Inspection Report
Your Address
Prepared for: Sample Report
Prepared by: Argosy Inspections
8244 SVL Box
Victorville, CA 92395
Argosy Inspections
Page 1 of 33
Sample Report 2014.inspx
Defective Summary
This summary is not the entire report. The complete report may include additional information of concern to the client. It is
recommended that the client read the complete report.
Plumbing
1. Backflow preventer: None present**** Missing backflow preventer,
suggest install backflow preventer to prevent contaminants
into the potable drinking water supply
Electrical
2. South exterior Electric Panel 120 VAC Branch Circuits: Copper**** Double tapping at the breaker,
can cause circuit to overheat, Evaluation by a licensed electrician is recommended
3.
4.
5.
6.
7.
South exterior Electric Panel Manufacturer: Cutler-Hammer
South exterior Electric Panel Main Breaker Size: 50 amps
South exterior Electric Panel Breakers: Copper
Door Bell: Hard wired
C.O. Detector: Not present**** Recommend installing a C.O. detector for safety reasons
Garage/Carport
8. Front of Home Garage Garage Door Pressure Reverse Working Not working**** Pressure switch does
not work (SAFETY), recommend adjusting screws on motor
Palm-Tech Inspector, Copyright © 1998-2014, PDmB, Inc.
Argosy Inspections
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Defective Summary (Continued)
9. Front of Home Garage Door to House Self Closing and Latching: No self closing
hinges**** As per code,garage door needs self closing hinges,
recommend handyman to repair
10. Front of Home Garage Electrical Outlets 120V non GFCI Protection**** Non
GFCI Protection, recommend qualified contractor to evaluate
and repair
Kitchen
11. Main floor Kitchen Disposal: Insinkerator**** The disposal is leaking, A
licensed plumber is recommended to evaluate and estimate
repairs
Bathroom
12. Master Bathroom Fixtures/Faucets/Traps: Single handle sink faucet(s) & PVC trap(s), Two handle tub/shower
faucet**** Leaking &/ or dripping faucet, A licensed plumber is recommended to
evaluate and estimate repairs
Palm-Tech Inspector, Copyright © 1998-2014, PDmB, Inc.
Argosy Inspections
Page 3 of 33
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Marginal Summary
This summary is not the entire report. The complete report may include additional information of concern to the client. It is
recommended that the client read the complete report.
Exterior Surface and Components
1. Windows: Metal- double pane**** Front window trim loose, Repairs are needed by a
qualified technician (Does not interfere with the integrity of the window)
Roof
2. House & Garage Roof Surface Material: Concrete tile**** Cracked cement
tile, recommend handyman to repair with silicon (east side)
Bathroom
3. Master Bathroom Shower/Surround: Ceramic tile floor & surround**** Replace old caulking at the
shower pan, Recommend caulking
Fireplace/Wood Stove
4. Family Room Fireplace Fireplace Construction: Prefab**** Fireplace window foggy, sealed unit, A qualified
contractor is recommended to evaluate and estimate repairs
Palm-Tech Inspector, Copyright © 1998-2014, PDmB, Inc.
Argosy Inspections
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Fireplace/Wood Stove (Continued)
Fireplace Construction: (continued)
Air Conditioning
5. North exterior AC System Condensate Removal: PVC**** The primary drain pan is rusted, Keep drain
termination open & clear
Palm-Tech Inspector, Copyright © 1998-2014, PDmB, Inc.
Argosy Inspections
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Table of Contents
Definitions
6
General Information
6
Pre Inspection Agreement
7
Receipt
9
Lots and Grounds
10
Structure
10
Exterior Surface and Components
10
Plumbing
11
Electrical
12
Roof
13
Attic
14
Garage/Carport
14
Kitchen
16
Laundry Room/Area
17
Bathroom
17
Bedroom
19
Living Space
20
Fireplace/Wood Stove
21
Air Conditioning
22
Heating System
23
Pool/ Spa
24
Maintenance Advice
24
Standards of Practice
26
Palm-Tech Inspector, Copyright © 1998-2014, PDmB, Inc.
Argosy Inspections
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Definitions
NOTE: All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection
Defective
Item needs immediate repair or replacement. It is unable to perform its intended function.
Acceptable
Functional with no obvious signs of defect.
Marginal
Item is not fully functional and requires repair or servicing.
Not Present
Item not present or not found.
Not Inspected Item was unable to be inspected for safety reasons or due to lack of power, inaccessible, or disconnected at time
of inspection.
General Information
Property Information
Client Name Sample Report
Phone xxx-xxx-xxxx Fax
E-Mail Your E-Mail
Property Address XYZ Street
City Rancho Cucamonga State CA Zip 12345
Client Information
Inspection Company
Inspector Name Paul Noe
Company Name Argosy Inspections
Inspector's Name Paul Noe
Address 8244 SVL Box
City Victorville State CA Zip 92395
Phone 888-699-8060 Fax
E-Mail [email protected]
Realtor's Name Agents Name
File Number 101813
Amount Received $500.00
Conditions
Others Present Seller's Agent Property Occupied Vacant
Estimated Age 10 years Entrance Faces East
Inspection Date 10/17/2013
Electric On Yes
Gas/Oil On Yes
Water On Yes
Temperature 55-60 degrees
Weather Sunny Soil Conditions Dry
Space Below Grade None
Building Type Single family Garage Attached
Sewage Disposal Public How Verified Multiple Listing Service
Water Source City How Verified Multiple Listing Service
CBS Code
Palm-Tech Inspector, Copyright © 1998-2014, PDmB, Inc.
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Pre Inspection Agreement
On File Inspection Agreement
Inspector Name Paul Noe
Company Name Argosy Inspections
1. Address 8244 SVL Box
2. City Victorville State CA Zip 92395
Client Name: Sample Report
Property Address: XYZ Street
City State Zip Rancho Cucamonga, CA 12345
3. Inspection Agreement
THIS AGREEMENT is made and entered into by and between , referred to as "Inspector", and referred to as
"Client".
In consideration of the promise and terms of this Agreement, the parties agree as follows:
1.The client will pay the fee as listed on the Receipt page & the General Information page, agreed upon by
both parties for the inspection of the "Property", being the residence, and garage or carport, if applicable,
located at the address shown above.
2.The Inspector will perform a visual inspection and prepare a written report of the apparent condition of the
readily accessible installed systems and components of the property existing at the time of the inspection.
Latent and concealed defects and deficiencies are excluded from the inspection.
3.The parties agree that the "Standards of Practice" (the "Standards") shall define the standard of duty and
the conditions, limitations, and exclusions of the inspection and are incorporated by reference herein. A copy of
the Standards is included with this report. If the state where the inspection is performed imposes more stringent
standards or administrative rule, then those state standards shall define the standard of duty and the
conditions, limitations and exclusions of the inspection.
4.The parties understand and agree that the Inspector and its employees and its agents assume no liability or
responsibility for the costs of repairing or replacing any unreported defects or deficiencies either current or
arising in the future or any property damage, consequential damage or bodily injury of any nature. If repairs or
replacement is done without giving the Inspector the required notice, the Inspector will have no liability to the
Client. The client further agrees that the Inspector is liable only up to the cost of the inspection.
5.The parties agree and understand the Inspector is not an insurer or guarantor against defects in the
structure, items, components or systems inspected. INSPECTOR MAKES NO WARRANTY, EXPRESS OR
IMPLIED, AS TO THE FITNESS FOR USE, CONDITION, PERFORMANCE OR ADEQUACY OF ANY
INSPECTED STRUCTURE, ITEM, COMPONENT, OR SYSTEM.
6.If Client is married, Client represents that this obligation is a family obligation incurred in the interest of the
family.
7.This Agreement, including the terms and conditions on the reverse side, represents the entire agreement
between the parties and there are no other agreements either written or oral between them. This Agreement
shall be amended only by written agreement signed by both parties. This Agreement shall be construed and
enforced in accordance with the laws of the State of Arizona, and if that state's laws or regulations are more
stringent than the forms of the agreement, the state law or rule shall govern.
8.Systems, items, and conditions which are not within the scope of the building inspection include, but are not
limited to: radon, formaldehyde, lead paint, asbestos, toxic or flammable materials, molds, fungi, other
environmental hazards; pest infestation; security and fire protection systems; household appliances;
humidifiers; paint, wallpaper and other treatments to windows, interior walls, ceilings and floors; recreational
equipment or facilities; underground storage tanks, energy efficiency measurements; concealed or private
secured systems; water wells; heating systems accessories; solar heating systems; sprinkling systems; water
softener; central vacuum systems, telephone, intercom or cable TV systems; antennae, lightning arrestors,
trees or plants; governing codes, ordinances, statutes and covenants and manufacturer specifications. Client
understands that these systems, items and conditions are accepted from this inspection. Any general
Palm-Tech Inspector, Copyright © 1998-2014, PDmB, Inc.
Argosy Inspections
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Pre Inspection Agreement (Continued)
comments about these systems, items and conditions of the written report are informal only and DO NOT
represents an inspection.
9.The Inspection and report are performed and prepared for the sole and exclusive use and possession of the
Client. No other person or entity may rely on the report issued pursuant to this Agreement. In the event that any
person, not a party to this Agreement, makes any claim against Inspector, its employees or agents, arising out
of the services performed by Inspector under this Agreement, the Client agrees to indemnify, defend and hold
harmless Inspector from any and all damages, expenses, costs and attorney fees arising from such a claim.
10.The Inspection will not include an appraisal of the value or a survey. The written report is not a compliance
inspection or certification for past or present governmental codes or regulations of any kind.
11.In the event of a claim by the Client that an installed system or component of the premises which was
inspected by the Inspector was not in the condition reported by the Inspector, the Client agrees to notify the
Inspector at least 72 hours prior to repairing or replacing such system or component. The Client further agrees
that the Inspector is liable only if there has been a complete failure to follow the standards included in the report
or State law. Furthermore, any legal action must be brought within two (2) years from the date of the inspection
or will be deemed waived and forever barred.
12. In the event of a cancelation, a 24 hour notice must be given by phone call or email otherwise a fee of
$150.00 will be applied.
Client has read this entire Agreement and accepts and understands this Agreement as hereby acknowledged.
Client acknowledges receipt of the standards of practice which applies.
Signature: X___________________________________________
Signature: X___________________________________________
Buyer Present: [x] Yes [] No
Agent present: [x] Yes [] No
Client agrees to release reports to seller/buyer/Realtor: [x] Yes
Signature
[ ] No
Inspection Date: October 18th, 2013
Palm-Tech Inspector, Copyright © 1998-2014, PDmB, Inc.
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Receipt
On File Receipt
Inspector Name Paul Noe
Company Name Argosy Inspections
1. Address 8244 SVL Box
2. City Victorville State CA Zip 92395
Method of Payment Paypal
3.
Amount Received $500.00
Thank you for choosing Argosy Inspections to perform your Home Inspection.
Home and Termite Inspection Receipt.
Palm-Tech Inspector, Copyright © 1998-2014, PDmB, Inc.
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Lots and Grounds
Sheds, if present, are beyond the scope of the inspection & are excluded from the report. Landscape irrigation systems, if present, are beyond
the scope of the inspection & were not tested. Any concerns with these systems should be brought up with the sellers, seller's agent or a
qualified landscape contractor.
1. Acceptable
Driveway: Concrete
2. Acceptable
Walks: Concrete
3. Acceptable
Front porch floor: Concrete
4. Acceptable
Back patio floor: Concrete, Flagstone
5. Acceptable
Fences: Block/ Brick, Metal
6. Acceptable
Gates: Wood gate(s)
7. Acceptable
Grading: Minor slope
8. Not Inspected Sprinklers Present (not checked)
9. Acceptable
Vegetation: Shrubs
10. Acceptable
Exterior Surface Drain: Surface drain
11. Acceptable
Retaining Walls: Block
12. Acceptable
Shed Plastic
Structure
1. Acceptable
2. Acceptable
3. Acceptable
4. Acceptable
5. Acceptable
6. Acceptable
7. Acceptable
8. Acceptable
Structure Type: Wood frame
Foundation: Poured concrete slab
Differential Movement: Cracks present, no signs of displacement
Bearing Walls: Frame
Joists/Trusses: Pre engineered
Piers/Posts/Columns: Stucco
Stairs/Handrails: Wood stairs with wood handrails
Subfloor: Composite manufactured materials
Exterior Surface and Components
Whole House Exterior Surface
1. Acceptable
Type: Stucco
2. Acceptable
Trim: Wood
3. Acceptable
Fascia: Wood
4. Acceptable
Soffits: Wood
5. Acceptable
Entry Doors: Wood with glass
6. Acceptable
Patio Door: Sliding glass
7. Acceptable
Deck/Patio/Porch Covers: Attatched to house
8. Acceptable
Deck/ Balcony & Railing: Painted
9. Marginal
Windows: Metal- double pane**** Front window trim loose, Repairs are needed by
a qualified technician (Does not interfere with the integrity of the
window)
Palm-Tech Inspector, Copyright © 1998-2014, PDmB, Inc.
Argosy Inspections
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Exterior Surface and Components (Continued)
Windows: (continued)
10. Low-E Coating? Yes
11. Acceptable
Window Screens: Vinyl mesh
Plumbing
Landscape irrigation systems, if present, are beyond the scope of the inspection & were not tested. Any concerns with these systems
should be brought up with the sellers, seller's agent or a qualified landscape contractor. Water softening systems, if present are beyond
the scope of the inspection & was not inspected. Any concerns with this system should be directed to a qualified water treatment
technician. Fire suppression sprinkler systems, if present, are beyond the scope of the inspection & were not tested. Any concerns with
these systems should be brought up with a qualified fire sprinkler contractor
1. Acceptable
2. Acceptable
3. Acceptable
4. Acceptable
5. Defective
Service Line: Copper
Main Water Shutoff: Front of house
Hose Bibs: Ball
Water pressure: 80 lbs
Backflow preventer: None present**** Missing backflow
preventer, suggest install backflow preventer to
prevent contaminants into the potable drinking
water supply
6. Not Present Pressure Reducing Valve None present
7. Acceptable
Functional Water Flow: Working'flowing
8. Acceptable
Functional Drainage: Drains
9. Acceptable
Sewer Cleanout: Front of house
10. Acceptable
Water Lines: Copper
11. Acceptable
Drain Pipes: ABS
12. Acceptable
Vent Pipes: ABS
13. Acceptable
Gas Meter: Front of house
14. Acceptable
Main Gas Valve: Located at gas meter
15. Acceptable
Gas Service Lines: Insulflex
16. Sprinkler system present Yes
17. Sprinkler alarm bell present Yes
Palm-Tech Inspector, Copyright © 1998-2014, PDmB, Inc.
Argosy Inspections
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Plumbing (Continued)
Garage Water Heater
18. Manufacturer: Bradford-White
19. Model Number: MI5036FBN Serial Number: GK14084542-394
20. Type: Natural gas Capacity: 50 Gal.
21. Approximate Age: 10 years Area Served: Whole House
22. Acceptable
Water Heater Operation: Adequate
23. Acceptable
Combustion Air/ Venalation: Double wall-metal
24. Acceptable
Gas Water Heater Valve: located on flux line
25. Acceptable
Flue Pipe: Double wall
26. Acceptable
TPRV and Drain Tube: Copper
27. Water Softener Loop: Yes
28. Water Softener Present: No
29. ReCirculation Pump: No
Electrical
Low voltage systems such as phones, security systems, cable TV, satellite dishes & intercom systems are beyond the scope of the
inspection & were not inspected. Any concerns with these systems should be brought up with the qualified individuals responsible for
these systems. Low voltage landscape lighting systems, if present, are beyond the scope of the inspection & were not tested. Any
concerns with these systems should be brought up with the sellers or seller's agent.
1. Service Size Amps: 200 Amps Volts: 120-240 Volts
2. Acceptable
Service Feed/Underground/Electrical Mast: Underground utilities
3. Acceptable
Service Conductor Type: Not visible
4. Acceptable
Ground/ Bond: Gas and plumbing ground
South exterior Electric Panel
5. Acceptable
Manufacturer: Square D
6. Acceptable
Panel Enclosure: Metal box & cover
7. Acceptable
AFCI: Present
8. Acceptable
GFCI: Present
9. Defective
120 VAC Branch Circuits: Copper**** Double tapping at the breaker, can cause
circuit to overheat, Evaluation by a licensed electrician is
recommended
10. Acceptable
240 VAC Branch Circuits: Copper and aluminum
11. Acceptable
Branch Conductor Type: Romex
12. Adequate Clearance to Panel Yes
South exterior Electric Panel
13. (Sub-Panel) Are the common & ground bars isolated? Yes
14. Defective
Manufacturer: Cutler-Hammer
Palm-Tech Inspector, Copyright © 1998-2014, PDmB, Inc.
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Electrical (Continued)
15. Max Amp Capacity: 125 Amps
16. Defective
Main Breaker Size: 50 amps
17. Defective
Breakers: Copper
18. Not Present AFCI: Not Present
19. Not Present GFCI: Not present
20. Is the Panel Bonded? Yes
21. Defective
Door Bell: Hard wired
22. Acceptable
Exterior Lighting: Wall sconces, switched receptacle
23. Acceptable
Exterior Electric Outlets: GFCI protected
24. Acceptable
Exterior wiring: No issues
25. Acceptable
Smoke Detector: Present**** Recommend replacing battery's in all smoke
detectors.
26. Defective
C.O. Detector: Not present**** Recommend installing a C.O. detector for safety
reasons
Roof
House & Garage Roof Surface
1. Method of Inspection: On roof
2. Type: Hip
3. Approximate Age: 10 years
4. Acceptable
Unable to Inspect: 0%
5. Marginal
Material: Concrete tile**** Cracked cement tile, recommend
handyman to repair with silicon (east side)
6. Acceptable
Estimated Layers: One layer
Patio Roof Surface
7. Method of Inspection: On roof
8. Acceptable
Unable to Inspect: 0%
9. Acceptable
Material: Rolled roof material
10. Type: Flat
11. Approximate Age: 10 years
Patio, North Roof Surface
12. Method of Inspection: On roof
13. Acceptable
Unable to Inspect: 0%
14. Acceptable
Material: Rolled roof material, Coated
15. Type: Flat
16. Approximate Age: 10 years
17. Acceptable
Ventilation: Soffit, O'Hagin
18. Acceptable
Flashing: Galvanized
19. Acceptable
Valleys: Preformed metal
20. Acceptable
Skylights: Solar Tube
21. Acceptable
Plumbing Vents: ABS
Palm-Tech Inspector, Copyright © 1998-2014, PDmB, Inc.
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Roof (Continued)
22. Acceptable
Gas flue pipes: Double wall stainless steal
23. Not Present Gutters: None attached
24. Not Present Downspouts: None attached
25. Not Present Scuppers/ Roof Drains: None attached
Southeast Chimney
26. Method of Inspection: On roof
27. Acceptable
Chimney: Pre-fab
28. Acceptable
Flue/Flue Cap: Metal
29. Acceptable
Rain cap/Spark arrestor: Present
30. Acceptable
Chimney Flashing: Metal
Attic
Garage, Upstairs Attic
1. Method of Inspection: In the attic
2. Acceptable
Unable to Inspect: 25%
3. Acceptable
Walkway, work platform Present
4. Acceptable
Roof Framing: Trusses
5. Acceptable
Sheathing: OSB
6. Acceptable
Insulation: Blown in
7. Acceptable
Insulation Depth: 7-8"
8. Acceptable
Approx. R-Value: R-38
9. Not Present Attic Fan: None
10. Acceptable
Moisture Penetration: None visible
11. Acceptable
Electrical Wiring Romex
12. Acceptable
Plumbing Copper
13. Acceptable
Bathroom Exhaust Ducts: Corrugated aluminum flex
14. Not Present Kitchen Exhaust Ducts: Metal
15. Not Present Dryer Exhaust Ducts: Metal
16. Fire Wall Between Units: Yes
Garage/Carport
Central vacuum system(s), if present, are beyond the scope of the inspection & are excluded from the report
Front of Home Garage
1. Type of Structure: Attached Car Spaces: 2
2. Acceptable
Garage Doors: Aluminum
3. Acceptable
Door Operation: Mechanized
4. Acceptable
Garage Door Pressure Reverse Working Working
5. Acceptable
Garage Door Electric Eye Working Working
6. Acceptable
Door to House Self Closing and Latching: Self closing hinges
7. Acceptable
Firewall Entry Door Solid wood
8. Acceptable
Service Doors: Wood
9. Acceptable
Fire Wall/ Separation: Present
10. Acceptable
Ceiling: Drywall
11. Acceptable
Walls: Drywall
12. Acceptable
Windows: Metal double pane
13. Acceptable
Electrical Outlets 120V GFCI Protection
14. Acceptable
Electrical Light Fixture Present and working
Palm-Tech Inspector, Copyright © 1998-2014, PDmB, Inc.
Argosy Inspections
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Garage/Carport (Continued)
15. Acceptable
Floor/Foundation: Poured concrete
16. Post Tension Slab: No
Front of Home Garage
17. Type of Structure: Attached Car Spaces: 1
18. Acceptable
Garage Doors: Aluminum
19. Acceptable
Door Operation: Mechanized
20. Defective
Garage Door Pressure Reverse Working Not working**** Pressure switch does not work
(SAFETY), recommend adjusting screws on motor
21. Acceptable
22. Defective
Garage Door Electric Eye Working Working
Door to House Self Closing and Latching: No self closing hinges**** As
per code,garage door needs self closing hinges,
recommend handyman to repair
23. Acceptable
24. Acceptable
25. Acceptable
26. Acceptable
27. Acceptable
28. Acceptable
29. Defective
Firewall Entry Door Solid wood
Service Doors: Wood
Fire Wall/ Separation: Present
Ceiling: Drywall
Walls: Drywall
Windows: Metal double pane
Electrical Outlets 120V non GFCI Protection**** Non GFCI
Protection, recommend qualified contractor to
evaluate and repair
30. Acceptable
Electrical Light Fixture Present and working
31. Acceptable
Floor/Foundation: Poured concrete
32. Post Tension Slab: No
Palm-Tech Inspector, Copyright © 1998-2014, PDmB, Inc.
Argosy Inspections
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Kitchen
Reverse osmosis units, if present, & their operation are beyond the scope of the inspection
Main floor Kitchen
1. Acceptable
Cooking Appliances: General Electric
2. Acceptable
Anti-Tip Bracket Present
3. Acceptable
Cooking Appliance Gas Valve Connected to the range
4. Acceptable
Microwave: General Electric
5. Acceptable
Microwave Ventilation Vented
6. Defective
Disposal: Insinkerator**** The disposal is leaking, A
licensed plumber is recommended to evaluate and
estimate repairs
7. Air Gap Present: No
8. Acceptable
Dishwasher: General Electric
9. Dishwasher Drain Looped High under Cabinet: Yes
10. Acceptable
Refrigerator: General electric
11. Not Present Reverse Osmosis: Not present
12. Acceptable
Plumbing/Fixtures: Single handle faucet & PVC trap
13. Acceptable
Sink Stainless Steel
14. Functional Water Flow: Yes
15. Functional Drainage: Yes
16. Acceptable
Counter Tops: Granite
17. Acceptable
Electrical Outlets 120 Volts GFCI protected
18. Acceptable
Electrical Lights Present and working
19. Acceptable
Cabinets: Wood
20. Acceptable
Ceiling: Drywall w/paint
21. Acceptable
Walls: Decorative back splash
22. Acceptable
Floor: Ceramic tile
23. Acceptable
Windows: Metal double pane
24. Acceptable
HVAC Source: Air exchange ventilation
Palm-Tech Inspector, Copyright © 1998-2014, PDmB, Inc.
Argosy Inspections
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Laundry Room/Area
Washer & dryer, if present & conveying, are beyond the scope of the inspection. Testing the appliances, if indicated, are done as a
courtesy to the client. We recommend obtaining home warranty coverage for these appliances.
Inside from garage Laundry Room/Area
1. Acceptable
Ceiling: Drywall w/paint
2. Acceptable
Walls: Drywall w/paint
3. Acceptable
Floor: Ceramic tile
4. Acceptable
Doors: Hollow wood, Solid wood
5. Acceptable
Ventilation: Electric ventilation fan
6. Acceptable
HVAC Source: Air exchange ventilation
7. Not Present Windows: None
8. Acceptable
Electrical Outlets: 120v/240v Power
9. Acceptable
Electrical Lighting Working
10. Acceptable
Counter Tops: Laminate
11. Acceptable
Cabinets: Wood
12. Acceptable
Laundry Tub: Plastic
13. Acceptable
Plumbing/Fixtures: Single handle faucet & PVC trap
14. Functional Water Flow: Yes
15. Functional Drainage: Yes
16. Washer/Dryer Tested: Yes
17. Washer/Dryer Operation Functional: Yes
18. Acceptable
Washer Hose Bib: Ball valves
19. Acceptable
Dryer Vent: Rigid metal
20. Acceptable
Dryer gas valve: Ball valve
21. Acceptable
Washer Drain: Wall mounted drain
Bathroom
Master Bathroom
1. Acceptable
Closet: Walk In
2. Acceptable
Ceiling: Drywall w/paint
3. Acceptable
Walls: Drywall w/paint
4. Acceptable
Floor: Ceramic tile
5. Acceptable
Doors: Hollow wood
6. Acceptable
Windows: Metal double pane
7. Acceptable
Safety Glass Stamped on glass
8. Marginal
Shower/Surround: Ceramic tile floor & surround**** Replace old caulking at the
shower pan, Recommend caulking
Palm-Tech Inspector, Copyright © 1998-2014, PDmB, Inc.
Argosy Inspections
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Bathroom (Continued)
9. Acceptable
10. Acceptable
11. Acceptable
12. Acceptable
13. Acceptable
14. Acceptable
15. Defective
Spa/Tub/Surround: Fiberglass tub
Electrical Outlets: 120 Volts GFCI protected
Electrical Lighting Working
Counter/Cabinet: Wood, Ceramic tile
Sink/Basin: Molded single bowel
Medicine Cabinet: Recessed mirror front
Fixtures/Faucets/Traps: Single handle sink faucet(s) & PVC trap(s), Two handle tub/shower
faucet**** Leaking &/ or dripping faucet, A licensed plumber is recommended
to evaluate and estimate repairs
16. Acceptable
Shut Off Valves Ball type
17. Acceptable
Toilet Flushes Mechanism works
18. Acceptable
Toilets Secured to Floor Bolted to the floor
19. Acceptable
HVAC Source: Air exchange ventilation
20. Acceptable
Ventilation: Electric ventilation fan
21. Functional Water Flow: Yes
22. Functional Drainage: Yes
2nd floor, Main hall bath Bathroom
23. Acceptable
Ceiling: Drywall w/paint
24. Acceptable
Walls: Drywall w/paint
25. Acceptable
Floor: Ceramic tile
26. Acceptable
Doors: Hollow wood
27. Acceptable
Windows: Metal double pane
28. Acceptable
Safety Glass Stamped on glass
29. Acceptable
Shower/Surround: Fiberglass pan, Fiberglass surround
30. Acceptable
Electrical Outlets: 120 Volts GFCI protected
31. Acceptable
Electrical Lighting Working
32. Acceptable
Counter/Cabinet: Wood, Ceramic tile
33. Acceptable
Sink/Basin: Molded duel bowel
34. Acceptable
Medicine Cabinet: Recessed mirror front
35. Acceptable
Fixtures/Faucets/Traps: Single handle sink faucet(s) & PVC trap(s)
36. Acceptable
Shut Off Valves Ball type
37. Acceptable
Toilet Flushes Mechanism works
38. Acceptable
Toilets Secured to Floor Bolted to the floor
39. Acceptable
HVAC Source: Air exchange ventilation
40. Acceptable
Ventilation: Electric ventilation fan
41. Functional Water Flow: Yes
42. Functional Drainage: Yes
1st floor, Main hall bath Bathroom
43. Acceptable
Ceiling: Drywall w/paint
44. Acceptable
Walls: Drywall w/paint
45. Acceptable
Floor: Ceramic tile
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Bathroom (Continued)
46. Acceptable
Doors: Hollow wood
47. Acceptable
Windows: Metal double pane
48. Acceptable
Shower/Surround: Fiberglass pan, Ceramic tile surround
49. Acceptable
Electrical Outlets: 120 Volts GFCI protected
50. Acceptable
Electrical Lighting Working
51. Acceptable
Counter/Cabinet: Wood, Ceramic tile
52. Acceptable
Sink/Basin: Molded single bowel
53. Acceptable
Medicine Cabinet: Recessed mirror front
54. Acceptable
Fixtures/Faucets/Traps: Single handle sink faucet(s) & PVC trap(s)
55. Acceptable
Shut Off Valves Ball type
56. Acceptable
Toilet Flushes Mechanism works
57. Acceptable
Toilets Secured to Floor Bolted to the floor
58. Acceptable
HVAC Source: Air exchange ventilation
59. Acceptable
Ventilation: Electric ventilation fan
60. Functional Water Flow: Yes
61. Functional Drainage: Yes
Bedroom
Shades & window treatments, if present, are beyond the scope of the inspection & are excluded from the report
Master Bedroom
1. Acceptable
Ceiling: Drywall w/paint
2. Acceptable
Walls: Drywall w/paint
3. Acceptable
Floor: Carpet
4. Acceptable
Doors: Hollow wood, slidding glass
5. Acceptable
Windows: Metal double pane
6. Acceptable
Electrical Outlets 120 Volts
7. Acceptable
Electrical Lights Ceiling fan, switched receptical
8. Acceptable
HVAC Source: Air exchange ventilation
9. Acceptable
Smoke Detector: Present
10. Bedroom Egress Restricted: No
2nd Floor, West Bedroom
11. Acceptable
Closet: Single
12. Acceptable
Ceiling: Drywall w/paint
13. Acceptable
Walls: Drywall w/paint
14. Acceptable
Floor: Carpet
15. Acceptable
Doors: Hollow wood
16. Acceptable
Windows: Metal double pane
17. Acceptable
Electrical Outlets 120 Volts
18. Acceptable
Electrical Lights Ceiling fan, switched receptical
19. Acceptable
HVAC Source: Air exchange ventilation
20. Acceptable
Smoke Detector: Present
21. Bedroom Egress Restricted: No
2nd Floor, Southeast Bedroom
22. Acceptable
Closet: Single
23. Acceptable
Ceiling: Drywall w/paint
24. Acceptable
Walls: Drywall w/paint
25. Acceptable
Floor: Carpet
26. Acceptable
Doors: Hollow wood
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Bedroom (Continued)
27. Acceptable
Windows: Metal double pane
28. Acceptable
Electrical Outlets 120 Volts
29. Acceptable
Electrical Lights Ceiling fan, switched receptical
30. Acceptable
HVAC Source: Air exchange ventilation
31. Acceptable
Smoke Detector: Present
32. Bedroom Egress Restricted: No
2nd Floor, East Bedroom
33. Acceptable
Closet: Single
34. Acceptable
Ceiling: Drywall w/paint
35. Acceptable
Walls: Drywall w/paint
36. Acceptable
Floor: Carpet
37. Acceptable
Doors: Hollow wood
38. Acceptable
Windows: Metal double pane
39. Acceptable
Electrical Outlets 120 Volts
40. Acceptable
Electrical Lights Ceiling fan, switched receptical
41. Acceptable
HVAC Source: Air exchange ventilation
42. Acceptable
Smoke Detector: Present
43. Bedroom Egress Restricted: No
Living Space
Shades & window treatments, if present, are beyond the scope of the inspection & are excluded from the report
Office, Study Nook Living Space
1. Acceptable
Ceiling: Drywall w/paint
2. Acceptable
Walls: Drywall w/paint
3. Acceptable
Floor: Carpet
4. Acceptable
Windows: Metal double pane
5. Acceptable
Electrical Outlets 120 Volts
6. Acceptable
Electrical Lights Ceiling fan
7. Acceptable
HVAC Source: Air exchange ventilation
8. Acceptable
Smoke Detector: Present
Family Room Living Space
9. Acceptable
Ceiling: Drywall w/paint
10. Acceptable
Walls: Drywall w/paint
11. Acceptable
Floor: Carpet
12. Acceptable
Windows: Metal double pane
13. Acceptable
Electrical Outlets 120 Volts
14. Acceptable
Electrical Lights Ceiling fan, switched receptical
15. Acceptable
HVAC Source: Air exchange ventilation
16. Acceptable
Smoke Detector: Not Present
Living Room Living Space
17. Acceptable
Ceiling: Drywall w/paint
18. Acceptable
Walls: Drywall w/paint
19. Acceptable
Floor: Carpet
20. Acceptable
Windows: Metal double pane
21. Acceptable
Electrical Outlets 120 Volts
22. Acceptable
Electrical Lights Ceiling fan, switched receptical
23. Acceptable
HVAC Source: Air exchange ventilation
24. Acceptable
Smoke Detector: Not Present
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Argosy Inspections
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Living Space (Continued)
Formal dinning room Living Space
25. Acceptable
Ceiling: Drywall w/paint
26. Acceptable
Walls: Drywall w/paint
27. Acceptable
Floor: Ceramic tile
28. Acceptable
Windows: Metal double pane
29. Acceptable
Electrical Outlets 120 Volts
30. Acceptable
Electrical Lights Working
31. Acceptable
HVAC Source: Air exchange ventilation
32. Not Present Smoke Detector: Not Present
Fireplace/Wood Stove
Fireplace operation, including gas logs & wood burning fireplaces are not operated at the time of the inspection & are beyond the scope
of the inspection. Any concerns with these systems should be taken up with a qualified technician
Family Room Fireplace
1. Type: Gas log
2. Marginal
Fireplace Construction: Prefab**** Fireplace window foggy, sealed unit, A qualified contractor is
recommended to evaluate and estimate repairs
3. Acceptable
Smoke Chamber: Metal
4. Acceptable
Flue: Metal
5. Acceptable
Damper: Metal
6. Acceptable
Hearth: Flush mounted
7. Acceptable
Mantle Wood
8. Damper Modified for Gas: Yes
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Argosy Inspections
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Air Conditioning
Window A/C units, if present, are beyond the scope of the inspection & excluded from this inspection. Any concerns with the unit(s)
should be brought up with a qualified technician
North exterior AC System
1. Acceptable
Exterior Unit: Pad mounted
2. Not Inspected A/C System Operation: Not inspected**** To avoid possible compressor damage due to outside
temperature below 60 degrees, the unit was not tested.
3. Marginal
Condensate Removal: PVC**** The primary drain pan is rusted, Keep drain termination open &
clear
4. Manufacturer: Goodman
5. Model Number: CLJ48-1 Serial Number: 0211416416
6. Area Served: Upstairs Approximate Age: 10 years
7. Type: Central A/C Capacity: 4 Ton
8. Acceptable
Fuel type: 240 volt electric
9. Acceptable
Visible Coil: Aluminum
10. Acceptable
Refrigerant Lines: Low pressure and high pressure
11. Acceptable
Electrical Disconnect: Non-fused disconnect
12. Max fuse: 50 amps
13. Acceptable
Fuses/ breaker installed: 55 amps
14. RA: SA:
15.
Split:
North exterior AC System
16. Acceptable
Exterior Unit: Pad mounted
17. Not Inspected A/C System Operation: Not inspected**** To avoid possible compressor damage due to outside
temperature below 60 degrees, the unit was not tested.
18. Acceptable
Condensate Removal: PVC
19. Manufacturer: Goodman
20. Model Number: CLJ48-1 Serial Number: 0211416418
21. Area Served: Downstairs Approximate Age: 10 years
22. Type: Central A/C Capacity: 4 Ton
23. Acceptable
Fuel type: 240 volt electric
24. Acceptable
Visible Coil: Aluminum
25. Acceptable
Refrigerant Lines: Low pressure and high pressure
26. Acceptable
Electrical Disconnect: Non-fused disconnect
27. Max fuse: 50 amps
28. Acceptable
Fuses/ breaker installed: 50 amps
29. RA: SA:
30.
Split:
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Argosy Inspections
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Heating System
Attic Heating System
1. Acceptable
Heating System Operation: Adequate
2. Manufacturer: Goodman
3. Model Number: GMTH115-5 Serial Number: 0207607759
4. Type: Forced air Capacity: 92,000 BTU's
5. Area Served: Upstairs Approximate Age: 10 years
6. Fuel Type: Natural gas
7. Unable to Inspect: 20%
8. Acceptable
Heat Exchanger: 5 Burner
9. Acceptable
Thermostats: Manual
10. Acceptable
Blower Fan/Filter: Direct drive, Disposable filter
11. Acceptable
Distribution: Insulated flex duct
12. Acceptable
Flue Pipe: Double wall
13. Acceptable
Combustion air Vented
14. Automatic safety controls present Yes
15. SA: 143.9 degrees RA: 81.2 degrees
16. Acceptable
Heat rise: 62.7 degrees
Attic Heating System
17. Acceptable
Heating System Operation: Adequate
18. Manufacturer: Goodman
19. Model Number: GMTH115-5 Serial Number: 0207607758
20. Type: Forced air Capacity: 92,000 BTU's
21. Area Served: Downstairs Approximate Age: 10 years
22. Fuel Type: Natural gas
23. Unable to Inspect: 20%
24. Acceptable
Heat Exchanger: 5 Burner
25. Acceptable
Thermostats: Manual
26. Acceptable
Blower Fan/Filter: Direct drive, Disposable filter
27. Acceptable
Distribution: Insulated flex duct
28. Acceptable
Flue Pipe: Double wall
29. Acceptable
Combustion air Vented
30. Automatic safety controls present Yes
31. SA: 157.6 degrees RA: 80.0 degrees
32. Acceptable
Heat rise: 77.6 degrees
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Argosy Inspections
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Pool/ Spa
The following items are beyond the scope of the inspection & excluded from the report; operation of electric resistance heaters or solar
heating systems, low voltage or electronic controls, chlorinating systems or ozone generators, pool water chemistry, flow rates, high or
low pressure conditions or the adequacy of filters or heaters. Other items may be excluded, refer to the attached Standards of Practice for
Pool & Spa Inspections.
Behind home Swimming Pool
1. Acceptable
Type: In ground
2. Current Status: Working
3. Acceptable
Liner: Pebble Tec
4. Acceptable
Deck: Kool Deck
5. Acceptable
Coping: Kool Deck, Flagstone
6. Acceptable
Drainage: In back yard
7. Acceptable
Skimmer: Plastic
8. Acceptable
Pool cleaning system: Pop-up heads
9. Acceptable
Chlorinating System Chlorine floater
10. Acceptable
Pump Motor: 240 volt
11. Acceptable
Plumbing: PVC piping
12. Acceptable
Leaks No
13. Acceptable
Self fill mechanism: In the deck
14. Acceptable
Filter: Sand
15. Acceptable
Gauges and Controls: Present
16. Acceptable
Shut-off Valve: Jandy valve
17. Acceptable
Aerator: Edge mounted
18. Acceptable
Back Wash Valve: Drains to hose
19. Acceptable
Electrical: 120-240 Volts
20. Acceptable
Timer: Mechanical
21. Acceptable
Bonding: At pool moter
22. Acceptable
Pool/ Spa Light: Working in conjunction with GfCI Protection
23. Acceptable
GFCI Protection: Present/Working
24. Not Present Heater: None
25. Acceptable
Ladder/Steps: Design in pool foundation
26. Not Present Pool slide None
27. Not Present Diving board: None
28. Acceptable
Child safe barriers, gates & doors: Regulation handle mounted on slidding glass door
Maintenance Advice
UPON TAKING OWNERSHIP
After taking possession of your new home, there are some maintenance and safety issues that should be addressed
immediately. The following checklist should help you undertake these improvements:
X Re-key or change the locks on all exterior entrances, for improved security.
X Check that all windows and doors are secure. Improve window hardware as necessary. Security rods can be added to
sliding windows and doors. Consideration could also be given to a security system.
X Create a plan of action in the event of a fire in your home. Ensure that there is an operable window or door in every
room of the house. Consult with your local fire department regarding fire safety issues and what to do in the event of
fire.
X Examine driveways and walkways for trip hazards. Undertake repairs where necessary.
X Examine the garage and interior of the home for trip hazards.
X Ensure that the grade of the land around the house encourages water to flow away from the foundation.
X Hire a licensed Pest Control Service. Ask your neighbors for referrals.
X If you have disturbed the ground within 16 inches of the foundation installing landscaping, plumbing, irrigation, lighting,
gas lines or additional concrete work, call your Termite Pretreatment contractor for re treatment. Landscaping should not
be installed within 16 inches of the foundation. Irrigation should be installed outside the plant line.
X Investigate the location of the main shut-offs for the plumbing, heating and electrical systems.
X Review your home inspection report for any items that require immediate repair or further investigation. Address these
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Maintenance Advice (Continued)
areas as required. Follow up all items with your builder (if under warranty) until completed satisfactorily.
REGULAR MAINTENANCE
EVERY MONTH
X Check that fire extinguishers are fully charged. Re-charge if necessary.
X Examine heating/cooling air filters and replace or clean as necessary. See January 2000 Consumer Reports Ratings.
X Inspect and clean electronic air cleaners.
X Open and close all windows and doors to assure they operate freely.
X Carefully inspect the condition of shower enclosures. Repair or replace deteriorated grout and caulk. Ensure that water
is not escaping the enclosure during showering. Check below all plumbing fixtures for evidence of leakage.
X Secure loose toilets, or repair flush mechanisms that run on.
X Test all ground fault circuit interrupter (GFCI) devices.
X Test all arc fault circuit interrupter (AFCI) devices. They are located in the main electrical panel.
X Test the overhead garage door opener, to ensure that the auto-reverse mechanism is responding properly. Clean and
lubricate hinges, rollers and tracks on overhead doors. Use Teflon spray on the hinges and rollers and the manufacturers
recommended lubricant on the drive.
SPRING AND FALL
X Schedule routine preventative maintenance in March for air conditioners and October for furnaces and fireplaces.
X Drain your water heater of built up sediment.
X Clean gutters and downspouts. Ensure that downspouts are secure, and that the discharge of the downspouts is away
from the foundation.
X Trim back tree branches and shrubs to ensure that they are not in contact with the house.
X Remove tree debris from your roof. Hire a licensed roofing contractor to do this.
X Inspect the exterior walls and foundation for evidence of damage, cracking or movement. Watch for bird nests or insect
activity.
X Inspect all driveways, walkways, decks, porches, and landscape components for evidence of deterioration, movement or
safety hazards.
X Inspect for evidence of wood boring insect activity. Eliminate any wood/soil contact around the perimeter of the home.
X Replace or clean exhaust hood filters.
ANNUALLY
X Replace smoke detector batteries. Use Lithium 9-volt batteries.
X Have chimneys inspected and cleaned.
X Arizona is an area prone to wood destroying insects (termites), have the home inspected by a licensed specialist.
Preventative treatments may be recommended in some cases. UPON TAKING OWNERSHIP
After taking possession of your new home, there are some maintenance and safety issues that should be addressed
immediately. The following checklist should help you undertake these improvements:
X Re-key or change the locks on all exterior entrances, for improved security.
X Check that all windows and doors are secure. Improve window hardware as necessary. Security rods can be added to
sliding windows and doors. Consideration could also be given to a security system.
X Create a plan of action in the event of a fire in your home. Ensure that there is an operable window or door in every
room of the house. Consult with your local fire department regarding fire safety issues and what to do in the event of
fire.
X Examine driveways and walkways for trip hazards. Undertake repairs where necessary.
X Examine the garage and interior of the home for trip hazards.
X Ensure that the grade of the land around the house encourages water to flow away from the foundation.
X Hire a licensed Pest Control Service. Ask your neighbors for referrals.
X If you have disturbed the ground within 16 inches of the foundation installing landscaping, plumbing, irrigation, lighting,
gas lines or additional concrete work, call your Termite Pretreatment contractor for re treatment. Landscaping should not
be installed within 16 inches of the foundation. Irrigation should be installed outside the plant line.
X Investigate the location of the main shut-offs for the plumbing, heating and electrical systems.
X Review your home inspection report for any items that require immediate repair or further investigation. Address these
areas as required. Follow up all items with your builder (if under warranty) until completed satisfactorily.
REGULAR MAINTENANCE
EVERY MONTH
X Check that fire extinguishers are fully charged. Re-charge if necessary.
X Examine heating/cooling air filters and replace or clean as necessary. See January 2000 Consumer Reports Ratings.
X Inspect and clean electronic air cleaners.
X Open and close all windows and doors to assure they operate freely.
X Carefully inspect the condition of shower enclosures. Repair or replace deteriorated grout and caulk. Ensure that water
is not escaping the enclosure during showering. Check below all plumbing fixtures for evidence of leakage.
X Secure loose toilets, or repair flush mechanisms that run on.
X Test all ground fault circuit interrupter (GFCI) devices.
X Test all arc fault circuit interrupter (AFCI) devices. They are located in the main electrical panel.
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Maintenance Advice (Continued)
X Test the overhead garage door opener, to ensure that the auto-reverse mechanism is responding properly. Clean and
lubricate hinges, rollers and tracks on overhead doors. Use Teflon spray on the hinges and rollers and the manufacturers
recommended lubricant on the drive.
SPRING AND FALL
X Schedule routine preventative maintenance in March for air conditioners and October for furnaces and fireplaces.
X Drain your water heater of built up sediment.
X Clean gutters and downspouts. Ensure that downspouts are secure, and that the discharge of the downspouts is away
from the foundation.
X Trim back tree branches and shrubs to ensure that they are not in contact with the house.
X Remove tree debris from your roof. Hire a licensed roofing contractor to do this.
X Inspect the exterior walls and foundation for evidence of damage, cracking or movement. Watch for bird nests or insect
activity.
X Inspect all driveways, walkways, decks, porches, and landscape components for evidence of deterioration, movement or
safety hazards.
X Inspect for evidence of wood boring insect activity. Eliminate any wood/soil contact around the perimeter of the home.
X Replace or clean exhaust hood filters.
ANNUALLY
X Replace smoke detector batteries. Use Lithium 9-volt batteries.
X Have chimneys inspected and cleaned.
X Arizona is an area prone to wood destroying insects (termites), have the home inspected by a licensed specialist.
Preventative treatments may be recommended in some cases.
Standards of Practice
Table of Contents
1. Definitions and Scope.
2. Standards of Practice
2.1. Roof
2.2. Exterior
2.3. Basement, Foundation, Crawlspace & Structure
2.4. Heating
2.5. Cooling
2.6. Plumbing
2.7. Electrical
2.8. Fireplace
2.9. Attic & Insulation
2.10. Doors, Windows & Interior
3. Limitations, Exceptions & Exclusions
4. Glossary of Terms
1. Definitions and Scope
1.1. A Home Inspection is a non-invasive, visual examination of a residential dwelling, performed for a fee, which is designed to identify
observed material defects within specific components of said dwelling. Components may include any combination of mechanical,
structural, electrical, plumbing, or other essential systems or portions of the home, as identified and agreed to by the Client and Inspector,
prior to the inspection process.
I. A home inspection is intended to assist in evaluation of the overall condition of the dwelling. The inspection is based on observation of
the visible and apparent condition of the structure and its components on the date of the inspection, and not the prediction of future
conditions.
II. A home inspection will not reveal every concern that exists or ever could exist, but only those material defects observed on the day of
the inspection.
III. A home inspection can include a survey and/or analysis of energy flows and usage in a residential property if the client requests it.
1.2. A Material Defect is a condition of a residential real property, or any portion of it, that would have a significant, adverse impact on the
value of the real property, or that involves an unreasonable risk to people on the property. The fact that a structural element, system or
subsystem is near, at or beyond the end of the normal useful life of such a structural element, system or subsystem is not by itself a
material defect.
1.3. An Inspection Report shall describe and identify, in written format, the inspected systems, structures, and components of the
dwelling, and shall identify material defects observed. Inspection reports may contain recommendations regarding conditions reported or
recommendations for correction, monitoring or further evaluation by professionals, but this is not required.
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Standards of Practice (Continued)
2. Standards of Practice
2.1. Roof
I. The inspector shall inspect from ground level or eaves:
A. the roof covering;
B. the gutters;
C. the downspouts;
D. the vents, flashings, skylights, chimney and other roof
penetrations; and
E. the general structure of the roof from the readily accessible panels, doors or stairs.
II. The inspector is not required to:
A. walk on any pitched roof surface.
B. predict the service life expectancy.
C. inspect underground downspout diverter drainage pipes.
D. remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces.
E. move insulation.
F. inspect antennae, lightning arresters, de-icing equipment, or similar attachments.
G. walk on any roof areas that appear, in the opinion of the inspector, to be unsafe.
H. walk on any roof areas if it might, in the opinion of the inspector, cause damage.
I. perform a water test.
J. warrant or certify the roof.
K. confirm proper fastening.
2.2. Exterior
I. The inspector shall inspect:
A. the siding, flashing and trim;
B. all exterior doors, decks, stoops, steps, stairs, porches, railings, eaves, soffits and fascias;
C. and report as in need of repair any spacings between intermediate balusters, spindles, or rails for steps, stairways, balconies, and
railings that permit the passage of an object greater than 4 inches in diameter;
D. a representative number of windows;
E. the vegetation, surface drainage, and retaining walls when these are likely to adversely affect the structure;
F. and describe the exterior wall covering.
II. The inspector is not required to:
A. inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting.
B. inspect items, including window and door flashings, which are not visible or readily accessible from the ground.
C. inspect geological, geotechnical, hydrological and/or soil conditions.
D. inspect recreational facilities or playground equipment.
E. inspect seawalls, break-walls and docks.
F. inspect erosion control and earth stabilization measures.
G. inspect for safety-type glass.
H. inspect underground utilities.
I. inspect underground items.
J. inspect wells or springs.
K. inspect solar, wind, or geothermal systems.
L. inspect swimming pools or spas.
M. inspect septic systems or cesspools.
N. inspect sprinkler systems.
O. inspect drain fields or drywells.
P. determine the integrity of the thermal window seals or damaged glass.
Q. inspect any damaged glass.
2.3. Basement, Foundation & Crawlspace
I. The inspector shall inspect:
A. the basement;
B. the foundation;
C. the crawlspace;
D. the visible structural components;
E. and report on the location of under-floor access openings;
F. and report any present conditions or clear indications of active water penetration observed by the inspector;
G. for wood in contact or near soil;
H. and report any general indications of foundation movement that are observed by the inspector, such as, but not limited to: sheetrock
cracks, brick cracks, out-of-square door frames, or floor slopes;
I. and report on any cutting, notching and boring of framing members which may present a structural or safety concern.
II. The inspector is not required to:
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Standards of Practice (Continued)
A. enter any crawlspaces that are not readily accessible or where entry could cause damage or pose a hazard to the inspector.
B. move stored items or debris.
C. operate sump pumps with inaccessible floats.
D. identify size, spacing, span, location or determine adequacy of foundation bolting, bracing, joists, joist spans or support systems.
E. provide any engineering or architectural service.
F. report on the adequacy of any structural system or component.
2.4. Heating
I. The inspector shall inspect:
A. the heating systems using normal operating controls, an describe the energy source and heating method;
B. and report as in need of repair heating systems which do not operate;
C. and report if the heating systems are deemed inaccessible.
II. The inspector is not required to:
A. inspect or evaluate interiors of flues or chimneys, fire chambers, heat exchangers, combustion air systems, fresh air intakes,
humidifiers, dehumidifiers, electronic air filters, geothermal systems or solar heating systems.
B. inspect fuel tanks or underground or concealed fuel supply systems.
C. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system.
D. light or ignite pilot flames.
E. activate heating, heat pump systems or other heating systems when ambient temperatures or other circumstances are not conducive
to safe operation or may damage the equipment.
F. override electronic thermostats.
G. evaluate fuel quality.
H. verify thermostat calibration, heat anticipation, or automatic setbacks, timers, programs or clocks.
2.5. Cooling
I. The inspector shall inspect:
A. the central cooling equipment using normal operating controls.
II. The inspector is not required to:
A. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system.
B. inspect window units, through-wall units, or electronic air filters.
C. operate equipment or systems if exterior temperature is below 60 degrees Fahrenheit, or when other circumstances are not conducive
to safe operation, or may damage the equipment.
D. inspect or determine thermostat calibration, cooling anticipation, or automatic setbacks or clocks.
E. examine electrical current, coolant fluids or gases, or coolant leakage.
2.6. Plumbing
I. The inspector shall:
A. inspect and determine if the water supply is public or private;
B. verify the presence of and identify the location of the main water shut-off valve;
C. inspect the water heating equipment, including venting, connections, energy source supply system, and seismic bracing, and verify the
presence or absence of temperature-pressure relief valves and/or Watts 210 valves;
D. flush toilets;
E. water-test sinks, tubs and showers for functional drainage;
F. inspect the interior water supply, including all fixtures and faucets;
G. inspect the drain, waste and vent systems, including all fixtures;
H. describe any visible fuel storage systems;
I. inspect the drainage sump pumps and test pumps with accessible floats;
J. inspect and describe the water supply, drain, waste and main fuel shut-off valves, as well as the location of the water main and main
fuel shut-off valves;
K. inspect and report as in need of repair deficiencies in the water supply by viewing the functional flow in two fixtures operated
simultaneously;
L. inspect and report as in need of repair deficiencies in installation and identification of hot and cold faucets;
M. inspect and report as in need of repair mechanical drain-stops that are missing or do not operate if installed in sinks, lavatories and
tubs; and
N. inspect and report as in need of repair commodes that have cracks in the ceramic material, are improperly mounted on the floor, leak,
or have tank components which do not operate.
II. The inspector is not required to:
A. light or ignite pilot flames.
B. determine the size, temperature, age, life expectancy or adequacy of the water heater.
C. inspect interiors of flues or chimneys, combustion air systems, water softening or filtering systems, well pumps or tanks, safety or
shut-off valves, floor drains, lawn sprinkler systems or fire sprinkler systems.
D. determine the exact flow rate, volume, pressure, temperature, or adequacy of the water supply.
E. determine the water quality or potability or the reliability of the water supply or source.
F. open sealed plumbing access panels.
G. inspect clothes washing machines or their connections.
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H. operate any main, branch or fixture valve.
I. test shower pans, tub and shower surrounds or enclosures for leakage.
J. evaluate the compliance with local or state conservation or energy standards, or the proper design or sizing of any water, waste or
venting components, fixtures or piping.
K. determine the effectiveness of anti-siphon, back-flow prevention or drain-stop devices.
L. determine whether there are sufficient clean-outs for effective cleaning of drains.
M. evaluate gas, liquid propane or oil storage tanks.
N. inspect any underground or concealed fuel supply systems.
O. inspect any private sewage waste disposal system or component thereof.
P. inspect water treatment systems or water filters.
Q. inspect water storage tanks, pressure pumps or bladder tanks.
R. evaluate wait-time to obtain hot water at fixtures, or perform testing of any kind to water heater elements.
S. evaluate or determine the adequacy of combustion air.
T. test, operate, open or close safety controls, manual stop valves and/or temperature or pressure relief valves.
U. examine ancillary systems or components, such as, but not limited to, those relating to solar water heating, hot water circulation.
V. determine the existence or condition of polybutylene plumbing.
2.7. Electrical
I. The inspector shall inspect:
A. the service drop/lateral;
B. the meter socket enclosures;
C. the means for disconnecting the service main;
D. and describe the service disconnect amperage rating, if labeled;
E. panelboards and overcurrent devices (breakers and fuses);
F. and report on any unused circuit breaker panel openings that are not filled;
G. the service grounding and bonding;
H. a representative number of switches, lighting fixtures, and receptacles, including receptacles observed and deemed to be
AFCI-protected during the inspection using the AFCI test button, where possible;
I. and test all Ground Fault Circuit Interrupter (GFCI) receptacles and GFCI circuit breakers observed and deemed to be GFCIs during the
inspection using a GFCI tester, where possible;
J. and report the presence of solid conductor aluminum branch circuit wiring, if readily visible;
K. and report on any tested receptacles in which power was not present, polarity is incorrect, is not secured to the wall, the cover is not in
place, the ground fault circuit interrupter devices are not properly installed or do not operate properly, evidence of arcing or excessive
heat is present, or where the receptacle is not grounded or is not secured to the wall;
L. the service entrance conductors and the condition of the conductor insulation;
M. and report the absence of smoke detectors; and
N. service entrance cables, and report as in need of repair deficiencies in the integrity of the insulation, drip loop, or separation of
conductors at weatherheads and clearances from grade or rooftops.
II. The inspector is not required to:
A. insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures.
B. operate electrical systems that are shut down.
C. remove panelboard cabinet covers or dead front covers, if they are not readily accessible.
D. operate or reset overcurrent protection devices or overload devices.
E. operate non-accessible smoke detectors.
F. measure or determine the amperage or voltage of the main service equipment, if not visibly labeled.
G. inspect the fire or alarm system and components.
H. inspect the ancillary wiring or remote control devices.
I. activate any electrical systems or branch circuits which are not energized.
J. inspect low-voltage systems, electrical de-icing tapes, swimming pool wiring, or any time-controlled devices.
K. verify the service ground.
L. inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills, photovoltaic solar collectors,
or battery or electrical storage facility.
M. inspect spark or lightning arrestors.
N. inspect or test de-icing equipment.
O. conduct voltage drop calculations.
P. determine the accuracy of labeling.
Q. inspect exterior accent lighting.
2.8. Fireplace
I. The inspector shall inspect:
A. the fireplace, and open and close the damper door, if readily accessible and operable;
B. hearth extensions and other permanently installed components;
C. and report as in need of repair deficiencies in the lintel, hearth and material surrounding the fireplace, including fireplace opening
clearance from visible combustible materials.
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II. The inspector is not required to:
A. inspect the flue or vent system.
B. inspect the interior of chimneys or flues, fire doors or screens, seals or gaskets, or mantels.
C. determine the need for a chimney sweep.
D. operate gas fireplace inserts.
E. light pilot flames.
F. determine the appropriateness of any installation.
G. inspect automatic fuel-feed devices.
H. inspect combustion and/or make-up air devices.
I. inspect heat distribution assists, whether gravity controlled or fan-assisted.
J. ignite or extinguish fires.
K. determine adequacy of draft or draft characteristics.
L. move fireplace inserts, stoves, or firebox contents.
M. perform a smoke test.
N. dismantle or remove any component.
O. perform a National Fire Prevention Association (NFPA)-style inspection.
P. perform a Phase I fireplace and chimney inspection.
2.9. Attic, Ventilation & Insulation
I. The inspector shall inspect:
A. the insulation in unfinished spaces;
B. the ventilation of attic spaces;
C. mechanical ventilation systems;
D. and report on the general absence or lack of insulation in
unfinished spaces.
II. The inspector is not required to:
A. enter the attic or any unfinished spaces that are not readily accessible, or where entry could cause damage or pose a safety hazard to
the inspector, in his or her opinion.
B. to move, touch, or disturb insulation.
C. to move, touch or disturb vapor retarders.
D. break or otherwise damage the surface finish or weather seal on or around access panels and covers.
E. identify the composition or exact R-value of insulation material.
F. activate thermostatically operated fans.
G. determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers and wiring.
H. determine the adequacy of ventilation.
2.10. Doors, Windows & Interior
I. The inspector shall:
A. open and close a representative number of doors and windows;
B. inspect the walls, ceilings, steps, stairways and railings;
C. and report as in need of repair any spacing between intermediate balusters, spindles or rails for steps, stairways and railings that
permit the passage of an object greater than 4 inches in diameter;
D. inspect garage doors and garage door openers by operating first by remote (if available), and then by the installed automatic door
control;
E. and report as in need of repair any installed electronic sensors that are not operable or not installed at proper heights above the
garage door;
F. and report as in need of repair any door locks or side ropes that have not been removed or disabled when garage door opener is in
use;
G. and report as in need of repair any windows that are obviously fogged or display other evidence of broken seals.
II. The inspector is not required to:
A. inspect paint, wallpaper, window treatments or finish treatments.
B. inspect central vacuum systems.
C. inspect safety glazing.
D. inspect security systems or components.
E. evaluate the fastening of countertops, cabinets, sink tops or fixtures.
F. move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure.
G. move drop-ceiling tiles.
H. inspect or move any household appliances.
I. inspect or operate equipment housed in the garage, except as otherwise noted.
J. verify or certify safe operation of any auto-reverse or related safety function of a garage door.
K. operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with
local, state or federal standards.
L. operate any system, appliance or component that requires the use of special keys, codes, combinations or devices.
M. operate or evaluate self-cleaning oven cycles, tilt guards/latches or signal lights.
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N. inspect microwave ovens or test leakage from microwave ovens.
O. operate or examine any sauna, steam-jenny, kiln, toaster, ice-maker, coffee-maker, can-opener, bread-warmer, blender, instant hot
water dispenser, or other small, ancillary devices.
P. inspect elevators.
Q. inspect remote controls.
R. inspect appliances.
S. inspect items not permanently installed.
T. discover firewall compromises.
U. examine or operate any above-ground, movable, freestanding, or otherwise non-permanently installed pool/spa, recreational
equipment or self-contained equipment.
V. come into contact with any pool or spa water in order to determine the system structure or components.
W. determine the adequacy of spa jet water force or bubble effect.
X. determine the structural integrity or leakage of a pool or spa.
3. Limitations, Exceptions & Exclusions
3.1. Limitations:
I. An inspection is not technically exhaustive.
II. An inspection will not identify concealed or latent defects.
III. An inspection will not deal with aesthetic concerns or what could be
deemed matters of taste, cosmetic defects, etc.
IV. An inspection will not determine the suitability of the property for any use.
V. An inspection does not determine the market value of the property or its marketability.
VI. An inspection does not determine the insurability of the property.
VII. An inspection does not determine the advisability or inadvisability of the purchase of the inspected property.
VIII. An inspection does not determine the life expectancy of the property or any components or systems therein.
IX. An inspection does not include items not permanently installed.
X. These Standards of Practice apply only to homes with four or fewer
dwelling units.
3.2. Exclusions:
I. The inspectors are not required to determine:
A. property boundary lines or encroachments.
B. the condition of any component or system that is not readily accessible.
C. the service life expectancy of any component or system.
D. the size, capacity, BTU, performance, or efficiency of any component or system.
E. the cause or reason of any condition.
F. the cause for the need of repair or replacement of any system or component.
G. future conditions.
H. compliance with codes or regulations.
I. the presence of evidence of rodents, animals or insects.
J. the presence of mold, mildew or fungus.
K. the presence of air-borne hazards.
L. the presence of birds.
M. the presence of other flora or fauna.
N. the air quality.
O. the existence of asbestos.
P. the existence of environmental hazards.
Q. the existence of electro-magnetic fields.
R. the presence of hazardous materials including, but not limited to, the presence of lead in paint.
S. any hazardous waste conditions.
T. any manufacturer's recalls or conformance with manufacturer installation, or any information included for consumer protection
purposes.
U. operating costs of systems.
V. replacement or repair cost estimates.
W. the acoustical properties of any systems.
X. estimates of the cost to operating any given system.
II. The inspectors are not required to operate:
A. any system that is shut down.
B. any system that does not function properly.
C. or evaluate low-voltage electrical systems such as, but not limited to:
1. phone lines;
2. cable lines;
3. antennae;
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4. lights; or
5. remote controls.
D. any system that does not turn on with the use of normal operating controls.
E. any shut-off valves or manual stop valves.
F. any electrical disconnect or over current protection devices.
G. any alarm systems.
H. moisture meters, gas detectors or similar equipment.
III. The inspectors are not required to:
A. move any personal items or other obstructions, such as, but not limited to:
1. throw rugs;
2. furniture;
3. floor or wall coverings;
4. ceiling tiles;
5. window coverings;
6. equipment;
7. plants;
8. ice;
9. debris;
10. snow;
11. water;
12. dirt;
13. foliage; or
14. pets.
B. dismantle, open, or uncover any system or component.
C. enter or access any area which may, in the opinion of the inspector, be unsafe.
D. enter crawlspaces or other areas that are unsafe or not readily accessible.
E. inspect underground items such as, but not limited to, underground storage tanks or other indications of their presence, whether
abandoned or actively used.
F. do anything which, in the inspector's opinion, is likely to be unsafe or dangerous to the inspector or others, or damage property, such
as, but not limited to: walking on roof surfaces, climbing ladders, entering attic spaces, or negotiating with pets.
G. inspect decorative items.
H. inspect common elements or areas in multi-unit housing.
I. inspect intercoms, speaker systems, radio-controlled security devices, or lawn irrigation systems.
J. offer guarantees or warranties.
K. offer or perform any engineering services.
L. offer or perform any trade or professional service other than home inspection.
M. research the history of the property, report on its potential for alteration, modification, extendibility, or its suitability for a specific or
proposed use for occupancy.
N. determine the age of construction or installation of any system structure or component of a building, or differentiate between original
construction and subsequent additions, improvements, renovations or replacements.
O. determine the insurability of a property.
P. perform or offer Phase 1 environmental audits.
Q. inspect on any system or component which is not included in these standards.
4. Glossary of Terms
4.1. Accessible: Can be approached or entered by the inspector safely, without difficulty, fear or danger.
4.2. Activate: To turn on, supply power, or enable systems, equipment, or devices to become active by normal operating controls.
Examples include turning on the gas or water supply valves to the fixtures and appliances, and activating electrical breakers or fuses.
4.3. Adversely Affect: To constitute, or potentially constitute, a negative or destructive impact.
4.4. Alarm System: Warning devices, installed or freestanding, including, but not limited to: carbon monoxide detectors, flue gas and
other spillage detectors, security equipment, ejector pumps and smoke alarms.
4.5. Appliance: A household device operated by use of electricity or gas. Not included in this definition are components covered under
central heating, central cooling or plumbing.
4.6. Architectural Service: Any practice involving the art and science of building design for construction of any structure or grouping of
structures, and the use of space within and surrounding the structures or the design, design development, preparation of construction
contract documents, and administration of the construction contract.
4.7. Component: A permanently installed or attached fixture, element or part of a system.
4.8. Condition: The visible and conspicuous state of being of an object.
4.9. Crawlspace: The area within the confines of the foundation and between the ground and the underside of the lowest floor structural
component.
4.10. Decorative: Ornamental; not required for the operation of essential systems and components of a home.
4.11. Describe: To report in writing a system or component by its type, or other observed characteristics to distinguish it from other
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components used for the same purpose.
4.12. Determine: To arrive at an opinion or conclusion pursuant to examination.
4.13. Dismantle: To open, take apart or remove any component, device or piece that would not typically be opened, taken apart or
removed by an ordinary occupant.
4.14. Engineering Service: Any professional service or creative work requiring engineering education, training, and experience and the
application of special knowledge of the mathematical, physical and engineering sciences to such professional service or creative work as
consultation, investigation, evaluation, planning, design and supervision of construction for the purpose of assuring compliance with the
specifications and design, in conjunction with structures, buildings, machines, equipment, works or processes.
4.15. Enter: To go into an area to observe visible components.
4.16. Evaluate: To assess the systems, structures or components of a dwelling.
4.17. Examine: To visually look. See Inspect.
4.18. Foundation: The base upon which the structure or wall rests; usually masonry, concrete, or stone, and generally partially
underground.
4.19. Function: The action for which an item, component, or system is specially fitted or used, or for which an item, component or system
exists; to be in action or perform a task.
4.20. Functional: Performing, or able to perform, a function.
4.21. Home Inspection: The process by which an inspector visually examines the readily accessible systems and components of a home,
and operates those systems and components utilizing these Standards of Practice as a guideline.
4.22. Household Appliances: Kitchen and laundry appliances, room air conditioners, and similar appliances.
4.23. Inspect: To visually look at readily accessible systems and components safely, using normal operating controls, and accessing
readily accessible panels and areas in accordance with these Standards of Practice.
4.24. Inspected Property: The readily accessible areas of the buildings, site, items, components, and systems included in the inspection.
4.25. Inspector: One who performs a real estate inspection.
4.26. Installed: Attached or connected such that the installed item requires a tool for removal.
4.27. Material Defect: A condition of a residential real property or any portion of it that would have a significant adverse impact on the
value of the real property or that involves an unreasonable risk to people on the property. The fact that a structural element, system or
subsystem is near, at or beyond the end of the normal useful life of such a structural element, system or subsystem is not by itself a
material defect.
4.28. Normal Operating Controls: Devices, such as thermostats, that would be operated by ordinary occupants which require no
specialized skill or knowledge.
4.29. Observe: To see through visually directed attention.
4.30. Operate: To cause systems to function or turn on with normal operating controls.
4.31. Readily Accessible: An item or component that is, in the judgment of the inspector, capable of being safely observed without the
removal of obstacles, detachment or disengagement of connecting or securing devices, or other unsafe or difficult procedures to gain
access.
4.32. Recreational Facilities: Spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise,
entertainment or athletic facilities.
4.33. Report: A written communication (possibly including images) of any material defects observed during the inspection.
4.34. Representative Number: A sufficient number to serve as a typical or characteristic example of the item(s) inspected.
4.35. Safety Glazing: Tempered glass, laminated glass, or rigid plastic.
4.36. Shut Down: Turned off, unplugged, inactive, not in service, not operational, etc.
4.37. Structural Component: A component which supports non-variable forces or weights (dead loads) and variable forces or weights (live
loads).
4.38. System: An assembly of various components which function as a whole.
4.39. Technically Exhaustive: A comprehensive and detailed examination beyond the scope of a real estate home inspection which would
involve or include, but would not be limited to: dismantling, specialized knowledge or training, special equipment, measurements,
calculations, testing, research, analysis or other means.
4.40. Unsafe: A condition in a system or component which is judged to be a significant risk of personal injury during normal, day-to-day
use. The risk may be due to damage, deterioration, improper installation, or a change in accepted residential construction standards.
4.41. Verify: To confirm or substantiate.
Palm-Tech Inspector, Copyright © 1998-2014, PDmB, Inc.