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1234 Main St.
Herndon, Virginia 20171
08/20/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
3
Maintenance item
23
Recommendation
2
Safety hazard

1 - Inspection Details

In Attendance
Client, Home Owner
Occupancy
Furnished, Occupied
Style
Colonial
Temperature (approximate)
45 45 Fahrenheit (F)
Type of Building
Single Family
Weather Conditions
Cloudy, Recent Rain, Ground Moist

2 - Roof

IN NI NP D
2.1 Coverings X X
2.2 Roof Drainage Systems X X
2.3 Flashings X
2.4 Leaf Guard Gutter System X X
2.5 Skylights, Chimneys & Other Roof Penetrations X
Inspection Method
Binoculars, Ground, Ladder
Roof Type/Style
Gable, Cross Gabled Roof
Coverings: Material
Asphalt, 3 Tab Architectural
Flashings: Material
Aluminum
Roof Drainage Systems: Gutter Material
Soffet areas
Seamless Aluminum, Gutter Guards (capping used to prevent items from clogging gutters and drainspouts

Leaf Guard gutter systems. These drainage systems are designed to be "Maintenance-free;" however clogging at drain spouts can occur and seasonal inspection is recommended.

Leaf Guard Gutter System: Leaf Guard Gutter Maintenance

Although these gutter systems are often described as, "maintenance-free," it is prudent to inspect seasonally for any drain spout clogging or back ups at their discharge points.

I. The inspector shall inspect from ground level or the eaves: A. the roof-covering materials; B. the gutters; C. the downspouts; D. the vents, flashing, skylights, chimney, and other roof penetrations; and E. the general structure of the roof from the readily accessible panels, doors or stairs. II. The inspector shall describe: A. the type of roof-covering materials. III. The inspector shall report as in need of correction: A. observed indications of active roof leaks. IV. The inspector is not required to: A. walk on any roof surface. B. predict the service life expectancy. C. inspect underground downspout diverter drainage pipes. D. remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces. E. move insulation. F. inspect antennae, satellite dishes, lightning arresters, de-icing equipment, or similar attachments. G. walk on any roof areas that appear, in the inspectors opinion, to be unsafe. H. walk on any roof areas if doing so might, in the inspector's opinion, cause damage. I. perform a water test. J. warrant or certify the roof. K. confirm proper fastening or installation of any roof-covering material.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
2.1.1 - Coverings

Minor roof covering damage

Minor scrapes, cracks and granular compression and/or granular loss on roof coverings are often the result of foot traffic on the surface. These conditions may occur from walking on the surface when temperatures are high and the roof material is more susceptible to damage. These areas are prone to premature wearing and decreased useful life. These areas should be monitored.

Credit
Comment
2.1.2 - Coverings

Tree too close or overhead of roof covering
Northeast front exterior, Hemlock tree

Trees resting on or too close to roof coverings decrease air flow and proper drying of the roofing material. Some pine tree needles are acidic and decrease the useful life of the roofing material. It is recommended that tree limbs/branches are kept a minimum of 5-6' away/adjacent from the roof. No limbs or branches should be positioned over any roofing materials.

Yard scissors Tree Service
Credit
Comment
2.1.3 - Coverings

debris on roof covering

Debris resting within roofing valley. Debris re-routes drainage paths and increases premature wearing of roof material. 

Credit
Comment
2.1.4 - Coverings

Shingle not fastened securely

Uplifted shingle. Increases chance of wind damage/removal and ice buildup. Flashing fastener raised.

Roof Roofing Professional
Credit
Comment
2.2.1 - Roof Drainage Systems

Improper discharge location of drain spout

Drain spout discharge onto roof material surface. This causes premature wearing of roofing material.

Gutter Gutter Contractor
Credit
Comment
2.4.1 - Leaf Guard Gutter System

Inadequate kick-out flashing

https://www.nachi.org/gallery/?level=picture&id=254

Contractor Qualified Professional
Credit
Comment
2.4.2 - Leaf Guard Gutter System

Clogged/compromised drainage exits

Check all drain discharge points and clear debris to ensure unencumbered drainage from gutters/drain spouts.

Wrench DIY

3 - Exterior

IN NI NP D
3.1 Siding, Flashing & Trim X X
3.2 Exterior Doors X
3.3 Walkways, Patios & Driveways X X
3.4 Decks, Balconies, Porches & Steps X X
3.5 Eaves, Soffits & Fascia X X
3.6 Vegetation, Grading, Drainage & Retaining Walls X X
Inspection Method
Visual
Siding, Flashing & Trim: Siding Material
Vinyl
Siding, Flashing & Trim: Siding Style
Standard with J-channel
Exterior Doors: Exterior Entry Door
Fiberglass
Walkways, Patios & Driveways: Driveway Material
Cracked concrete at driveway/apron.
Concrete
Decks, Balconies, Porches & Steps: Appurtenance
Deck
Decks, Balconies, Porches & Steps: Material
Composite, Wood

I. The inspector shall inspect: A. the exterior wall-covering materials, flashing and trim; B. all exterior doors; C. adjacent walkways and driveways; D. stairs, steps, stoops, stairways and ramps; E. porches, patios, decks, balconies and carports; F. railings, guards and handrails; G. the eaves, soffits and fascia; H. a representative number of windows; and I. vegetation, surface drainage, retaining walls and grading of the property, where they may adversely affect the structure due to moisture intrusion. II. The inspector shall describe: A. the type of exterior wall-covering materials. III. The inspector shall report as in need of correction: A. any improper spacing between intermediate balusters, spindles and rails. IV. The inspector is not required to: A. inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting. B. inspect items that are not visible or readily accessible from the ground, including window and door flashing. C. inspect or identify geological, geotechnical, hydrological or soil conditions. D. inspect recreational facilities or playground equipment. E. inspect seawalls, breakwalls or docks. F. inspect erosion-control or earth-stabilization measures. G. inspect for safety-type glass. H. inspect underground utilities. I. inspect underground items. J. inspect wells or springs. K. inspect solar, wind or geothermal systems. L. inspect swimming pools or spas. M. inspect wastewater treatment systems, septic systems or cesspools. N. inspect irrigation or sprinkler systems. O. inspect drainfields or dry wells. P. determine the integrity of multiple-pane window glazing or thermal window seals.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
3.1.1 - Siding, Flashing & Trim

Flashing/Trim Improperly Installed
Front, below three windows over garage

Flashing & trim pieces were improperly installed, which could result in moisture intrusion and damaging leaks. Recommend a qualified siding contractor evaluate and repair.

Siding Siding Contractor
Credit
Comment
3.3.1 - Walkways, Patios & Driveways

Driveway Cracking - Minor

Minor cosmetic cracks observed, which may indicate movement in the soil. Recommend monitor and/or have concrete contractor patch/seal.

Credit
Comment
3.3.2 - Walkways, Patios & Driveways

Walkway Cracking - Minor

Loose slate steps. Mortar loosening and cracks observed. Recommend repointing mortar as needed to secure steps.

Gardening shovel tool shape Concrete Contractor
Credit
Comment
3.4.1 - Decks, Balconies, Porches & Steps

Deck - Loose Boards
Lower deck

One or more deck boards were observed to be loose. Recommend they be refastened.

Here is a helpful article for minor DIY deck repair. 

Wrench DIY
Credit
Comment
3.5.1 - Eaves, Soffits & Fascia

Aluminum Trim Capping

Aluminum corner trim pieces loose and areas in need of caulking.

Siding Siding Contractor
Credit
Comment
3.5.2 - Eaves, Soffits & Fascia

Improper fastening of vynol siding
Above Garage

Vinyl siding penetrated with screw fasteners into metal roof flashing. Improper installation.

Siding Siding Contractor
Credit
Comment
3.6.1 - Vegetation, Grading, Drainage & Retaining Walls

Negative Grading
rear back yard

Grading sloping is level or negative in some areas in the back yard. This could lead to water intrusion and foundation issues. Recommend qualified landscaper or contractor regrade so water flows away from home.

Here is a helpful article discussing negative grading. 

4 - Basement, Foundation, Crawlspace & Structure

IN NI NP D
4.1 Foundation X
4.2 Basements & Crawlspaces X
4.3 Floor Structure X
4.4 Wall Structure X
4.5 Ceiling Structure X
Inspection Method
Visual
Foundation: Material
Poured Concrete
Floor Structure: Basement/Crawlspace Floor
Concrete
Floor Structure: Material
Slab, Wood Beams
Floor Structure: Sub-floor
Plywood
Floor Structure: Floor Joists Material
limited visual to utility room only

2" x 8" lumber

Wall Structure: Drywall
Finished areas of home
Ceiling Structure: Finished areas of home, Drywall ceilings
Attic

Cathedral ceiling attic space over garage


Limited to uitility room observation

Interior foundation wall areas, beam and joist structural components limited to visually exposed area in unfinished utility room.

I. The inspector shall inspect: A. the foundation; B. the basement; C. the crawlspace; and D. structural components. II. The inspector shall describe: A. the type of foundation; and B. the location of the access to the under-floor space. III. The inspector shall report as in need of correction: A. observed indications of wood in contact with or near soil; B. observed indications of active water penetration; C. observed indications of possible foundation movement, such as sheetrock cracks, brick cracks, out-of-square door frames, and unlevel floors; and D. any observed cutting, notching and boring of framing members that may, in the inspector's opinion, present a structural or safety concern. IV. The inspector is not required to: A. enter any crawlspace that is not readily accessible, or where entry could cause damage or pose a hazard to him/herself. B. move stored items or debris. C. operate sump pumps with inaccessible floats. D. identify the size, spacing, span or location or determine the adequacy of foundation bolting, bracing, joists, joist spans or support systems. E. provide any engineering or architectural service. F. report on the adequacy of any structural system or component.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies

5 - Heating

IN NI NP D
5.1 Equipment X X
5.2 Normal Operating Controls X
5.3 Distribution Systems X
5.4 Presence of Installed Heat Source in Each Room X
Equipment: Brand
Trane
Equipment: Energy Source
Electric
Equipment: Heat Type
Forced Air, Heat Pump
Normal Operating Controls: Thermostat location

Nest, wireless and manually controlled thermostat, located in dining room.

Distribution Systems: Ductwork
Insulated, Non-insulated
AFUE Rating
8.2-9.9

AFUE (Annual fuel utilization efficiency) is a metric used to measure furnace efficiency in converting fuel to energy. A higher AFUE rating means greater energy efficiency. 90% or higher meets the Department of Energy's Energy Star program standard.

Equipment: American Standard Heat Pump
Northeast corner rear of home.
Distribution Systems: Limited view of duct work.
Utility room, duct vents exposed.
Presence of Installed Heat Source in Each Room: Air Duct vents and returns

Air duct vents located in each room of home; closets excluded. Returns located at basement, main level and upper level hallway. Home is heated and air conditioned by the heat pump/compressor which both heats and cools the home.

I. The inspector shall inspect: A. the heating system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the heating system; B. the energy source; and C. the heating method. III. The inspector shall report as in need of correction: A. any heating system that did not operate; and B. if the heating system was deemed inaccessible. IV. The inspector is not required to: A. inspect or evaluate the interior of flues or chimneys, fire chambers, heat exchangers, combustion air systems, fresh-air intakes, humidifiers, dehumidifiers, electronic air filters, geothermal systems, or solar heating systems. B. inspect fuel tanks or underground or concealed fuel supply systems. C. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system. D. light or ignite pilot flames. E. activate heating, heat pump systems, or other heating systems when ambient temperatures or other circumstances are not conducive to safe operation or may damage the equipment. F. override electronic thermostats. G. evaluate fuel quality. H. verify thermostat calibration, heat anticipation, or automatic setbacks, timers, programs or clocks.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
5.1.1 - Equipment

Filter Dirty

Furnace filter is dirty and needs to be replaced. Follow manufactures recommendations.

6 - Cooling

IN NI NP D
6.1 Cooling Equipment X X
6.2 Normal Operating Controls X
6.3 Distribution System X
6.4 Presence of Installed Cooling Source in Each Room X
Cooling Equipment: Brand
American Standard
Cooling Equipment: Energy Source/Type
Heat Pump
Cooling Equipment: Location
Exterior North East
Cooling Equipment: see heatpump/furnace info
Distribution System: Configuration
Central
Cooling Equipment: Air conditioning was not operated because of cool temperature outside.
41 degrees
Cooling Equipment: SEER Rating
14-17 SEER

Modern standards call for at least 13 SEER rating for new install. 

Read more on energy efficient air conditioning at Energy.gov.

I. The inspector shall inspect: A. the cooling system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the cooling system; and B. the cooling method. III. The inspector shall report as in need of correction: A. any cooling system that did not operate; and B. if the cooling system was deemed inaccessible. IV. The inspector is not required to: A. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system. B. inspect portable window units, through-wall units, or electronic air filters. C. operate equipment or systems if the exterior temperature is below 65 Fahrenheit, or when other circumstances are not conducive to safe operation or may damage the equipment. D. inspect or determine thermostat calibration, cooling anticipation, or automatic setbacks or clocks. E. examine electrical current, coolant fluids or gases, or coolant leakage.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
6.1.1 - Cooling Equipment

Insulation Missing or Damaged

Missing or damaged insulation on refrigerant line can cause energy loss and condensation.
Fire HVAC Professional
Credit
Comment
6.1.2 - Cooling Equipment

Unit Not Level

Concrete pad supporting the outdoor condensing unit is not level. This can cause acceleratead deterioration of components. Recommend licensed HVAC contractor level the unit.
Th Heating and Cooling Contractor

7 - Plumbing

IN NI NP D
7.1 Main Water Shut-off Device X X
7.2 Drain, Waste, & Vent Systems X
7.3 Water Supply, Distribution Systems & Fixtures X
7.4 Hot Water Systems, Controls, Flues & Vents X
7.5 Fuel Storage & Distribution Systems X
7.6 Sump Pump X
7.7 Water Main entrance X X
7.8 Toilets X
7.9 Sink fixtures and plumbing X X
7.10 Showers and Bathtubs, fixtures, drains and stops X
Filters
None
Water Source
Public
Main Water Shut-off Device: Location
Basement, North East front corner utility room
Drain, Waste, & Vent Systems: Drain Size
1 1/2"
Drain, Waste, & Vent Systems: Material
PVC
Water Supply, Distribution Systems & Fixtures: Distribution Material
Copper, Pex
Water Supply, Distribution Systems & Fixtures: Water Supply Material
Copper
Hot Water Systems, Controls, Flues & Vents: Capacity
50 gallons
Hot Water Systems, Controls, Flues & Vents: Location
Basement, Utility Room, Washer/Dryer Area
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Electric
Fuel Storage & Distribution Systems: Main Gas Shut-off Location
Exterior Propane Tank
Fuel Storage & Distribution Systems: Exterior Propane Tank Shut-off
South West Exterior corner of home in fenced closet area.
Hot Water Systems, Controls, Flues & Vents: Manufacturer
Bradford & White

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

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

Hot Water Systems, Controls, Flues & Vents: Water Heater shut off valve

Manufactured: April, 2011 

Toilets: Toto Brand toilets installed throughout home.

All toilets operational on day of inspection. No signs of leaks, running and units secured tight to flooring. 

Sink fixtures and plumbing: Moen faucet fixtures installed throughout the home.

All bathroom, kitchen and bar faucets and sinks were operational at time of inspection. Stoppers held in place. Hot/Cold water designated left/right as required. Water pressure was consistent throughout home. 

Showers and Bathtubs, fixtures, drains and stops: Moen Bath and Shower fixtures in all bathrooms throughout the home.

All bathroom showers drained properly. Hot/cold designated left/right, water pressure consistent. Drains clear. 

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

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
7.7.1 - Water Main entrance

Water found at water main connection
basement slab, utility (washer/dryer) area

Soil/concrete area. Moisture identified surrounding main connection.

Pipes Plumbing Contractor
Credit
Comment
7.9.1 - Sink fixtures and plumbing

Upstairs middle full bathroom

Plate loose on pull out water control. 

Pipes Plumbing Contractor

8 - Electrical

IN NI NP D
8.1 Service Entrance Conductors X X
8.2 Main & Subpanels, Service & Grounding, Main Overcurrent Device X
8.3 Branch Wiring Circuits, Breakers & Fuses X X
8.4 Lighting Fixtures, Switches & Receptacles X
8.5 GFCI & AFCI X
8.6 Smoke Detectors X
8.7 Carbon Monoxide Detectors X
8.8 Ceiling Fans X
Hardwired/battery back-up Smoke/Carbon Monoxide Alarms

Present on main, upper and lower levels of home. 

Service Entrance Conductors: Electrical Service Conductors
Below Ground, Aluminum, Copper, 220 Volts
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Basement, Utility/Laundry area
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
200 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
Eaton
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub Panel Location
not present
Branch Wiring Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP
Copper
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Romex
Service Entrance Conductors: Main Service entry and meter.
Front exterior, off driveway, next to garage.
GFCI & AFCI: GFCI Reset location
Guest Bath, main level

Exterior front step and lower deck outlet GFCI location.

Branch Wiring Circuits, Breakers & Fuses: Main Service Panel
Basement Northwest Utility Room
Lighting Fixtures, Switches & Receptacles: Recessed (canned) Lighting throughout home

Installation of recessed lighting is not recommended in cathedral ceiling because of the potential energy loss from thermal bridging and possible fire hazard if insulation is not protected from resting/touching the fixture's housing inside the ceiling envelope. IC ratings of fixtures allow insulation to touch the housing without danger, but must be rated as such. Enclosed LED recessed lighting fixtures are safer and more efficient than incandescent fixtures.

This source of lighting was observed within the cathedral ceilings of the living room, adjacent sitting area, upstairs master bedroom. 

GFCI & AFCI: AFCI reset location

AFCI outlets in basement bedroom resets in the Main Service Panel at marked breaker.

Smoke Detectors: Smoke Detectors and Carbon Monoxide Detectors/Alarms.

All levels equipped with smoke detectors. Hardwired, with battery backup. Located in main areas and individual sleeping areas. Alarms were not tested.

Ceiling Fans: Ceiling Fans Operational
Ceiling fans located throughout the home.

All ceiling fans were operational on day of inspection. Operation by wall switch and remote controls. Location of fans in master, two second level bedrooms, living room/sitting area. 

I. The inspector shall inspect: A. the service drop; B. the overhead service conductors and attachment point; C. the service head, gooseneck and drip loops; D. the service mast, service conduit and raceway; E. the electric meter and base; F. service-entrance conductors; G. the main service disconnect; H. panelboards and over-current protection devices (circuit breakers and fuses); I. service grounding and bonding; J. a representative number of switches, lighting fixtures and receptacles, including receptacles observed and deemed to be arc-fault circuit interrupter (AFCI)-protected using the AFCI test button, where possible; K. all ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible; and L. smoke and carbon-monoxide detectors. II. The inspector shall describe: A. the main service disconnect's amperage rating, if labeled; and B. the type of wiring observed. III. The inspector shall report as in need of correction: A. deficiencies in the integrity of the serviceentrance conductors insulation, drip loop, and vertical clearances from grade and roofs; B. any unused circuit-breaker panel opening that was not filled; C. the presence of solid conductor aluminum branch-circuit wiring, if readily visible; D. any tested receptacle in which power was not present, polarity was incorrect, the cover was not in place, the GFCI devices were not properly installed or did not operate properly, evidence of arcing or excessive heat, and where the receptacle was not grounded or was not secured to the wall; and E. the absence of smoke detectors. IV. The inspector is not required to: A. insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures. B. operate electrical systems that are shut down. C. remove panelboard cabinet covers or dead fronts. D. operate or re-set over-current protection devices or overload devices. E. operate or test smoke or carbon-monoxide detectors or alarms F. inspect, operate or test any security, fire or alarms systems or components, or other warning or signaling systems. G. measure or determine the amperage or voltage of the main service equipment, if not visibly labeled. H. inspect ancillary wiring or remote-control devices. I. activate any electrical systems or branch circuits that are not energized. J. inspect low-voltage systems, electrical de-icing tapes, swimming pool wiring, or any timecontrolled devices. K. verify the service ground. L. inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility. M. inspect spark or lightning arrestors. N. inspect or test de-icing equipment. O. conduct voltage-drop calculations. P. determine the accuracy of labeling. Q. inspect exterior lighting.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
8.1.1 - Service Entrance Conductors

Inappropriate attachment to Service main conduit.

No items should be attached to Main Service conduit.

Contractor Qualified Professional
Credit
Comment
8.3.1 - Branch Wiring Circuits, Breakers & Fuses
Electric Electrical Contractor

9 - Fireplace

IN NI NP D
9.1 Vents, Flues & Chimneys X
9.2 Lintels X
9.3 Damper Doors X
9.4 Cleanout Doors & Frames X
Type
Gas
Gas Supply Shut Off
Northeast corner of exterior

Gas supply was either turned off/empty. Operation of propane gas fueled fireplace could not be verified. Recommend having gas supply turned on and operation of fireplace confirmed by owner. 

Vents, Flues & Chimneys: Chimney flue visual restriction.

Lintels not present.

Damper Doors not present.

Cleanout Doors & Frames not present.

I. The inspector shall inspect:

readily accessible and visible portions of the fireplaces and chimneys;

lintels above the fireplace openings;

damper doors by opening and closing them, if readily accessible and manually operable; and

cleanout doors and frames.

II. The inspector shall describe:

the type of fireplace.

III. The inspector shall report as in need of correction:

evidence of joint separation, damage or deterioration of the hearth, hearth extension or chambers;

manually operated dampers that did not open and close;

the lack of a smoke detector in the same room as the fireplace;

the lack of a carbon-monoxide detector in the same room as the fireplace; and

cleanouts not made of metal, pre-cast cement, or other non-combustible material.

IV. The inspector is not required to:

inspect the flue or vent system.

inspect the interior of chimneys or flues, fire doors or screens, seals or gaskets, or mantels.

determine the need for a chimney sweep.

operate gas fireplace inserts.

light pilot flames.

determine the appropriateness of any installation.

inspect automatic fuel-fed devices.

inspect combustion and/or make-up air devices.

inspect heat-distribution assists, whether gravity-controlled or fan-assisted.

ignite or extinguish fires.

determine the adequacy of drafts or draft characteristics.

move fireplace inserts, stoves or firebox contents.

perform a smoke test.

dismantle or remove any component.

perform a National Fire Protection Association (NFPA)-style inspection.

perform a Phase I fireplace and chimney inspection.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies

10 - Attic, Insulation & Ventilation

IN NI NP D
10.1 Attic Insulation X
10.2 Vapor Retarders (Crawlspace or Basement) X
10.3 Ventilation X X
10.4 Exhaust Systems X
Dryer Power Source
220 Electric
Dryer Vent
Vinyl (Flex)
Flooring Insulation
Not accessible for viewing
Attic Insulation: Insulation Type
Batt, Blown, Cellulose, Fiberglass, Spray Foam
Attic Insulation: R-value
50-60
Ventilation: Ventilation Type
Ridge Vents, Soffit Vents, Dryer vent
Exhaust Systems: Exhaust Fans
Fan Only
Attic hatch location
Bedroom 2nd Floor Southeast

Attic hatch entrance is located in upstairs, front bedroom closet.

Attic Insulation: Attic
Attic

18" blown cellulose insulation. Fiberglass batt insulation over cathedral ceiling areas and surrounding master bathroom skylights.

Attic Insulation: Attic access limited full inspection.

Physical objects and blown insulation limited movement for full inspection. 

Exhaust Systems: Bathroom Exhaust Fans.
Bathrooms all equiped with exhaust fans.

Operational and controlled by wall switch. Keep vents clean and use exhaust fans when hot water is used and steam is present in bathroom. Exhaust fans keep moisture levels down in a home.

Exhaust Systems: Kitchen Cooking Exhaust Fan
Kitchen

Operational on day of inspection. Fan speeds and lights tested.

I. The inspector shall inspect: A. insulation in unfinished spaces, including attics, crawlspaces and foundation areas; B. ventilation of unfinished spaces, including attics, crawlspaces and foundation areas; and C. mechanical exhaust systems in the kitchen, bathrooms and laundry area. II. The inspector shall describe: A. the type of insulation observed; and B. the approximate average depth of insulation observed at the unfinished attic floor area or roof structure. III. The inspector shall report as in need of correction: A. the general absence of insulation or ventilation in unfinished spaces. IV. The inspector is not required to: A. enter the attic or any unfinished spaces that are not readily accessible, or where entry could cause damage or, in the inspector's opinion, pose a safety hazard. B. move, touch or disturb insulation. C. move, touch or disturb vapor retarders. D. break or otherwise damage the surface finish or weather seal on or around access panels or covers. E. identify the composition or R-value of insulation material. F. activate thermostatically operated fans. G. determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers or wiring. H. determine the adequacy of ventilation.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
10.3.1 - Ventilation

Dryer Vent Discharge
Northeast corner home at driveway

Wash Appliance Repair
Credit
Comment
10.3.2 - Ventilation

Dryer vent non-rigid/flexible vinyl tubing.
Utility Room

Flexible dryer vent tubing is prone to clogging and potential fire hazard when clogged with lint. It is never to cross into/through a wall area.

Contractor Qualified Professional

11 - Doors, Windows & Interior

IN NI NP D
11.1 Doors X
11.2 Windows X
11.3 Floors X
11.4 Walls X
11.5 Ceilings X
11.6 Steps, Stairways & Railings X X
11.7 Countertops & Cabinets X
Double-hung vinyl, double paned glazing throughout home, unless stated otherwise.
Windows: Window Manufacturer
JELD-WEN
Windows: Window Type
Double-hung, Projecting Picture Window
Floors: Floor Coverings
Carpet, Concrete, Engineered Wood, Hardwood, Tile
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Drywall
Countertops & Cabinets: Cabinetry
Wood
Countertops & Cabinets: Countertop Material
Granite, Backsplash Material
Walls: Wall coverings throughout home were drywall, unless stated otherwise.
Main floor, half bath

Vertical shiplap lower half of wall. Tile divider.

Ceilings: Drywall material used on ceiling and walls in all rooms, unless otherwise noted.
Utility Room
Countertops & Cabinets: Cabinetry built-ins
Basement
Countertops & Cabinets: Kitchen Cabinetry
Kitchen

Custom Wood Cabinetry.

Doors: Accordian Six Panel Slider
Family room

Ask owner to demonstrate proper opening and closing of unit to insure safety and mechanical integrity. Door operated smoothly on day of inspection.

Doors: Wood framed, hollow interior doors
Bedrooms, closets, bathrooms

All doors in home of the same composition, unless stated otherwise. 

Windows: Double-hung Windows
Through out home...

Double-hung, double-paned glazing, constructed with vinyl framing installed throughout home, unless stated otherwise. 

Floors: Main Level Flooring Material
1st Floor
Floors: Second Level, Flooring Materials
2nd Floor
Floors: Basement Level Flooring
Steps, Stairways & Railings: Stairwell

Wood guards and railings. Metal spindles. Closed railings at start and finishes.

Countertops & Cabinets: Granite countertops and all bathroom vanity counter tops
1st Floor, 2nd Floor, Basement in Kitchen and all Bathrooms

Granite used throughout the home, including basement bar area countertop.

Countertops & Cabinets: Bathroom Vanity Cabinetry
1st Floor, 2nd Floor and Basement Bathrooms

All cabinetry in all bathrooms made of wood. 

I. The inspector shall inspect: A. a representative number of doors and windows by opening and closing them; B. floors, walls and ceilings; C. stairs, steps, landings, stairways and ramps; D. railings, guards and handrails; and E. garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls. II. The inspector shall describe: A. a garage vehicle door as manually-operated or installed with a garage door opener. III. The inspector shall report as in need of correction: A. improper spacing between intermediate balusters, spindles and rails for steps, stairways, guards and railings; B. photo-electric safety sensors that did not operate properly; and C. any window that was obviously fogged or displayed other evidence of broken seals. IV. The inspector is not required to: A. inspect paint, wallpaper, window treatments or finish treatments. B. inspect floor coverings or carpeting. C. inspect central vacuum systems. D. inspect for safety glazing. E. inspect security systems or components. F. evaluate the fastening of islands, countertops, cabinets, sink tops or fixtures. G. move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure. H. move suspended-ceiling tiles. I. inspect or move any household appliances. J. inspect or operate equipment housed in the garage, except as otherwise noted. K. verify or certify the proper operation of any pressure-activated auto-reverse or related safety feature of a garage door. L. operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with local, state or federal standards. M. operate any system, appliance or component that requires the use of special keys, codes, combinations or devices. N. operate or evaluate self-cleaning oven cycles, tilt guards/latches, or signal lights. O. inspect microwave ovens or test leakage from microwave ovens. P. operate or examine any sauna, steamgenerating equipment, kiln, toaster, ice maker, coffee maker, can opener, bread warmer, blender, instant hot-water dispenser, or other small, ancillary appliances or devices. Q. inspect elevators. R. inspect remote controls. S. inspect appliances. T. inspect items not permanently installed. U. discover firewall compromises. V. inspect pools, spas or fountains. W. determine the adequacy of whirlpool or spa jets, water force, or bubble effects. X. determine the structural integrity or leakage of pools or spas.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
11.6.1 - Steps, Stairways & Railings

risers and treads inappropriate dimensions
Main stair riser leading to upper floor

Hammer Carpentry Contractor

12 - Garage

IN NI NP D
12.1 Ceiling X X
12.2 Floor X X
12.3 Walls & Firewalls X X
12.4 Garage Door X X
12.5 Garage Door Opener X
12.6 Occupant Door (From garage to inside of home) X
Garage Door: Material
Non-insulated, Wood Composite
Garage Door: Type
Automatic
Attached two car garage
Northeast
Occupant Door (From garage to inside of home): Occupant Door Fire Rated
Floor: Floor and wall area inspection limited.
Garage

Portions of the garage wall and slab/floor area were blocked for inspection.

Garage Door Opener: Garage Door Opener
Garage Garage

Electronic Eye Sensor and auto-reverse tested and passed.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
12.1.1 - Ceiling

Damaged
Garage

Garage ceiling was damaged. Recommend qualified contractor evaluate and repair to prevent moisture intrusion. 

Putty knife Drywall Contractor
Credit
Comment
12.2.1 - Floor

Step
Garage entry into home

Hammer Carpentry Contractor
Credit
Comment
12.3.1 - Walls & Firewalls

Firewall Not Up To Building Safety Standards
Garage Wall

Firewall separating the home and garage is not compliant with modern building standards.  Recommend a qualified contractor evaluate and bring firewall up to standards. 

Link for more info. 

Contractor Qualified Professional
Credit
Comment
12.4.1 - Garage Door

Hardware worn and rusting
Garage

Contractor Qualified Professional

13 - Built-in Appliances

IN NI NP D
13.1 Dishwasher X
13.2 Refrigerator X
13.3 Built-in Microwave X
13.4 Garbage Disposal X
13.5 Oven X
13.6 Cooktop X
Clothes Washer
Utility Room

Does not Convey.

Clothes Dryer
Utility Room

Dryer does not convey. 

Dishwasher: Brand
Bosch
Refrigerator: Brand
GE
Garbage Disposal: Garbage Disposal
Kitchen

Operated and operational day of inspection.

Cooktop: Cooktop Induction Operated Appliance
Kitchen

Operational day of inspection. Induction/operated appliance. 

Microwave Oven
Kitchen
Dishwasher: Dishwasher Installed
Kitchen

Manufactured 2016. Operational day of inspection.

Refrigerator: Refrigerator Manufactured
Kitchen

Manufactured 2016. Water dispenser and ice maker operational at time of inspection.

Oven: GE Electric Oven

Oven operational day of inspection.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies