Sample Report
Here is a sample of the report you will receive at the end of
your home inspection.
Our report is changing all the time, improving every year:
(The numbers you see are references into our book. They indicate the chapter, section and paragraph. For example, 1C.44 would indicate chapter 1, section C, paragraph 44. This is all very clear once the book is received. What follows is an actual inspection conducted in February 2008 - only the letterhead is missing. The report can be accompanied or followed by photos, particularly when the item photographed is unusual or the client is out of town and not present at the inspection.)
AND OF COURSE, EVEN THOUGH OUR BOOK CONTAINS OVER 3,000 PHOTOS AND DIAGRAMS, AND WHEN PHOTOS AND THERMAL IMAGES ARE NEEDED TO BEST DESCRIBE A PARTICULAR CONDITION THEY WILL BE ADDED DIRECTLY TO THE REPORT.
*Inspection Summary
Concerns and recommendations: Structure
1C.44 Beam: Span too great for the strength of structural member? Exterior double beams on the front porch sagging already
1C.41 Cellulose debris (any wood product, such as mulch or wood piles) near house may attract termites
1C.40 Concrete, porous and improperly veneered – front porch stoop, into which the front porch stairs and posts are buried – topping other concrete in this manner requires a minimum of 5” to be effective – this “repair” will begin cracking inside of a few months and totally deteriorate over time
1C.50 Instability/ settling indicators & phenomena: cracks in interior (7C.01, 1C.21, 1C.28); diagonal cracks in interior walls (1C.28, 7C.01); door jamb not square? (1C.28, 7C.02); floor uneven/ unlevel (1C.14); sag/ creep likely (1C.12); shrinkage/ seating of wood frame likely (1C.33);
1C.39 Double or triple joists recommended: exterior joists of the ends of the front porch – the current joist is nailed into, but not tied into, the decking – the exterior joist for strength should be doubled up
1C.38 Joist-beam attachment inadequate? Exterior joists on front porch, nailed in only
1C.18 Structure /foundation moisture indicators and phenomena: none evident
1C.06 Wood: termite tunnels seen in basement by removing ceiling tiles – located on the floor joists supporting the first floor – unknown if active, but insect damage suspected— call a licensed pest control agent
1A.20 Structure comparative rating: apparently fairly good
1A.20 Probable need for major repairs within 10 years: moderate – unprofessional work – increased risk and potential for future problems
Note: Above opinions are based on visual clues; tests by specialists are recommended: soils engineer--(for core samples?); landscape architect--for drainage; professional engineer with structural experience if there are any structural concerns;
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Concerns and recommendations: Exterior
2C.03 Guardrail: front porch, not level
9B Caulking, exterior: Improve & maintain as needed – an annual homeowner inspection of caulked areas is needed – be sure to use the proper caulking recommended on the tube or in this book for any repair you wish to make
1B.03 Chimney liner spalling (unsafe?) – the flues are not plumb and there are concrete blocks on top of the chimney perhaps holding them in place – debris evidence in the fireplace and where the furnace connector tubing fits into the flue
1B.16 Chimney movement – at least the upper three feet of this chimney needs examination because of movement – it is likely that at least that much of the chimney and flue needs to be replaced. Evaluation by a specialist is recommended
1B.04 Chimney top is deteriorating: no evidence of a solid mortar cap
1B.02 Spalling brick on chimney
1C.07 Deck: Wood splinters could be a safety hazard – wood decks should be treated regularly, not only for water proofing, but also UV protection – be sure to read the label and that the product you choose has all such protection
9E Door loose, drafty (also see 7C.02) – side door, hinges loose, not installed properly in the jam
7C.02 Door not unlocking – upper level rear door – improperly installed and fitted into the jam – very unprofessional
2C.06 Flatwork, concrete: Drains toward house - driveway
1C.24 Flatwork, concrete: Settling driveway, severe cracking toward total failure
2P Paint peeling
2P Paint thin – front porch trim and wood work
1C.16 Deck: Stair stringer inadequately attached to deck ledger? No attachment visible
2C.17 Stairs adequately sturdy? Front porch stair stringers improperly cut, with interesting shims to attempt to make the stairs level and at an equivalent height
2C.17 Step tread depths differ more than 3/8" – front porch
2C.08 Vegetation on or near the house should be removed – it can introduce moisture and insects into the house, hold moisture against the structure or, if too large and too close, do damage to foundations, slabs and walls
1D Grading/ drainage: Improve and maintain . . . be sure that any surface water or downspout discharge drains easily away from the house – a good rule of thumb for soil grading is a slope of 1” for every 4’ of run away from the house
1C.57 Moisture isolation improvement recommended: concrete to cut end of wood – front porch stoop and stairs and posts – not professional
Window screens (insect) missing and damaged
2A.20 Exterior comparative rating: apparently fairly good
Amateur or unprofessional workmanship--increased risk;
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Concerns and recommendations: Roof and Related
3C.06 Downspout: Missing elbows, over front porch roof – should drain parallel to the roof
3C.06 Gutters: Loose or leaky joints - front
3C.06 Gutters: Low spots suspected – improperly inclined in front, high and low
3C.06 Leaves/ seeds in gutters should be cleaned regularly – where there are a lot of trees gutter caps are highly recommended
3C.12 Water concern/ evidence: none evident
3A.20 Roof (not roof structure) comparative rating: apparently fairly good
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Concerns and recommendations: Plumbing
9B Caulking when needed around the shower/ tub should be 100% silicone with a fungicide – read the
4C.24 Faucet drip – bathroom sink
4C.24 Handle broken – middle level shower
4C.26 Low flow from shower because the diverter valve does not send all the water to the shower head – upper level
4A.00 Freeze-vulnerable piping (5C.79): the exterior hose bibs may freeze as they run through the exterior wall – be sure to winterize as described in the book
4C.01 Leak, water (also see 4C.03): interior front hose shut off, over the main valve
6C.10 Loose joints in vent exhaust pipe for water heater
6C.10 Vent may be full of rust and soot over water heater
6C.10 Vent may be inappropriate for water heater (also see 4A.12): should not tie into the furnace vent, but installed directly into the chimney flue
4A.20 Plumbing comparative rating: apparently fair
Amateur work: A licensed plumber should re-inspect and correct.
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Concerns and recommendations: Electrical
5C.47 Cable jacket cut back too short/ inappropriately stripped – servicing the lower level disposal
5C.17 Cable not attached to structure at 4 1/2' intervals – basement, over the ceiling tiles – exterior for cable installation
5C.19 Dedicated circuit recommended for basement refrigerator – should not be using one of the kitchen outlets, and certainly not GFI connected
5C.67 Labels recommended for all circuits in panel box
5C.28 Connector should be used for all cables entering boxes – no connector clamp used for either disposal
5C.40 GFCI protection often isn’t found in older houses. Since this house was built before all or many of the GFI codes, an upgrade is recommended for: all bathroom receptacles; all exterior receptacles;
5C.40 GFCI: basement outlet behind the fridge is covered by the other one so this GFI outlet is superfluous
5C.42 Grounding electrode conductor not connected and wrapped inappropriately – basement disposal
5C.52 Receptacle grounding: missing - kitchen
5C.77 Light not working? Basement kitchen
5C.57 Limbs /tree might damage conductors
5C.65 Receptacle reversed polarity-check all receptacles – various throughout the house – indicative of unprofessional wiring
5C.59 Receptacle broken – middle level, covered with tape
5C.59 Receptacle dead – basement light
5C.64 Receptacles: painted – various – all such painted receptacles need to be replaced as potential fire hazards
5C.46 Receptacle, dryer: in newer homes 4-prong instead of 3 now is the standard
5C.67 Service underpowered for a house of this size? Only 150 amps, divided throughout the house – very minimal for modern electrical usage
5C.72 Tap, multiple: Two or more wires in lug that was designed for one (panel box connection)
5E Circuit, 120-V, resistance is excessive when the voltage drop exceeds 13% or if there is impedance of at least 1.1 Ohms – if today’s inspection reveals such high figures, then give article 5E to an electrician prior to any repair – today no outlets registered over10 %, and therefore are fine
5C.24 Exposed wiring could suffer mechanical damage – servicing the kitchen exhaust fan
5A.40 Electrical comparative rating: apparently fair
Professional? Electrician should re-inspect and correct amateur work;
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Concerns and recommendations: Heating and Air
Conditioning
6W Creosote excessive in chimney? The fireplace and flue need cleaning and an inspection of the upper flue is needed to assess any damage present – all prior to the next fire-burning season – often damage to the upper flue is not visible from below and can require expensive repairs – mortar deterioration needs repair
6C.21 Working clearance for central A.C. system should be at least 30" in front of the unit
6C.21 Working clearance for central heating system should be at least 30" in front of the unit – or as deep as the unit is
6C.23 Outdoor unit clearance provides inadequate ventilation? Under front porch
6C.22 Outdoor unit support attention recommended: less than 3" to soil – this unit likely does not work
6C.01 Filter – an electrostatic filter is highly recommended upon replacement – the filter should be replaced or cleaned regularly – 1-800-ALLERGY can be called to order permanent replacement filters – mention Paul Harvey for a discount
2C.23 Fireplace: moisture evidence - chimney allows rain to enter? see 6C.19 - due to chimney cap? see 1B.04 – metal chimney cap recommended
6A.40 Central A.C., comparative rating: unknown 6H outdoors under 65F, electric A.C. not tested;
6A.40 Heat, comparative rating: unknown: system shut down or not working
6E Carbon monoxide detector recommended
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Concerns and recommendations: Interior
7C.18 Wood floor cosmetic problems – not sanded properly and only one finish coat applied
7C.01 Cracks in ceiling/ wall are typical of drywall in a wood-frame house
7C.01 Cracks, typical of plaster
8C.04 Ceramic floor tiles not firmly attached – various cracked tiles are present in both the kitchen and master bathroom
7C.17 Stuck/ binding windows – all windows must function easily for fire code reasons
7C.17 Window broken on the side of the house
7C.17 Loose, drafty windows – various window locks broken or not working properly
7A.20 Interior comparative rating: apparently fair
Unprofessional or amateur workmanship--may increase risk.
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Concerns and recommendations: Kitchen, Bath
8C.07 Dishwasher attention recommended: not getting water
9E.20 Insulation comparative rating: poor
3C.33 Vent, gable: Insect screen recommended
3C.17 Ventilation inadequate in ceiling-to-roof area? Small gable vents not enough
1C.03 Condensation/ excess humidity/ indoor air quality concerns (see 9D & 9H): none evident
Radon tests recommended (every house has some radon; see 9R).
Water, soil, and air: Environmental tests recommended (see 9H).
9D.20 Ventilation comparative rating: apparently poor
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*Part 1: Analysis of the House
Introduction
This report was conducted to comply with the terms of a signed contract and is for the sole use of Roscoe and Lulabell Homebuyer, whose signature(s) appear on the contract, hereafter referred to as "Customer(s)." Did the Customer(s) attend this home survey? Yes.
The inspector's obligations extend exclusively to the Customer(s) whose signature(s) appear on the signed Contract. The inspector unequivocally denies any responsibility to third parties that have not signed the Contract. NO obligations to the home inspector's customer can transfer or extend to person(s) or entities other than those with signatures on the Contract.
Please see important information just above the lines that read "End of Part 1", and "End of Report." Also see report cover.
Underlined references refer to in-depth explanations found in the Customer's book. See Book’s Preface. Customers should study each reference (checkmark each as you read, starting with those in Part 2 first). You can get the latest version of articles referenced in this report from www.homexam.com.
Items listed in the "Concerns" sections are deficiencies that, ideally, should be re-inspected and corrected by a specialist. The specialist should consider the listed deficiencies as possible tell-tale signs of greater problems that were not reported in this report. All concerns should be viewed as possible or actual material defects (defects that significantly affect value, desirability, habitability, or safety). Any items identified with bold print should be viewed as dangerous, of immediate concern and potentially expensive to correct or repair. Remember, this is a visual inspection and is limited to visual observations of apparent condition existing at the time of the inspection only. The inspector does not take equipment apart. No equipment or system will be dismantled during the inspection and no pilot lights will be lit.
An “unseen dangers” specialist should be able to find unseen dangers in this property. However, the author of this report was not retained to do so and issues no opinion on these unseen dangers.
Dollar figures for repair and upgrade costs, if included in this report, are approximations, not estimates. Please get estimates from local contractors.
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*Part 1 (A): STRUCTURE
Factors that limited the thoroughness of this cursory examination of the structure: typical (wall and some other structures were mostly hidden, could not be fully assessed); attic not explored, insulation too deep for safety; carpet or flooring covered the slab—could not examine slab for cracks (most slabs are cracked)
Good Features of this Structure
Rot- and insect-resistant walls
Concerns: Structure
1C.44 Beam: Span too great for the strength of structural member? Exterior double beams on the front porch sagging already
1C.41 Cellulose debris (any wood product, such as mulch or wood piles) near house may attract termites
1C.40 Concrete, porous and improperly veneered – front porch stoop, into which the front porch stairs and posts are buried – topping other concrete in this manner requires a minimum of 5” to be effective – this “repair” will begin cracking inside of a few months and totally deteriorate over time
1C.50 Instability/ settling indicators & phenomena: cracks in interior (7C.01, 1C.21, 1C.28); diagonal cracks in interior walls (1C.28, 7C.01); door jamb not square? (1C.28, 7C.02); floor uneven/ unlevel (1C.14); sag/ creep likely (1C.12); shrinkage/ seating of wood frame likely (1C.33);
1C.39 Double or triple joists recommended: exterior joists of the ends of the front porch – the current joist is nailed into, but not tied into, the decking – the exterior joist for strength should be doubled up
1C.38 Joist-beam attachment inadequate? Exterior joists on front porch, nailed in only
1C.18 Structure /foundation moisture indicators and phenomena: none evident
1C.06 Wood: termite tunnels seen in basement by removing ceiling tiles – located on the floor joists supporting the first floor – unknown if active, but insect damage suspected— call a licensed pest control agent
1A.20 Structure comparative rating: apparently fairly good
1A.20 Probable need for major repairs within 10 years: moderate – unprofessional work – increased risk and potential for future problems
Note: Above opinions are based on visual clues; tests by specialists are recommended: soils engineer--(for core samples?); landscape architect--for drainage; professional engineer with structural experience if there are any structural concerns;
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*Part 1 (B): EXTERIOR, INCLUDING DOORS & WINDOWS
Factors that limited the thoroughness of this cursory examination of the exterior: typical (siding is not removed for inspection, etc.); window screens are not assessed;
Good Features of the Exterior
Concerns: Exterior
2C.03 Guardrail: front porch, not level
9B Caulking, exterior: Improve & maintain as needed – an annual homeowner inspection of caulked areas is needed – be sure to use the proper caulking recommended on the tube or in this book for any repair you wish to make
1B.03 Chimney liner spalling (unsafe?) – the flues are not plumb and there are concrete blocks on top of the chimney perhaps holding them in place – debris evidence in the fireplace and where the furnace connector tubing fits into the flue
1B.16 Chimney movement – at least the upper three feet of this chimney needs examination because of movement – it is likely that at least that much of the chimney and flue needs to be replaced. Evaluation by a specialist is recommended
1B.04 Chimney top is deteriorating: no evidence of a solid mortar cap
1B.02 Spalling brick on chimney
1C.07 Deck: Wood splinters could be a safety hazard – wood decks should be treated regularly, not only for water proofing, but also UV protection – be sure to read the label and that the product you choose has all such protection
9E Door loose, drafty (also see 7C.02) – side door, hinges loose, not installed properly in the jam
7C.02 Door not unlocking – upper level rear door – improperly installed and fitted into the jam – very unprofessional
2C.06 Flatwork, concrete: Drains toward house - driveway
1C.24 Flatwork, concrete: Settling driveway, severe cracking toward total failure
2P Paint peeling
2P Paint thin – front porch trim and wood work
1C.16 Deck: Stair stringer inadequately attached to deck ledger? No attachment visible
2C.17 Stairs adequately sturdy? Front porch stair stringers improperly cut, with interesting shims to attempt to make the stairs level and at an equivalent height
2C.17 Step tread depths differ more than 3/8" – front porch
2C.08 Vegetation on or near the house should be removed – it can introduce moisture and insects into the house, hold moisture against the structure or, if too large and too close, do damage to foundations, slabs and walls
1D Grading/ drainage: Improve and maintain . . . be sure that any surface water or downspout discharge drains easily away from the house – a good rule of thumb for soil grading is a slope of 1” for every 4’ of run away from the house
1C.57 Moisture isolation improvement recommended: concrete to cut end of wood – front porch stoop and stairs and posts – not professional
Window screens (insect) missing and damaged
2A.20 Exterior comparative rating: apparently fairly good
Amateur or unprofessional workmanship--increased risk;
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*Part 1 (C): ROOF AND RELATED ITEMS
Factors that limited the thoroughness of this cursory examination of the roof: typical (some leaks only appear when wind blows from a certain direction, etc.); attic not fully explored – insulation too deep for safety;
Good Features of Roof
Apparently no abnormal condensation /leaks
Concerns: Roof and Related
3C.06 Downspout: Missing elbows, over front porch roof – should drain parallel to the roof
3C.06 Gutters: Loose or leaky joints - front
3C.06 Gutters: Low spots suspected – improperly inclined in front, high and low
3C.06 Leaves/ seeds in gutters should be cleaned regularly – where there are a lot of trees gutter caps are highly recommended
3C.12 Water concern/ evidence: none evident
3A.20 Roof (not roof structure) comparative rating: apparently fairly good
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*Part 1 (D): PLUMBING
Factors that limited the thoroughness of this cursory plumbing examination: typical (pipes hidden in walls, under soil, etc. obviously are not inspected);
Good Features of the Plumbing System
4A.10 Functional drainage: good
4A.09 Functional flow: good
Concerns: Plumbing
9B Caulking when needed around the shower/ tub should be 100% silicone with a fungicide – read the
4C.24 Faucet drip – bathroom sink
4C.24 Handle broken – middle level shower
4C.26 Low flow from shower because the diverter valve does not send all the water to the shower head – upper level
4A.00 Freeze-vulnerable piping (5C.79): the exterior hose bibs may freeze as they run through the exterior wall – be sure to winterize as described in the book
4C.01 Leak, water (also see 4C.03): interior front hose shut off, over the main valve
6C.10 Loose joints in vent exhaust pipe for water heater
6C.10 Vent may be full of rust and soot over water heater
6C.10 Vent may be inappropriate for water heater (also see 4A.12): should not tie into the furnace vent, but installed directly into the chimney flue
4A.20 Plumbing comparative rating: apparently fair
Amateur work: A licensed plumber should re-inspect and correct.
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*Part 1 (E) ELECTRICAL
Factors that limited the thoroughness of this cursory electrical examination: typical (hidden wires in walls, etc. obviously were not inspected);
Good Features of the Electrical System
Disconnect box condition: good
5C.67 Disconnect box access and light: good
Concerns: Electrical
5C.47 Cable jacket cut back too short/ inappropriately stripped – servicing the lower level disposal
5C.17 Cable not attached to structure at 4 1/2' intervals – basement, over the ceiling tiles – exterior for cable installation
5C.19 Dedicated circuit recommended for basement refrigerator – should not be using one of the kitchen outlets, and certainly not GFI connected
5C.67 Labels recommended for all circuits in panel box
5C.28 Connector should be used for all cables entering boxes – no connector clamp used for either disposal
5C.40 GFCI protection often isn’t found in older houses. Since this house was built before all or many of the GFI codes, an upgrade is recommended for: all bathroom receptacles; all exterior receptacles;
5C.40 GFCI: basement outlet behind the fridge is covered by the other one so this GFI outlet is superfluous
5C.42 Grounding electrode conductor not connected and wrapped inappropriately – basement disposal
5C.52 Receptacle grounding: missing - kitchen
5C.77 Light not working? Basement kitchen
5C.57 Limbs /tree might damage conductors
5C.65 Receptacle reversed polarity-check all receptacles – various throughout the house – indicative of unprofessional wiring
5C.59 Receptacle broken – middle level, covered with tape
5C.59 Receptacle dead – basement light
5C.64 Receptacles: painted – various – all such painted receptacles need to be replaced as potential fire hazards
5C.46 Receptacle, dryer: in newer homes 4-prong instead of 3 now is the standard
5C.67 Service underpowered for a house of this size? Only 150 amps, divided throughout the house – very minimal for modern electrical usage
5C.72 Tap, multiple: Two or more wires in lug that was designed for one (panel box connection)
5E Circuit, 120-V, resistance is excessive when the voltage drop exceeds 13% or if there is impedance of at least 1.1 Ohms – if today’s inspection reveals such high figures, then give article 5E to an electrician prior to any repair – today no outlets registered over10 %, and therefore are fine
5C.24 Exposed wiring could suffer mechanical damage – servicing the kitchen exhaust fan
5A.40 Electrical comparative rating: apparently fair
Professional? Electrician should re-inspect and correct amateur work;
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*Part 1 (F): Heating, ventilation, and Cooling (HVAC)
Factors that limited the thoroughness of this cursory HVAC examination: typical (equipment not disassembled to view the inside and no pilot lights are lit, etc.); fuel not available – heating system not evaluated; too cool outdoors to fully assess the cooling system – escrow needs to assure that this system functions;
Good Features of HVAC Systems
6A.21 Apparently adequate clearances to combustibles
Central A.C. source apparently provided for each habitable room
6W Fireplace apparently vented adequately if chimney is fully lined as (perhaps) is necessary
Heat. source apparently provided for each habitable room
6A.09 Heating system: Apparently vented/ventilated properly
Concerns: Heating and Air Conditioning
6W Creosote excessive in chimney? The fireplace and flue need cleaning and an inspection of the upper flue is needed to assess any damage present – all prior to the next fire-burning season – often damage to the upper flue is not visible from below and can require expensive repairs – mortar deterioration needs repair
6C.21 Working clearance for central A.C. system should be at least 30" in front of the unit
6C.21 Working clearance for central heating system should be at least 30" in front of the unit – or as deep as the unit is
6C.23 Outdoor unit clearance provides inadequate ventilation? Under front porch
6C.22 Outdoor unit support attention recommended: less than 3" to soil – this unit likely does not work
6C.01 Filter – an electrostatic filter is highly recommended upon replacement – the filter should be replaced or cleaned regularly – 1-800-ALLERGY can be called to order permanent replacement filters – mention Paul Harvey for a discount
2C.23 Fireplace: moisture evidence - chimney allows rain to enter? see 6C.19 - due to chimney cap? see 1B.04 – metal chimney cap recommended
6A.40 Central A.C., comparative rating: unknown 6H outdoors under 65F, electric A.C. not tested;
6A.40 Heat, comparative rating: unknown: system shut down or not working
6E Carbon monoxide detector recommended
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*Part 1 (G): INTERIOR, INCLUDING DOORS AND WINDOWS
Factors that limited the thoroughness of this cursory examination of the interior: typical; safety glass that was identified by the factory with paper stickers often cannot be distinguished from ordinary glass
Good Features of the Interior
7C.17 Thermal insulating glass in primary windows (some faulty seals may not have been found during this cursory survey) – very old windows
7C.18 Wood floors
Water penetration (other than any perhaps noted below): none seen
Concerns: Interior
7C.18 Wood floor cosmetic problems – not sanded properly and only one finish coat applied
7C.01 Cracks in ceiling/ wall are typical of drywall in a wood-frame house
7C.01 Cracks, typical of plaster
8C.04 Ceramic floor tiles not firmly attached – various cracked tiles are present in both the kitchen and master bathroom
7C.17 Stuck/ binding windows – all windows must function easily for fire code reasons
7C.17 Window broken on the side of the house
7C.17 Loose, drafty windows – various window locks broken or not working properly
7A.20 Interior comparative rating: apparently fair
Unprofessional or amateur workmanship--may increase risk.
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*Part 1 (H): KITCHEN, BATH
Factors that limited the thoroughness of this cursory examination: typical (appliances not disassembled, and some aspects such as timers are not thoroughly tested, floors are not opened under showers, etc.);
Good Features: Kitchen, Bath
8A.00 Ceramic tile
9D Ventilation between ceiling and roof includes: gable vent; natural ventilation;
1C.03 No condensation/ excess humidity evidence seen (see 9D & 9H);
Concerns: Kitchen, Bath
8C.07 Dishwasher attention recommended: not getting water
9E.20 Insulation comparative rating: poor
3C.33 Vent, gable: Insect screen recommended
3C.17 Ventilation inadequate in ceiling-to-roof area? Small gable vents not enough
1C.03 Condensation/ excess humidity/ indoor air quality concerns (see 9D & 9H): none evident
Radon tests recommended (every house has some radon; see 9R).
Water, soil, and air: Environmental tests recommended (see 9H).
9D.20 Ventilation comparative rating: apparently poor
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╘===================================╛
*Ratings ("Good, Fair, Poor, Apparently Operational") for this cursory (screening) survey: These ratings compare the general condition to others of similar type and age. Ratings depend mainly on visual clues and are based on apparent functioning as observed on the day of the inspection. Prudent budget for problems NOT found by this survey: $400. For maximum risk reduction, all flaws, concerns, and problems listed on this report or verbally communicated should be corrected by specialists who should presume EACH to be a telltale indicator of unreported problems. Specialists should assess scope and extent of each. For maximum risk reduction, specialists also should re-examine incompletely inspected systems (all those noted above as having significant cursory examination limitations
╘=========╛ END OF PART 1 ╘=========╛
*Part 2: Systems and Components of the House
COMPONENTS AND SYSTEMS LISTED BELOW WERE EXAMINED AND RATED "APPARENTLY OPERATIONAL" EXCEPT AS NOTED IN PART 1 AND HEREIN. "APPARENTLY OPERATIONAL" MEANS THESE ITEMS ARE SHOWING WEAR AND TEAR THAT IS TYPICAL OF OTHER HOUSES OF SIMILAR AGE AND CONSTRUCTION.
*Part 2 (A): STRUCTURE
1G.00 HOUSE AGE (APPROXIMATE YEARS): 67 AS REPORTED BY REAL ESTATE AGENT OR LISTING INFORMATION;
1A.00, 1A.01, 1G.00 PREDOMINANT FOUNDATION TYPE: BASEMENT STYLE;
1G.15 PREDOMINANT FOUNDATION ANCHORS (ALSO SEE 1C.04): NOT OBSERVED.
1A.03 PREDOMINANT FOUNDATION MATERIALS: MASONRY UNIT, HOLLOW CORE;
1G.01 PREDOMINANT WALL STRUCTURE TYPE: FRAME, PRESUMABLY WOOD;
1G.03 PREDOMINANT FLOOR STRUCTURE: WOOD (CONVENTIONAL LUMBER WITH WOOD/WOOD-PRODUCT SUBFLOOR); CONCRETE SLAB;
1G.04 PREDOMINANT CEILING STRUCTURE: WOOD (CONVENTIONAL DIMENSIONAL LUMBER);
1G.04 PREDOMINANT ROOF STRUCTURE: CONVENTIONAL JOIST/RAFTER SYSTEM; WOOD TRUSSES; PLYWOOD SHEATHING (BETTER THAN OSB/WAFERBOARD SHEATHING);
1A.02 ALTERED/ EXPANDED: BASEMENT FINISH – WAS A
ALSO: 1G.13 DECK; 1G.14 GIRDER: STEEL; 1C.58 LARGE HOUSE; 1C.58 OLDER HOUSE; 1G.13 PORCH;
LEVELS OR STORIES (FLOORS): 3
1S SITE: 1S.06 BELOW STREET-LEVEL; 1S.02 HILL OVERLOOKING; 1S.02
A THOROUGH WOOD-INSECT INSPECTION IS RECOMMENDED.
*Part 2 (B): EXTERIOR
2A.00, 2A.02 PREDOMINANT WALL CLADDING MATERIALS: BRICK, SOLID;
ALSO: EAVES; SOFFITS; FASCIAS (OBSERVED FROM GROUND LEVEL); FLASHING; TRIM; ENTRY DOORS; A REPRESENTATIVE SAMPLE OF WINDOWS; VEGETATION, GRADING, DRAINAGE;
*Part 2 (C): ROOF AND RELATED
3A.00 WEATHER WHEN INSPECTED: CLEAR, ABOUT (DEGREES F): 45
PREDOMINANT TYPE & MATERIALS: 3A.01 GABLE, 3A.02 ASPHALT SHINGLES;
ALSO: ACCESS OPENING AND ACCESSIBILITY; DRAINAGE SYSTEM; FLASHINGS; PENETRATIONS;
ROOF ASSESSED BY OBSERVING THE FOLLOWING: EXTERIOR FROM GROUND LEVEL; EXTERIOR FROM WINDOW NEAR ROOF; UNDERSIDE FROM ATTIC ACCESS OPENING;
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*Part 2 (D): PLUMBING
4A.00, 4A.01 WATER SERVICE PIPING: COPPER;
4A.02 PREDOMINANT INTERIOR WATER SUPPLY AND DISTRIBUTION PIPING: COPPER;
4A.03 PREDOMINANT INTERIOR DRAIN, WASTE & VENT PIPING: PLASTIC; CAST IRON; COPPER, TYPE DWV (YELLOW LABEL);
4A.05
4A.06 PROBABLE WATER SUPPLY: PUBLIC.
4A.07 PROBABLE SEWAGE SYSTEM: PUBLIC.
4A.08 ANY "S" TRAPS? NONE SEEN.
4A.12 WATER HEATER (INCL. OPERATING & SAFETY CONTROLS): NATURAL GAS (CHIMNEY, VENTILATION /VENTING /CLEARANCE TO COMBUSTIBLES), ABOUT 50-GAL.
ALSO: SUPPORTS; FIXTURES; FAUCETS; 4A.00 HOSE BIB DRY OR SHUT OFF, NOT INSPECTED;
*Part 2 (E): ELECTRICAL
5A.00 SERVICE: 150-AMP,
5A.01 120/240-VOLT;
5W SERVICE CONDUCTORS/CABLES: OVERHEAD ALUMINUM;
5A.02
(5A.00 DISTRIBUTION PANEL, INCL. COMPONENTS INSIDE THE BOX: SINGLE-BUS BREAKER BOX FOUND.
DISTRIBUTION CONDUCTOR MATERIAL: 5W ALUMINUM & COPPER MAJOR APPLIANCE CIRCUITS;
5A.05 GROUND WIRE CONNECTED TO: UNKNOWN (NOT FOUND).
ALSO (REPRESENTATIVE SAMPLES OF LIGHTING FIXTURES, RECEPTACLES/SWITCHES WERE TESTED): 5A.08 GROUNDING-TYPE (3-HOLE) RECEPTACLES; 5A.08 NONGROUNDING-TYPE (2-HOLE) RECEPTACLES; 5A.12 GFCI PROTECTION;
RECOMMENDED: 5A.12 ADDITIONAL GFCI PROTECTION (UPDATE TO CURRENT STANDARDS); 6E CARBON MONOXIDE DETECTORS; 5A.20 SMOKE DETECTORS CONNECTED SO ALL WILL SOUND SIMULTANEOUSLY. 5A.20 SMOKE DETECTOR FOR EACH BEDROOM. 5A.20 SMOKE DETECTOR FOR EACH FLOOR.
*Part 2 (F): HEAT, VENTILATION, & AIR CONDITIONING (HVAC)
6A.00 HEAT (UNIFORMITY/HEAT OUTPUT ADEQUACY NOT ASSESSED): 6W FIREPLACE, MASONRY— DRAFT CHARACTERISTICS NOT ASSESSED; FIREBOX, HEARTH AND EXTENSIONS, DAMPER, CHIMNEY AND FLUE (BUT NOT MANTLE OR FLUE INTERIOR), AND PERMANENTLY INSTALLED ACCESSORIES, WERE INSPECTED; GASKETS/ SEALS NOT INSPECTED; 6A.09 NATURAL GAS-FUELED 6A.05 FURNACE, LOW-VELOCITY (6A.19 APPROPRIATE) FORCED-AIR incl. BLOWER; FILTER; DUCTS; SUPPORTS; REGISTERS; DAMPERS;
ALSO RELATED TO HEATING: CHIMNEY AND FLUE (INSPECTED AS VISIBLE FROM EXTERIOR VANTAGE POINTS); FUEL LINES MADE OF BLACK PIPE WERE FOUND;
6H CENTRAL AIR CONDITIONER (COOLING ADEQUACY AND UNIFORMITY NOT ASSESSED): ELECTRIC FUELED
ALSO RELATED TO COOLING: LOW-PRESSURE FORCED AIR (6A.19 APPROPRIATE); AIR HANDLER; BLOWER; INSULATION; SUPPORTS; PIPES; FILTERS; DUCTS; REGISTERS; DAMPERS; INSULATION;
14
*Part 2 (G): INTERIOR
7A.00 DOORS--NOT ALL ASSESSED; WINDOWS--NOT ALL ASSESSED; NOR STUCK UPPER SASHES OR WEAK SASH SPRINGS, IF ANY.
7A.03 FLOOR SURFACE MATERIALS INCLUDE: WOOD (SEE 7C.18); CERAMIC TILE (SEE 8C.04); CONCRETE; VINYL SHEET GOODS (SEE 7C.16); VINYL TILES (SEE 7C.16);
7A.03 PREDOMINANT WALL/CEILING MATERIALS: PLASTERBOARD, PROBABLY GYPSUM; PLASTER;
7A.02 PRIMARY WINDOWS: SINGLE-HUNG SASH;
9H RECOMMENDATION: GET ENVIRONMENTAL TESTING THAT MEETS ASTM STANDARDS
*Part 2 (H): KITCHEN, BATH
9E.01 INSULATION OF UNFINISHED AREAS: MINERAL WOOL ABOVE CEILING;
9D VENTING/VAPOR incl. KIT/BATH/LAUNDRY/ANY CRAWL SPACES (9H); EXHAUST FAN: IN KITCHEN;
8A.00 COUNTERS AND A REPRESENTATIVE NUMBER OF CABINETS WERE INSPECTED;
8A.01 APPLIANCES WERE NOT FULLY INSPECTED, AND TIMERS/ THERMOSTATS/ ACCESSORIES, ETC. WERE UNTESTED. 9E AIR-TO-AIR HEAT EXCHANGER; CLOCK (ON OVEN); DISHWASHER; DISPOSAL; DRYER— ELECTRIC; RANGE— GAS; REFRIGERATOR; WASHING MACHINE;
╘=================================╛
Give this report and relevant book articles to repair persons. A modified report perhaps may be mailed within 2 working days.
Typical maintenance costs: 1% of selling cost, each year.
This report is valid when the inspector has signed below and at the end of Part 1.
╘=======╛ END OF REPORT ╘=======╛
At this point the Photo Gallery would begin.
It would contain all the photos
and thermal images taken during the inspection.
Each photo and thermal image
would also have an explnanation.
Jay performs inspections Monday through Saturday, throughout Northern Virginia, from his office in Bristow to Leesburg and Centreville, to Great Falls and Vienna and everywhere in between!