Document Name
Sort Generated Document By
Total Credit Requested
$ 0.00
Header Text
Total Credit Requested
$ 0.00

1234 Main St.
Moline, IL 61265
03/27/2020 9:00AM

Sample agent

Agent Name

Agency Name

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

1.1 Attendees X
1.2 Occupancy X
1.3 Animals onsite X
Attendees: Attendees
Client, Seller
Attendees: Portion Attended by Occupant
Occupancy: State of Occupancy
Owner occupied
Property Elevation
Sea level
Weather, 2 days prior to the Inspection
Weather at the Inspection
Sunny, Hot
Weather-related Property Condition
Approximate Temperature at the Inspection
90s F
Utilities: all utilities on

All utilities were on at the time of the inspection.

Occupancy: Occupancy: regularly occupied
The home was occupied on a regular basis at the time the inspection was performed.
Utilities on/off
Water on, Electricity on, Gas on

Any utilities that are off during the inspection will limit the inspection of any devices requiring water, gas, or electricity.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations

2 - Homesite

Moderately-sloped lot

The home was built on a moderately-sloped lot.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations

3 - Roof

3.1 Roof Structure Ext. X
3.2 Roof Drainage System X X
3.3 Roof Configuration X
3.4 Underlayment X
3.5 Flashing X X
3.6 Vents X
3.7 ------------------------ X
3.8 Apshalt Shingles X X
3.9 Concrete Tile X
3.10 Clay Tile X
3.11 Roll Roofing X
3.12 Wood Shakes X
3.13 Wood Shingle X
3.14 Stone Slate X
3.15 ------------------------ X
3.16 EPDM X
3.17 Built-up X
3.18 Thermoplastic Polyolefin (TPO) X
3.19 Polyvinyl Chloride (PVC) X
Roof Drainage System: Drainage system materials
seamless aluminum
Roof Configuration: Roof Configuration
Roof inspection method
walked the roof

The inspector viewed the roof using this method.

Walked the roof

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

Flashing : Flashing Material
Galvanized steel, Aluminum
Apshalt Shingles: Type of Shingle
Apshalt Shingles: Type of Fastening
Roofing nails
Apshalt Shingles: Substrate
1 layer
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.
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).
Apshalt Shingles: Type: Dimensional
The roof was covered with 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. Shingles with multiple layers bonded together are usually more durable than shingles composed of a single layer. Dimensional shingles usually have a 20-30 year warranty. The actual useful lifespan varies with shingle quality. Determining shingle quality or remaining shingle roof lifespan lies beyond the scope of the General Home Inspection.
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.
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.

Concrete Tile not present.

Clay Tile not present.

Roll Roofing not present.

Wood Shakes not present.

Wood Shingle not present.

Stone Slate not present.

------------------------ not present.

EPDM not present.

Built-up not present.

Thermoplastic Polyolefin (TPO) not present.

Polyvinyl Chloride (PVC) not present.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
3.2.1 - Roof Drainage System

Gutters: granules, hitchhikers

Granules from the asphalt shingles were accumulated in the gutters. This condition is common as granules that are not firmly embedded in the shingle weather surface during the manufacturing process are loosened and washed into the gutters by rain. This is not a defective condition, but is common and expected. Over time, these granules trap sediment, which hardens and prevents fully functional drainage of the gutters. This condition also slows drying of the gutters, which promotes corrosion. The Inspector recommends thorough cleaning of the gutters

Tools Handyman/DIY
3.8.1 - Apshalt Shingles

Cap shingles: loose/missing

Cap shingles were missing from the roof. Cap shingles are shingles that cover areas where the roof slope changes direction, like at roof peaks and hips. Because of their position high on the roof, cap shingles are especially vulnerable to wind damage. Any missing cap shingles should be replaced by a qualified roofing contractor to avoid damage to the home interior or roof structure from moisture intrusion. If existing fasteners are discovered to be of inadequate length, loss of cap shingles may continue.
Roof Roofing Professional
3.8.2 - Apshalt Shingles

Fastening: fasteners visible

Some asphalt shingles on the roof had fasteners visible. Exposed fasteners are considered by shingle manufacturers to be temporary repairs. This condition is typical of efforts to prevent wind damage to poorly-bonded shingles. I applied sealant over what I observed.  Remove fasteners and reseal shingles or monitor and reapply sealant as needed. 

Mag glass Monitor
3.8.3 - Apshalt Shingles

Hail damage: minor

The asphalt shingle roof had minor damage consistent with damage caused by hail. This damage appeared to be cosmetic only.

4 - Exterior

4.1 Screened Porch X X
4.2 Grounds X X
4.3 Driveway X X
4.4 Door/Window Exteriors X
4.5 Wall Exteriors X X
4.6 Exterior Trim X X
4.7 Brick Exterior X
4.8 Siding, Cementicous X
4.9 Siding, Composite (Cellulose) X
Screened Porch: Screened Porch Support Structure
Vertical support posts
Screened Porch: Balcony Guardrail Materials
Wood frame w/siding
Screened Porch: Balcony Floor Material
Screwed, Wood board
Grounds: Retaining wall material: poured concrete
Retaining walls were constructed using poured concrete.
Exterior Trim: Trim Material
Same as siding
Grounds: Retaining Wall Material
Driveway: Driveway Surface
Screened Porch: What's inspected?
Inspection of balconies typically includes the following: - structural integrity; - planking; - guardrails; and - finish coating.
Wall Exteriors: Mostly OK
The Inspector observed few deficiencies in the condition of the exterior walls. Notable exceptions will be listed in this report.
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
4.1.1 - Screened Porch

Deterioration: minor, all

The porch exhibited minor general deterioration.

4.1.2 - Screened Porch

Guardrails: baluster spacing excessive- QC
Front porch

Spaces between front porch guardrail balusters, beneath the guardrails or at the sides of the guardrails were too wide. Widely accepted modern safety standards mandate that a 4-inch sphere should not pass through the guardrail at any point. This condition may be hazardous to small children. The Inspector recommends correction.

Tools Handyman/DIY
4.1.3 - Screened Porch

Guardrails: loose- QC
Front porch

Front porch guardrail assemblies were loose and should be made secure.

Tools Handyman/DIY
4.1.4 - Screened Porch

Handrails: posts over-spanned- QC

Posts supporting balcony handdrail assemblies were placed too far apart. Although physical testing using specialized measurement devices lies beyond the scope of the General Home Inspection, the over-spanned guardrail assemblies appeared to be structurally inadequate as fall protection. The recommended maximum span between posts is five feet.  The Inspector recommends repair or correction.

Tools Handyman/DIY
4.1.5 - Screened Porch

Open Risers

This staircase had open risers in which the space between treads allowed the passage of a 4-inch sphere. In staircases having 4 or more risers, such as this one, the space between treads should be less than 4 inches for child-safety reasons. The Inspector recommends correction

Tools Handyman/DIY
4.2.1 - 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.

Wrench DIY
4.2.2 - Grounds

Building lot: planting beds near foundation

Planting beds have been constructed near the exterior walls. Water for plants will eventually soak into soil and may reach soil supporting the foundation. Excessively high moisture levels in soil supporting the foundation can affect its ability to support the weight of the structure above. 

Mag glass Monitor
4.2.3 - Grounds

Vegetation overgrown

Vegetation around the exterior walls was overgrown and needed to be cut back.
Wrench DIY
4.3.1 - Driveway

Cracks: common cracks < 1/4"

Common cracks (1/4-inch or less) were visible in the driveway. Cracks exceeding 1/4 inch should be filled with an appropriate material to avoid continued damage to the driveway surface from freezing moisture.
Wrench DIY
4.5.1 - Wall Exteriors

Siding Damage

siding had localized areas of damage. To prevent damage to home materials or the wall structure from moisture intrusion the Inspector recommends repair

Tools Handyman/DIY
4.5.2 - Wall Exteriors

Siding Loose

Loose siding piece. Re-set inside j- channel. 

Wrench DIY
4.6.1 - Exterior Trim

Soffits: stain, deterioration, detached- QC

Porch soffits were stained, deteriorated and had detached from soffit framing. The Inspector recommends repair or replacement as needed.

Tools Handyman/DIY

5 - Garage

5.1 Garage Reference X
5.2 Automatic Opener X X
5.3 Conventional Doors X X
5.4 Floors, Walls, & Ceiling X X
5.5 Garage Electrical X X
5.6 Garage Roof Framing X
5.7 Garage Ventilation X X
5.8 Overhead Doors X
Garage Description
Attached, 3-car
Automatic Opener: Number of Automatic Openers
Garage Roof Framing: Garage Roof Framing Method
Roof trusses
Garage Ventilation: Roof structure ventilation: continuous ridge / soffit vents installed

A combination of soffit and continuous ridge vents were installed to ventilate the garage attic space. This is typically an effective combination.

Overhead Doors: Overhead doors: mostly OK
The Inspector observed few deficiencies in the condition of the overhead vehicle doors. Notable exceptions will be listed in this report.
Overhead Doors: Overhead doors: what's inspected?
Inspection of overhead garage doors typically includes examination for presence, serviceable condition and proper operation of the following components: - door condition; - mounting brackets; - automatic opener; - automatic reverse; - photo sensor; - switch placement; - track & rollers; and - manual disconnect.
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
5.2.1 - Automatic Opener

Automatic reverse: failed ANSI 2x4 reverse requirements- QC

ANSI UL Standard 325 states that garage door opener must stop and re-open the vehicle door within two seconds of the door striking an 1 1/2-inch thick object placed under the center of the door. An automatic opener in this home did not meet these requirements. This condition is a danger to small children and animals. The Inspector recommends that an automatic reverse device be installed by a qualified garage door contractor.
Garage Garage Door Contractor
5.2.2 - Automatic Opener

Automatic reverse: photo sensor, above 6"- QC

An overhead garage door photo sensor was installed at a height greater than 6 inches above the floor. Photoelectric sensors are devices installed to prevent injury by raising the vehicle door if the sensor detects a person in a position in which they may be injured by the descending door. Installation of photo sensors in new homes has been required by generally-accepted safety standards since 1993. Safety standards designed to protect small children limit the maximum mounting height for garage door photo sensors to 6 inches. The Inspector recommends correction by a qualified garage door contractor.
Garage Garage Door Contractor
5.3.1 - Conventional Doors

Door, living space: no self-closing hinges

The door in the wall between the garage and the home living space did not have operable self-closing hinges. Self-closing hinges are a safety feature designed to help prevent the spread of fire and toxic fumes from the garage to the living space.

Wrench DIY
5.4.1 - Floors, Walls, & Ceiling

Supply Register in Garage

HVAC systems that supply air to the garage shall not supply or obtain air from any other space but the garage. HVAC systems that supply air to the living space shall not supply or obtain air from any other space but the living space. This may allow harmful exhaust fumes from automobiles to enter the ductwork and be discharged into the living area. Recommend removal.

Fire HVAC Professional
5.4.2 - Floors, Walls, & Ceiling

Wall, fire barrier: penetrations not metal

Items that penetrated the garage firewall barrier were not made of metal as is required by generally-accepted current safety standards.
5.5.1 - Garage Electrical

Electrical splices exposed- QC

Exposed wire splices visible in garage are a shock/electrocution hazard and should be enclosed within an approved junction box with a proper cover by a qualified electrical contractor.
Electric Electrical Contractor
5.5.2 - Garage Electrical

Receptacle improperly wired- QC

An electrical receptacle in the garage was improperly wired. Hot and neutral wires are reversed. This hazardous condition should be corrected by a qualified electrical contractor.

Electric Electrical Contractor

6 - Interior

6.1 General Interior X
6.2 Door/Window/Skylight X X
6.3 Kitchen X X
6.4 Laundry Room X X
6.5 Bathroom X X
6.6 Bedroom X
6.7 Stairs X X
Door/Window/Skylight : Interior Door Types
Wood panel
Door/Window/Skylight : Window Frame Material
Metal-clad wood
Door/Window/Skylight : Window Glazing Type
Insulated glass units (IGU), Low-emissivity (Low-E) coatings
Kitchen: Kitchen Floor Materials
Natural hardwood
Bathroom: Bathroom Floor Materials
Ceramic tile
Bathroom: Room Ventilation
Exhaust fan
Bedroom: Bedroom Floor Materials
Door/Window/Skylight : Window Style(s)
Double-hung, Fixed
Laundry Room: Photo
General Interior: Photos
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

Bathroom: Number of Bathrooms
4 bathrooms
Stairs: Type of staircase
U-shaped w/landings
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
6.2.1 - Door/Window/Skylight

Door, interior: difficult to close, jamb binding- QC

An interior door in this room was binding on the jamb and was difficult to close. 

Tools Handyman/DIY
6.3.1 - Kitchen

Receptacle under sink

This electrical receptacle should be gfci protected and the cover plate is missing. This should be corrected. 

Electric Electrical Contractor
6.4.1 - 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
6.5.1 - Bathroom

Electrical receptacles: improper wiring, open ground

Some electrical receptacles in this bathroom were improperly wired and should be corrected. Open Ground. 

Electric Electrical Contractor
6.7.1 - Stairs

Handrail: not graspable
screened porch steps

A handrail at this staircase did not meet the definition of "graspable" as defined by generally-accepted current safety standards. Consider having the handrail altered or replaced to make it compliant with modern safety standards.
Tools Handyman/DIY
6.7.2 - Stairs

Risers: excessive height difference

At this staircase the tallest riser height measurement exceeded the shortest riser height measurement by more than the 3/8-inch maximum dictated by generally-accepted current standards. This condition is a potential trip/fall hazard.

7 - Electrical

7.1 Service Drop X
7.2 Electric Meter X
7.3 Service Entrance Cables X
7.4 Service Panel X X
7.5 Service Grounding & Bonding X
7.6 Branch Circuits X X
Service Drop: Service Conductors
Service Drop: Service Type
Service Drop: Type of Attachment
Side of structure
Service Drop: Service Lateral: underground
Conductors supplying electricity to the home were buried underground.
Electric Meter: Electric Meter Type
Solid state (LCD)
Electric Meter: Electric Meter Location
Right side
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
Branch Circuits: How to install GFCI video

Service Entrance Cables: Service Entrance Cable Ampacity
4/0 aluminum/200 amps
Service Entrance Cables: Viewed Service Entrance Conductors at:
In the service panel
Service Panel: Service Panel Location
Service Panel: Service Panel Type
Flush mount
Service Panel: Service Panel Brand
Service Panel: Description: load center service panel & sub panels
The electrical service conductors fed a load center service panel containing a main disconnect and breakers that protected and controlled power to some branch circuits. The load center also supplied power to one or more sub-panels that contained breakers protecting and controlling other branch circuits.
Branch Circuits: About AFCI protection

An arc Fault Circuit Interrupter (AFCI) is a life-safety device (typically an AFCI circuit breaker or electrical outlet) designed to prevent fires by detecting unintended electrical arcs and disconnecting power to the affected branch circuit before the arc starts a fire.

AFCI protection of bedroom receptacles (including light fixtures and smoke alarms)  was first required by the National Electric Code (NEC) in 1999 (USA) and 2002 (Canada).

AFCI devices and AFCI protection requirements have changed over the years and requirements vary by jurisdiction, depending on which set of standards has been adopted. 

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.
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
7.4.1 - Service Panel

Dead front cover: filler plates missing- QC

Filler plates missing in the Dead front cover of the electrical service panel may allow a person to come into contact with energized electrical components. This condition is a potential shock/electrocution hazard and should be corrected by a qualified electrical contractor.
Electric Electrical Contractor
7.4.2 - Service Panel

Label: circuit directory, missing- QC

The circuit directory label identifying individual electrical circuits was missing from the service panel cabinet. The service panel should contain a clearly-marked label identifying individual circuits so that in an emergency, individual circuits can be quickly shut off. The Inspector recommends that a properly marked circuit directory label be installed by a qualified electrical contractor.
Electric Electrical Contractor
7.4.3 - Service Panel

Overcurrent protection device: fuses, double-taps- QC
Garage subpanel & main panel

At fuses in the electrical service panel the Inspector observed multiple conductors attached to lugs designed for a single conductor. This is a defective condition. The Inspector recommends correction by a qualified electrical contractor.
Electric Electrical Contractor
7.6.1 - Branch Circuits

AFCI receptacles: Upgrade to modern standards

Electrical receptacles in this home did not comply with the most recent requirements for branch circuit protection by an arc-fault circuit interrupter (AFCI) device. Although homes are not required to be updated to comply with newly-enacted building safety standards, to reduce the potential danger of electrical fire, the Inspector recommends that AFCI protection be installed that will comply with modern electrical safety standards. All work should be performed by a qualified electrical contractor.

Electric Electrical Contractor
7.6.2 - Branch Circuits

Exterior receptacles: missing j-box cover- QC

A junction box installed at the home exterior was missing a cover and electrical components were exposed to touch. This condition is an electrical shock/electrocution hazard. The inspector recommends that a proper cover be installed.

Wrench DIY
7.6.3 - Branch Circuits

Exterior receptacles: no weather protection
Front and porch

Exterior receptacles at the home were not protected from weather.  Recommend adding weather resistant exterior covers. 

Wrench DIY
7.6.4 - Branch Circuits

Exterior receptacles: no weather protection or GFCI
Screen Porch

Exterior receptacles at the home were not protected from weather and had no Ground Fault Circuit Interrupter (GFCI) protection. Although GFCI protection of exterior circuits may not have been required at the time in which this home was built, as general knowledge of safe building practices has improved with the passage of time, building standards have changed to reflect current understanding. The Inspector recommends updating the existing exterior electrical circuits to include GFCI protection. This can be achieved by: 1. Replacing the current standard receptacles with GFCI receptacles. 2. Replacing the electrical circuit receptacles located closest to the main electrical service panel with a GFCI receptacles. 3. Replacing the breaker currently protecting the electrical circuit that supplies these receptacles with a GFCI breaker
Electric Electrical Contractor
7.6.5 - Branch Circuits

GFCI: failure- QC

A ground fault circuit interrupter (GFCI) electrical receptacle did not respond to testing, did not re-set, was slow to re-set or made a buzzing sound when re-set. The Inspector recommends receptacle repair or replacement as needed by a qualified electrical contractor.

Electric Electrical Contractor

8 - HVAC

8.1 Furnace & Humidifier X
8.2 Cooling X
8.3 Heat Pump/ Geothermal X
8.4 Geothermal info X
Furnace & Humidifier : Furnace Location
Utility room
Furnace & Humidifier : Energy Source
Electric, Geothermal
Furnace & Humidifier : Furnace Efficiency
Furnace & Humidifier : Air Filter Location
Side compartment at furnace
Furnace & Humidifier : Type of Air Filter
Furnace & Humidifier : Duct Type
Sheet metal
Cooling: AC Brand
Climate Master
Heat Pump/ Geothermal: Heat Pump Brand
Climate Master
Geothermal info : Geothermal video, This Old House

Furnace & Humidifier : Furnace Brand
Climate Master
Furnace & Humidifier : Furnace shut-offs: electrical shut-off photo
The furnace electrical shut-off is shown in the photo.
Heat Pump/ Geothermal: Heat pump: data plate photo
The photo shows the data plate information for the heat pump.
Furnace & Humidifier : Data plate: photo

The photo shows the furnace data pate or manufacturer's label

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.

Heat Pump/ Geothermal: Heat pump installed

The  home HVAC system included a heat pump. Heat pumps work in a manner similar to a refrigerator, taking heat from one area and expelling it to another area. For residential applications, the heat pump can be reversed. It can pull heat from outside and discharge it inside the home (heating the home), or it can take heat from inside the home and discharge it outside (cooling the home).

Geothermal info : Geothermal info

Geothermal Heating and Cooling Systems

by Nick Gromicko and Kenton Shepard 


Geothermal systems are home heating and cooling systems that gather heat from the earth. Geothermal heat pumps (GHPs) use the relatively constant temperature of sub-surface soil as the exchange medium.Geothermal closed loop horizontal configuration

Geographical Distribution

  • As of 2004, five countries -- El Salvador, Kenya, the Philippines, Iceland and Costa Rica -- generate more than 15% of their electricity from geothermal sources. In Iceland, geothermal energy is so cheap that some sections of pavement are heated.
  • In the United States, roughly 50,000 geothermal heat pumps are installed every year. The U.S. leads the world in geothermal exploitation.
  • The combined production of geothermal energy for all uses places third among renewable energy sources, following hydroelectricity and biomass, and ahead of solar and wind.

Where does geothermal energy come from?


Beneath the Earth's crust, there is a layer of hot, molten rock called magma. Heat is continually produced there, mostly from the decay of naturally radioactive materials, such as uranium and potassium. The amount of heat within the first 33,000 feet (or 10,000 meters) of the Earth's surface contains 50,000 times more energy than all the oil and natural gas resources in the world combined.

Benefits of Geothermal Energy:

  • energy efficiency. GHPs require 25% to 50% less electricity than conventional heating and cooling systems. According to the EPA, geothermal heat pumps can reduce energy consumption — and corresponding emissions — up to 44%, compared to air-source heat pumps, and up to 72%, compared to electric resistance heating with standard air-conditioning equipment.Geothermal closed loop vertical configuration
  • design flexibility. Geothermal heat pump systems can be installed in both new and retrofit construction. Equipment rooms can be scaled down in size because the hardware requires less space than is needed by conventional HVAC systems. GHP systems also provide excellent "zone" space conditioning, which allows different parts of a home to be heated or cooled to different temperatures.
  • durability. Since GHP systems have relatively few moving parts and the parts are sheltered inside a building, the systems are durable and reliable. The underground piping often carries warranties of 25 to 50 years, and the heat pumps can last more than 20 years. The components are easily accessible, which helps ensure that the required maintenance is performed on a timely basis.
  • noise reduction. As they have no outside condensing units (such as those in air conditioners), there's no noise outside the home. Geothermal heat pumps are so quiet inside of a house that users may not be aware they are operating.

How do geothermal systems work?

A geothermal heat pump, unlike a furnace, does not create heat by burning fuel. Instead, it collects the earth's natural heat through a series of pipes, called a loop, installed below the frost line. At that depth, which varies by climate zone, the soil remains at a relatively constant temperature throughout the year. Fluid circulates through the loop and carries heat to the house. There, an electrically driven compressor and a heat exchanger concentrate the heat and release it inside the home at a higher temperature, where ductwork distributes the heat to different rooms. In summer, the underground loop draws excess heat from the house and allows it to be absorbed into the earth. The system cools the home in the same way that a refrigerator keeps food cool -- by drawing heat from the interior, rather than by forcing in cold air.Geothermal closed loop pond/lake configuration

Types of Systems

According to InterNACHI, there are four basic types of geothermal systems. Selection of the most appropriate system depends on the climate, soil conditions, available land, and local installation costs at the site. All of these systems can be used for residential and commercial building applications. They include:

  • horizontal:  This type of installation is generally the most cost-effective for residential installations, particularly for new construction where sufficient land is available. The most common layouts use either two pipes (one buried at 6 feet, and the other at 4 feet), or two pipes placed side-by-side buried 5 feet in the ground in a 2-foot wide trench.
  • vertical:  Large commercial buildings and schools often use vertical systems because the land area required for horizontal loops is prohibitive. Vertical loops are also used where the soil is too shallow for trenching, and they minimize the disturbance to existing landscaping. For a vertical system, holes (approximately 4 inches in diameter) are drilled about 20 feet apart and 100 to 400 feet deep. Two pipes are inserted into these holes and connected at the bottom to form a loop. The vertical loops are connected to the heat pump in the building.
  • pond/lake:  A supply-line pipe is run underground from the building to a body of water and coiled into circles at least 8 feet under the surface. In order for the body of water to be adequate, it must meet minimum volume, depth and quality criteria.
  • open-loop system:  This type of system uses well or surface water as the heat exchange fluid that circulates directly through the GHP system. Once it has circulated through the system, the water returns to the ground through the well, a recharge well, or surface discharge. Geothermal open loop well configuration This option is practical only where there is an adequate supply of relatively clean water, which must comply with local codes and regulations regarding groundwater discharge.


A geothermal system usually costs about $2,500 per ton of capacity. A typical home uses a 3-ton unit costing roughly $7,500. That initial cost is nearly twice the price of a regular heat pump system that includes air conditioning. The cost of drilling, however, can be considerable; drilling can cost in excess of $30,000, depending on the terrain and other local factors. Systems that require drilling vertically deep into the ground will cost much more than systems where the loops are in a horizontal fashion and closer to the surface. Despite these initial costs, a geothermal system saves enough on utility bills that the investment is often recouped in five to ten years.

In summary, geothermal systems heat and cool homes using sub-surface soil as an exchange medium. Geothermal systems are more expensive to install than conventional furnaces, but their operating costs are significantly lower. 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations

9 - Plumbing

9.1 Water Supply X
9.2 Drain, Waste and Vent (DWV) X
9.3 Water Heater X
9.4 Private Sewage System X
Water Supply: Water Source
Water Supply: Distribution Pipe Material
¾-inch rigid copper, ½-inch rigid copper
Drain, Waste and Vent (DWV) : Sewer System
Drain, Waste and Vent (DWV) : Drain, Waste, & Vent Pipe Materials
Polyvinyl Chloride (PVC)
Water Heater: Water heater location
mechanical room
Water Heater: Water Heater Type
Water Heater: Water Heater Brand
Water Heater: Water Heater Tank Capacity
40 gallons
Private Sewage System: Private Sewage System Type
Onsite private sewage treatment (septic system)
Water Supply: Main water shut-off: location

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

Water Heater: Data plate: photo

The photo shows the data plate of this water heater.

Water Heater: Electric Water Heater

This was an electric water heater. This type of water heater uses electric elements to heat water in the tank. These elements can often be replaced when they burn out. With heaters having two heating elements, the lower element usually burns out first. Heating elements should be replaced only by qualified plumbing contractors or HVAC technicians.

Private Sewage System: Septic system description: conventional- QC

The home was connected to a private onsite wastewater system in which sewage drains by a gravity-fed sewer pipe to a tank. Typically, tanks have two chambers. Solids settle to the bottom of the first chamber (and must be pumped out periodically) while liquid drains to series of perforated pipes installed in a leach field. Liquid drains into the soil of the leach field and pathogens, bacteria, viruses, cysts, and other contaminants are removed by bacterial action and filtration through the soil. This system requires inspection by a qualified contractor.

Water Supply: Water supply pipes: most not visible
Most water distribution pipes were not visible due to wall, floor and ceiling coverings. The Inspector disclaims responsibility for inspection of pipes not directly visible.
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.
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations

10 - Structure

10.1 Foundation X
10.2 Floor Structure X
Foundation: Foundation Type
Foundation: Foundation Wall Material
Foundation: Concrete found. walls: hidden, insulation

Most of the poured concrete foundation walls were hidden from view. Their inspection was limited to visible areas only.

Floor Structure: Floor structure hidden

Most of the floor structure was hidden from view. The basement ceiling was finished. The inspection was limited to visible areas only. 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations

11 - Attic

11.1 Attic Access X
11.2 Attic Electrical, Plumbing and HVAC X
11.3 Attic/Roof Structure Ventilation X
11.4 Roof Structure X
11.5 Thermal Insulation X
Attic/Roof Structure Ventilation: Roof Structure Ventilation
Continous ridge vents, Soffit vents
Attic/Roof Structure Ventilation: Attic Ventilation Method
Soffit vents, Continuous ridge vents
Thermal Insulation: Thermal Insulation Type
Blown cellulose
Thermal Insulation: Insulation Average Depth
11-16 inches
Attic Access: Access Hatch Location
Attic/Roof Structure Ventilation: Continuous ridge / soffit vents installed
A combination of soffit and continuous ridge vents were installed to ventilate the attic space. This is typically an effective combination.
Attic Access: Attic access: from hatch only
The Inspector evaluated the attic from the access hatch.
Attic Access: Attic access: vaulted ceilings, no inspection
Vaulted ceilings in the home had no attic space and no access hatch was provided for inspection of roof framing. The roof framing was not inspected and the Inspector disclaims any responsibility for confirming its condition.

Attic Electrical, Plumbing and HVAC not inspected.

Roof Structure not inspected.

Thermal Insulation not inspected.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations