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GARR HOME
INSPECTIONS, LLC
GARR HOME INSPECTION SAMPLE
LOUISVILLE, KENTUCKY 40245
Prepared for: GARR HOME INSPECTION SAMPLE REPORT
Prepared by: Garr Home Inspection, LLC
14510 Hearthside Court
Louisville, KY 40245
Garr Home Inspection, LLC
02:18 April 10, 2011
Page 1 of 36
GARR HOME INSPECTION SAMPLE REPORT.pt5
Table of Contents
Definitions
2
General Information
2
Lots and Grounds
9
Exterior Surface and Components
10
Outbuilding
11
Roof
11
Garage/Carport
14
Attic
14
Structure
15
Crawl Space
17
Electrical
18
Air Conditioning
20
Heating System
20
Plumbing
22
Fireplace/Wood Stove
23
Kitchen
24
Bathroom
25
Bedroom
26
Living Space
27
Laundry Room/Area
28
Summary
29
Palm-Tech Inspector, Copyright © 1998-2009, PDmB, Inc.
Garr Home Inspection, LLC
02:18 April 10, 2011
Page 2 of 36
GARR HOME INSPECTION SAMPLE REPORT.pt5
Definitions
NOTE: All definitions listed below refer to the property or item listed as inspected on this report at the time of inspection
A
Acceptable
Functional with no obvious signs of defect.
NP Not Present
Item not present or not found.
NI
Not Inspected Item was unable to be inspected for safety reasons or due to lack of power, inaccessible, or disconnected at time
of inspection.
M
Marginal
Item is not fully functional and requires repair or servicing.
D
Defective
Item needs immediate repair or replacement. It is unable to perform its intended function.
General Information
NOTE TO BUYER: A (BLUE) note signifies a note that the inspector is providing to the buyer as
general information. All "BLUE" notes must be read by the buyer to allow them to have
additional knowledge that the inspector intends for the buyer to understand. The
Pre-Inspection Agreement must be read and is identified in "BLUE" directly below this note.
Acceptance of this inspection report and subsequent payment assures that the buyer and
inspection representative agree to all terms in the Pre-Inspection Agreement.
A (GREEN) note signifies a "MARGINAL" finding that is normal due to the age of the property
but is not operating as new. An item identified as "MARGINAL" is not considered to be in
new or even like new condition nor operating to new condition standards.
A (RED) note signifies a defect was found or a correction is required. All "MARGINAL" and
"DEFECTS" are summarized at the end of the report.
NOTE TO BUYER: PRE-INSPECTION AGREEMENT
For and in consideration of the terms of this Agreement for Home Inspection Services the
Inspector and Client agree as follows:
1."Home Inspection" means a visual analysis for the purpose of providing a professional
opinion by a licensed home inspector, of the condition of a residential dwelling and the
dwelling's attached garages and carports, any reasonable accessible installed
components, and the operation of the dwelling's systems, including any controls normally
operated by the owner of the dwelling, for systems and components in the standards of
practice established by the board. Home inspection shall not include a code compliance
inspection, or an inspection required under the National Manufactured Housing
Construction and Safety Standards Act of 1974, 42 USC& 5401 et seq.,...or KRS 227.600
regarding manufactured homes." KRS 198B.700(5).
2."Home Inspector" means an individual who performs a "Home Inspection" for
compensation.
3.The INSPECTOR agrees to perform a visual inspection of the subject property and to
provide the CLIENT with a written report identifying visually observable major
deficiencies of the inspected systems and components that exist at the time of inspection.
The report will not be a verbal report. The report will only be a written report. The
written report will include the following systems only:
Palm-Tech Inspector, Copyright © 1998-2009, PDmB, Inc.
Garr Home Inspection, LLC
02:18 April 10, 2011
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GARR HOME INSPECTION SAMPLE REPORT.pt5
General Information (Continued)
a)STRUCTURAL CONDITION
b)GENERAL INTEROIR INCLUDING CEILING, WALLS, WINDOWS, DOORS
c)GENERAL EXTERIOR INCLUDING ROOF, GUTTER, CHIMNEY, DRAINAGE & GRADING
d)ATTIC & BASEMENT/CRAWL SPACE
e)INSULATION AND VENTILATION
f)PLUMBING & WATER HEATER
g)HEATING & CENTRAL AIR CONDITIONING
h) ELECTRICAL
i)KITCHEN & APPLIANCES
4.Systems and items which are EXCLUDED from this inspection include, but are not
limited to the following: recreational playground facilities, geological and soil
conditions, sprinkler systems (fire and lawn), solar systems, water wells below ground
septic or drainage systems, pools, spas, saunas, steam rooms, water softeners, solar
heating systems, forced air furnace heat exchangers, hard wired smoke detectors, wiring
not part of primary electrical distribution systems (including but not limited to:
intercoms, cable TV, security systems, audio and computer systems) appliances including
portable air conditioning units, odors or noise, any gas leaks, gas appliances, any items
considered to be cosmetic. Any comments regarding excluded systems and items are for
information only and are not part of the inspection. The presence or absence of pests
other than visible wood destroying insects is excluded from this inspection, except where
noted for informational purposes. The CLIENT is urged to contact a reputable and
licensed specialist if identification and extermination of excluded pest is desired.
5.The inspection and report will be performed according to the standards of The
American Society of Home Inspectors (ASHI), and the terms in this agreement shall have
the same meaning given them in the ASHI standards. A copy of the ASHI standards will
be provided at the client's request. The inspection and report are performed and
prepared for the sole, confidential, and exclusive use and possession of the CLIENT. The
INSPECTOR accepts no responsibility for use or misinterpretation by third parties.
6.The INSPECTOR is not required to move personal property, debris, furniture,
equipment, carpeting, or like materials which may impede or limit visibility. Concealed
or latent defects are excluded from the inspection. Equipment and systems will not be
dismantled. The inspection is not intended to be technically exhaustive, nor is it a
compliance inspection for any governmental codes or regulations.
7.The inspection and report do not address, and are not intended to address, the
possible presence of, or danger from asbestos, radon gas, lead paint, urea formaldehyde,
soil contamination, absence, presence, or condition of buried oil storage tanks,
pesticides, mold and mildew, toxic or flammable chemicals, water or airborne related
illness or disease, and all other similar or potentially hazardous substances and
conditions. The CLIENT is urged to contact a competent specialist if information,
identification or testing of the above is desired. However, a Carbon Monoxide test on the
heat system and the hot water heater will be included as part of the inspection and
Palm-Tech Inspector, Copyright © 1998-2009, PDmB, Inc.
Garr Home Inspection, LLC
02:18 April 10, 2011
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GARR HOME INSPECTION SAMPLE REPORT.pt5
General Information (Continued)
additional testing may be performed if specifically ordered and paid for by the CLIENT.
8.The Inspector is not required to: offer or perform any act or service contrary to law;
offer warranties or guarantees of any kind; offer or perform engineering, architectural,
plumbing, or any other job function requiring an occupational license; perform additional
inspections beyond those within the scope of the comprehensive inspection; calculate the
strength, adequacy, or efficiency of any system or component; enter any area or perform
any procedure which may damage the Property or components or be dangerous to the
inspector or other persons; operate any system or components which is shut down or
otherwise inoperable; operate any system or component which does not respond to normal
operating controls; disturb insulation, move personal items, furniture, wall coverings,
carpets and area rugs, equipment, plant life, soil, snow, ice, or debris which obstructs
access or visibility, predict future conditions, including but not limited to failure of
components; project operating costs of components; evaluate acoustical characteristics of
any system or component, operate any built-in appliance. Outdoor temperature may
prevent the inspection and operation of the heating/cooling systems and may not disclose
defects evident only during operation.
9.NEITHER THE INSPECTION NOR THE INSPECTION REPORT IS A WARRANTY,
EXPRESSED OR IMPLIED, REGARDING THE ADEQUACY, PERFORMANCE, OR CONDITION OF
ANY INSPECTED STRUCTURE, SYSTEM OR ITEM. CLIENT ACKNOWLEDGES THAT
CONDITION IN INSPECTED STRUCTURE, SYSTEM OR ITEM, IS SUBJECT TO CHANGE AFTER
REPORT IS ISSUED. THE INSPECTION AND REPORT ARE NOT INTENDED TO REFLECT THE
VALUE OF THE PREMISES, OR TO MAKE ANY REPRESENTATION AS TO THE ADVISABILITY
OR INADVISABILITY OF PURCHASE OR SUITABILITY OF USE. THE INSPECTION AND
REPORT ARE ONLY INTENDED TO EXPRESS THE OPINION OF THE INSPECTOR BASED ON A
VISIBLE INSPECTION OF ACCESSIBLE PORTIONS OF STRUCTURE, SYSTEMS AND ITEMS OF
EXISTING CONDITIONS, AT THE TIME OF INSPECTION.
10.This is not a code inspection, compliance or non-compliance with applicable
regulatory requirements. The Inspector is not required to report on: Life expectancy of
any component or system; the methods, materials or costs of repairs; the suitability of
the property for any use; compliance or non-compliance with applicable regulatory
requirements; the market value or its marketability of the property; the advisability or
inadvisability of purchasing the property; any component or system which was not
observed; the presence or absence of pests, such as wood damaging organisms, rodents or
insects; mold, mildew; cosmetic conditions, underground items, or items not permanently
installed; any item, component/system/appliance that may have been recalled by the
manufacturer for any reason.
11.411.278 Notice of home inspector's right to cure before commencement of litigation.
Kentucky law requires that you give notice to the Home Inspector and the Home Inspector
has the right to cure problems before any action can be taken. The statute also requires
that the Home Inspector include the following notice as part of the Pre-Inspection
Agreement. The notice required by this section is as follows:
Palm-Tech Inspector, Copyright © 1998-2009, PDmB, Inc.
Garr Home Inspection, LLC
02:18 April 10, 2011
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GARR HOME INSPECTION SAMPLE REPORT.pt5
General Information (Continued)
"CHAPTER 411 OF THE KENTUCKY REVISED STATUTES CONTAINS IMPORTANT
REQUIREMENTS YOU MUST FOLLOW BEFORE YOU MAY FILE A LAWSUIT FOR DEFECTIVE
CONSTRUCTION AGAINST THE HOME INSPECTOR OF YOUR RESIDENCE. YOU MUST
DELIVER TO YOUR HOME INSPECTOR A WRITTEN NOTICE OF ANY CONDITIONS YOU
ALLEGE THAT YOUR HOME INSPECTOR FAILED TO INCLUDE IN THE HOME INSPECTION
REPORT AND PROVIDE YOUR HOME INSPECTOR THE OPPORTUNITY TO MAKE AN OFFER
TO REPAIR OR PAY FOR THE DEFECTS. YOU ARE NOT OBLIGATED TO ACCEPT ANY OFFER
MADE BY THE HOME INSPECTOR. THERE ARE STRICT DEADLINES AND PROCEDURES
UNDER STATE LAW, AND FAILURE TO FOLLOW THEM MAY AFFECT YOUR ABILITY TO FILE
A LAWSUIT."
12.The Client agrees to binding arbitration in accordance with the terms and conditions
of this Agreement. Any complaints concerning this inspection, compliance with the
Standards of Practice, or breach of this Agreement must be presented to the Inspector.
The Client agrees to abide by KRS 417.050 and KRS 417.060 that specifically provides
that a written agreement to submit any controversy to arbitration is "valid, enforceable
and irrevocable".
13.The parties agree that the maximum liability for the Inspector arising from the
failure to perform any of the obligations stated in this agreement is limited to an amount
NOT TO EXCEED THE FEE PAID FOR THE INSPECTION.
14.In the event the CLIENT files suit against the INSPECTOR and/or its representative,
the CLIENT agrees to pay for all of the INSPECTORS legal fees, costs of expert witnesses,
court costs, costs of depositions and all other such expenses incurred by the INSPECTOR
if the CLIENT fails to prevail in the lawsuit.
15.This report is prepared exclusively for the CLIENT(s) named and is not transferable to
anyone in any form. CLIENT(s) gives the permission for the INSPECTOR to discuss the
report findings with the real estate agents, specialists or repair persons for the sake of
clarification.
16.The inspection report is not intended for use by anyone other than the Client. No
third party shall have the right arising from this contract or the Inspection Report. In
consideration of the furnishings of the Inspection Report to parties requested by the
Client, the Client agrees to indemnify and hold harmless the Inspector for all costs,
expenses, legal fees, awards, settlements, and judgments in any legal proceeding brought
by any third party who claims the he/she relied on representations made in such
Inspection Report and was damaged thereby. Client's request that Home Inspector release
copies of the Inspection Report shall be at Client's risk with respect to the contents of this
paragraph.
17.The Inspection Report shall be the final exclusive findings of the Home Inspection
Company. Client understands and agrees that they will not rely on any oral statements
made by the Home Inspector prior to the issuance of the written report. Client further
understands and agrees that the Home Inspection Company reserves the right to modify
Palm-Tech Inspector, Copyright © 1998-2009, PDmB, Inc.
Garr Home Inspection, LLC
02:18 April 10, 2011
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GARR HOME INSPECTION SAMPLE REPORT.pt5
General Information (Continued)
the Inspection Report for a period prior to the final issuance to the Client. Revisions may
be completed to the Home Inspection Report by the Home Inspector if the report is
submitted to the Client within 48 hours of the original Home Inspection Report
submission to the Client.
18.Radon is a naturally occurring, colorless, tasteless and odorless radioactive gas
produced by the normal decay of uranium and radium in the soil. As a result, virtually
all houses have some level of radon. The adverse health effects associated with radon
are caused by radioactive particles being trapped in the lungs when you breathe. The
only way to know if your home has a radon problem is to have it tested. The Inspector
only provides radon testing services when requested by the Client or Client representative.
The Client agrees to hold harmless the Inspector in the event subsequent matters arise by
reason of the presence of radon gas.
19.Often, after an inspection, repairs are made to some conditions shown in the written
report. On request, the Home Inspector will complete a re-inspection for agreed upon fees.
If a re-inspection is conducted, the inspection will be a visual, non-invasive, inspection of
the repair and the Home Inspector is not responsible for providing any expressed or
implied warranties, whether to the serviceability of the repairs, or the quality of the
materials or labor used to repair or replace those items requiring re-inspection.
20.Payment is due upon completion of the on-site inspection.
21.This agreement represents the entire agreement between the INSPECTOR and the
CLIENT. No change or modification shall be enforceable against either party unless such
change or modification is in writing and signed by all parties. This agreement shall be
binding and enforceable by the parties, and their heirs, executors, administrators,
successors, and assigns. Reading and acknowledging this form either verbally, in
writing, or on-line is legally binding.
22.Client understands and agrees that if they are not present at the time of the
inspection and did not sign the Pre-Inspection Agreement you, by accepting, paying for,
and/or using the Inspection Report you acknowledge and agree to be bound by the terms
and conditions of the Pre-Inspection Agreement and further agree that the Pre-Inspection
Agreement shall form a part of the Inspection Report.
By signing below, you represent that you have the full right, power, and authority to bind
you and all others who are part of the Client to the terms of this Agreement. You certify
that you have read and understand all items in this Agreement. By my signature below
or the acceptance of this report, I acknowledge that I have read this agreement and
limitations and the attached report, and that I understand the terms and conditions and
I agree to be bound by these.
GARR HOME INSPECTIONS LLC
Palm-Tech Inspector, Copyright © 1998-2009, PDmB, Inc.
Garr Home Inspection, LLC
02:18 April 10, 2011
Page 7 of 36
GARR HOME INSPECTION SAMPLE REPORT.pt5
General Information (Continued)
INSPECTORS KENTUCKY LICENSE NO.: MARK GARR HI-2029
INSPECTORS KENTUCKY LICENSE NO.: TOM WAGNER HI-2502
INSPECTION ADDRESS:____________________________________________________________
CITY:_______________________________________________________________________________
STATE:_____________________________________________________________________________
ZIP CODE:__________________________________________________________________________
INSPECTION NO.:___________________________________________________________________
INSPECTION FEE:__________________________________________________________________
ITS' INSPECTOR:___________________________________________________________________
DATE:______________________________________________________________________________
CLIENT OR REPRESENTATIVE SIGNATURE:_______________________________________
DATE:______________________________________________________________________________
PRINT CLIENT E-MAIL:_____________________________________________________________
Property Information
Property Address GARR HOME INSPECTION SAMPLE ADDRESS
City LOUISVILLE State KENTUCKY Zip 40245
Contact Name N/A
Contact Phone N/A Fax N/A
Client Information
Contact E-Mail N/A
Palm-Tech Inspector, Copyright © 1998-2009, PDmB, Inc.
Garr Home Inspection, LLC
02:18 April 10, 2011
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GARR HOME INSPECTION SAMPLE REPORT.pt5
General Information (Continued)
Client Name GARR HOME INSPECTION SAMPLE REPORT
Client Address N/A
City LOUISVILLE State KENTUCKY Zip N/A
Client Phone N/A Fax N/A
Client E-Mail NO. 1: N/A
Client E-Mail NO. 2: N/A
Inspection Company
Inspector Name MARK GARR
Kentucky Home Inspectors License No. HI-2029
Company Name Garr Home Inspection, LLC
Company Address 14510 Hearthside Court
City Louisville
State KY
Zip 40245
(502)468-6510
N/A
Phone
Fax
E-Mail [email protected]
File Number XX-XXXX
Miles One Way: XX.X MILES
Home Inspection Received: $XXX.XX
Conditions
Wood Destroying Insect Inspection Requested: Yes
Others Present BUYER'S AGENT AND BUYER Property Occupied VACANT
Estimated Age 22 YEARS Entrance Faces N/A
Inspection Date 4/1/2011
Start Time 9:00 AM End Time 12:30 PM
Electric On
Yes
No
Not Applicable
Gas/Oil On
Yes
No
Not Applicable
Water On
Yes
No
Not Applicable
Temperature 60 DEGREES F
Weather CLEAR & SUNNY Soil Conditions DRY
Space Below Grade CRAWL SPACE
Building Type SINGLE FAMILY Garage ATTACHED
Sewage Disposal CITY How Verified MULTIPLE LISTING SERVICE
Water Source CITY How Verified MULTIPLE LISTING SERVICE
Palm-Tech Inspector, Copyright © 1998-2009, PDmB, Inc.
Garr Home Inspection, LLC
02:18 April 10, 2011
Page 9 of 36
GARR HOME INSPECTION SAMPLE REPORT.pt5
Lots and Grounds
A NP NI M D
1.
2.
Driveway: CONCRETE
Walks: CONCRETE
SIDEWALK SETTLED (TRIP HAZARD) - The sidewalk has settled in multiple
locations that are considered TRIP HAZARDS. Recommend correction by a
qualified contractor to reduce the potential for future injury from
trips and falls.
3. FRONT PORCH
4.
PORCH FRONT: CONCRETE
5.
Front Steps/Stoops: CONCRETE
6. SIDE PORCH
7.
PORCH SIDE: NONE
8.
Side Steps/Stoops: NONE
9. REAR
10.
11.
12.
13.
14.
15.
16.
17.
18.
19.
20.
21.
22.
PORCH
PORCH REAR: NONE
Rear Steps/Stoops: NONE
Balcony: NONE
Grading: MINOR SLOPE
Swale: ADEQUATE SLOPE AND DEPTH FOR DRAINAGE
Vegetation: ASSORTMENT
Window Wells: N/A
Retaining Walls: N/A
Basement Stairwell: N/A
Basement Stairwell Drain: N/A
Exterior Surface Drain: N/A
Fences: NONE
Lawn Sprinklers: NONE
Palm-Tech Inspector, Copyright © 1998-2009, PDmB, Inc.
Garr Home Inspection, LLC
02:18 April 10, 2011
Page 10 of 36
GARR HOME INSPECTION SAMPLE REPORT.pt5
Exterior Surface and Components
A NP NI M D
UNKNOWN Exterior Surface
1.
Type: BRICK WITH ALUMINUM TRIM
2.
TRIM: ALUMINUM
3.
FASCIA: ALUMINUM
4.
SOFFITS: VINYL
5. FRONT DOOR INFORMATION
6.
FRONT DOOR BELL: HARD WIRED
7.
Front Entry Door: METAL ENTRY DOOR
8.
Front Storm Door:
9. SIDE DOOR INFORMATION
10.
SIDE DOOR BELL: NONE
11.
Side Entry Door: NONE
12.
Side Storm Door: NONE
13. REAR DOOR INFORMATION
14.
REAR DOOR BELL: HARD WIRED
15.
Rear Entry Door: METAL ENTRY DOOR
16.
Rear Storm Door: NONE
17. REAR LOWER PATIO DOORS
18.
REAR LOWER PATIO DOOR BELL: NONE
19.
Rear Lower Patio Entry Door: METAL ENTRY DOOR
20.
Rear Lower Patio Storm Door: NONE
21. EXTERIOR WINDOWS
22.
Exterior WINDOWS: VINYL DOUBLE HUNG
23.
STORM WINDOWS: NONE
24.
WINDOW SCREENS: NONE
25.
BASEMENT WINDOWS: NONE
26. EXTERIOR ELECTRICITY
27.
Exterior LIGHTING: SURFACE MOUNT
28.
Exterior ELECTRICAL OUTLETS: 110 VAC GFCI
29. EXTERIOR VENTS & DRAIN LINES
30.
RADON VENT (EXTERIOR): NOT PRESENT
31.
BATHROOM VENT (EXTERIOR): NOT PRESENT
32.
FIREPLACE VENT (EXTERIOR): NOT PRESENT
33.
FURNACE VENT (EXTERIOR): NOT PRESENT
34.
SUMP PUMP VENT (EXTERIOR): NOT PRESENT
35. EXTERIOR HOSE BIBS & GAS METER
36.
Hose Bibs: ROTARY WATER PRESSURE NOTE - Normal water pressure is between
40 and 80 PSI for exterior hose bibs. The existing pressure was (80)
PSI and is considered to be acceptable. No action required.
37.
38.
Gas Meter: EXTERIOR SIDE OF HOUSE
Main Gas Valve: LOCATED AT GAS METER
Palm-Tech Inspector, Copyright © 1998-2009, PDmB, Inc.
Garr Home Inspection, LLC
02:18 April 10, 2011
Page 11 of 36
GARR HOME INSPECTION SAMPLE REPORT.pt5
Outbuilding
A NP NI M D
REAR YARD Outbuilding
1.
Exterior Surface: WOOD
2.
Roof: Asphalt shingle
3.
Roof Structure:
4.
Ceiling:
5.
Walls: WOOD
6.
Floor: WOOD
7.
Foundation:
8.
Doors: WOOD
9.
Windows:
10.
Electrical:
11.
Plumbing:
12.
HVAC Source:
13.
Gutters:
14.
Downspouts:
15.
Leader/Extension:
Roof
A NP NI M D
1. General Roof Information: General Information Not Related To The Roof Inspected But
Regarding All Roofs:
There are not warranties as to whether the roof has leaked, leaks now, or will leak
in the future. Remaining roof life conclusions are estimates only and not a
warranty. We recommend that a qualified roofing contractor be consulted to
determine any repair costs, estimates or repairs.
It is virtually impossible to detect a leak except as it is occurring or by
completing specific water tests, which is beyond the scope of this service. Even
water stains on ceilings or on the framing within attics will not confirm an active
leak. Only a qualified roofer can provide guarantees that a roof will not leak.
This inspection service does not provide such guarantees. We will examine every
roof, evaluate it, and even attempt to approximate its age, but we cannot predict
life expectancy nor guarantee that it will not leak. The sellers of a home will
generally have the most comprehensive information available therefore, we recommend
that you ask the sellers about the roof and that you either include comprehensive
roof coverage in your home insurance policy. You may even decide to obtain roof
certification from an established local roofing company.
Main Roof Surface
2. Method of Inspection: ON ROOF
3.
Photos of Roof Pitch: GOOD PHOTOS OF ROOF
Palm-Tech Inspector, Copyright © 1998-2009, PDmB, Inc.
Garr Home Inspection, LLC
02:18 April 10, 2011
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GARR HOME INSPECTION SAMPLE REPORT.pt5
Roof (Continued)
4.
Material: ASPHALT SHINGLE
DEFECTIVE ROOF NOTE - The roof is considered to be at 90% of its life
span. The roof shows signs of normal deterioration for the age of the
roof and the quality of the shingle.
1. The shingles have lost much of the sediment utilized for roof
protection.
2.
Some shingles are damaged or torn.
3. There were nail pops present on the roof under the asphalt
shingles. The nails were pushing through the asphalt shingle.
Recommend re-securing the nails and applying roofing tar or sealant on
the top of the nail heads to reduce the potential for future nail pops.
Recommend evaluation by a qualified roofing contractor.
5. Note To Buyer: Normal Life Of Asphalt Shingle Roof Is 15 To 20 Years. Metal Roof 20 To
35 Years. Clay Tile 30 To 75 Years. Wood Shingle Or Shake 15 to 20 Years.
6. Type: GABLE
7. Approximate Age: 20 YEARS
8.
Flashing: ALUMINUM
9.
Valleys: ASPHALT SHINGLES
10.
Skylights: NONE
Palm-Tech Inspector, Copyright © 1998-2009, PDmB, Inc.
Garr Home Inspection, LLC
02:18 April 10, 2011
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GARR HOME INSPECTION SAMPLE REPORT.pt5
Roof (Continued)
11.
Plumbing Vents: PVC
RUBBER BOOT AT PLUMBING VENT DEFECTIVE The rubber boot at the plumbing vent was
cracking and it is considered defective.
Recommend boot replacement to reduce the
potential for future leaking into the
attic area. Recommend replacement by a
qualified contractor.
12.
13.
14.
15.
Roof Vents: ROOF & SOFFIT VENTS
Furnace Vent: METAL
Electrical Mast: MAST WITH TIE BACK & DRIP LOOP
Gutters: ALUMINUM
FULL OF WATER - The gutter was not
draining as required and it was full of
water. Recommend correction to allow for
proper water distribution through the
gutters and reduce the potential for
future damage from the gutter pulling away
from the structure.
16.
Downspouts: ALUMINUM
17.
Leader/Extension: ALUMINUM
CENTER Chimney
18.
Chimney: BRICK
CHIMNEY CAP REQUIRED - The chimney stack did not have a chimney cap
installed. A chimney cap is recommended to reduce the potential for
future moisture intrusion. Moss growth was present in the chimney
stack due to the present exposure. Recommend evaluation and correction
by a qualified contractor.
19.
Flue/Flue Cap: CLAY WITH MORTAR CAP
Palm-Tech Inspector, Copyright © 1998-2009, PDmB, Inc.
Garr Home Inspection, LLC
02:18 April 10, 2011
Page 14 of 36
GARR HOME INSPECTION SAMPLE REPORT.pt5
Roof (Continued)
20.
Chimney Flashing: METAL
Garage/Carport
A NP NI M D
REAR ENTRY Garage
1. Type of Structure: DETACHED GARAGE Car Spaces: 2 CAR
2.
Garage Doors: ALUMINUM
3.
Door Operation: 1 MECHANIZED
4.
Door Opener No. 1: LIFT MASTER
5.
Door Opener No. 2: N/A
6.
Roof Material: ASPHALT SHINGLE
SAME AS HOUSE - REFERENCE THE ROOF SECTION OF THIS REPORT
7.
8.
9.
10.
11.
12.
13.
14.
15.
16.
17.
Exterior Surface: BLOCK WITH WOOD TRIM
Roof Structure: 2 X 6 RAFTER
Service Doors: METAL
Ceiling: PAINT
Walls: BLOCK
Floor/Foundation: POURED CONCRETE SLAB
Hose Bibs: NONE
Electrical: 110VAC & 110VAC GFCI
Heating: NONE
Windows: METAL SLIDING
Gutters: Aluminum
FULL OF WATER - The gutter was not
draining as required and it was full of
water. Recommend correction to allow for
proper water distribution through the
gutters and reduce the potential for
future damage from the gutter pulling away
from the structure.
18.
19.
Downspouts: Aluminum
Leader/Extensions: Aluminum
Attic
A NP NI M D
1. General Attic Information: General Information Not Related To The Attic Inspected But
Regarding All Attics:
Roof drainage problems and leaking cannot be adequately determined in dry weather.
ATTACHED GARAGE Attic
2. Method of Inspection: IN THE ATTIC
3.
Roof Framing: 2 X 6 RAFTER
4.
Sheathing: OSB STRANDED BOARD
Palm-Tech Inspector, Copyright © 1998-2009, PDmB, Inc.
Garr Home Inspection, LLC
02:18 April 10, 2011
Page 15 of 36
GARR HOME INSPECTION SAMPLE REPORT.pt5
Attic (Continued)
5.
6.
Ventilation: ROOF & SOFFIT VENTS
Insulation: TREATED BLOWN-IN FIBERGLASS (R3.0)
INSUFFICIENT INSULATION was not sufficient in the
Recommend installation of
insulation by a qualified
7.
8.
9.
10.
11.
12.
13.
The insulation
attic area.
additional
contractor.
Insulation Depth: 2" PLUS
Insulation R-Factor: APPROXIMATELY R7
Vapor Barrier:
Attic Fan:
House Fan:
Moisture Penetration: NO MOISTURE NOTED DURING THE INSPECTION
Bathroom Fan Venting: ELECTRIC CEILING FAN
VENT HOSE INSTALLATION DEFECTIVE (SINGLE
VENT) - The bathroom vent is venting
directly into the attic. This may cause
frost and moisture damage depending on the
existing season. Recommend evaluation and
correction by a qualified contractor to
allow for the vent to be routed to the
exterior of the home.
14.
Structure
A NP NI M D
1. General Foundation Information: General Information Not Related To The Foundation Inspected
But Regarding All Foundations:
Our inspection of slabs conforms to industry standards. We examine the visible
portion of the walls on the exterior of the structure for any evidence of
significant cracks or structural deformation. However, we do not move furniture or
lift carpeting and padding to look for cracks and we do not utilize any specialized
tooling or measuring devices to establish relative elevations or determine any
degree of differential settling. Many slabs are built or move out of level but the
average person would not realize this until there is a difference of more than 1
inch in 20 feet, which most authorities describe as being tolerable. Many slabs are
found to contain cracks when the carpet and padding are removed, but there is no
absolute standard for evaluating them. Those that are less than 1/4" and which
exhibit no significant vertical or horizontal displacement are not regarded as being
structurally threatening. They typically result from common shrinkage, but can also
be caused by a deficient mixture of concrete, deterioration over time, seismic
activity, adverse soil conditions, and poor drainage. If they are not sealed they
Palm-Tech Inspector, Copyright © 1998-2009, PDmB, Inc.
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02:18 April 10, 2011
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GARR HOME INSPECTION SAMPLE REPORT.pt5
Structure (Continued)
may allow moisture intrusion. We may not recommend that you consult with a
structural engineer or a foundation contractor, but this should not deter you from
seeking the opinion of such an expert.
2.
Structure Type: WOOD FRAME
3.
Differential Movement: NO MOVEMENT OR DISPLACEMENT NOTED DURING THE
INSPECTION
4.
Beams: WOOD
5.
Foundation: BLOCK
6.
Bearing Walls: FRAME
7.
Joists/Trusses: 2 X 10
8.
Piers/Posts: BLOCK PIERS & STEEL POSTS
PIN POSTS UTILIZED - It was noted that PIN POSTS were utilized to
secure the main beam in the basement. These pin posts were set in the
concrete but it should be noted that pin posts are considered a
temporary posts in structural installations. Solid metal posts are
desired for this installation.
9.
Subfloor: PLYWOOD
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02:18 April 10, 2011
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GARR HOME INSPECTION SAMPLE REPORT.pt5
Crawl Space
A NP NI M D
REAR YARD Crawl Space
1. Method of Inspection: IN THE CRAWL SPACE
2.
Access: WOOD ACCESS DOOR
3.
Moisture Penetration: PRESENT IN MULTIPLE
LOCATIONS
WATER POOLING PRESENT - Pooling water was
present in the crawl space on the LEFT
side of the house due to poor grading at
the exterior of the house. Recommend
water removal and grading correction to
correct this issue.
4. Moisture Location: NONE NOTED DURING THE INSPECTION
5.
Ventilation: CRAWL SPACE VENTS
6.
Insulation: FIBERGLASS BATTING (R3.0)
INSULATION NOT SECURED (MOISTURE PRESENT)
- There were multiple locations where the
crawl space insulation was not properly
secured and the insulation was laying on
the ground. All wet insulation should be
replaced. Recommend correction by a
qualified contractor.
7.
8.
9.
10.
11.
12.
13.
Insulation R-Factor: APPROXIMATELY R12
Beams & Wood Structure: WOOD
Walls: BLOCK
Moisture & Vapor Barrier: NONE NOTED DURING THE INSPECTION
Sump Pump: NONE
Electrical: NONE
HVAC Source: NONE
Palm-Tech Inspector, Copyright © 1998-2009, PDmB, Inc.
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02:18 April 10, 2011
Page 18 of 36
GARR HOME INSPECTION SAMPLE REPORT.pt5
Electrical
A NP NI M D
1. General Electrical Information: General Information Not Related To The Electrical System
Inspected But Regarding All Electrical Systems:
By today's standards, service capacity should be at least 100 amps. If the client
has an excessive number of appliances, service capacity of 100 amps may not be
adequate. Individual circuits might not be adequate depending on the number of
appliances being utilized on the circuit. Additionally, some insurance companies
decline to provide homeowner's insurance if service capacity is not known or is less
than 100 amps.
2. +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
3. +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
4.
Service Amps: 200 AMPS
Volts: 220-240 VAC
5.
Service: ALUMINUM
6.
120 VAC Branch Circuits: COPPER
7.
240 VAC Circuits: COPPER & ALUMINUM
8.
Aluminum Wiring:
9.
Conductor Type: N/A
10.
Ground: PLUMBING GROUND
11. +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
12. +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
EXTERIOR INSTALLATION Electric Panel
13.
Manufacturer: FEDERAL PACIFIC
1. SEVERE CORROSION PRESENT - There was SEVERE CORROSION present at
the exterior electrical panel. Recommend evaluation by a licensed
electrical contractor.
2. ************FEDERAL PACIFIC ELECTRICAL PANEL**************
Federal Pacific Electrical Panel Circuit Breakers have a history of not
tripping when circuit overloading conditions exists. Federal Pacific
Electric "STAB-LOC" service panels and breakers are a latent hazard and
can fail to trip in response to over current, leading to electrical
fires. The breakers may also fail to shut-off internally even if the
toggle is switched to the "OFF" position. Some double-pole (240-Volt)
FPE circuit breakers and single-pole FPE Stab-Loc circuit breakers
simply do not work safely.
There are other panel defects independent of the circuit breaker
problems, panel and panel-bus fires and arcing failures of the
equipment. The failure rates for these circuit breakers were and still
are significant. In some cases failure to trip occurs 60% of the time
which can be a serious fire and electrical shock hazard. Failures are
documented in the CPSC Study and by independent research.
Recommend review and evaluation by a licensed electrician to determine
if this particular panel and breakers require replacement.
Palm-Tech Inspector, Copyright © 1998-2009, PDmB, Inc.
Garr Home Inspection, LLC
02:18 April 10, 2011
Page 19 of 36
GARR HOME INSPECTION SAMPLE REPORT.pt5
Electrical (Continued)
Manufacturer: (continued)
14.
Electrical Panel Cover: GOOD CONDITION
15. Maximum Capacity: 125 AMP
16.
Main Breaker Size: NOT PRESENT
17.
Breakers: STAB-LOC
FEDERAL PACIFIC STAB-LOC BREAKERS - "See
Note Above For Federal Pacific Panels and
Stab-Loc Circuit Breakers".
18.
Fuses: NONE
19.
AFCI: NONE
20.
GFCI: NONE
21. Is the panel bonded?
Yes
No
22. +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
23. +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
Palm-Tech Inspector, Copyright © 1998-2009, PDmB, Inc.
Garr Home Inspection, LLC
02:18 April 10, 2011
Page 20 of 36
GARR HOME INSPECTION SAMPLE REPORT.pt5
Air Conditioning
1. +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
2. +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
A NP NI M D
HALLWAY CLOSET AC System
3.
A/C System Operation: FUNCTIONAL DURING THE HOME INSPECTION
4.
Condensate Removal: PLASTIC TUBING
5.
Exterior Unit: PAD MOUNTED
6. Note To Buyer: Normal Life of AC Compressor is 8 to 15 Years
7. Manufacturer: ARCO-AIRE
8. Model Number: 12345 Serial Number: 12345
9. Area Served: WHOLE BUILDING Approximate Age: 8 YEARS
10. Fuel Type: 220 VAC Temperature Differential: N/A
11. Type: CENTRAL AIR CONDITIONNG Capacity: 3.0 TON
12.
Visible Coil: COPPER CORE WITH ALUMINUM FINS
13.
Refrigerant Lines: SERVICEABLE CONDITION
14.
Electrical Disconnect: DISCONNECT AT EXTERIOR UNIT
15.
Exposed Ductwork: METAL DUCTWORK
16. Note To Buyer: Normal Life of Disposable Air Filter is 60 to 90 Days. 5 to 10 Years
for Electronic Air Filter.
17.
Thermostats: PROGRAMMABLE
18.
Blower Fan/Filters: DIRECT DRIVE WITH DISPOSABLE FILTER
19. +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
20. +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
Heating System
A NP NI M D
1. General Heating Information: General Information Not Related To The Furnace/HVAC Inspected
But Regarding All Furnace/HVAC Systems:
We do make the attempt to determine the adequacy of the HVAC System. Generally 1
ton is needed for every 600 square feet of living space. Two story structures
require 10% more heating capacity. A licensed HVAC contractor is recommended to
determine system adequacy.
Hot air furnace heat exchangers cannot be fully assessed within the scope of a
standard inspection. Complete heat exchanger evaluation requires the use of
specialized equipment common only to licensed HVAC contractors. Independent
evaluation by a specialist is advised, particularly if the unit is older and/or
exhibits wear.
2. +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
3. +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
HALLWAY CLOSET Heating System
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02:18 April 10, 2011
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GARR HOME INSPECTION SAMPLE REPORT.pt5
Heating System (Continued)
4.
Heating System Operation: AT THE END OF ITS LIFE EXPECTANCY
FURNACE UNIT NEARING THE END OF ITS USEFUL LIFE - The internal FURNACE
UNIT was nearing the end of its useful life due to the age of the unit
(23 years old). Recommend evaluation by a licensed HVAC contractor.
5. Note To Buyer: Normal Life of Electric Furnace is 15 to 20 Year.
Gas Forced Air Furnace is 15 to 20 Years.
6. Manufacturer: FEDDERS
7. Model Number: 12345 Serial Number: 12345
8. Type: FORCED AIR Capacity: 66,000 BTUH INPUT
9. Area Served: WHOLE BUILDING Approximate Age: 8 YEARS
10. Fuel Type: NATURAL GAS
11.
Heat Exchanger: 4 Burner
Normal Life of Oil or
MAJOR DEBRIS PRESENT IN HEAT EXCHANGER The furnace heat exchanger was extremely
dirty with rust during the inspection.
Cracks are often hidden inside the unit
but there were no external signs of damage
other than the rust. To determine the
condition of heat exchangers, major
disassembly is required. Recommend
cleaning and evaluation by a licensed HVAC
contractor.
12. Unable to Inspect: N/A
Palm-Tech Inspector, Copyright © 1998-2009, PDmB, Inc.
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02:18 April 10, 2011
Page 22 of 36
GARR HOME INSPECTION SAMPLE REPORT.pt5
Heating System (Continued)
13.
14.
15.
Blower Fan/Filter: DIRECT DRIVE WITH DISPOSABLE FILTER
Electrical Disconnect: ON/OFF SWITCH
Distribution: METAL DUCT
ASBESTOS TAPE - There was evidence of
asbestos tape present on the existing
ductwork in the basement ceiling. It is
NOT RECOMMENDED that the buyer remove this
item as it may cause additional heath
issues related to the removal process.
Only a professional should accomplish this
task. The removal process may be costly
if accomplished correctly by a trained
professional. Recommend covering the
existing asbestos tape with a HVAC
metallic ductwork tape to keep the
asbestos from blowing in the basement.
16.
Flue Pipe: METAL
17.
Thermostats: PROGRAMMABLE
18. Suspected Asbestos: Yes
19.
Humidifier: N/A
20. +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
21. +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
Plumbing
A NP NI M D
1. General Plumbing Information: General Information Not Related To The Plumbing System
Inspected But Regarding All Plumbing Systems:
We attempt to evaluate drain pipes by flushing every drain that has an active
fixture while observing the drains for leaks and blockages. A video scan of the
system is the only positive way to determine conclusive faults. Blockages will
occur, usually relative in severity to the age of the system and will range from
minor ones in the branch lines or at traps below the sinks, tubs, and showers, to
major blockages in the main lines.
The minor blockages are easily cleared by chemical means or by removing and cleaning
the traps. However, if tree roots grow into the main drain that connects the house
to the public sewer, repairs could become expensive including replacing the entire
main line. For these reasons, we recommend that you ask the seller's if they have
ever experienced any drainage problems, or you may wish to have the main waste line
video scanned before closing. Failing this, you should obtain an insurance policy
that covers blockages and damage to the main line.
2. +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
3. +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
4.
Service Line: COPPER
5.
Main Water Shutoff: ADJACENT TO WATER HEATER
Palm-Tech Inspector, Copyright © 1998-2009, PDmB, Inc.
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02:18 April 10, 2011
Page 23 of 36
GARR HOME INSPECTION SAMPLE REPORT.pt5
Plumbing (Continued)
6.
Water Lines: COPPER
7. Note To Buyer: Normal Life of Copper Water Pipes is 60+ Years.
20 to 30 Years. PVC Pipes Normal Life of a Lifetime.
8.
Drain Pipes: PVC
9.
Service Caps: ACCESSIBLE
10.
Vent Pipes: METAL
11.
Gas Service Lines: CAST IRON
Galvanized Water Pipes
12. +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
13. +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
1ST FLOOR HALLWAY CLOSET Water Heater
14.
Water Heater Operation: FUNCTIONAL AT THE TIME OF THE INSPECTION
15. Manufacturer: BRADFORD WHITE
16. Model Number: 12345 Serial Number: 12345
17. Type: NATURAL GAS Capacity: 40 GALLON
18. Approximate Age: 8 YEARS Area Served: WHOLE BUILDING
19. Note To Buyer: Normal Life of Hot Water Tank is 8 to 12 Years. Electric will normally
last longer than Gas or Oil Fired Heaters.
20.
Flue Pipe: METAL
21.
TPRV and Drain Tube: PVC
22. +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
23. +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
Fireplace/Wood Stove
A NP NI M D
1. +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
2. +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
1ST FLOOR FAMILY ROOM Fireplace
3.
Freestanding Stove:
4.
Fireplace Construction: PREFAB
5. Type: GAS LOG
6.
Fireplace Insert: STANDARD - NO FAN
7.
Smoke Chamber: METAL
8.
Flue: METAL
9.
Damper: NONE
10.
Hearth: FLUSH MOUNTED
11. +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
12. +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
Palm-Tech Inspector, Copyright © 1998-2009, PDmB, Inc.
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02:18 April 10, 2011
Page 24 of 36
GARR HOME INSPECTION SAMPLE REPORT.pt5
Kitchen
A NP NI M D
1ST FLOOR Kitchen
1. KITCHEN STOVETOP & OVEN
2. Note To Buyer: Normal Life of Range/Oven is 15 to 20 Years
3.
Stove Top/Range: ADMIRAL
4. Model Number: N/A Serial Number: N/A
5.
Upper Oven: N/A
N/A
6. Model Number:
Serial Number: N/A
7.
Lower Oven: ADMIRAL
8. Model Number: N/A Serial Number: N/A
9. KITCHEN MICROWAVE OVEN
10.
Microwave/Convection Oven: ADMIRAL
N/A
11. Model Number:
12. KITCHEN STOVETOP VENTILATOR
13.
Ventilator: INTEGRAL TO THE MICROWAVE
14. Model Number: N/A Serial Number: N/A
15. KITCHEN DISPOSAL
16. Note To Buyer: Normal Life of Disposal is 5 to 12 Years
17.
Disposal: BADGER
18. Model Number: N/A Serial Number: N/A
19. KITCHEN DISHWASHER
20. Note To Buyer: Normal Life of Dishwasher is 5 to 12 Years
21.
Dish Washer: AMANA
22. Model Number: N/A Serial Number: N/A
23.
Air Gap Present?
YES
NO
24. KITCHEN TRASH COMPACTOR
25.
Trash Compactor: N/A
26. Model Number: N/A Serial Number: N/A
27. KITCHEN REFRIGERATOR
28. Note To Buyer: Normal Life of Refrigerator is 15 to 20 Years
29.
Refrigerator: MAYTAG
30. Model Number: N/A Serial Number: N/A
31. KITCHEN DETAILS
32.
Faucets/Traps: FIXTURE WITH PVC TRAP
33.
Sink/Basin: STAINLESS STEEL DOUBLE
34.
Counter Tops: LAMINATE
35.
Cabinets: WOOD
36.
Pantry: MEDIUM
37.
Ceiling: PAINT
38.
Walls: PAINT
39.
Floor: VINYL FLOOR COVERING
40.
Electrical: 110 VAC
41.
Doors: WOOD
42.
Windows: VINYL DOUBLE HUNG
43.
HVAC Source: AIR EXCHANGE VENTILATION
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02:18 April 10, 2011
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GARR HOME INSPECTION SAMPLE REPORT.pt5
Bathroom
A NP NI M D
1. +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
2. +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
1ST FLOOR HALLWAY Bathroom
3.
Closet: NONE
4.
Ceiling: PAINT
5.
Walls: PAINT
6.
Floor: VINYL FLOOR COVERING
7.
Doors: WOOD
8.
Windows: VINYL DOUBLE HUNG
9.
Electrical: 110 VAC GFCI
10.
Counter/Cabinet: SOLID SURFACE COUNTER WITH WOOD CABINET
11.
Sink/Basin: MOLDED SINGLE BOWL
12.
Faucets/Traps: FIXTURE WITH PVC TRAP
13.
Tub/Surround: PORCELAIN TUB WITH CERAMIC SURROUND
14.
Shower/Surround: TUB & SHOWER COMBINATION
15.
Spa Tub/Surround: NONE
16.
Toilets: STANDARD
17.
HVAC Source: AIR EXCHANGE VENTILATION
18.
Ventilation: ELECTRIC VENTILATION FAN
19. +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
20. +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
1ST FLOOR MASTER Bathroom
21.
Closet: WALK-IN
22.
Ceiling: PAINT
23.
Walls: PAINT
24.
Floor: CERAMIC TILE
25.
Doors: WOOD
26.
Windows: NON OPENING
27.
Electrical: 110 VAC GFCI
28.
Counter/Cabinet: SOLID SURFACE COUNTER WITH WOOD CABINET
29.
Sink/Basin: MOLDED DOUBLE BOWL
30.
Faucets/Traps: FIXTURE WITH PVC TRAP
31.
Tub/Surround: NONE
32.
Shower/Surround: CERAMIC WITH CERAMIC SURROUND
33.
SpaTub/Surround: FIBERGLASS TUB WITH SOLID SURFACE SURROUND
34.
Toilets: GERBER
35.
HVAC Source: AIR EXCHANGE VENTILATION
36.
Ventilation: ELECTRIC VENTILATION FAN
37. +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
38. +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
Palm-Tech Inspector, Copyright © 1998-2009, PDmB, Inc.
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02:18 April 10, 2011
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GARR HOME INSPECTION SAMPLE REPORT.pt5
Bedroom
A NP NI M D
1. +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
2. +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
1ST FLOOR MASTER BEDROOM Bedroom
3.
Closet: WALK-IN
4.
Ceiling: PAINT
5.
Walls: PAINT
6.
Floor: CARPET
7.
Doors: WOOD
8.
Windows: VINYL DOUBLE HUNG
9.
Electrical: 110 VAC
10.
HVAC Source: AIR EXCHANGE VENTILATION
11.
Smoke Detector: Hard wired
12. +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
13. +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
1ST FLOOR RIGHT Bedroom
14.
Closet: MEDIUM
15.
Ceiling: PAINT
16.
Walls: PAINT
17.
Floor: CARPET
18.
Doors: WOOD
19.
Windows: VINYL DOUBLE HUNG
20.
Electrical: 110 VAC
21.
HVAC Source: AIR EXCHANGE VENTILATION
22.
Smoke Detector: Hard wired
23. +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
24. +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
1ST FLOOR LEFT Bedroom
25.
Closet: MEDIUM
26.
Ceiling: PAINT
27.
Walls: PAINT
28.
Floor: CARPET
29.
Doors: WOOD
30.
Windows: VINYL DOUBLE HUNG
31.
Electrical: 110 VAC
32.
HVAC Source: AIR EXCHANGE VENTILATION
33.
Smoke Detector: Hard wired
34. +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
35. +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
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02:18 April 10, 2011
Page 27 of 36
GARR HOME INSPECTION SAMPLE REPORT.pt5
Living Space
1. +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
2. +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
1ST FLOOR ENTRYWAY Living Space
3.
Closet: SMALL
4.
Ceiling: PAINT
5.
Walls: PAINT
6.
Floor: HARDWOOD
7.
Doors: WOOD
8.
Windows:
9.
Electrical: 110 VAC
10.
HVAC Source: AIR EXCHANGE VENTILATION
11.
12. +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
13. +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
1ST FLOOR DINING ROOM Living Space
14.
Closet: NONE
15.
Ceiling: PAINT
16.
Walls: PAINT
17.
Floor: HARDWOOD
18.
Doors: WOOD
19.
Windows: VINYL DOUBLE HUNG
20.
Electrical: 110 VAC
21.
HVAC Source: AIR EXCHANGE VENTILATION
22.
A NP NI M D
23. +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
24. +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
1ST FLOOR FAMILY ROOM Living Space
25.
Closet: NONE
26.
Ceiling: PAINT
27.
Walls: PAINT
28.
Floor: HARDWOOD
29.
Doors: WOOD
30.
Windows: VINYL DOUBLE HUNG
31.
Electrical: 110 VAC
32.
HVAC Source: AIR EXCHANGE VENTILATION
33.
Smoke Detector: NONE
34. +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
35. +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
1ST FLOOR HALLWAY Living Space
36.
Closet: 2 MEDIUM
37.
Ceiling: PAINT
38.
Walls: PAINT
39.
Floor: HARDWOOD
40.
Doors: WOOD
41.
Windows:
42.
Electrical: 110 VAC
43.
HVAC Source: AIR EXCHANGE VENTILATION
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Page 28 of 36
GARR HOME INSPECTION SAMPLE REPORT.pt5
Living Space (Continued)
44.
Smoke Detector: Hard wired
45. +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
46. +++++++++++++++++++++++++++++++++++++++++++++++++++++++++++++
Laundry Room/Area
A NP NI M D
KITCHEN Laundry Room/Area
1.
Closet: NONE
2.
Ceiling: PAINT
3.
Walls: PAINT
4.
Floor: VINYL FLOOR COVERING
5.
Doors: WOOD
6.
Windows:
7.
Electrical: 110 VAC
8.
Dryer 220 VAC Connection: PRESENT
9.
Smoke Detector: NONE
10.
HVAC Source: AIR EXCHANGE VENTILATION
11.
Laundry Tub:
12.
Laundry Tub Drain:
13.
Washer Hose Bib: ROTARY
14.
Washer and Dryer Electrical: 110-240 VAC
15.
Dryer Vent: METAL FLEX
EXTERIOR BAFFLE DOOR - The baffle door for the dryer vent would not
CLOSE properly at the exterior of the house because it was full of
lint. Recommend correction to reduce the potential for bug & rodent
intrusions as well as fires.
16.
17.
18.
Dryer Gas Line: N/A
Washer Drain: WALL MOUNTED DRAIN
Floor Drain: NOT PRESENT
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Page 29 of 36
GARR HOME INSPECTION SAMPLE REPORT.pt5
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.
Lots and Grounds
1. Walks: CONCRETE
SIDEWALK SETTLED (TRIP HAZARD) - The sidewalk has settled in multiple locations that
are considered TRIP HAZARDS. Recommend correction by a qualified contractor to
reduce the potential for future injury from trips and falls.
Roof
2. Main Roof Surface Material: ASPHALT SHINGLE
DEFECTIVE ROOF NOTE - The roof is considered to be at 90% of its life span. The
roof shows signs of normal deterioration for the age of the roof and the quality of
the shingle.
1.
The shingles have lost much of the sediment utilized for roof protection.
2.
Some shingles are damaged or torn.
3. There were nail pops present on the roof under the asphalt shingles. The nails
were pushing through the asphalt shingle. Recommend re-securing the nails and
applying roofing tar or sealant on the top of the nail heads to reduce the potential
for future nail pops.
Recommend evaluation by a qualified roofing contractor.
Palm-Tech Inspector, Copyright © 1998-2009, PDmB, Inc.
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Page 30 of 36
GARR HOME INSPECTION SAMPLE REPORT.pt5
Roof (Continued)
Material: (continued)
3. Plumbing Vents: PVC
RUBBER BOOT AT PLUMBING VENT DEFECTIVE - The rubber
boot at the plumbing vent was cracking and it is
considered defective. Recommend boot replacement to
reduce the potential for future leaking into the attic
area. Recommend replacement by a qualified contractor.
4. Gutters: ALUMINUM
FULL OF WATER - The gutter was not draining as required
and it was full of water. Recommend correction to
allow for proper water distribution through the gutters
and reduce the potential for future damage from the
gutter pulling away from the structure.
5. CENTER Chimney Chimney: BRICK
CHIMNEY CAP REQUIRED - The chimney stack did not have a chimney cap installed. A
chimney cap is recommended to reduce the potential for future moisture intrusion.
Moss growth was present in the chimney stack due to the present exposure. Recommend
evaluation and correction by a qualified contractor.
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Roof (Continued)
Chimney: (continued)
Garage/Carport
6. REAR ENTRY Garage Roof Material: ASPHALT SHINGLE
SAME AS HOUSE - REFERENCE THE ROOF SECTION OF THIS REPORT
7. REAR ENTRY Garage Gutters: Aluminum
FULL OF WATER - The gutter was not draining as required
and it was full of water. Recommend correction to
allow for proper water distribution through the gutters
and reduce the potential for future damage from the
gutter pulling away from the structure.
Attic
8. ATTACHED GARAGE Attic Insulation: TREATED BLOWN-IN
FIBERGLASS (R3.0)
INSUFFICIENT INSULATION - The insulation was not
sufficient in the attic area. Recommend installation
of additional insulation by a qualified contractor.
Palm-Tech Inspector, Copyright © 1998-2009, PDmB, Inc.
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02:18 April 10, 2011
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GARR HOME INSPECTION SAMPLE REPORT.pt5
Defective Summary (Continued)
9. ATTACHED GARAGE Attic Bathroom Fan Venting: ELECTRIC CEILING
FAN
VENT HOSE INSTALLATION DEFECTIVE (SINGLE VENT) - The
bathroom vent is venting directly into the attic. This
may cause frost and moisture damage depending on the
existing season. Recommend evaluation and correction
by a qualified contractor to allow for the vent to be
routed to the exterior of the home.
Structure
10. Piers/Posts: BLOCK PIERS & STEEL POSTS
PIN POSTS UTILIZED - It was noted that PIN POSTS were utilized to secure the main
beam in the basement. These pin posts were set in the concrete but it should be
noted that pin posts are considered a temporary posts in structural installations.
Solid metal posts are desired for this installation.
Palm-Tech Inspector, Copyright © 1998-2009, PDmB, Inc.
Garr Home Inspection, LLC
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GARR HOME INSPECTION SAMPLE REPORT.pt5
Defective Summary (Continued)
Crawl Space
11. REAR YARD Crawl Space Moisture Penetration: PRESENT IN
MULTIPLE LOCATIONS
WATER POOLING PRESENT - Pooling water was present in
the crawl space on the LEFT side of the house due to
poor grading at the exterior of the house. Recommend
water removal and grading correction to correct this
issue.
12. REAR YARD Crawl Space Insulation: FIBERGLASS BATTING (R3.0)
INSULATION NOT SECURED (MOISTURE PRESENT) - There were
multiple locations where the crawl space insulation was
not properly secured and the insulation was laying on
the ground. All wet insulation should be replaced.
Recommend correction by a qualified contractor.
Electrical
13. EXTERIOR INSTALLATION Electric Panel Manufacturer: FEDERAL PACIFIC
1. SEVERE CORROSION PRESENT - There was SEVERE CORROSION present at the exterior
electrical panel. Recommend evaluation by a licensed electrical contractor.
2. ************FEDERAL PACIFIC ELECTRICAL PANEL**************
Federal Pacific Electrical Panel Circuit Breakers have a history of not tripping
when circuit overloading conditions exists. Federal Pacific Electric "STAB-LOC"
service panels and breakers are a latent hazard and can fail to trip in response to
over current, leading to electrical fires. The breakers may also fail to shut-off
internally even if the toggle is switched to the "OFF" position. Some double-pole
(240-Volt) FPE circuit breakers and single-pole FPE Stab-Loc circuit breakers simply
do not work safely.
There are other panel defects independent of the circuit breaker problems, panel and
panel-bus fires and arcing failures of the equipment. The failure rates for these
circuit breakers were and still are significant. In some cases failure to trip
occurs 60% of the time which can be a serious fire and electrical shock hazard.
Failures are documented in the CPSC Study and by independent research.
Recommend review and evaluation by a licensed electrician to determine if this
particular panel and breakers require replacement.
Palm-Tech Inspector, Copyright © 1998-2009, PDmB, Inc.
Garr Home Inspection, LLC
02:18 April 10, 2011
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GARR HOME INSPECTION SAMPLE REPORT.pt5
Electrical (Continued)
Manufacturer: (continued)
14. EXTERIOR INSTALLATION Electric Panel Breakers: STAB-LOC
FEDERAL PACIFIC STAB-LOC BREAKERS - "See Note Above For
Federal Pacific Panels and Stab-Loc Circuit Breakers".
Heating System
15. HALLWAY CLOSET Heating System Heating System Operation: AT THE END OF ITS LIFE EXPECTANCY
FURNACE UNIT NEARING THE END OF ITS USEFUL LIFE - The internal FURNACE UNIT was
nearing the end of its useful life due to the age of the unit (23 years old).
Recommend evaluation by a licensed HVAC contractor.
Palm-Tech Inspector, Copyright © 1998-2009, PDmB, Inc.
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02:18 April 10, 2011
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GARR HOME INSPECTION SAMPLE REPORT.pt5
Heating System (Continued)
Heating System Operation: (continued)
16. HALLWAY CLOSET Heating System Heat Exchanger: 4 Burner
MAJOR DEBRIS PRESENT IN HEAT EXCHANGER - The furnace
heat exchanger was extremely dirty with rust during the
inspection. Cracks are often hidden inside the unit
but there were no external signs of damage other than
the rust. To determine the condition of heat
exchangers, major disassembly is required. Recommend
cleaning and evaluation by a licensed HVAC contractor.
17. HALLWAY CLOSET Heating System Distribution: METAL DUCT
ASBESTOS TAPE - There was evidence of asbestos tape
present on the existing ductwork in the basement
ceiling. It is NOT RECOMMENDED that the buyer remove
this item as it may cause additional heath issues
related to the removal process. Only a professional
should accomplish this task. The removal process may
be costly if accomplished correctly by a trained
professional. Recommend covering the existing asbestos
tape with a HVAC metallic ductwork tape to keep the
asbestos from blowing in the basement.
Laundry Room/Area
18. KITCHEN Laundry Room/Area Dryer Vent: METAL FLEX
EXTERIOR BAFFLE DOOR - The baffle door for the dryer vent would not CLOSE properly
at the exterior of the house because it was full of lint. Recommend correction to
reduce the potential for bug & rodent intrusions as well as fires.
Palm-Tech Inspector, Copyright © 1998-2009, PDmB, Inc.
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02:18 April 10, 2011
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GARR HOME INSPECTION SAMPLE REPORT.pt5
Laundry Room/Area (Continued)
Dryer Vent: (continued)
Palm-Tech Inspector, Copyright © 1998-2009, PDmB, Inc.