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1234 Main St.
Moline, IL 61265
03/29/2020 9:00AM

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THANK YOU! Thank you for choosing us to perform this General Home Inspection. We always endeavor to do our best to ensure that both the home and your investment in it are safe! 


The Inspection is Visual 

The purpose of this report is to reflect as accurately as possible the visible condition of the home at the time of the inspection. Although the inspector may use basic instruments, the inspection performed to provide data for this report was primarily visual and non-invasive. This inspection is not a guarantee or warranty of any kind. Its purpose is to identify safety hazards and defects in system/major accessible components. 

Not Pass/fail 

A property does not "Pass" or "Fail" a General Home inspection. An inspection is designed to reflect the visual condition of the home at the time of the inspection. Please feel free to contact me with any questions about either the report or the property, soon after reading the report, or at any time in the future! 


The inspection was performed in compliance with the Standards of Practice of the International Association of Certified Home Inspectors. The following conditions lie beyond the scope of the General Home inspection: 

• Identification of building regulation violations; 

• Conditions not readily observable; 

• Failure to follow manufacturer's installation recommendations, or 

• Any condition requiring research. 


Please keep in mind that home inspectors are generalists, not specialists. Homes contain a huge variety of systems and components of different types, of varying quality and age, installed by those with varying skill levels in different climate zones. 

To have the same level of expertise, library of knowledge, or to perform inspections to the same technical degree as would contractors specializing in each of those systems is not possible for a home inspector. 

Because home inspectors do not perform research, the General Home Inspection does not include confirmation of compliance with any manufacturer's recommended installation instructions, confirmation of property boundary limits or compliance with structure setback regulations. 

Although some conditions commented on in this report may be building code violations, identification of building code violations lies beyond the scope of the General Home Inspection. To understand more fully what is and is not included in a General Home Inspection, please visit the Standards of Practice page of the International Association of Certified Home Inspectors at www.nachi.org/sop

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. 


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 home sellers try to save money by hiring inexpensive, unqualified workmen, or by doing work themselves. Be sure to take whatever actions are necessary before the expiration of your Inspection Object Deadline! 

DO A FINAL WALKTHROUGH! Because conditions can change very quickly, we recommend that you or your representative perform a final walk-through inspection immediately before closing to check the condition of the property, using this report as a guide. 

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. 

NOTICE TO THIRD PARTIES This report is the joint property of the Inspection company that created it and the Client for whom it was prepared. Unauthorized transfer of this report to any third parties or subsequent buyers is not permitted and may place those in violation, or those who improperly depend on the information contained herein in jeopardy. This report and supporting inspection were performed according to a written agreement that limits its scope and the manner in which it may be used. Unauthorized recipients are advised to not rely on the contents of this report but instead to retain the services of the qualified home inspector of their choice to provide them with an updated report.

1 - Inspection Details

Attendees: Attendees
Client, Buyer and buyer's agent
Occupancy: State of Occupancy
Empty- long term
Property Elevation
600 feet/180 meters
Weather, 2 days prior to the Inspection
Sunny, Periods of light rain
Weather at the Inspection
Partly cloudy, Cool
Weather-related Property Condition
Damp from recent rain
Approximate Temperature at the Inspection
40s F
Utilities: all utilities on

All utilities were on at the time of the inspection.

Occupancy: Occupancy: unoccupied
The home was unoccupied and was empty of furniture at the time of the inspection.

2 - Homesite

Moderately-sloped lot

The home was built on a moderately-sloped lot.

Detached structures not inspected

The property included one or more detached structure (structures not attached to the home) which were not included as part of a General Home Inspection and were not inspected. The Inspector disclaims any responsibility for providing any information as to their condition. 

3 - Roof

Roof Drainage System: Drainage system materials
Roof inspection method
walked the roof

The inspector viewed the roof using this method.

Apshalt Shingles: Type of Shingle
High-end dimensional
EPDM: EPDM Installation Method
Roof Structure Ext. : What's inspected?

Inspection of the roof structure from the exterior typically includes: 

  • The general roof structure appearance; 
  • Roof-covering material condition; 
  • Flashing protecting roof-covering material penetrations, changes in roof-covering materials, and transitions where roof slopes change; 
  • Condition of combustion, plumbing and attic ventilation vents and devices; 
  • Chimney conditions; and 
  • Roof drainage systems and components.
Roof Drainage System: What is inspected?

Inspection of the roof drainage system typically includes examination of any of the following: 

  • Gutters (condition and configuration); 
  • Downspouts & extensions (condition and configuration);
  • Scuppers; and 
  • Overflow drains.
Roof Drainage System: Gutters & downspouts
The roof drainage system consisted of conventional gutters hung from the roof edges feeding downspouts.
Roof Configuration: Roof Configuration
Gable, Flat
Walked the roof

The Inspector inspected the roof and its components by walking on the roof.

Flashing : General description

Flashing is a general term used to describe (typically) sheet metal fabricated into shapes and used to protect areas of the roof from moisture intrusion. Inspection typically includes inspection for condition and proper installation of flashing in the following locations: 

  • Roof penetrations such as vents;
  • Electrical masts;
  • Chimneys;
  • Mechanical equipment;
  • Patio cover attachment points; 
  • Around skylights; 
  • Junctions at which roofs meet walls; 
  • Roof edges; 
  • Areas at which roofs change slope; 
  • Areas at which roof-covering materials change; and 
  • Areas at which different roof planes meet (such as valleys).
Chimney: Crown Material
Chimney: Crown: concrete
The chimney crown was constructed using concrete. Concrete is very durable and concrete crowns typically have a long service life.
Apshalt Shingles: Type: High-quality dimensional
The roof was covered with high-quality dimensional fiberglass asphalt shingles, also called "architectural" or laminated" shingles. Fiberglass shingles are composed of a fiberglass mat embedded in asphalt and covered with ceramic-coated mineral granules. Dimensional shingles are composed of multiple layers bonded together. These shingles are typically highly durable and typically come with 50-year warranties (also called lifetime warranties). The meaning of the term lifetime varies with how the warranty is written.
Apshalt Shingles: Warranties: check with seller
Shingle condition indicated that the shingle warranty may not yet have expired. Confirmation would require documentation. Shingles may have one warranty, two warranties, three warranties, or no warranty at all. A warranty may transfer once with the sale of the home, or it may transfer as a limited warranty, or it may transfer fully. Time limits for notifying the shingle manufacture of the sale of teh home may exist. You should read the terms of any warranty carefully to determine whether any action is neccesary by you, or by the seller, for the warranty to remain in effect.
EPDM: Installation type: adhered System
Roof covering materials included ethylene propylene diene M-class (EPDM) that appeared to be attached to the roof deck with an adhesive. EPDM is a single-ply, durable rubber material commonly used as a roofing material.
Underlayment: Disclaimer: completely hidden
The underlayment was hidden beneath the roof-covering material. It was not inspected and the Inspector disclaims responsibility for evaluating its condition or confirming its presence.
3.5.1 - Flashing

Sidewall & chimney: counter-flashing, improper install- QC

Sidewall & chimney counter-flashing was missing at one or more areas of the roof and the sidewall flashing was protected against moisture entry by sealant only. Sealant will eventually dry, shrink, crack, leaving these areas exposed to potential moisture intrusion. A qualified roofing contractor should correct this condition. If immediate corrections are cost prohibitive, this sealant should be checked annually and re-applied as necessary. When the roof-covering material is replaced, sidewall counter-flashing should be properly installed.

Roof Roofing Professional
3.6.1 - Skylight

Poor installation

Skylight installation quality was poor, increasing the chances of leakage. You should monitor this skylight in the future for leakage.  This single pane of glass is also likely to develope condensation in the winter.  I recommend you consider replacing this unit with a double pane insulated glass.

Contractor Qualified Professional
3.6.2 - Skylight

Debris accumulated under flashing

Debris from a nearby tree has accumulated under the flashing.  This will prevent the flashing from functioning properly.  . This condition may increase the chance of leakage with the potential to cause damage from wood decay, damage home materials, or create unhealthy conditions by encouraging microbial growth such as mold. The Inspector recommends correction by a qualified roofing contractor.

Contractor Qualified Professional
3.7.1 - Vents

Plumbing vent blocked by debris

This plumbing vent is blocked with debris from the nearby tree.  This will prevent the drain, waste, vent system from functioning as designed. The obstruction should be cleared by someone qualified to do so safely. 

Wrenches Handyman
3.8.1 - Chimney

Crown & mortar: cracking minor
All chimneys

Minor cracking visible in the chimney crown and brick mortar joints.  I recommend sealing and/or tuckpointing with an appropriate material to prevent water penetration and further damage or deterioration caused by moisture in the cracks freezing as it expands.   All work should be performed by a qualified professional. 

Brick Masonry Contractor
3.8.2 - Chimney

Flue: debris- QC

Debris visible in the flue at the time of the inspection is a fire hazard and should be removed by a qualified contractor.
Contractor Qualified Professional
3.9.1 - Apshalt Shingles

Biological growth: lichen

Areas of the asphalt roof had lichen growing on it. This condition indicates high moisture levels. Lichen are slow growing and do not damage roofing materials, but are a cosmetic issue. Efforts at removal are likely to remove granules, exposing the underlying asphalt to damaging UV radiation from sunlight. Lichens are better left in place. They are a cosmetic issue only.

4 - Exterior

Exterior Trim: Trim Material
Patio: Patio Materials
Masonry pavers
Chimney: Chimney Construction
Brick veneer
Siding, Wood: Wood siding exterior
Exterior walls of the home were covered with wood siding.
Walkways: Walkway Materials
Masonry pavers
Porch: Porch Location
Patio: Patio Location
Rear of home
Grounds: Landscape irrigation: control panel, home exterior

The landscape irrigation (sprinkler) system was operated with a control panel located at the __south west___ of the home exterior.

Driveway: Driveway Surface
Porch: What's inspected
Inspection of the porch typically includes visual evaluation of the: - foundation; - structure; - floor surfaces; - guardrails; and - stair assembly
Wall Exteriors: Mostly OK
The Inspector observed few deficiencies in the condition of the exterior walls. Notable exceptions will be listed in this report.
Brick Exterior: Type of Brick Installation
Brick cladding over wood frame
Brick Exterior: About brick cladding (long)

Although exterior wall construction was not directly visible, walls of the home appeared to be conventional wood framing covered on the exterior by brick. Proper modern construction methods include an air gap left between wood framing and the brick, A moisture-resistant membrane (housewrap)and a method for draining to the exterior any moisture that may enter the air gap. Brick is typically fastened to the framing using metal fasteners.

Siding, Wood: Type of Wood Siding
Wood panel w/battens
4.1.1 - Grounds

Building lot: expansive soil: neutral or negative grade- QC

The home had areas of neutral or negative drainage that will route runoff from precipitation toward the foundation. Because the home was in an area that may contain expansive soil (soil that expands in volume as it absorbs moisture) the Inspector recommends re-grading these areas to improve drainage near the foundation and help reduce the risk of foundation damage. The ground should slope away from the home a minimum of 1/4-inch per foot for a distance of at least six feet from the foundation.

The Inspector recommends correction by a qualified contractor.

Tools Handyman/DIY
4.1.2 - Grounds

Trees: dead tree, remove- QC

A dead tree on the property will eventually fall or be blown over by wind and can cause damage, injury, or death. The Inspector recommends removal of the tree for safety reasons. All work should be performed by a qualified contractor.
Yard scissors Tree Service
4.1.3 - Grounds

Vines on walls

Vines growing on the exterior walls may introduce insects, pests and/or accelerate deterioration of the exterior wall covering by retaining moisture. Over time, vine tendrils may damage wall covering materials. Watering this vegetation will introduce moisture to the soil which may eventually reach the foundation. Moisture in soil supporting the foundation can affect the ability of the foundation to support the weight of the structure above and can cause damage from soil heaving or settling, depending on soil composition and other conditions. The Inspector recommends removal of the vegetation from exterior walls.
4.1.4 - Grounds

Trees: roof contact

Some tree branches were touching the roof.  This can damage shingles when the branches moves in the wind and rub the roof surface. The Inspector recommends that all tree branches be cut back so that they do not overhang the roof. All work should be performed by qualified contractors.

Contractor Qualified Professional
4.4.1 - Porch

Trim: damaged/missing

At the time of the inspection, the porch had damaged or missing trim components. The Inspector recommends repair or replacement by a qualified contractor.
Hammer Carpentry Contractor
4.4.2 - Porch

Weathering, commensurate

The porch exhibited general weathering, wear, and deterioration commensurate with its age.
4.5.1 - Door/Window Exteriors

Door: damage, moderate

An exterior door exhibited moderate damage.

4.5.2 - Door/Window Exteriors

Doors: deterioration, general, commensurate

Door exteriors showed general weathering, wear, and deterioration commensurate with their age.
4.5.3 - Door/Window Exteriors

Windows: deterioration, commensurate

Window exteriors showed general weathering, wear, and deterioration commensurate with their age.
Contractor Qualified Professional
4.7.1 - Exterior Trim

Fascia: squirrel holes

holes in the fascia appeared to be the result of squirrel activity. The Inspector recommends repair by a qualified contractor.

Hammer Carpentry Contractor
4.8.1 - Patio

Not level or flat- soil settling/heaving

The patio was not level or flat. This condition appeared to be the result of settling or heaving of soil, which can have a number of causes. Determining the cause lies beyond the scope of the General Home Inspection. 

4.8.2 - Patio

Walking surface: deterioration, severe

The patio walking surface exhibited severe long-term deterioration from exposure to weather.

4.8.3 - Patio

Foundation joint not sealed

The joint at which the patio met the exterior walls was not sealed. Saturation of soil near the foundation can create a variety of problems depending on soil type. The Inspector recommends that the joint at which concrete walkways met the exterior walls should be protected by a sealant that will need to be maintained.

Contractor Qualified Professional
4.9.1 - Chimney

Brick: mortar deteriorated, repoint- QC

Mortar was missing or badly deteriorated at portions of the brick chimney. This condition will eventually cause bricks to loosen and fall. The Inspector recommends re-pointing the chimney as necessary.

Brick Masonry Contractor
4.12.1 - Siding, Wood

Old, weathered OK

Wood siding covering the exterior walls of the home was old and exhibited weathering commensurate with the age of the home. It appeared to be adequately protecting the home at the time of the inspection.

5 - Garage

Garage Description
Detached, 2-car

6 - Interior

General Interior: General Floor Materials
Carpet, Vinyl tile, Natural hardwood, Vinyl sheet
Door/Window/Skylight : Interior Door Types
Wood panel
Door/Window/Skylight : Window Frame Material
Door/Window/Skylight : Window Glazing Type
Door/Window/Skylight : Window Style(s)
Kitchen: Kitchen Floor Materials
Vinyl sheet
Bathroom: Number of Bathrooms
5 bathrooms
Bathroom: Room Ventilation
Exhaust fan, Window
Bedroom: Bedroom Floor Materials
Bedroom: Fireplace Type
Laundry Room: Number of laundry rooms ____

The home had __1___ laundry rooms.

General Interior: Smoke detectors: hard-wired

The home had smoke detectors that were interconnected through the home branch wiring. This means that when one detector is activated, all will be activated. Each detector should be checked occasionally to make sure it has power. If a detector has power, the indicator light will be illuminated. A number of types of smoke detectors exist and effective testing methods are not always obvious. The Inspector recommends that you take the time to learn how to check all detectors for proper operation.

Kitchen: Kitchen - What's inspected?

Inspection of kitchens typically includes the following: 


  • Wall, ceiling and floor;
  • Windows, skylights and doors 


  • Range/cooktop (basic functions, anti-tip) ;
  • Range hood/downdraft (fan, lights, type);
  • Dishwasher (operated only at the Inspector's discretion) 


  • Exterior and interior;
  • Door and drawer 


  • Basin condition;
  • Supply valves;
  • Adequate trap configuration
  • Functional water flow and drainage
  • Disposal 


  • Switch operation;
  • Outlet placement, grounding, and GFCI protection 

Note: Appliances are operated at the discretion of the Inspector

Bedroom: Bedroom photos
Stairs: Type of staircase
L-shaped w/landing
6.1.1 - General Interior

Ceilings: damage/deterioration, minor

The ceilings exhibited minor damage.

6.1.2 - General Interior

Floors: wood Floorss, moisture damage (loc)

Wood floors in the rooms adjacent to the front entry had areas of visible moisture damage and wear.

Contractor Qualified Professional
6.1.3 - General Interior

Walls: cracking, diagonal, doors/windows, minor, long-term settling, OK

Minor diagonal cracks at the corners of doors and windows in walls in the home appeared to be the result of long-term foundation settling. Some evidence of settling is not unusual in a home of this age and these cracks are not a structural concern.

6.1.4 - General Interior

Wear and deterioration,moderate, maint. or repair

The home interior exhibited moderate general wear and deterioration commensurate with its age. Some items will need maintenance or repair.

Contractor Qualified Professional
6.2.1 - Door/Window/Skylight

Window: dbl hung, hardware inoperable- QC

A double-hung window in this room had inoperable hardware.  This window didn't lock.  

Tools Handyman/DIY
6.4.1 - Laundry Room

Dryer exhaust duct: flexible plastic exhaust duct

The dryer exhaust was discharged using a flexible, ribbed plastic duct that is not approved by the Underwriter's Laboratory (UL). This type of dryer exhaust duct is more likely to accumulate lint than a smooth metal vent, creating a potential fire hazard. Excessive lint accumulation can also increase drying time and shorten the dryer's lifespan. This condition is also a potential fire hazard. The Inspector recommends replacing this plastic duct with a properly-installed, UL-approved dryer duct.

Tools Handyman/DIY
6.4.2 - Laundry Room

Electrical receptacles: GFCI protection, none installed- QC

No ground fault circuit interrupter (GFCI) protection of home electrical receptacles was provided in this laundry room at the time of inspection. The Inspector recommends that electrical receptacles located within 6 feet of a plumbing fixture be provided with ground fault circuit interrupter (GFCI) protection in good working order to avoid potential electric shock or electrocution hazards. This can be achieved relatively inexpensively by: 1. Replacing an individual standard receptacle with a GFCI receptacle. 2. Replacing the electrical circuit receptacle located closest to the overcurrent protection device (usually a breaker) with a GFCI receptacle. 3. Replacing the breaker currently protecting the electrical circuit that contains the receptacles of concern with a GFCI breaker.
Electric Electrical Contractor
6.7.1 - Stairs

Guardrail assembly: too low, older home- QC

The horizontal guardrails protecting this stairwell were less than 36 inches in height. Although this condition is now considered a potential fall hazard, it is not uncommon in older homes such as this one, built during a time period during which safety standards were different from generally-accepted current safety standards. Homes are not required to be updated to comply with newly enacted safety standards. 

Contractor Qualified Professional
6.7.2 - Stairs

Handrail: too low, older home- QC

This staircase had a handrail that was lower than recommended by generally-accepted current safety standards. Current safety standards require handrails to be installed from 34 inches to 38 inches above the sloped plane represented by the noses of the stair treads. Although this condition is now considered a potential fall hazard, it is not uncommon in older homes such as this one, built during a time period in which generally-accepted standards were different from current standards. The Inspector recommends changing the current handrail to comply with modern safety standards. All work should be performed by a qualified contractor.
Hammer Carpentry Contractor

7 - Electrical

Service Drop: Service Conductors
Service Drop: Service Type
Electric Meter: Electric Meter Location
Left side
Electric Meter: Location: _____

The electric meter was located at the ___garage__.

Service Entrance Cables: Service Entrance Cable Ampacity
4/0 aluminum/200 amps
Service Panel: Service Panel Ampacity
200 amps
Service Panel: Main Disconnect Type
Service Panel: Main Disconnect Ampacity
200 amps
Branch Circuits: Branch Circuit Conductor Type
Branch Circuits: Overcurrent Protection Type
Circuit breakers
Service Drop: Service Lateral: underground
Conductors supplying electricity to the home were buried underground.
Electric Meter: Electric Meter Type
Solid state (LCD)
Service Panel: Service Panel Location
Service Entrance Cables: Viewed Service Entrance Conductors at:
In the service panel
Service Panel: Description: fused disconnect, main disconnect load center
The electrical service entrance conductors fed a fused disconnect service panel (first point of disconnect) that in turn fed a load center containing a main disconnect and breakers that protected and controlled power to branch circuits.
Service Panel: OCPD: GFCI breakers present
The service panel contained Ground Fault Circuit Interrupter (GFCI) breakers designed to provide protection by shutting off current flow should sensors indicate a difference between incoming and outgoing voltage in outlets at protected circuits.
Service Panel: OCPD type: breakers
Overcurrent protection of branch circuits was provided by circuit breakers located in the service panel.
Service Panel: Service Panel General Condition - What's inspected?
Inspection of the electrical service panel typically includes examination of the following: - Panel interior and exterior condition - Panel amperage rating - Main disconnect amperage rating and condition - Main conductor amperage ratings - Branch conductor types, amperage rating and condition - Wiring visible materials, types, condition and connections - Circuit breaker types, amperage ratings and condition - Label information present - Service and equipment grounding - Bonding of service equipment
Branch Circuits: Exterior receptacles: mostly GFCI, weather-protected
Most exterior electrical receptacles were Ground Fault Circuit Interrupter (GFCI)-protected and enclosed in weather-resistant covers. Exceptions will be listed in this report.
Service Grounding & Bonding: Electrode Disclaimer

The Inspector disclaims responsibility for positive identification of the service grounding electrode, its proper installation, and adequate performance for the following reasons:

1. The electrode is often hidden from view;

2. Electrode performance can vary with installation practice and soil conditions,

3. Measuring electrode performance requires specialized instruments and skills that lie beyond the scope of the General Home Inspection.

For an accurate evaluation of the electrical grounding electrode system you would need to hire a qualified electrical contractor.

Sub-Panel not present.

7.4.1 - Service Panel

Interior: corrosion, minor- QC

Interior components of the electrical service panel exhibited minor amounts of corrosion indicating moisture intrusion. Corrosion can degrade electrical contacts with the potential to cause problems related to component overheating. If it continues over time, this condition could become a potential fire hazard. The inspector observed no obvious points of moisture intrusion.
7.4.2 - Service Panel

Wiring: white not marked as hot- QC

In the service panel, conductors with white insulation were being used as ungrounded (hot) conductors, but were not marked as such. This is a potential electric shock/electrocution hazard and should be corrected by a qualified electrical contractor.
Electric Electrical Contractor
7.7.1 - Branch Circuits

Receptacle exposed to weather

This electrical receptacle used to power the irrigation system is exposed to the weather. I recommend installing a cover similar to this:

Contractor Qualified Professional
7.8.1 - Basement Electrical

GFCI, none- QC

Electrical receptacles in the basement were not Ground Fault Circuit Interrupter (GFCI) protected. The Inspector recommends installation of GFCI protection by a qualified electrical contractor.
Electric Electrical Contractor

8 - HVAC

Furnace & Humidifier : Furnace Brand
Furnace & Humidifier : Energy Source
Natural gas
Furnace & Humidifier : Furnace Efficiency
Furnace & Humidifier : Annual Fuel Utilization Efficiency (AFUE) Rating
High (90%-98%)
Furnace & Humidifier : Air Filter Location
Sliding panel at furnace
Furnace & Humidifier : Type of Air Filter
Furnace & Humidifier : Duct Type
Sheet metal
Furnace & Humidifier : Date of manufacture

The date of furnace manufacture appeared to be __2009, 2011, 2013, 2013___.

Cooling: AC compressor data plate: date of manufacture

The AC compressor date of manufacture was __2018, 2011, 2009, 2014___.

Furnace & Humidifier : Humidifier installed
The home had a humidifier installed in ductwork at the furnace.
Furnace & Humidifier : Furnace Location
Furnace & Humidifier : Furnace shut-offs: gas and electrical photo
The furnace electrical and gas shut-offs are shown in the photo.
Furnace & Humidifier : Furnace type: what is inspected?

Inspection of gas-fired furnaces typically includes visual examination of the following: 

  • Cabinet exterior;
  • Fuel supply and shut-off (not tested); 
  • Electrical shut-off; 
  • Adequate combustion air; 
  • Proper ignition; 
  • Burn chamber conditions (when visible); 
  • Combustion exhaust venting; 
  • Air filter and blower; 
  • Plenum and ducts; 
  • Response to the thermostat; 
  • Return air system; and 
  • Condensate drain components (where applicable).
Furnace & Humidifier : Thermostat: programmable, heating/cooling

The furnace and the air-conditioning were controlled by a programmable thermostat. Heating and cooling costs can be reduced by programming the thermostat to raise and lower home temperatures at key times.

Cooling: AC Brand
Cooling: AC: compressor data plate, photo
Information from the air-conditioner compressor unit data plate is shown in the photo.
Cooling: AC compressor unit: disconnect OK
Although it was not operated, the electrical disconnect for the condensing unit appeared to be properly located and installed and in serviceable condition at the time of the inspection.
Cooling: AC evap. coils: condensate disposal OK
Condensate produced by the operation of the air-conditioning system evaporator coils was properly routed and discharged at the time of the inspection.
Cooling: AC: split system description
The air conditioning system was a split system in which the cabinet housing the compressor, cooling fan and condensing coils was located physically apart from the evaporator coils. As is typical with split systems, the compressor/condenser cabinet was located at the home's exterior so that the heat collected inside the home could be released to the outside air. Evaporator coils designed to collect heat from the home interior were located inside a duct at the furnace and were not directly visible.
Cooling: AC: what's inspected?
Inspection of the air-conditioning system typically includes visual examination of the following: - compressor housing exterior and mounting condition; - refrigerant line condition; - proper disconnect (line of sight); - proper operation (outside temperature permitting); and - proper condensate discharge. The system should be serviced at the beginning of every cooling season.

9 - Plumbing

Water Supply: Distribution Pipe Material
½-inch rigid copper
Water Heater: Water Heater Type
Natural gas
Water Heater: Water Heater Brand
A. O. Smith
Water Heater: Water Heater Tank Capacity
50 gallons
Water Heater: Gas Water Heater Efficiency
Water Heater: Date of manufacture

The date of manufacture for this water heater appeared to be ___2012__.

Gas System: Gas pipe material (interior installation)
Black steel
Water Supply: Water Source
Water Supply: Main water shut-off: location

The main water supply shut-off was located in the __basement___.

Water Heater: Water heater location
Water Heater: Data plate: photo

The photo shows the data plate of this water heater.

Gas System: Type of Gas
Natural gas
Gas System: Main Gas Shut-off Location
At the gas meter
Water Heater: About: Conventional Storage Tank Water Heaters

Storage tanks water heaters are the most common type of water heater. They consist of an insulated tank in which water is heated and stored until needed. When a hot water valve is opening somewhere in the home, hot water is pulled from a pipe at the top of the water heater. To prevent overheating resulting in the development of excessive pressure in the tank (with the potential for high-energy explosion) a temperature/pressure relief (TPR) valve is installed that is designed to open if either exceeds a preset level. Natural-gas water heaters typically use less energy and cost less to run (by about half) than electric water heaters, although gas models cost more at the time of purchase.

Water Heater: Gas Water Heater: efficiency, low
This water heater was a low-efficiency atmospheric draft type which drew combustion air from the surrounding interior area and expelled hot exhaust gasses through a metal flue to the exterior using natural air flow (convection).
Water Heater: Gas: photo, shut-off valve: gas
The photo shows the location of the shut-off valve for gas at the water heater.
Water Heater: Gas: photo, shut-off valve: water
The photo shows the locations of shut-off valve for water at the water heater.
Water Heater: TPR valve: present
The water heater was equipped with a temperature/pressure relief (TPR) valve that was not operated by the Inspector. Operating the TPR valve lies beyond the scope of the General Home Inspection. The Inspector recommends that the TPR be operated by the homeowner monthly as a maintenance measure.
Water Heater: Water heater, what's inspected?
Water heaters should be expected to last for the length of the warranty only, despite the fact that many operate adequately for years past the warranty date. Water heater lifespan is affected by the following: The lifespan of water heaters depends upon the following: - the quality of the water heater; - the chemical composition of the water; - the long-term water temperature settings; and - the quality and frequency of past and future maintenance Flushing the water heater tank once a year and replacing the anode every four years will help extend its lifespan. You should keep the water temperature set at a minimum of 120 degrees Fahrenheit to kill microbes and a maximum of 130 degrees to prevent scalding.
Drain, Waste and Vent (DWV) : Most DWV not visible
Most drain, waste and vent pipes were not visible due to wall, ceiling and floor coverings.

10 - Structure

Foundation: Foundation Type
Basement: Basement Condition
Basement: Basement Floor Material
Concrete slab
Crawlspace: Crawlspace Floor Material
Concrete slab
Crawlspace: Crawlspace Inspection - Direct entry
The Inspector examined the crawlspace from the inside the crawlspace.
Crawlspace: Access Hatch Location
Foundation: Foundation Wall Material
Concrete masonry unit (CMU)
Floor Structure: Plywood over conventional joists

The floor structure consisted of plywood subfloor installed over conventional joists.

Floor Structure: Perimeter bearing: top of foundation wall

The main floor structure rested on top of the foundation walls around the home perimeter.

Floor Structure: Intermediate bearing: steel girders in beam pockets

Floor joists lapped on top of and were supported by steel girders that rested in pockets in the perimeter foundation walls and were supported by posts bearing on concrete pads.

Crawlspace: Main Floor Insulation Type
None installed
Crawlspace: Crawlspace Inspection - What's inspected?
Inspection of the crawlspace typically includes visual examination of the following: - excavation; - foundation; - floor; - framing; - plumbing; - electrical; - HVAC; - insulation; - pest (general evidence); and - general condition.
10.3.1 - Basement

Moisture Intrusion: efflorescence, walls, moderate

In the basement, moderate amounts of efflorescence was visible at some of the interior surfaces of the foundation walls. Efflorescence is a white, powdery residue left by moisture seeping through the foundation wall and its presence indicates high moisture levels in soil near the foundation. Excessively high moisture levels in soil behind the walls can cause various structural problems. Efforts should be made to identify the source of the moisture and correct it.

Contractor Qualified Professional
10.4.1 - Crawlspace

Leak: furnace vent pipe

The furnace exhaust/intake pipe is leaking at two joints into the crawlspace.  Seal to prevent moisture accumulation. 

Tools Handyman/DIY

11 - Attic

Attic Access: Access Hatch Location
Attic Access: Attic access: direct entry
The Inspector evaluated the attic by entering the attic space.
Roof Structure: Roof Sheathing Material
1/2-inch plywood
Thermal Insulation: Application Type
Attic inside the thermal envelope
Thermal Insulation: Thermal Insulation Type
Faced fiberglass batt
Thermal Insulation: Insulation Average Depth
7-10 inches
Attic Access: Attic access: pull-down ladder

The attic was accessed by a ceiling-installed pull-down ladder in the __bedroom___.

Roof Structure: Roof Framing Method
Roof trusses
Roof Structure: Truss/conventional roof: don't cut, alter, use for storage
The roof was framed using a combination of engineered (manufactured) roof trusses and conventional framing methods. Manufactured roof trusses are designed by a structural engineer and prefabricated in a manufacturing facility under controlled conditions before being trucked to a homesite. Truss designs and their installation specifications are specific to individual home structures and confirming proper installation lies beyond the scope of the general Home Inspection. Roof trusses should never be cut or structurally altered in any way. Using the truss interior attic area for storage may place improper structural loads on parts of the trusses not designed to support those loads and should be avoided.
11.3.1 - Attic/Roof Structure Ventilation

Bathroom exhaust fan duct terminates in attic- QC

Exhaust fan ducts from one or more bathrooms discharge into the attic space. Any such fan should discharge to the home exterior because the high moisture content of discharge air may cause the development of microbial growth. The Inspector recommends correction by a qualified contractor.
Contractor Qualified Professional