Sample Premium Long

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.

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.

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

Home maintenance is a primary responsibility for every homeowner, whether you’ve lived in several homes of your own or have just purchased your first one. Staying on top of a seasonal home 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 home 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 inspection report included mostly maintenance recommendations, the life expectancy for the home’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 home 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 house is perfect. Keep things in perspective as you move into your new home. 

And remember that homeownership 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.

Even the most vigilant homeowner can, from time to time, miss small problems or forget about performing some routine home repairs and seasonal maintenance. That’s why an Annual Home Maintenance Inspection will help you keep your home in good condition and prevent it from suffering serious, long-term and expensive damage from minor issues that should be addressed now. 

The most important thing to understand as a new homeowner is that your house requires care and regular maintenance. As time goes on, parts of your house will wear out, break down, deteriorate, leak, or simply stop working. But none of these issues means that you will have a costly disaster on your hands if you’re on top of home maintenance, and that includes hiring an expert once a year. 

Just as you regularly maintain your vehicle, consider getting an Annual Home Maintenance Inspection as part of the cost of upkeep for your most valuable investment your home. 

Your InterNACHI-Certified Professional Inspector can show you what you should look for so that you can be an informed homeowner. Protect your family’s health and safety, and enjoy your home for years to come by having an Annual Home Maintenance Inspection performed every year. 

Schedule next year’s maintenance inspection with your home inspector today!

Every house should be inspected every year as part of a homeowner’s routine home maintenance plan. Catch problems before they become major defects.

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 home 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 house 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 visually inspected according to the standards of practice. 

The roof had one layer of roof covering material installed at the time of 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 buildings exterior for its condition and weathertightness. 

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 exterior of the structure was inspected according to the standards of practice. 

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 accessible eaves, soffits, and fascia were visually inspected for proper installation and current condition. They should be generally performing as designed and in acceptable condition. Deficiencies or limitations will be listed in this report.

The exterior doors were visually inspected and operated to check for proper installation and current conditions. Any deficiencies or limitations will be listed in this report. Inspection of door exteriors typically includes the examination of the following: door exterior surface condition, weather-stripping condition, presence of an effective sweep, jamb condition, threshold condition, moisture-intrusion integrity, handle and lock hardware.

Light fixtures mounted on the exterior walls of the residence responded to the switches and appeared to be in serviceable condition at the time of the inspection.

Exterior electrical outlets were Ground Fault Circuit Interrupter (GFCI)-protected, enclosed in weather-resistant covers, responded to testing and appeared to be in serviceable condition at the time of the inspection. Notable exceptions will be listed in this report.

A representative number of windows were visually inspected for proper installation and satisfactory condition at the time of inspection. Any deficiencies or limitations will be listed in this report. Inspection of window exteriors typically includes an examination of the visible and accessible exterior sash and sill condition, flashing above the window (presence and condition), steel lintels (where applicable), moisture-intrusion integrity.

The outside water faucet(s) were inspected and tested using a pressure gauge or cap. Faucets are checked for secure attachment and sealant on siding. Knobs are visually inspected for presence and operated to test proper condition, and test for leaks at the time of inspection. Any notable deficiencies or limitations will be listed in this report. 

The condition and placement of the gas shut off and meter were visually inspected and checked for gas leaks. Any notable deficiencies or limitations will be listed in this report.

The exterior vents and vent covers were visually inspected for proper installation and current conditions. They should be secured to wall, not obstructed, and in generally serviceable condition. Any deficiencies or limitations will be listed in this report.

The roof drainage system had conventional downspouts with proper extensions which routed run-off away from the property foundation. The downspouts and extension system appeared to be in serviceable condition at the time of the inspection. 

The exterior of garage doors appeared to be in serviceable condition at the time of the inspection. Inspection of exterior garage doors typically includes examination of door exterior surface condition, weather-stripping condition and jamb condition.

The exterior entry doors of the detached garage were in satisfactory condition at the time of inspection.

The ceiling and walls of the detached garage were in serviceable condition at the time of inspection.

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.

Manual operation of the garage door was performed to inspect the current operation condition of the door. 

• The manual safety release was pulled to disconnect the door from the opener assembly and the door was manually lifted to half and fully open positions to test the spring assembly’s performance. The door moved freely, and opened and closed without difficulty. The door was inspected as it moves to make sure the hinges are smooth, and rollers stay in the track. The safety release was reconnected, if present.
• The garage door panels and framing brackets were inspected and found to be in satisfactory condition.
• The springs, hinges, and supporting hardware were visually inspected for proper installation and current condition.

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.

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.

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 homeowner 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 home 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 family 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 living 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 home inspection standards require testing a minimum of one window, door, switch and outlet in every room, where accessible. 

Our inspection of bedrooms 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 were visually inspected for proper installation and current conditions. Any notable deficiencies or limitations will be listed in this report.

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

Interior doors and hardware were lightly operated and visually inspected for proper installation and current conditions. They appeared to be in satisfactory condition at the time of inspection. Smooth door operation may change as the home heats and cools. Any deficiencies or limitations will be listed in this report. 

The windows were visually inspected for proper installation and satisfactory condition at the time of inspection. Any deficiencies or limitations will be listed in this report. Windows are inspected for proper operation, condition of the 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.

A representative number of outlets were visually inspected and tested using an outlet tester. Outlets are checked for power, proper wiring (according to the testing tool,) installation, and placement. Any notable deficiencies or limitations will be listed in this report.

Light fixtures mounted in the interior rooms were tested for response to the switches or remotes and visually inspected for proper installation and current condition. Any notable deficiencies or limitations will be listed in this report.

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.

Carbon monoxide detector(s) were provided in the property in appropriate locations within 15 feet from each sleeping area where they can wake occupants from sleeping. 

Additional detectors on every level and in every bedroom of a property provides extra protection. Property owners should remember not to install carbon monoxide detectors directly above or beside fuel-burning appliances, as appliances may emit a small amount of carbon monoxide upon start-up. A detector should not be placed within fifteen feet of heating or cooking appliances or in or near very humid areas such as bathrooms.

The home had a bar sink installed. It was visually inspected for proper installation and for it’s current condition. The sink was tested for proper operation and for the general water tightness of the fixture and drainage system. Any notable deficiencies or limitations will be listed in this report.

The counter tops in the bar were visually inspected for proper installation and current condition. Any deficiencies or limitations will be listed in this report.

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

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 exhaust fan in the bathroom was visually inspected and operated using normal controls to examine the proper installation and current conditions. It should operate properly and be in a serviceable condition at the time of inspection. Any notable deficiencies or limitations will be listed in this report. 

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 were visually inspected for satisfactory condition and intended function. The drains from all functional fixtures were tested during the inspection for reasonable drainage time and overflow when other fixtures were drained simultaneously.

Any notable deficiencies or limitations 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 tub and/or shower areas were found to be correctly sealed and caulked at the time of inspection. Adjacent walls, windows, and floors were inspected and in serviceable condition at the time of inspection.

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. 

The exhaust fan in the bathroom was visually inspected and operated using normal controls to examine the proper installation and current conditions. It should operate properly and be in a serviceable condition at the time of inspection. Any notable deficiencies or limitations will be listed in this report. 

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 were visually inspected for satisfactory condition and intended function. The drains from all functional fixtures were tested during the inspection for reasonable drainage time and overflow when other fixtures were drained simultaneously.

Any notable deficiencies or limitations 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 tub and/or shower areas were found to be correctly sealed and caulked at the time of inspection. Adjacent walls, windows, and floors were inspected and in serviceable condition at the time of inspection.

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. 

The exhaust fan in the bathroom was visually inspected and operated using normal controls to examine the proper installation and current conditions. It should operate properly and be in a serviceable condition at the time of inspection. Any notable deficiencies or limitations will be listed in this report. 

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 were visually inspected for satisfactory condition and intended function. The drains from all functional fixtures were tested during the inspection for reasonable drainage time and overflow when other fixtures were drained simultaneously.

Any notable deficiencies or limitations 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 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. 

Light fixtures mounted in the interior rooms were tested for response to switches or remotes and visually inspected for proper installation and current condition. Any deficiencies or limitations will be listed in this report. 

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 visually inspected for proper installation and for satisfactory current condition. The drains from all functional fixtures were tested during the inspection to verify that they emptied in a reasonable amount of time and did not overflow when other fixtures were drained simultaneously. Any deficiencies or limitations 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 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 checked for leaks 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 accessible cooking elements and burners were tested for proper operation 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 was visually inspected for an operational light, and generally cleanliness from excessive grease build up. Any deficiencies or limitations will be listed in this report.

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

The refrigerator and freezer were visually inspected and checked for optimal cooling and freezing temperatures. Water fixtures are tested if present. Any deficiencies or limitations will be listed in this report.

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 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. 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 drain system appears to be in satisfactory condition at the time of inspection. The drain system should have at least one accessible cleanout for regular maintenance on the main drain vent/pipeline. Pipes should have a proper slope and be securely installed. The drainage from all functioning plumbing fixtures was tested during the inspection to search for visible leaks in the accessible main drain line. Any notable deficiencies or limitations will be listed in this report.

The interior gas piping was visually inspected for acceptable conditions and tested for leaks at accessible areas. Gas piping should not be corroded or have evidence of leakage at any of the exposed gas piping. Not all areas are accessible due to installation location behind walls or on high ceilings. Pressure testing is considered beyond the scope of a property inspection.

The water heater age was determined by the photo included in this report. According to the U.S. Department of energy these major appliances are intended to run for between 8 and 12 years. Be advised that every water heater will age differently relative to the following life span factors: water quality, mineral buildup, frequency of flushing, volume of water utilized, size of tank, brand and quality of water heater. Although it was operating at the time of the inspection, the inspector can not determine the remaining life of the water heater.

The lifespan of water heaters depends on the following: 

-The quality of the water heater 

-The chemical composition of the water 

-The long term water temperature settings 

-The quality and frequency of past and future maintenance

Flushing the water heater tank once a year and replacing the anode rod every 4 years will help extend its lifespan. You should keep the water temperature set at a minimum of 120 degrees Fahrenheit to kill microbes and a maximum of 130 degrees to prevent scalding

The water heating equipment had a cold water supply shutoff valve installed. The valve was not operated during the inspection; however, it should be “exercised” periodically so that it will remain functional when the need arises.

Water pipe fittings connected to the water heating equipment were visually inspected for serviceable condition at the time of inspection. Any deficiencies or limitations will be listed in this report.

The water heater had an expansion tank / valve installed to allow for thermal expansion of water in the plumbing pipes. The expansion tank appeared to be properly installed and in serviceable condition. We do not dismantle, drain or inspect inside of the tank.

The water heater was equipped with a TPR (Temperature Pressure Relief) valve and a properly-configured TPR valve discharge pipe which was properly connected to the T&P relief valve and terminated within 6″ from the floor. This device is an important safety feature and should not be altered or tampered with, and was not tested as part of the inspection. No adverse conditions were observed.

The water heating equipment was properly supported, level and no leaks were observed at time of inspection.

There was a drain valve which was in serviceable condition at the time of inspection.

The indirect-fired water heater temperature is controlled using screw or dial located either at the unit, at the boiler, or both. Interior components of an indirect-fired water heater, such as heat exchanging coils, are enclosed within the tank, and could not be evaluated. Primary heating elements are housed within the nearby boiler, and are reported in the heating section of this report.

There was no ventilation exhaust fan in the laundry room. Normally an exhaust fan or an openable window is needed for proper ventilation.  There was an openable window present.  

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

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

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

The 220-volt dryer electrical outlet was inspected and appeared to be in serviceable condition at the time of inspection.

A dyer vent connection was installed in the laundry area. The dryer vent connection was examined visually only. A visual examination will not detect the presence of lint accumulated inside the vent, which is a potential fire hazard the inspector recommends that you have the dryer vent cleaned at the time of purchase and annually in the future to help ensure that safe conditions exist. Lint accumulation can occur even if in approved properly installed vents.

The water shut off valves for the clothes washer were visually inspected for proper installation and current conditions. They should not be leaking or corroded, and have proper knobs/handles, and in serviceable condition. The valves were not operated but were visually inspected. Any deficiencies or limitations will be listed in this report. 

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 home had a sink installed in the laundry area. The sink was inspected and was found to be in serviceable condition at the time of 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) in the subpanel were not tested, but visually inspected, and found to be in satisfactory installation and condition at the time of inspection.

Most HVAC (heating, ventilating and air-conditioning) systems in houses 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 costing the most.

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

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 homeowner 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 combustion air supply for this appliance was present. 

Fresh air supply is recommended by manufacturers for efficient operation of fuel burning appliances. Years ago, the air could come from inside or outside the building, however, more recent standards prefer for combustion air to come from the outside only. 

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. The shutoff valve was checked for evidence of gas leakage at any of the exposed gas piping. Any deficiencies or limitations will be listed in this report. The valve was not operated as part of the inspection.

The furnace cabinet exterior and interior appeared to be in serviceable condition at the time 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 thermostat(s) was installed at a location in the property, which appears to be adequate to operate the HVAC system efficiently. The thermostat(s) was fastened securely to the wall, activated the HVAC unit, and appeared to be in serviceable condition. The inspector takes two pictures of the thermostat. The first picture is to show all of the settings on the thermostat before the inspector operates it and the second picture shows that the inspector has reset the thermostat back to the original settings after operation.

The boiler gas was lit using a spark ignition. 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 heating operation and boiler burners were visually inspected and appear to be operational at the time of the inspection. A furnace burner is a component of a furnace where air mixes with fuel, and is burned in order to create heat.

As stated in the Inspection Agreement, and acknowledged by the Client, the parties agree that all buildings contain some amount of mold, and that the inspector is held harmless from any claim arising from the presence of any level or species of mold, which may exist in, or on, the structure or property either at the time of the inspection, or identified or discovered anytime thereafter. Mold can occur at any time, and for a variety of reasons, including water penetration or elevated moisture content. It may also remain hidden from view, or return at any time after cleaning if root cause for the mold growth was not identified and corrected. As the inspection is visual only, and therefore noninvasive, it is virtually impossible for inspector to identify all conditions which could result in mold growth, and is also impossible for inspector to reasonably identify area of mold growth. The Client further acknowledged and agreed that the inspector is not responsible for the discovery of toxins of any type, either inside or outside the subject structure and/or property.

Serial Number: 32011985

Time: 11:34 AM

Temp: 45°

Wind: 2 mph 

About Air Sample Sampling and Analysis:

EMLab P&K requires at least one outdoor air sample and one indoor air sample in order to make indoor/outdoor comparisons and assessments of airborne mold levels, which are an integral part of the EMLab P&K MoldREPORT™ system.

Serial Number: 32011978

Time: 11:00AM

Temp: 70°

Serial Number: 32011971

Time: 11:12 AM

Temp: 72°

The areas, systems, and components listed above were visually inspected in a non invasive manner. No apparent mold growth, moisture intrusion, water damage, musty odors, or conditions conducive to mold growth were identified in these areas at the time of the inspection. Any exceptions will be documented in this report. 

A limited mold test was requested and performed. This was a visual, non invasive inspection. An exterior air sample was taken at the main entrance. This sample acts as the control to compare with the samples taken from the interior. The samples were analyzed in a laboratory by Eurofins EMLab P&K. The results are given a score on a bar graph of 100 to 300 with 100 being the lowest possible level and 300 being the highest. The interior samples are analyzed and given a score to identify the area of concern if a higher level than the exterior is present. 

Mold will develop with the help of water, heat, and an organic substance. The ideal moisture ranges in a home’s building materials would be a moisture content of less than 12% and air humidity levels at less than 35% as established by the EPA. A low mold score will be reported in environments over 32F. Axium’s inspectors are certified by InterNACHI. All findings and inspection procedures follow the specific guidelines of this governing body.

This report does not contain the results of the air samples that were taken at the time of the inspection.  The air samples have to be sent to EMLab for analysis.  The EMLab report will be emailed separately and the mold testing results will be summarized and updated in this report in approximately 2-3 business days.

The EMLab results of the air sample analysis were returned as follows:

MoldSCORES: between 100-130

These scores are in the low range indicating a little to no mold growth in the home. No further action is recommended at this time. 

MoldSCORE™ Level: LOW 

A low MoldSCORE™ indicates the indoor air samples taken did not detect, relative to the outside air, the presence of indoor mold growth in this home or building at the time of sampling. This result, by itself, is evidence for, but does not prove, the absence of indoor mold growth in the locations sampled. 

Mold is a living organism that can grow very rapidly under certain conditions. If any portion of the room tested is, or has been, damp for an extended period since the time of testing, the likelihood of mold growth may have increased substantially since the time of the inspection.

Health concerns:

Neither this report nor any MoldSCORETM rating is intended to provide medical advice, nor shall it be interpreted as an indicator of potential medical or safety problems. If you have concerns or questions relating to your health, please contact your physician for advice.

Some general recommendations for the cleaning of mold growth and/or keeping the indoor air clean and reducing allergens or potential mold growth are as follows:

– Use an air purifier weekly on a “Turbo” setting or equivalent for several hours. 

– Use anti-microbial house hold cleaners with a sponge when cleaning possible mold like substances. Bleach and water is not recommended. 

– Carpets should be professionally cleaned at least once a year and more frequently in areas of greater exterior vegetation. 

– HVAC ducts should be cleaned every three to five years. 

– Annual maintenance for heating, cooling, and humidifier systems is recommended.  

Thank you for choosing Axium inspections. Please contact Axium if you have further questions regarding your mold testing results at (303) 831-1202.  

OBSERVATIONS:

1.  No visible evidence of live wood destroying insects was observed at the time of inspection.

2.  No visible evidence of dead wood destroying insects, insect parts, mud tubes, holes or staining was observed at the time of inspection.

3.  No visible evidence of structural damage at wooden components was observed at the time of inspection,

4.  No visible evidence of possible previous correction was observed at the time of inspection.

5.  Based on the observations during this inspection, no treatment is recommended at this time. 

An infrared inspection of the building envelope from the interior is done by visibly checking specific exterior walls, windows, and exterior entry doors. Any deficiencies or limitations will be listed in this report. NOTE: Many factors can affect the ability to detect any anomalies including: indoor air temperature, outside air temperature,  weather conditions, humidity levels, insulation type, exterior siding type, and more. 

Infrared images were taken at all plumbing fixtures and no signs of leakage or moisture intrusion were detected.

A picture of the electrical panel was taken to check for any overheating hotspots. No hotspots appear to be present at the time of inspection. Note: This portion of the inspection was performed during normal resting conditions of the home – verification of circuit load is beyond the scope of our inspection. 

An acceptable flow rate (average of  5 gallons per minute) was maintained over the course of the 2-hour flow test.

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 visible well system components were visually inspected in a non invasive manner. No leaks or apparent defects were noted for the well head or related components. 

If the well head was able to be located, please document the location here: ______________________

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)

The structural components were not visible and installed behind or under finish materials. 

No visible signs of water intrusion were present at time of inspection. Any visible defects will be listed in this report.

All visible electrical components in the basement were in serviceable condition at time of inspection.

The visible accessible plumbing in the basement appeared to be in serviceable condition at time of inspection.