Sample Commercial Long

The inspection is supplemental to the Property Disclosure. It is the responsibility of the Client to obtain any and all disclosure forms relative to this real estate transaction. This document was prepared as a report of all visual defects noted at the time and date of the inspection. It is not necessarily an all-inclusive summary, as additional testing or inspection information/processes and analysis may be pending. It is subject to all terms and conditions specified in the Inspection Agreement. 

It should be noted that a standard property inspection is a visual assessment of the condition of the property at the time of inspection. The inspection and inspection report are offered as an opinion only, of items observed on the day of the inspection. Although every reasonable effort is made to discover and correctly interpret indications of previous or ongoing defects that may be present, it must be understood that no guarantee is expressed nor implied nor responsibility assumed by the inspector or inspection company. This firm endeavors to perform all inspections in substantial compliance with the inspection standards of practice of the International Association of Certified Home Inspectors (InterNACHI). 

Our inspectors inspect the readily accessible and installed components and systems of a property as follows: This report contains observations of those systems and components that are, in the professional opinion of the inspector authoring this report, significantly deficient or are near the end of their expected service life. If the cause for the deficiency is not readily apparent, the suspected cause or reason why the system or component is at or near end of expected service life is reported, and recommendations for correction or monitoring may be made as appropriate. When systems or components designated for inspection in the InterNACHI Standards are present but are not inspected, the reason the item was not inspected may be reported as well.

Acceptance or use of this Inspection Report shall constitute acceptance of and agreement to all of the provisions of the Agreement for Inspection Services and its Terms and Conditions which are attached to and form a part of this Inspection Report. The scope of the inspection is outlined in the Inspection Agreement, agreed to by the Client.

A common source of dissatisfaction with inspectors sometimes comes as a result of off-the cuff comments made by contractors (made after-the-fact), which often differ from ours. Don’t be surprised when someone says that something needed to be replaced when we said it needed to be repaired, replaced, upgraded, or monitored. Having something replaced may make more money for the contractor than just doing a repair. Contractors sometimes say, “I can’t believe you had this building inspected and they did not find this problem.” There may be several reasons for these apparent over sights:

Conditions during inspection—It is difficult for clients to remember the circumstances in the subject property at the time of the inspection. Clients seldom remember that there was storage everywhere, making things inaccessible, or that the air conditioning could not be turned on because it was less than 65° outside. Contractors do not know what the circumstances were when the inspection was performed.

The wisdom of hindsight—When a problem occurs, it is very easy to have 20/20 hindsight. Anybody can say that the roof is leaking when it is raining outside and the roof is leaking. In the midst of a hot, dry, or windy condition, it is virtually impossible to determine if the roof will leak the next time it rains. Predicting problems is not an exact science and is not part of the inspection process. We are only documenting the condition of the property at the time of the inspection.

A destructive or invasive examination—The inspection process is non-destructive, and is generally non-invasive. It is performed in this manner because, at the time we inspected the subject property, the Client did not own, rent, or lease it. A Client cannot authorize the disassembly or destruction of what does not belong to them. Now, if we spent half an hour under a sink, twisting valves and pulling on piping, or an hour disassembling a furnace, we may indeed find additional  problems. Of course, we could possibly CAUSE some problems in the process. Therein lies the quandary. We want to set your expectations as to what an inspection is, and what it not.

We are generalists—We are not acting as specialists in any specific trade. The heating and cooling contractor may indeed have more heating expertise than we do. This is because heating and cooling is all he’s expected to know. Inspectors are expected to know heating and cooling, plumbing, electricity, foundations, carpentry, roofing, appliances, etc. That’s why we’re generalists. We’re looking at the forest, not the individual trees.

Having a client in attendance for a review at the end of an inspection is recommended discuss concerns, and answer all questions in person. This will allow for a physical walkthrough of any reported concerns.

Now that you’ve bought your commercial property and had your inspection, you may still have some questions about your new house and the items revealed in your report. 

Commercial property maintenance is a primary responsibility for every owner. Staying on top of a seasonal property maintenance schedule is important, and your InterNACHI Certified Professional Inspector can help you figure this out so that you never fall behind. Don’t let minor maintenance and routine repairs turn into expensive disasters later due to neglect or simply because you aren’t sure what needs to be done and when. 

Your commercial property inspection report is a great place to start. In addition to the written report, checklists, photos, and what the inspector said during the inspection not to mention the sellers disclosure and what you noticed yourself it’s easy to become overwhelmed. However, it’s likely that your commercial property inspection report included mostly maintenance recommendations, the life expectancy for the commercial property’s various systems and components, and minor imperfections. These are useful to know about. 

But the issues that really matter fall into four categories: 

1. Major defects, such as a structural failure; 
2. Things that can lead to major defects, such as a small leak due to a defective roof flashing; 
3. Things that may hinder your ability to finance, legally occupy, or insure the commercial property if not rectified immediately; and 
4. Safety hazards, such as an exposed, live buss bar at the electrical panel. 

Anything in these categories should be addressed as soon as possible. Often, a serious problem can be corrected inexpensively to protect both life and property (especially in categories 2 and 4). 

Most sellers are honest and are often surprised to learn of defects uncovered during an inspection. It’s important to realize that sellers are under no obligation to repair everything mentioned in your inspection report. No commercial property is perfect. Keep things in perspective as you move into your new commercial property. 

And remember that commercial property ownership is both a joyful experience and an important responsibility, so be sure to call on your InterNACHI Certified Professional Inspector to help you devise an annual maintenance plan that will keep your family safe and your home in good condition for years to come.

InterNACHI is so certain of the integrity of our members that we back them up with our $10,000 Honor Guarantee. 

InterNACHI will pay up to $10,000 USD for the cost of replacement of personal property lost during an inspection and stolen by an InterNACHI-certified member who was convicted of or pleaded guilty to any criminal charge resulting from the member’s taking of the client’s personal property.  

For details, please visit www.nachi.org/honor. 

We attempt to inspect the roof from various locations from the ground and, if possible, accessing the rooftop using a ladder. 

The inspection was not an exhaustive inspection of every installation detail of the roof system according to the manufacturer’s specifications or construction codes.  It is virtually impossible to detect a leak except as it is occurring or by specific water tests, which are beyond the scope of our inspection.  We recommend that you ask the sellers to disclose information about the roof, and that you include comprehensive roof coverage in your home insurance policy.  

The roof of your commercial property is slowly deteriorating and aging. The sun, wind, rain and temperatures are constantly affecting it. Your job is to monitor the buildings exterior for its condition and weather-tightness. 

Check the condition of all roof materials and look for developing patterns of damage or deterioration. 

During a heavy rainstorm (without lightning), grab an umbrella and go outside. Walk around your house and look around at the roof and property. A rainstorm is the perfect time to see how the roof, downspouts and grading are performing. Observe the drainage patterns of your entire property, as well as the property of your neighbor. The ground around your commercial property should slope away from all sides. Downspouts, surface gutters and drains should be directing water away from the foundation. 

The roof of the structure was inspected according to the standards of practice. 

All plumbing vents had serviceable rubber boot flange seals to protect areas of the roof from moisture intrusion. The vents appeared to be installed at a proper height and location and were in serviceable condition at the time of the inspection.

The combustion appliance exhaust flue and flue flashing appeared to be properly installed and in serviceable condition at the time of the inspection.

The exterior of your commercial property is slowly deteriorating and aging. The sun, wind, rain and temperatures are constantly affecting it. Your job is to monitor the buildings exterior for its condition and weather-tightness. 

Check the condition of all exterior materials and look for developing patterns of damage or deterioration. 

During a heavy rainstorm (without lightning), grab an umbrella and go outside. Walk around your house and look around at the roof and property. A rainstorm is the perfect time to see how the roof, downspouts and grading are performing. Observe the drainage patterns of your entire property, as well as the property of your neighbor. The ground around your house should slope away from all sides. Downspouts, surface gutters and drains should be directing water away from the foundation. 

The walkways that were adjacent to the house were in generally satisfactory condition.  The walkways, driveways, and parking areas that were far away from the house foundation were not inspected. 

The railings, guards, and handrails were found to be in satisfactory condition at the time of the inspection. 

The exterior of your home is slowly deteriorating and aging.  The sun, wind, rain and temperatures are constantly affecting it.  Your job is to monitor the house’s exterior for its condition and weather-tightness. 

Check the condition of all exterior wall-covering materials and look for developing patterns of damage or deterioration. 

The eaves (overhangs), soffits and fascia are comprised of those portions of the roof that extend beyond the exterior walls. The eaves protect the siding, windows and doors from the deteriorating effects of direct rain or snowfall. The eaves, soffits and fascia were generally performing as designed and were in acceptable condition.

The attic had a proper access opening that was in serviceable condition and insulated properly.

The visible roof framing and structural components were in serviceable condition at time of inspection. Any notable differences will be listed in this report.

Determining how much insulation should be installed in a house depends upon where a home is located. The amount of insulation that should be installed at a particular area of a house is dependent upon which climate zone the house is located and the local building codes.  

Insulation levels are specified by R-Value. R-Value is a measure of insulation’s ability to resist heat traveling through it. The higher the R-Value the better the thermal performance of the insulation. Current standards for existing wood-framed buildings for this climate and location are R38-R60. Recommend increasing insulation to achieve current standards as necessary.

All visible vent ducts terminated to the exterior of the property and were properly installed and supported.

Cracks – We may not comment on the cracks that appear around windows and doors, or which follow the lines of framing members and the seams of drywall and plasterboard. Some of these cracks would fall into a cosmetic defect category, and some cracks may be a consequence of movement, and will often reappear if they are not correctly repaired. Such cracks can become the subject of disputes, therefore a homeowner is responsible to have them evaluated by a specialist.

Air Quality – The commercial property owner should be aware there may be a number of environmental pollutants, which could include molds or other contaminants, the specific identification of which is beyond the scope of our service. Should you be concerned by anything in general, or by anything found during our inspection, a mold test or indoor air quality test is recommended. 

Hidden Issues – There are a host of lesser contaminants, or defects that would likely not be discoverable to a naked eye even if you knew where to look. A commercial property inspection is neither invasive nor exhaustive, we do not have permission to dismantle anything, and we do not have anything more to base opinion off of than current accessible and visual conditions. Hidden contaminants require additional environmental testing to discover -at the least.

Smells – There may be musty odors from past spills, odors from household pets, or odors from cigarette smoke that can permeate walls, carpets, heating and air conditioning ducts, and other porous surfaces, and which can be difficult to eradicate. However, inasmuch as the sense of smell adjusts rapidly, and the sensitivity to such odors is certainly not uniform, we recommend that you make this determination for yourself. If you or any member of your staff suffers from allergies or asthma, it’s recommended that you schedule whatever testing and remedial services may be deemed necessary before the close of escrow.

Our inspection of common spaces includes the visually accessible areas of ceilings, walls, floors, cabinets and closets, and includes the testing of a representative number of windows and doors, switches and outlets. Nationally recognized commercial property inspection standards require testing a minimum of one window, door, switch and outlet in every room, where accessible. 

Our inspection of offices includes the visually accessible areas of ceilings, walls, floors, cabinets and closets, and includes the testing of a representative number of windows and doors, switches and outlets.

The walls and ceilings in the interior rooms appeared to be in satisfactory condition at the time of inspection. 

The floors in the interior rooms appeared to be in satisfactory condition at the time of inspection. 

The windows appeared to be in satisfactory condition at the time of inspection. Windows are inspected for proper operation, condition of sill, sash, hardware and the condition of weather sealing components.  Windows in the home may have damaged thermal seals but they may not have been evident at the time of this inspection.  Dirt on the windows, the presence of screens, exterior and interior lighting may make thermal seal damage difficult to see.  Evidence of damaged seals can appear and disappear as temperature and humidity changes.  For a more thorough evaluation of window seals, the inspector recommends that the windows be professionally cleaned and reinspected by a professional window contractor.

Electrical outlets in the property appeared to be in serviceable condition at the time of inspection.  Notable exceptions will be listed in this report.  A representative number of outlets were tested. 

Light fixtures mounted in the interior rooms responded to the switches and appeared to be in serviceable condition at the time of inspection.  

Ceiling fans mounted in the interior rooms responded to the switches and appeared to be in serviceable condition at the time of inspection.  

The guard/hand rail for the interior stairs was secure, and balusters, if present, had a maximum spacing of 4 inches.  The rails were installed at a acceptable height greater than 32 inches.  Step treads and risers meet depth and height requirements. All stairway components are in serviceable condition. 

The existing smoke detectors were tested, and responded to the test button, but they are only noted as to presence and operation as of date of inspection. Smoke detectors may work today but not work when you need them to work. This is why it is important for you to test them on a regular basis, monthly at least. Smoke detectors are recommended by the U.S. Product Safety Commission to be installed inside each bedroom and adjoining hallway and on each living level of the property and basement level.

The heating system was turned on using normal operating controls and all interior rooms had a heat source installed (bathrooms, kitchens, laundry rooms and unfinished spaces do not require heat sources).  Inspection of air flow and/or distribution is beyond the scope of the inspection.  We are not able to determine the supply adequacy of the heating system during the course of a general home inspection. As a courtesy to the client the inspector tested a representative number of heat registers throughout the property. 

The kitchen was inspected according to the set standards of practice for home inspectors. A limited inspection was done on the installed appliances. 

The cabinets/shelves in the kitchen were properly installed, secured with proper hardware, doors and drawers (if present) were operational and in generally satisfactory condition.  

The counter tops in the kitchen were properly installed, secured properly and in generally satisfactory condition. 

Kitchen electrical outlets were ground fault circuit interrupter (GFCI) protected, responded to testing and appeared to be in serviceable condition at the time of inspection.

Light fixtures mounted in the interior rooms responded to the switches and appeared to be in serviceable condition at the time of inspection.  

The visible water supply piping in the kitchen was in satisfactory condition and was function as designed and intended. All functional plumbing fixtures were operated during the inspection and were secured properly, no signs of active leaks were present and were functioning as designed and intended. Evaluation of extra fixtures is outside the scope of the inspection. 

The visible drain, waste and vent piping material in the kitchen was in satisfactory condition and was functioning as designed and intended. The drains from all functional fixtures were tested during the inspection and emptied in a reasonable amount of time and did not overflow when other fixtures were drained simultaneously. 

The water shut off valves for the sink appeared to be in serviceable condition at the time of inspection. They were not operated but were visually inspected

The food waste disposer was operational, securely installed, electrical wiring was properly secured with romex connector and the drain lines were installed properly with no leaks at the time of inspection

All cooking elements and burners were tested and operational at the time of inspection. Any notable exceptions will also be listed in this report.

The range hood fan was tested and was operational at the time of inspection. The device also had an operational light, and was generally clear of excessive grease build up at the time of inspection.

The permanently installed microwave was properly secured, tested and was operable at the time of inspection.

The refrigerator was operational at the time of inspection.  

The kitchen was inspected according to the set standards of practice for home inspectors. A limited inspection was done on the installed appliances. 

The cabinets/shelves in the kitchen were properly installed, secured with proper hardware, doors and drawers (if present) were operational and in generally satisfactory condition.  

The counter tops in the kitchen were properly installed, secured properly and in generally satisfactory condition. 

Kitchen electrical outlets were ground fault circuit interrupter (GFCI) protected, responded to testing and appeared to be in serviceable condition at the time of inspection.

Light fixtures mounted in the interior rooms responded to the switches and appeared to be in serviceable condition at the time of inspection.  

The visible water supply piping in the kitchen was in satisfactory condition and was function as designed and intended. All functional plumbing fixtures were operated during the inspection and were secured properly, no signs of active leaks were present and were functioning as designed and intended. Evaluation of extra fixtures is outside the scope of the inspection. 

The water shut off valves for the sink appeared to be in serviceable condition at the time of inspection. They were not operated but were visually inspected

The permanently installed microwave was properly secured, tested and was operable at the time of inspection.

The kitchen was inspected according to the set standards of practice for home inspectors. A limited inspection was done on the installed appliances. 

Light fixtures mounted in the interior rooms responded to the switches and appeared to be in serviceable condition at the time of inspection.  

The visible water supply piping in the kitchen was in satisfactory condition and was function as designed and intended. All functional plumbing fixtures were operated during the inspection and were secured properly, no signs of active leaks were present and were functioning as designed and intended. Evaluation of extra fixtures is outside the scope of the inspection. 

The visible drain, waste and vent piping material in the kitchen was in satisfactory condition and was functioning as designed and intended. The drains from all functional fixtures were tested during the inspection and emptied in a reasonable amount of time and did not overflow when other fixtures were drained simultaneously. 

The water shut off valves for the sink appeared to be in serviceable condition at the time of inspection. They were not operated but were visually inspected

The food waste disposer was operational, securely installed, electrical wiring was properly secured with romex connector and the drain lines were installed properly with no leaks at the time of inspection

The dishwasher was operated and no leaks were visible at the time of inspection. Inspection of appliances, such as the dishwasher, is outside the scope of a general home inspection. However, as a courtesy to the client we will operate the dishwasher to confirm that it is working and there are no leaks during the time of inspection. This operation of the dishwasher does not serve as a certification that the dishwasher is properly installed up to current standards, but is meant to give the client additional information that the dishwasher operated and no leaks were visible at the time of inspection. It is common for appliances to fail overtime and the dishwasher should be monitored as needed to ensure proper operation in the future.  If the client would like a more intensive inspection of the dishwasher or any other appliance they should contact a qualified contractor to further evaluate before the inspection objection dead

The dishwasher was operated and no leaks were visible at the time of inspection. Inspection of appliances, such as the dishwasher, is outside the scope of a general home inspection. However, as a courtesy to the client we will operate the dishwasher to confirm that it is working and there are no leaks during the time of inspection. This operation of the dishwasher does not serve as a certification that the dishwasher is properly installed up to current standards, but is meant to give the client additional information that the dishwasher operated and no leaks were visible at the time of inspection. It is common for appliances to fail overtime and the dishwasher should be monitored as needed to ensure proper operation in the future.  If the client would like a more intensive inspection of the dishwasher or any other appliance they should contact a qualified contractor to further evaluate before the inspection objection dead

All cooking elements and burners were tested and operational at the time of inspection. Any notable exceptions will also be listed in this report.

The range hood fan was tested and was operational at the time of inspection. The device also had an operational light, and was generally clear of excessive grease build up at the time of inspection.

The permanently installed microwave was properly secured, tested and was operable at the time of inspection.

The refrigerator was operational at the time of inspection.  

The property had a trash compactor that was operational at the time of inspection. 

There was a door to the exterior from inside the garage. The door was found to be in satisfactory condition at the time of the inspection. Any defects would be listed in the exterior door section of this report.

The ceiling and walls of the garage were inspected according to the Home Inspection Standards of Practice.

The garage floor was in generally satisfactory condition at the time of the inspection. 

Garage doors have high-tension spring assemblies that you the home-owner need to be aware of. Garage doors should have warning labels present and legible to describe the potential hazards. 

The garage door spring assembly is built-in to assist in lifting the weight of the door. This assembly should be periodically looked over and tested by un-hooking the manual release and lifting the door to check for any difficulty or resistance – if there is any difficulty or resistance when lifting, it is recommended to have the door serviced by a garage door contractor. 

The main warning labels to look for are a general warning label on the door, and a spring warning label attached to either the spring assembly or the back of the door panel. 

Some newer doors have tamper-resistant bottom corner brackets that do not require all of these warning labels.

The garage vehicle door opener is comprised of multiple components. The opener motor itself was inspected for: proper installation, operations, and any add-on features and found to be in serviceable condition at the time of inspection. 

The wall button was properly installed and successfully operated the garage door opener when pressed. This button should be at least 5 feet above the standing surface, and high enough to be out of reach of small children.

The proper installation of photo-electric reverse sensors was inspected. The vertical distance between the photo-eye beam and the floor should be no more than 6 inches.

The auto-reverse feature during a non-contact test was inspected. This is tested by waiving an object through the sensors beams as the door is closing. The interruption of the beam successfully triggered the door to automatically reverse.

Federal law states that residential garage door openers manufactured after 1992 must be equipped with photo-electric eyes or some other safety-reverse feature that meets UL 325 standards.

A representative number of windows from the ground surface were inspected and appeared to be in serviceable condition at the time of the inspection. Inspection of window exteriors typically includes examination of the visible and accessible exterior sash and sill condition, flashing above window (presence and condition), steel lintels (where applicable), moisture-intrusion integrity.

The exhaust fan in this bathroom operated properly and appeared to be in serviceable condition at the time of inspection. 

There was no exhaust fan present in this bathroom. Normally an exhaust fan or an openable window is needed for proper ventilation.  There was an openable window present.  

Bathroom electrical outlets were ground fault circuit interrupter (GFCI) protected, responded to testing and appeared to be in serviceable condition at the time of inspection.

Light fixtures mounted in the interior rooms responded to the switches and appeared to be in serviceable condition at the time of inspection.  

The cabinets/shelves in the bathroom were properly installed, secured with proper hardware, doors and drawers (if present) were operational and in generally satisfactory condition.  

The counter tops in this bathroom were properly installed, secured properly and in generally satisfactory condition. 

The visible drain, waste and vent piping material in this bathroom was in satisfactory condition and was functioning as designed and intended. The drains from all functional fixtures were tested during the inspection and emptied in a reasonable amount of time and did not overflow when other fixtures were drained simultaneously. 

Any notable exceptions will be listed in this report.

The water shut off valves for the sink appeared to be in serviceable condition at the time of inspection. They were not operated but were visually inspected

The visible water supply piping in this bathroom was in satisfactory condition and was function as designed and intended. All functional plumbing fixtures were operated during the inspection and were secured properly, no signs of active leaks were present and were functioning as designed and intended. Evaluation of extra fixtures is outside the scope of the inspection. 

The visible components of the toilet were in satisfactory condition and functioning as designed and and intended.  The toilet was secured properly to the floor, no visible evidence of leaking was present and the toilet emptied in a reasonable amount of time.

The hot and cold water supply valves and corresponding supply lines at the fixtures were installed correctly and were functioning as designed and intended. The hot control produced hot water,  and the cold control produced cold water. Hot and cold temperatures were within an acceptable ranges according to current standards.

The overall water pressure was good and had acceptable “functional Flow.”  This is determined by viewing the flow of shower water when another fixture is in use or when two fixtures are operated simultaneously.  

The heating system was turned on using normal operating controls and all interior rooms had a heat source installed (bathrooms, kitchens, laundry rooms and unfinished spaces do not require heat sources).  Inspection of air flow and/or distribution is beyond the scope of the inspection.  We are not able to determine the supply adequacy of the heating system during the course of a general home inspection. As a courtesy to the client the inspector tested a representative number of heat registers throughout the property. 

Inspection of the Whirlpool jetted tub is beyond the scope of the property inspection. The bathtub was filled and turned on using normal operating controls as a courtesy to the client, and it appeared to be in serviceable condition. All components of the Whirlpool jetted bathtub were not inspected 

Most HVAC (heating, ventilating and air-conditioning) systems in commercial properties are relatively simple in design and operation. They consist of four components: controls, fuel supply, heating or cooling unit, and distribution system. The adequacy of heating and cooling is often quite subjective and depends upon occupant perceptions that are affected by the distribution of air, the location of return-air vents, air velocity, the sound of the system in operation, and similar characteristics. 

It’s your job to get the HVAC system inspected and serviced every year. And if you’re system has an air filter, be sure to keep that filter cleaned. 

AFUE – Annual Fuel Utilization Efficiency

AFUE measures a gas furnace’s efficiency in converting fuel to energy. For example a furnace that has an 80 percent AFUE rating can turn 80 percent of the energy it consumes into heat. The other 20 percent is used during the heating process. Efficiency relates to cost of use, with low efficiency being the most expensive.

Information from the heating system data plate is shown in the photo and contains the manufacturer, serial number, size and date (2004). 

In most cases, furnaces last between 15 to 20 years but many are in service for over 40 years. Furnace life expectancy, like any other product, will vary greatly for a number of reasons. Installation quality and proper sizing, personal comfort preferences and thermostat settings, climate, quality of your heating fuel source, and regular furnace maintenance all can play a role in either extending… or reducing furnace lifespan. Without putting an actual number on it, your furnace can last as long as you continue to keep up with routine, annual maintenance and minor repairs. And when a major issue presents itself, the decision to repair or replace your furnace with a new one will go a long way towards determining the actual lifespan of your current model.

Opinions about furnace life expectancy will vary from individual to individual. Much like your car, it’s not uncommon for an older furnace to need some basic repairs. One commercial property owner might want a new model the first time a minor repair is needed and the furnace is out of warranty. Another might be willing to make a number of repairs before deciding the old furnace is finished. Others might even be willing to replace major components like a heat exchanger or blower motor. But basing your expectation on a furnace’s warranty might be a good place to start.

The gas-fired heating system exhaust flue had proper connections, slope and clearance from combustibles.

The service disconnect was within sight of the heating system. Although it was not operated, it appeared to be in serviceable condition at the time of the inspection.

The gas supply piping included a shutoff valve in the vicinity of the heating system for service personnel and emergency use. No evidence of leakage was detected at any of the exposed gas piping. The valve was not operated as part of the inspection.

The heating system had a discharge pipe connected to the drain or condensate pump installed at the heating system. This pipe was properly routed to a nearby drain.

The furnace gas was lit using a spark ignition. The spark transmits too fast to photograph. Spark ignition is used on mid and high efficiency to light burners when heat is called for. Spark igniters are electric powered and function as a device that ignites compressed fuels, such as the gas supplied to your furnace. Generally, they are considered efficient devices because they are easy and safe to handle.

The counter tops in the laundry room were properly installed, secured properly and in generally satisfactory condition. 

The 220v outlet in the laundry area was not accessible or had a connected dryer plug in at the time of the inspection. If there was a dryer plugged in, the dryer was briefly turned on to verify that it is operational. Any exceptions or defects would be listed in this report.

The plumbing supply system had a shutoff valve installed. It appeared to be in serviceable condition but testing the operation of this valve is not within the scope of a property inspection.  

The valve was not operated during the inspection; however, it should be “exercised” periodically to maximize it’s useful life so that it will remain functional when the need arises.

Water pipe fittings connected to the adjacent pipes appeared to be in serviceable condition at the time of the inspection.

The main water supply line material is considered what enters the home from the city or well. 

There line was in serviceable condition without leakage or excessive surface corrosion.

The main water supply line material is considered what enters the home from the city or well. The water supply to the house appeared to be in satisfactory condition at the time of the inspection.  

It is recommended to ask the homeowner for details regarding water source. 

It is recommended to have water potability testing done if any there is any question to drinking tap water.

The exposed, visible, distribution piping running from the main source to each faucet or fixture was inspected. 

The exposed and visible supply piping was in acceptable condition.  

 Water pressure was in the acceptable range of 40 to 80 pounds per square inch (PSI) at the time of inspection. For rural properties supplied by well water, the acceptable pressure level can start at 30 PSI.

The system was in satisfactory condition at the time of inspection. The drains from all functioning plumbing fixtures were tested during the inspection and each emptied in a reasonable amount of time and did not overflow when other fixtures were drained simultaneously.  

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. 

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. 

The interior gas piping was in acceptable condition. No evidence of leakage was detected at any of the exposed gas piping. Pressure testing is considered beyond the scope of a property inspection.

The meter was installed at a proper height, with the center of the meter measuring between 4 feet and  6 feet above the walking surface. The electric meter was securely fastened to the property and appeared to be in serviceable condition at the time of the inspection.

The electrical distribution panel installation and condition was inspected, and found to be in satisfactory condition at the time of inspection.

The manufacturer’s label was present at the main electrical service panel. The manufacturer’s label typically provides information describing the main panel such as the name of the panel manufacturer, the panel model number, the panel amperage rating, limitations related to the environment in which the panel was designed to be installed and grounding/bonding information for that particular model.

The electrical sub-panel condition and installation was inspected, and found to be in satisfactory condition at the time of inspection. 

The sub-panel had a manufacture label with a panel rating.

The sub-panel breakers were properly labeled. 

The main electrical disconnect was provided by a two-pole circuit breaker mounted in the main distribution panel. The breaker appeared to be in good condition, although it was not tested during this inspection.

Electrical service-entrance conductors were inspected and found to be in satisfactory condition at the time of inspection.

Electrical over-current protection devices (circuit breakers and fuses) were not tested, but visually inspected, and found to be in satisfactory installation and condition at the time of inspection.

Electrical over-current protection devices (circuit breakers and fuses) in the subpanel were not tested, but visually inspected, and found to be in satisfactory installation and condition at the time of inspection.

One of the most common problems in a house is a wet basement or foundation. You should monitor the walls and floors for signs of water penetration, such as dampness, water stains, peeling paint, efflorescence, and rust on exposed metal parts. In a finished basement, look for rotted or warped wood paneling and doors, loose floor tiles, and mildew stains. It may come through the walls or cracks in the floor, or from backed-up floor drains, leaky plumbing lines, or a clogged air-conditioner condensate line. 

The basement was inspected according to the Home Inspection Standards of Practice. 

The basement can be a revealing area in the house and often provides a general picture of how the entire structure works. In most basements, the structure is exposed overhead, as are the HVAC distribution system, plumbing supply and DWV lines, and the electrical branch-circuit wiring. I inspected those systems and components.

Some minor cracking in concrete floors are typical and to be expected. (Examples will be noted in attached photos)