Electrical Systems

A. Service Entrance and Panels: Comments

Notes  Main entry wiring, breaker panels, and grounding system comprise the service entrance. Loose or damaged electrical components should be considered safety hazards.

Change of Occupancy   Don't rely on accuracy of breaker labels. Verify labels before starting any electrical repair. Electrical upgrades may require a permit from local municipality having jurisdiction. For optimum safety all electrical repairs should be made by licensed electricians.

Inspection Notes   Inspector does not determine sufficiency of service capacity amperage, voltage, or the capacity of the electrical system. Breakers are not operated and accuracy of labeling is not verified.

A. Service Entrance and Panels: Observations
Two main breaker panels, Located on exterior
A. Service Entrance and Panels: Subpanels
Located in garage
B. Branch Circuits, Connected Devices, and Fixtures: Type of Wiring
Copper
B. Branch Circuits, Connected Devices, and Fixtures: Comments

Notes   The majority of branch circuit wiring is inaccessible. 

Change of Occupancy   Wiring connections can loosen with time and use. Changes or additions to electrical circuits should be performed by a knowledgeable homeowner or licensed electrician. Electrical upgrades may require a permit.

Inspection Notes   A representative number of electrical receptacles are tested. Security and alarm systems are not within the scope of this inspection. Evaluation of auxiliary, low voltage, electric or electronic equipment (e.g.,TV, doorbell, cable, lightning protection, surge protection, low voltage lighting, intercoms, etc.,) is not performed as part of a standard home inspection.

Standards

Service entrance and panels.
The inspector shall report as Deficient:
a drop, weatherhead or mast that is not securely fastened to the building;
the absence of or deficiencies in the grounding electrode system;
missing or damaged dead fronts or covers plates;
conductors not protected from the edges of electrical cabinets, gutters, or cutout boxes;
electrical cabinets and panel boards not appropriate for their location; such as a clothes closet, bathrooms or where they are exposed to physical damage;
electrical cabinets and panel boards that are not accessible or do not have a minimum of 36-inches of clearance in front of them;
deficiencies in:
electrical cabinets, gutters, cutout boxes, and panel boards;
the insulation of the service entrance conductors, drip loop, separation of conductors at weatherheads, and clearances;
the compatibility of overcurrent devices and conductors;
the overcurrent device and circuit for labeled and listed 240 volt appliances;
bonding and grounding;
conductors;
the operation of installed ground-fault or arc-fault circuit interrupter devices; and
the absence of:
trip ties on 240 volt overcurrent devices or multi-wire branch circuit;
appropriate connections;
anti-oxidants on aluminum conductor terminations;
a main disconnecting means.
The inspector is not required to:
determine present or future sufficiency of service capacity amperage, voltage, or the capacity of the electrical system;
test arc-fault circuit interrupter devices when the property is occupied or damage to personal property may result, in the inspector's reasonable judgment;
conduct voltage drop calculations;
determine the accuracy of overcurrent device labeling;
remove covers where hazardous as judged by the inspector;
verify the effectiveness of overcurrent devices; or
operate overcurrent devices.


Branch circuits, connected devices, and fixtures.
The inspector shall:
manually test the installed and accessible smoke and carbon monoxide alarms;
report the type of branch circuit conductors;
report as Deficient:
the absence of ground-fault circuit interrupter protection in all:
bathroom receptacles;
garage receptacles;
outdoor receptacles;
crawl space receptacles;
unfinished basement receptacles;
kitchen countertop receptacles; and
receptacles that are located within six feet of the outside edge of a sink;
the failure of operation of ground-fault circuit interrupter protection devices;
missing or damaged receptacle, switch or junction box covers;
the absence of:
equipment disconnects;
appropriate connections, such as copper/aluminum approved devices, if branch circuit aluminum conductors are discovered in the main or sub-panel based on a random sampling of accessible receptacles and switches;
deficiencies in:
receptacles;
switches;
bonding or grounding;
wiring, wiring terminations, junction boxes, devices, and fixtures, including improper location;
doorbell and chime components;
smoke and carbon monoxide alarms;
improper use of extension cords;
deficiencies in or absences of conduit, where applicable; and
the absence of smoke alarms:
in each sleeping room;
outside each separate sleeping area in the immediate vicinity of the sleeping rooms; and
in the living space of each story of the dwelling.
The inspector is not required to:
inspect low voltage wiring;
disassemble mechanical appliances;
verify the effectiveness of smoke alarms;
verify interconnectivity of smoke alarms;
activate smoke or carbon monoxide alarms that are or may be monitored or require the use of codes;
verify that smoke alarms are suitable for the hearing-impaired; or
remove the covers of junction, fixture, receptacle or switch boxes unless specifically required by these standards.

Credit
Comment
3.2.1 - B. Branch Circuits, Connected Devices, and Fixtures

Gaps At Exterior Fixture Base
Various

 Seal around the base of exterior light fixtures to prevent water penetration into wiring box. 

Tools Handyman/DIY

4 - III. Heating, Ventilation & Air Conditioning Systems

A. Heating Equipment: Comments

Not Inspected  Client should refer to the other companies report for all information regarding the unit(s). Their report and invoice are sent separately.

B. Cooling Equipment: Comments

Not Inspected    Client should refer to the other companies report for all information regarding the unit(s). Their report and invoice are sent separately.

C. Duct System, Chases, and Vents: Comments

Not Inspected    Client should refer to the other companies report for all information regarding the unit(s). Their report and invoice are sent separately.

Standards

Heating equipment.
General requirements.
The inspector shall report:
the type of heating systems; and
the energy sources; and
report as Deficient:
inoperative units;
deficiencies in the thermostats;
inappropriate location;
the lack of protection from physical damage;
burners, burner ignition devices or heating elements, switches, and thermostats that are not a minimum of 18 inches above the lowest garage floor elevation, unless the unit is listed for garage floor installation;
the absence of an opening that would allow access to equipment for inspection, service, repair or replacement without removing permanent construction or building finish;
when applicable; a floored passageway and service platform that would allow access for equipment inspection, service, repair or replacement; and
deficiencies in mounting and performance of window and wall units;
Requirements for electric units. The inspector shall report deficiencies in:
performance of heat pumps;
performance of heating elements; and
condition of conductors; and
Requirements for gas units. The inspector shall report as Deficient:
gas leaks;
flame impingement, uplifting flame, improper flame color, or excessive scale buildup;
the absence of a gas shut-off valve within six feet of the appliance;
the absence of a gas appliance connector or one that exceeds six feet in length;
gas appliance connectors that are concealed within or extended through walls, floors, partitions, ceilings or appliance housings; and
deficiencies in:
combustion, and dilution air;
gas shut-off valves;
access to a gas shutoff valves that prohibits full operation;
gas appliance connector materials; and
the vent pipe, draft hood, draft, proximity to combustibles, and vent termination point and clearances; and

Cooling equipment
Requirements for cooling units other than evaporative coolers.
the inspector shall report the type of systems;
the inspector shall report as Deficient:
inoperative units;
inadequate cooling as demonstrated by its performance;
the absence of an opening that would allow access to equipment for inspection, service, repair or replacement without removing permanent construction or building finish;
when applicable; a floored passageway and service platform that would allow access for equipment inspection, service, repair or replacement;
noticeable vibration of blowers or fans;
water in the auxiliary/secondary drain pan;
a primary drain pipe that discharges in a sewer vent;
missing or deficient refrigerant pipe insulation;
dirty coils, where accessible;
condensing units lacking adequate clearances or air circulation or that has deficiencies in the fins, location, levelness, or elevation above grade surfaces;
deficiencies in:
the condensate drain and auxiliary/secondary pan and drain system;
mounting and performance of window or wall units; and
thermostats.

Duct systems, chases, and vents.
The inspector shall report as Deficient:
damaged duct systems or improper material;
damaged or missing duct insulation;
the absence of air flow at accessible supply registers;
the presence of gas piping and sewer vents concealed in ducts, plenums and chases;
ducts or plenums in contact with earth; and
The inspector shall report as Deficient deficiencies in:
filters;
grills or registers; and
the location of return air openings.
For heating, ventilation, and air conditioning systems inspected under this section, the inspector is not required to perform the following actions:
program digital thermostats or controls;
inspect:
for pressure of the system refrigerant, type of refrigerant, or refrigerant leaks;
winterized or decommissioned equipment; or
duct fans, humidifiers, dehumidifiers, air purifiers, motorized dampers, electronic air filters, multi-stage controllers, sequencers, heat reclaimers, wood burning stoves, boilers, oil-fired units, supplemental heating appliances, de-icing provisions, or reversing valves;
operate:
setback features on thermostats or controls;
cooling equipment when the outdoor temperature is less than 60 degrees Fahrenheit;
radiant heaters, steam heat systems, or unvented gas-fired heating appliances; or
heat pumps, in the heat pump mode, when the outdoor temperature is above 70 degrees;
verify:
compatibility of components;
tonnage match of indoor coils and outside coils or condensing units;
the accuracy of thermostats; or
the integrity of the heat exchanger; or
determine:
sizing, efficiency, or adequacy of the system;
balanced air flow of the conditioned air to the various parts of the building; or
types of materials contained in insulation.

A. Heating Equipment not inspected.

B. Cooling Equipment not inspected.

C. Duct System, Chases, and Vents not inspected.

5 - IV. Plumbing Systems

A. Plumbing Supply, Distribution Systems, and Fixtures: Location of Water Meter
Front Yard
A. Plumbing Supply, Distribution Systems, and Fixtures: Location of main water supply valve
Meter
A. Plumbing Supply, Distribution Systems, and Fixtures: Static water pressure reading
70-80 psi
A. Plumbing Supply, Distribution Systems, and Fixtures: Comments

Change of Occupancy   Changes in occupancy and vacancy may affect plumbing. Operation of seldom used water supply valves or fixtures may cause leaks. Client should closely monitor all plumbing after occupying a home. Mechanical devices can fail at any time, plumbing gaskets and seals may crack. Plumbing failures are more likely during changes or disruptions to water supply pressure, common during changes of ownership.

Fixture shutoff valves to faucets and toilets are not tested. Due to their hidden nature, we do not review appliance water supply or drain connections, or hookups. A majority of supply and drain plumbing are not visible, especially at built in showers. While the inspector endeavors to verify current leaks at the time of inspection, sometimes leaks are incidental or due to specific uses not duplicated at the time of inspection.

B. Drains, Wastes, & Vents: Comments

Notes   Some drain pipe material will deteriorate and need replacement. Lifespans of some pipe material is affected by water quality.

Change of Occupancy   Changes in occupancy and vacancy may affect plumbing. Operation of seldom used fixtures may cause leaks. Client should closely monitor all plumbing after occupying a home. Plumbing gaskets and seals will eventually fail. Drain pipe failures are more common with usage changes, especially at seldom used fixtures, common during changes of ownership.

Maintenance   Monitoring of moisture conditions under sinks should be a normal part of routine home maintenance.

Drainage and vent pipes are evaluated where visible and accessible only. We do not evaluate subterranean drainage systems. Tub and sink overflow drains are not tested.  Due to their hidden nature, we do not review appliance drain connections. A majority of drain plumbing is not visible, especially at built in showers. While the inspector endeavors to verify current leaks at the time of inspection, sometimes leaks are incidental or due to specific uses not duplicated at the time of inspection.

C. Water Heating Equipment: Energy Sources
Gas
C. Water Heating Equipment: Capacity
Tankless
C. Water Heating Equipment: Comments

Water heater lifespans largely depend on maintenance.

Inspection Notes   Inspector does not test discharge piping or pan drain pipes; operate the temperature and pressure relief valve; or determine the efficiency or adequacy of the unit. Water heater outer covers can obscure deficiencies. Interior components and conditions are not visible.

Change of Occupancy   Check thermostat set points. The temperature of domestic hot water should not be above approximately 120 F to help prevent scalding (child safety). 

C. Water Heating Equipment: Observations
1-5 Years Old, Good condition, Performing as intended
D. Hydro-Massage Therapy Equipment: Comments
Standards

Plumbing systems.
The inspector shall:
report:
location of water meter;
location of homeowners main water supply shutoff valve; and
static water pressure;
report as Deficient:
the presence of active leaks;
the lack of a pressure reducing valve when the water pressure exceeds 80 PSI;
the lack of an expansion tank at the water heater(s) when a pressure reducing valve is in place at the water supply line/system;
the absence of:
fixture shut-off valves;
dielectric unions, when applicable;
back-flow devices, anti-siphon devices, or air gaps at the flow end of fixtures; and
deficiencies in:
water supply pipes and waste pipes;
the installation and termination of the vent system;
the performance of fixtures and faucets not connected to an appliance;
water supply, as determined by viewing functional flow in two fixtures operated simultaneously;
fixture drain performance;
orientation of hot and cold faucets;
installed mechanical drain stops;
commodes, fixtures, showers, tubs, and enclosures; and
the condition of the gas distribution system.
The inspector is not required to:
operate any main, branch, or shut-off valves;
operate or inspect sump pumps or waste ejector pumps;
verify the performance of:
the bathtub overflow;
clothes washing machine drains or hose bibbs; or
floor drains;
inspect:
any system that has been winterized, shut down or otherwise secured;
circulating pumps, free-standing appliances, solar water heating systems, water-conditioning equipment, filter systems, water mains, private water supply systems, water wells, pressure tanks, sprinkler systems, swimming pools, or fire sprinkler systems;
inaccessible gas supply system components for leaks;
for sewer clean-outs; or
for the presence or performance of private sewage disposal systems; or
determine:
quality, potability, or volume of the water supply; or
effectiveness of backflow or anti-siphon devices.

Water heaters.
General Requirements.
The inspector shall:
report:
the energy source;
the capacity of the units;
report as Deficient:
inoperative units;
leaking or corroded fittings or tanks;
damaged or missing components;
the absence of a cold water shut-off valve;
if applicable, the absence of a pan or a pan drain system that does not terminate over a waste receptor or to the exterior of the building above the ground surface;
inappropriate locations;
the lack of protection from physical damage;
burners, burner ignition devices or heating elements, switches, or thermostats that are not a minimum of 18 inches above the lowest garage floor elevation, unless the unit is listed for garage floor installation;
the absence of an opening that would allow access to equipment for inspection, service, repair or replacement without removing permanent construction or building finish;
when applicable; a floored passageway and service platform that would allow access for equipment inspection, service, repair or replacement;
the absence of or deficiencies in the temperature and pressure relief valve and discharge piping;
a temperature and pressure relief valve that failed to operate, when tested manually;
The inspector is not required to:
verify the effectiveness of the temperature and pressure relief valve, discharge piping, or pan drain pipes;
operate the temperature and pressure relief valve if the operation of the valve may, in the inspector's reasonable judgment, cause damage to persons or property; or
determine the efficiency or adequacy of the unit.
Requirements for electric units. The inspector shall report as Deficient deficiencies in:
performance of heating elements; and
condition of conductors; and
Requirements for gas units. The inspector shall report as Deficient:
gas leaks;
flame impingement, uplifting flame, improper flame color, or excessive scale build-up;
the absence of a gas shut-off valve within six feet of the appliance;
the absence of a gas appliance connector or one that exceeds six feet in length;
gas appliance connectors that are concealed within or extended through walls, floors, partitions, ceilings or appliance housings;
deficiencies in:
combustion and dilution air;
gas shut-off valves;
access to a gas shutoff valves that prohibit full operation;
gas appliance connector materials; and
vent pipe, draft hood, draft, proximity to combustibles, and vent termination point and clearances.

Hydro-massage therapy equipment.
The inspector shall report as Deficient:
inoperative units;
the presence of active leaks;
deficiencies in components and performance;
missing and damaged components;
the absence of an opening that would allow access to equipment for inspection, service, repair or replacement without removing permanent construction or building finish; and
the absence or failure of operation of ground-fault circuit interrupter protection devices; and
The inspector is not required to determine the adequacy of self-draining features of circulation systems.

Credit
Comment
5.1.1 - A. Plumbing Supply, Distribution Systems, and Fixtures

Leak At Shower Panel
2nd Floor Rear Bathroom

Small leak noted at bottom of glass panel. Clean joints before applying new sealant.

Tools Handyman/DIY
Credit
Comment
5.1.2 - A. Plumbing Supply, Distribution Systems, and Fixtures

Debris At Steam Jet In Master Shower

Small amount of debris was emitted from one of the steam jets when the steam sauna was activated. The system should be evaluated by the installer or a qualified plumber.

Contractor Qualified Professional

6 - V. Appliances

A. Dishwashers: Comments

Notes   Dishwasher are tested for basic function and components are inspected. The dishwasher drain should be routed to provide an air-gap to assure separation of the supply water from the waste water.

Inspection Notes   Due to their hidden nature, we do not review appliance water supply or hookups.

B. Food Waste Disposers: Comments

Disposers are tested for basic function. Installation and components are inspected - including splash guard, grinding components, and exterior casing.

C. Range Hood and Exhaust Systems: Comments

Range hoods are tested for basic function. Fan, ducting, and light components are inspected.

D. Ranges, Cooktops, and Ovens: Comments

Oven self-cleaning operation and timers are not tested.

E. Microwave Ovens: Comments

Microwave operability and components are inspected.

F. Mechanical Exhaust Vents and Bathroom Heaters: Comments

Bathrooms with a tub or shower should have ventilation provided by an opening window or an exhaust fan vented to the building exterior. Ducts serving exhaust fans should terminate to well ventilated area.

G. Garage Door Operators: Comments

Garage door opener controls should be out of reach of children. Manual locks should be disabled. Safety reversing features should be functional.

G. Garage Door Operators: Observations
Performing as intended
H. Dryer Exhaust Systems: Comments

Dryer exhaust ducts should be independent of all other systems, should convey the moisture to the outdoors, should terminate on the outside of the building, and should be equipped with a back-draft damper. Permanent exhaust system should be constructed of rigid metal ducts with smooth interior surfaces. Screens should not be installed at the duct termination. Plastic ducts should never be used.   

I. Other: Comments

Any built-in appliances not specifically listed in the report were not inspected.

I. Other: Observations
Whole house vacuum inspected
Standards

General provisions. The inspector is not required to:
operate or determine the condition of other auxiliary components of inspected items;
test for microwave oven radiation leaks;
inspect self-cleaning functions;
disassemble appliances;
determine the adequacy of venting systems; or
determine proper routing and lengths of duct systems.

Dishwashers. The inspector shall report as Deficient:
inoperative units;
deficiencies in performance or mounting;
rusted, missing or damaged components;
the presence of active water leaks; and
the absence of backflow prevention.

Food waste disposers. The inspector shall report as Deficient:
inoperative units;
deficiencies in performance or mounting;
missing or damaged components; and
the presence of active water leaks.

Range hoods and exhaust systems. The inspector shall report as Deficient:
inoperative units;
deficiencies in performance or mounting;
missing or damaged components;
ducts that do not terminate outside the building, if the unit is not of a re-circulating type or configuration; and
improper duct material.

Electric or gas ranges, cooktops, and ovens. The inspector shall report as Deficient:
inoperative units;
missing or damaged components;
combustible material within thirty inches above the cook top burners;
absence of an anti-tip device, if applicable;
gas leaks;
the absence of a gas shutoff valve within six feet of the appliance;
the absence of a gas appliance connector or one that exceeds six feet in length;
gas appliance connectors that are concealed within or extended through walls, floors, partitions, ceilings or appliance housings; and
deficiencies in:
thermostat accuracy (within 25 degrees at a setting of 350 F);
mounting and performance;
gas shut-off valves;
access to a gas shutoff valves that prohibits full operation; and
gas appliance connector materials.

Microwave ovens. The inspector shall inspect built-in units and report as Deficient:
inoperative units;
deficiencies in performance or mounting; and
missing or damaged components.

Mechanical exhaust systems and bathroom heaters. The inspector shall report as Deficient:
inoperative units;
deficiencies in performance or mounting;
missing or damaged components;
ducts that do not terminate outside the building; and
a gas heater that is not vented to the exterior of the building unless the unit is listed as an unvented type.

Garage door operators. The inspector shall report as Deficient:
inoperative units;
deficiencies in performance or mounting;
missing or damaged components;
installed photoelectric sensors located more than six inches above the garage floor; and
door locks or side ropes that have not been removed or disabled.

Dryer exhaust systems. The inspector shall report as Deficient:
missing or damaged components;
the absence of a dryer exhaust system when provisions are present for a dryer;
ducts that do not terminate to the outside of the building;
screened terminations; and
ducts that are not made of metal with a smooth interior finish.

Credit
Comment
6.6.1 - F. Mechanical Exhaust Vents and Bathroom Heaters

Damaged Duct In Attic
Above First Floor Middle Bedroom

Bathroom exhaust fan duct is damaged and vents to the attic instead of to the exterior, which will cause excessive moisture buildup on the framing. Replace damaged duct and attach to the damper assembly on the side wall.

Contractor Qualified Professional
Credit
Comment
6.7.1 - G. Garage Door Operators

Disable Manual Locks

Garage overhead door lock need to be made inoperable in the open position or removed when opener is installed to prevent damage if opener is operated when lock is engaged.

Tools Handyman/DIY