1. No category

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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
F
Functional
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 may not be fully functional and requires repair or servicing.
NF Not Functional Item needs immediate repair or replacement. It is unable to perform its intended function.
SC Safety Concern
General Information
Not all items in the inspection are included in this sample. Not all verbiage is for
this sample... some items and verbiage removed to shorten the sample. THIS IS JUST A
SAMPLE of what the report looks like.
Thanks,
Property Information
Property Address 1234 Sample Avenue
City Mostplaces State Ohio Zip 43000
Client Information
Client Name Gest Ooner
Client Address x
City x State Ohio Zip x
Phone 614 123-4567 Fax n/a
E-Mail [email protected]
Inspection Company
Inspector Name Rick A Harrington
Company Name Patch Independent Home Inspections, LLC
Company Address 13514 Falmouth Ave.
City Pickerington
State OH
Zip 43147
Phone 614-565-4962 Fax 614-768-1190
E-Mail [email protected]
File Number 090101a
Amount Received xxx
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General Information (Continued)
Conditions
Others Present Buyer's Agent and Buyer Property Occupied Occupied
Estimated Age Built 19xx per auditor web site Entrance Faces South
Inspection Date 01/01/08
Start Time 10:45 am End Time 1:15 pm
Electric On
Yes
No
Not Applicable
Gas/Oil On
Yes
No
Not Applicable
Water On
Yes
No
Not Applicable
Temperature 42 degrees
Weather Drizzle Soil Conditions Damp
Space Below Grade Basement
Building Type Single family Garage Attached
Lots and Grounds
F NP NI M NF
1.
2.
3.
4.
SC
Driveway: Asphalt Multiple cracks in
driveway. Suggest regular sealing to
prevent water penetration and further
cracking. This appears to be a capped
over driveway. The area in front of the
garage is sloped toward the garage.
Suggest monitoring this area for water
pooling.
Walks: Concrete and pavers
Steps/Stoops: Concrete and pavers
Patio: Concrete and pavers Rear concrete
patio at rear entrance has settled
toward the foundation. This will direct
water toward the foundation. Suggest
evaluation for repair by a qualified
contractor. Note - patio enclosure room
also has settled toward the foundation.
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Lots and Grounds (Continued)
5.
Grading: Negative and flat Improper soil slope towards foundation in
multiple areas. This will direct water toward the foundation and may
cause foundation settlement or water penetration. Recommend the
addition of fill dirt to improve grade. Recommended grade is 1 inch
drop for every 1 ft lateral away from the foundation continuing from
4 feet to 6 feet. Areas of concern are between the house and front
side walk, to right of front porch, left of AC unit. Suggest proper
grading be evaluation on all sides.
6.
7.
8.
Swale: Adequate slope and depth for drainage
Vegetation: Shrubs, trees and vegetation
Window Wells: Covered and drains not visible
Palm-Tech Inspector, Copyright © 1998-2006, PDmB, Inc.
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Exterior Surface and Components
The home inspector shall observe: Wall cladding, flashings, and trim; Entryway doors and a representative number of windows; Garage door
operators; Decks, balconies, stoops, steps, areaways, porches and applicable railings; Eaves, soffits, and fascias; and Vegetation, grading,
drainage, driveways, patios, walkways, and retaining walls with respect to their effect on the condition of the building. The home inspector
shall: Describe wall cladding materials; Operate all entryway doors and a representative number of windows; Operate garage doors
manually or by using permanently installed controls for any garage door operator; Report whether or not any garage door operator will
automatically reverse or stop when meeting reasonable resistance during closing; and Probe exterior wood components where deterioration
is suspected. The home inspector is not required to observe: Storm windows, storm doors, screening, shutters, awnings, and similar
seasonal accessories; Fences; Presence of safety glazing in doors and windows; Garage door operator remote control transmitters;
Geological conditions; Soil conditions; Recreational facilities (including spas, saunas, steam baths, swimming pools, tennis courts,
playground equipment, and other exercise, entertainment, or athletic facilities); Detached buildings or structures; or Presence or condition of
buried fuel storage tanks.The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice
or debris that obstructs access or visibility.
F NP NI M NF SC
Main Exterior Surface
1.
Type: Stucco with partial stone front Multiple hairline cracks
visible. Cracks on front right corner over hang. Suggest repair.
Stucco should be cleaned and inspected annually. Stucco can be
cleaned with water, a brush and mild detergent. Each year stucco
surfaces should be inspected for any holes, significant cracks or
separations. If stucco repairs are needed, it is important that such
repairs be completed on a timely basis before damage can be incurred
to your home. Suggest sealing area between front stone wall and
stucco sides to prevent water and pest infiltration. Suggest sealing
all penetrations through stucco.
Palm-Tech Inspector, Copyright © 1998-2006, PDmB, Inc.
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Exterior Surface and Components (Continued)
Type: (continued)
2.
3.
4.
5.
6.
Trim: Aluminum
Fascia: Aluminum
Soffits: Aluminum
Door Bell: Functional
Entry Doors: Metal Skin and wood Dead bolt
locks not installed at entry doors.
Suggest evaluation for repair or
replacing weather stripping at all entry
doors. Garage entry door to house may
be hollow wood door and may not be
adequate to slow a fire. Suggest further
evaluation to determine if door is
hollow or solid. Suggest sealing metal
slider threshold on exterior side.
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Exterior Surface and Components (Continued)
7.
8.
9.
10.
11.
12.
13.
14.
15.
Patio Door: Metal sliding This type of
metal doors are known to leak air
without proper maintenance. The left
door has been sealed closed with
caulking. The latch on the right door
does not function. Suggest repairing the
latch.
Windows: Vinyl double hung
Window Screens: Vinyl mesh
Basement Windows: Glass block
Exterior Lighting: Surface mounted lamps front and rear
Exterior Electric Outlets: 110 VAC No ground fault circuit interrupter (GFCI)
protected receptacles installed. GFCI protected receptacles help
prevent electric shocks in areas that may have water present.
Recommend having a qualified electrician install one or more GFCI
receptacles.
Hose Bibs: Gate anti siphon
Gas Meter: Exterior surface mount at rear of home
Main Gas Valve: Located at gas meter
Roof
F NP NI M NF SC
Main Roof Surface
1. Method of Inspection: On roof
2.
Material: Asphalt shingle
3. Type: Hip
4. Approximate Age: Approximately 5 years per seller
Porch Roof Surface
5. Method of Inspection: On roof
6.
Material: Metal
7. Type: Flat
8. Approximate Age: Unable to determine age of roofing material.
9.
Flashing: Aluminum
10.
Plumbing Vents: metal
11.
Electrical Mast: Mast through roof
12.
Gutters: Aluminum
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Roof (Continued)
13.
Downspouts: Aluminum Downspout on florida
room is not secured to the building on
the west side.
14.
Leader/Extension: Aluminum and Plastic
Multiple extensions have been flattened
and may impede water flow. Suggest
correcting extensions.
Center of Structure Chimney
15.
Chimney: Stone Mortar cap has been
repaired. Suggest monitoring.
16.
17.
Flue/Flue Cap: Clay tile with metal cap
Chimney Flashing: Aluminum
Palm-Tech Inspector, Copyright © 1998-2006, PDmB, Inc.
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Garage/Carport
F NP NI M NF SC
Front Garage
1. Type of Structure: Attached Car Spaces: 2
2.
Garage Doors: Insulated aluminum
3.
Door Operation: Mechanized
4.
Door Opener: Craftsman Safety / Repair or
Improve: The garage door auto reverse
mechanism did not operate. All garage
door opening devices should have a
safety feature which automatically
reverses the door if it strikes
something while closing. This feature
reduces the risk of liability, damage,
injury, and possible death to a child or
pet. Garage door openers equipped with
this feature usually have a sensitivity
adjustment. It is often set incorrectly
or in need of adjustment. Recommend that
you consult with a garage door
specialist. Note: Due to the age of this
home, the opener may not be equipped
with an anti-reversing mechanism.
Anti-reversing mechanisms were not
required in most jurisdictions until
1991. Light beam safety does not exist.
A qualified contractor is recommended to
evaluate and estimate repairs
5.
Ceiling: Drywall Ceiling drywall is
cracked. Suggest repair and monitor.
6.
Walls: Drywall
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Garage/Carport (Continued)
7.
Floor/Foundation: Poured slab Multiple cracks in concrete garage floor.
Suggest monitoring for water penetration and displacement. Repair as
needed. It's a good idea to seal cracks to prevent water from seeping
down into the cracks from water inside the garage.
8.
Electrical: 110 VAC outlets and lighting circuits No ground fault circuit
interrupter (GFCI) protected receptacles installed. GFCI protected
receptacles help prevent electric shocks in areas that may have water
present. Recommend having a qualified electrician install one or more
GFCI receptacles.
Windows: Jalousie
9.
Electrical
The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main overcurrent device, and
main and distribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their overcurrent devices, and the
compatibility of their ampacities and voltages; The operation of a representative number of installed ceiling fans, lighting fixtures, switches
and receptacles located inside the house, garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within
six feet of interior plumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures; The operation of
ground fault circuit interrupters; and Smoke detectors. The home inspector shall describe: Service amperage and voltage; Service entry
conductor materials; Service type as being overhead or underground; and Location of main and distribution panels. The home inspector
shall report any observed aluminum branch circuit wiring. The home inspector shall report on presence or absence of smoke detectors, and
operate their test function, if accessible, except when detectors are part of a central system. The home inspector is not required to: Insert
any tool, probe, or testing device inside the panels; Test or operate any overcurrent device except ground fault circuit interrupters; Dismantle
any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Low voltage
systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other
ancillary wiring that is not a part of the primary electrical distribution system; or Built-in vacuum equipment.
F NP NI M NF SC
1. TWO- and THREE-HOLE RECEPTACLES
Multiple 3 hole receptacles are ungrounded throughout.
The use of three-hole ground-type receptacles on a two-wire electrical system gives
the impression that safety protection is present in the circuit, when in reality it
is not. Older style two-hole receptacles are still available and should be installed
to eliminate this false sense of security. Three-hole receptacles may be more
convenient (and often less expensive), but are often installed without giving
consideration to this situation.
The use of a three-pronged plug in an ungrounded receptacle can be a safety concern.
Palm-Tech Inspector, Copyright © 1998-2006, PDmB, Inc.
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Electrical (Continued)
The plug has the grounding provision for a reason and electrical appliances should
always be used for the function they were intended to perform.
All such installations should be labeled “No Equipment Ground” on each receptacle
that applies. Grounding of all “three-pronged” receptacles or protection with a
Ground Fault Circuit Interrupter (GFCI) on each is recommended for safety reasons,
prior to the close of escrow or after taking possession of the property.
“Two-hole” outlets are not grounded and should never be used with a “three-pronged”
plug. Adapters have been devised for this usage, but there is still no adequate
ground and such adapters are not always safe. Until the electrical system is
upgraded for “three-pronged” usage, it would be prudent to not use adapters,
extension cords, or “three-pronged” plugs in any way. Consider that “three-pronged”
plugs have been engineered for use with a “three-hole” grounded receptacle.
http://www.cpsc.gov/cpscpub/pubs/524.html
Suggest evaluation for changes or upgrade by a qualified electrician.
2. Service Size Amps: 100 Volts: 110-240 VAC
3.
Service: #2 Aluminum Service entry cable sheathing has deteriorated and
may allow water to penetrate to the distribution panel. The cable is
not secured to the structure and may be subject to mechanical damage.
Suggest evaluation for repair by a qualified electrician.
4.
5.
6.
7.
8.
120 VAC Branch Circuits: Copper
240 VAC Branch Circuits: Copper
Conductor Type: Non-metallic sheathed cable and Romex
Ground: see note Ground wire exiting distribution panel at top. Could
not locate the grounding rod on the exterior. Plumbing cannot be
used as ground as the main line from the well is plastic. Suggest
qualified electrician verify grounding.
Smoke Detectors: Battery operated Cannot verify age of smoke detectors.
Recommend adding new detectors on each level including outside
bedrooms. Also recommend that carbon monoxide alarms be placed in
bedrooms, utility closets (laundry, furnace, water heater), and
garages; that they be tested monthly; and that batteries be changed
when clocks are changed in Spring and Fall. I also recommend using
only the most sensitive alarms with no time delay. Smoke detector
design life is 7-10 years - see manufacturer recommendations.
Palm-Tech Inspector, Copyright © 1998-2006, PDmB, Inc.
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Electrical (Continued)
Basement Electric Panel
9.
Manufacturer: General Electric Main lugs are double tapped. The breaker
box to left of the main panel is powered by wires directly connected
to the main lugs. Improperly terminated wiring in the panel.
Improperly terminated wiring outside left of the panel that appears
to be coming from the Dryer 240V outlet. 2 of the 240V breakers are
not being used but in the on position. Opening on left side of panel
may allow object to be entered into the panel and is a shock hazard.
The panel is full but with 2 unused 240v breakers. Antioxidant grease
not present on main lugs and this may lead to arcing. Suggest
evaluation for repair by a qualified electrician.
10. Maximum Capacity: 100 Amps
11.
Main Breaker Size: No single main breaker exists, Split bus design
12.
Breakers: Copper and Aluminum
13.
AFCI:
14.
GFCI: Not present One or more GFCI receptacles. One or more electric
receptacles that serve countertop surfaces within six feet of a sink
appear to have no ground fault circuit interrupter (GFCI) protection.
This is a safety hazard due to the risk of shock. A qualified
electrician should evaluate to determine if GFCI protection exists,
and if not, repairs should be made so that all receptacles that serve
countertop surfaces within six feet of sinks, exterior outlets and
outlets in unfinished basements have GFCI protection. For example,
install GFCI receptacles or circuit breaker(s) as needed.
Palm-Tech Inspector, Copyright © 1998-2006, PDmB, Inc.
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Electrical (Continued)
15. Is the panel bonded?
Yes
No
Structure
The Home Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilings and roof. The home
inspector shall describe the type of Foundation, floor structure, wall structure, columns or piers, ceiling structure, roof structure. The home
inspector shall: Probe structural components where deterioration is suspected; Enter under floor crawl spaces, basements, and attic spaces
except when access is obstructed, when entry could damage the property, or when dangerous or adverse situations are suspected; Report
the methods used to observe under floor crawl spaces and attics; and Report signs of abnormal or harmful water penetration into the
building or signs of abnormal or harmful condensation on building components. The home inspector is not required to: Enter any area or
perform any procedure that may damage the property or it's components or be dangerous to or adversely effect the health of the home
inspector or other persons.
F NP NI M NF
1.
2.
3.
4.
5.
6.
7.
SC
Structure Type: Wood frame
Foundation: Block
Differential Movement:
Bearing Walls: Block and wood frame
Joists/Trusses: 2x8 solid wood
Floor/Slab: Poured slab
Subfloor: solid wood planks Multiple
openings from basement unfinished side
to floor above. This is a safety
concern. Openings such as these can
allow fire to spread easily from floor
to floor. Suggest evaluation for repair
by a qualified contractor.
Attic
The home inspector shall observe: Insulation and vapor retarders in unfinished spaces; Ventilation of attics and foundation areas; Kitchen,
bathroom, and laundry venting systems; and the operation of any readily accessible attic ventilation fan, and, when temperature permits, the
operation of any readily accessible thermostatic control. The home inspector shall describe: Insulation in unfinished spaces; and Absence of
insulation in unfinished space at conditioned surfaces. The home inspector shall: Move insulation where readily visible evidence indicates
the need to do so; and Move insulation where chimneys penetrate roofs, where plumbing drain/waste pipes penetrate floors, adjacent to
earth filled stoops or porches, and at exterior doors. The home inspector is not required to report on: Concealed insulation and vapor
retarders; or Venting equipment that is integral with household appliances.
F NP NI M NF SC
Main Attic
1. Method of Inspection: From the attic access
2.
Roof Framing: 2x6 solid wood rafter
3.
Sheathing: solid wood planks
4.
Ventilation: Roof and soffit vents
5.
Insulation: Blown in
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Attic (Continued)
6.
7.
Insulation Depth: 10 -12 inches
Moisture Penetration: Previous water penetration noted Does not appear to
be active.
Bathroom Fan Venting:
8.
Garage access Attic
9. Method of Inspection: From the attic access
10.
Roof Framing: 2x6 solid wood rafter
11.
Sheathing: solid wood planks
12.
Ventilation: Roof and soffit vents
13.
Insulation: Blown in
14.
Insulation Depth: 10 -12 inches Over living space only.
area.
15.
Moisture Penetration: Previous water
penetration noted Does not appear to be
active.
16.
Not over garage
Bathroom Fan Venting:
Basement
F NP NI M NF SC
unfinished utility room Basement
1.
Unable to Inspect: 15% Some areas are not visible due to storage items.
Suggest inspecting this area on final walk through.
2.
Ceiling: Exposed framing
3.
Walls: Block
4.
Floor: Poured concrete
5.
Floor Drain: Surface drain Drain
cover/strainer not in place. This may
allow for object to fall into the drain
and clog the drain. Suggest adding
cover or strainer to drain.
Palm-Tech Inspector, Copyright © 1998-2006, PDmB, Inc.
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Basement (Continued)
6.
7.
Doors: Hollow wood
Electrical: 110 VAC outlets and lighting
circuits Loose wiring at ceiling next to
heat duct. Suggest securing wiring by a
qualified contractor. No ground fault
circuit interrupter (GFCI) protected
receptacles installed. GFCI protected
receptacles help prevent electric shocks
in areas that may have water present.
Recommend having a qualified electrician
install one or more GFCI receptacles.
8.
HVAC Source: Heating system register Vent in duct may be installed
backwards. Suggest evaluation for repair by a qualified contractor.
Insulation: None Suggest adding insulation at rim joist.
9.
10.
Sump Pump: Submerged Main sump pump discharge pipe is not secured to
wall. Backup sump pump discharge pipe is not supported and pump is
not supported in sump pit. The discharge pipe is reduced in size at
top and may not flow properly. The discharge pipe terminates in the
yard. The main sump pump discharge is into the septic system. Suggest
evaluation for repair by a qualified contractor.
Palm-Tech Inspector, Copyright © 1998-2006, PDmB, Inc.
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Basement (Continued)
11.
Moisture Location: see note Previous moisture in northwest corner visible
and under kitchen sink on subfloor. Suggest monitoring and
correct/repair as needed.
Finished Area Basement
12.
Unable to Inspect: 15 Foundation walls are finished and not visible in
lower level rooms. This includes basement, next level bath room,
office and living space that have partially covered foundation walls.
13.
14.
15.
16.
17.
18.
19.
Ceiling: Painted Drywall
Walls: Painted drywall and paneling
Floor: Carpet over vinyl flooring
Doors: Hollow wood
Windows: Glass Block with vent
Moisture Location:
Basement Stairs/Railings: Concrete stairs with
no handrails Missing safety rails to
basement. Suggest adding safety railing.
Palm-Tech Inspector, Copyright © 1998-2006, PDmB, Inc.
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Basement (Continued)
20. Mildew on paneling in southwest corner closet. Moisture
meter indicates that area is not wet at time of
inspection. This area coincides with the negative grade
on front of house next to driveway. Suggest cleaning
this area by a qualified contractor or use proper
protective equipment if cleaning by client. If
concerned about this area suggest further testing by an
indoor air quality or mold contractor. www.epa.gov/mold
can give guidelines for cleaning area. Suggest cleaning
and monitoring area.
Air Conditioning
The home inspector shall observe: Central air conditioning and permanently installed cooling systems including: Cooling and air handling
equipment; and Normal operating controls. Distribution systems including: Fans, pumps, ducts and piping, with associated supports,
dampers, insulation, air filters, registers, fan-coil units; and The presence of an installed cooling source in each room. The home inspector
shall describe: Energy sources; and Cooling equipment type. The home inspector shall operate the systems using normal operating controls.
The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner
maintenance The home inspector is not required to: Observe window air conditioners or operate cooling systems when weather conditions or
other circumstances may cause equipment damage; Observe non-central air conditioners; or Observe the uniformity or adequacy of cool-air
supply to the various rooms.
F NP NI M NF
Main AC System
1.
SC
A/C System Operation: Not inspected To avoid possible compressor damage
due to outside temperature below 60 degrees, the unit was not tested.
All inspection items in this section is visual only. Not functionally
tested. The unit appears to be approximately 21 years old and
nearing the end of it's intended life. Suggest service and evaluation
by a qualified contractor.
2.
Condensate Removal: PVC piping
3.
Exterior Unit: Pad mounted
4. Manufacturer: Sears
5. Model Number: 867.8101443C456A Serial Number: H705 12364
6. Area Served: Whole building Approximate Age: manf date 2/87 on tag
7. Fuel Type: 220-240 VAC Temperature Differential: n/a
8. Type: Central A/C Capacity: 3 Ton
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Air Conditioning (Continued)
9.
Visible Coil: Copper core with aluminum fins
Dirt and debris on coils. This will
cause the unit to be less efficient.
Suggest cleaning the coils.
10.
Refrigerant Lines: Serviceable condition
Refrigerant lines are run into the
Florida room and are exposed to
mechanical damage. Suggest protecting
the lines.
11.
Electrical Disconnect: Blade connection
Fireplace/Wood Stove
F NP NI M NF SC
Living Room Fireplace
1.
Fireplace Construction: Brick Due to build up
of creosote, suggest fireplace and
components be cleaned and inspected
prior to use and on a regular basis.
Individual use may affect the time
between service checks.
2. Type: Wood burning
3.
Smoke Chamber:
4.
Flue:
5.
Damper: Metal
6.
Hearth: Raised
Palm-Tech Inspector, Copyright © 1998-2006, PDmB, Inc.
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Heating System
The home inspector shall observe permanently installed heating systems including: Heating equipment; Normal operating controls;
Automatic safety controls; Chimneys, flues, and vents, where readily visible; Solid fuel heating devices; Heat distribution systems including
fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and the presence of an
installed heat source in each room. The home inspector shall describe: Energy source; and Heating equipment and distribution type.The
home inspector shall operate the systems using normal operating controls.The home inspector shall open readily openable access panels
provided by the manufacturer or installer for routine homeowner maintenance. The home inspector is not required to: Operate heating
systems when weather conditions or other circumstances may cause equipment damage; Operate automatic safety controls; Ignite or
extinguish solid fuel fires; or Observe: The interior of flues; Fireplace insert flue connections; Humidifiers; Electronic air filters; or The
uniformity or adequacy of heat supply to the various rooms.
F NP NI M NF SC
Basement Heating System
1.
Heating System Operation: Functional at time of inspection
2. Manufacturer: Bryant
3. Model Number: 333BAV060100 Serial Number: 1702A76188
4. Type: Forced air Capacity: 100,000 BTUHR
5. Area Served: Whole building Approximate Age: 5 years per serial number
6. Fuel Type: Natural gas
7.
Heat Exchanger: 5 Burner High efficiency furnaces are constructed as
such the heat exchange and burners are not visible without
dismantling the unit.
8.
Blower Fan/Filter: Direct drive with disposable filter
Filter size is 25x20x2.
9.
10.
11.
12.
Distribution: Metal duct Suggest sealing
openings in duct work and plenum to
force air to the proper vents.
Flue Pipe: single wall to double wall to chimney
Humidifier: April-Aire
Thermostats: Individual
Palm-Tech Inspector, Copyright © 1998-2006, PDmB, Inc.
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Heating System (Continued)
13. Suspected Asbestos: Yes 9 inch floor tiles in lower level
may be asbestos or the mastic used to attach the tiles
may be. This will not be an issue unless they become
damaged and friable (loose fibers becoming air bourne).
As long as they stay in tack or encapsulated they will
not be a concern. It cannot be determined if these are
asbestos unless it is tested by a lab.
Plumbing
The home inspector shall observe: Interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures
and faucets; functional flow; leaks; and cross connections; Interior drain, waste, and vent system, including: traps; drain, waste, and vent
piping; piping supports and pipe insulation; leaks; and functional drainage; Hot water systems including: water heating equipment; normal
operating controls; automatic safety controls; and chimneys, flues, and vents; Fuel storage and distribution systems including: interior fuel
storage equipment, supply piping, venting, and supports; leaks; and Sump pumps. The home inspector shall describe: Water supply and
distribution piping materials; Drain, waste, and vent piping materials; Water heating equipment; and Location of main water supply shutoff
device. The home inspector shall operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house, except
where the flow end of the faucet is connected to an appliance. The home inspector is not required to: State the effectiveness of anti-siphon
devices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls; Operate any
valve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler
systems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except as to
functional flow and functional drainage; Swimming pools; Solar water heating equipment; or Observe the system for proper sizing, design, or
use of proper materials.
F NP NI M NF SC
1.
Service Line: Black plastic
2.
Main Water Shutoff: Not accessible
3.
Water Lines: Copper
4.
Drain Pipes: PVC, Cast Iron and galvanized
5.
Service Caps: Accessible
6.
Vent Pipes: metal
7.
Gas Service Lines: Black iron pipe
Basement Water Heater
8.
Water Heater Operation: Functional at time of inspection This is an
electric water heater. The individual electrodes are not tested as
part of this inspection. This water heater is set up with power set
back controls that may be controlled by the power company. This may
be a leased unit. Suggest inquiry from the seller as to the details
of the lease of this unit.
9. Manufacturer: Sepco - Hydrastone
10. Model Number: S1204545 Serial Number: 129480325
11. Type: Electric Capacity: 115 gallons
12. Approximate Age: unable to determine Area Served: Whole building
13.
TPRV and Drain Tube: Copper
Palm-Tech Inspector, Copyright © 1998-2006, PDmB, Inc.
Patch Independent Home Inspections, LLC
21:36 February 10, 2009
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Plumbing (Continued)
14. A water supply hose has been added to the main drain in
the basement. This may be used to keep water in the
trap of the drain used for the sump pump. However, this
is a possible cross connection where non potable water
could be drawn back into the supply lines if the water
pressure were to be reduced and the septic system would
back up. Suggest only having this line in the drain
when in use.
15. Multiple plumbing lines in unfinished side of basement are covered with newspaper.
This may have been done to prevent condensation. The condensation may have been
caused by missing rim joist insulation. The heat duct over the washing machine is
rusted and may have been caused by the previous condensation on the pipes.
Suggest adding the rim joist insulation and monitoring the pipes. If condensations
occurs, suggest adding insulation on the cold water pipes in this side of the
basement after removing the newspaper.
Water pipe next to heat duct is not completely supported. Suggest adding copper
supports as needed.
16. FYI - a water softener and filter is installed in this
house. The filters are available at hardware stores.
Check the manufacturer suggestions on filter
replacement intervals. The salt tank should always
have salt in the tank. If further information is needed
on the softener - contact company listed on the
equipment.
Palm-Tech Inspector, Copyright © 1998-2006, PDmB, Inc.
Patch Independent Home Inspections, LLC
21:36 February 10, 2009
Page 21 of 28
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Bathroom
F NP NI M NF SC
lower level half bath, upper level hall, master bath Bathroom
1.
Ceiling: Painted Drywall
2.
Walls: Painted drywall and paneling
3.
Floor: Ceramic tile and vinyl
4.
Doors: Hollow wood Door to lower level half bath sticks at bottom.
Suggest repair.
5.
Windows: Vinyl double hung
6.
Electrical: 110 VAC outlets and lighting circuits No electrical outlets
in lower level half bath and master bath.
7.
Counter/Cabinet: Wood Multiple doors on storage pantry and under sink
will not close due to broken latches. Suggest repair.
8.
Sink/Basin: Molded single bowl and pedestal
9.
Faucets/Traps: Faucet with PVC trap Tub stopper in upper level hall bath
does not function. Suggest evaluation for repair by a qualified
contractor.
10.
Tub/Surround: Porcelain tub and fiberglass surround
11.
Shower/Surround: Ceramic tile
12.
Toilets: Functional
13.
HVAC Source: Heating system register
14.
Ventilation: Window No ceiling vent fans exist. Suggest opening windows
during showers to vent moisture to exterior.
Kitchen
F NP NI M NF
1st Floor Kitchen
1.
2.
3.
4.
5.
6.
7.
8.
9.
10.
11.
12.
13.
SC
Cooking Appliances: Functional at time of inspection
Ventilator: In Microwave
Disposal: Functional
Dishwasher: Functional at time of inspection
Refrigerator: Functional at time of inspection
Microwave: Functional at time of inspection
Sink: Molded double bowl
Plumbing/Fixtures: Functional with metal and PVC trap
Counter Tops: Laminate
Cabinets: Wood
Ceiling: Painted Drywall
Walls: Painted drywall
Floor: Hardwood laminate
Palm-Tech Inspector, Copyright © 1998-2006, PDmB, Inc.
Patch Independent Home Inspections, LLC
21:36 February 10, 2009
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Bedroom
The home inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative
number of installed cabinets; and a representative number of doors and windows. The home inspector shall: Operate a representative
number of windows and interior doors; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or
harmful condensation on building components. The home inspector is not required to observe: Paint, wallpaper, and other finish treatments
on the interior walls, ceilings, and floors; Carpeting; or Draperies, blinds, or other window treatments.
F NP NI M NF SC
All bedrooms Bedroom
1.
Closet: Single
2.
Ceiling: Painted Drywall
3.
Walls: Painted drywall
4.
Floor: Carpet and hardwood
5.
Doors: Hollow wood
Living Space
The home inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative
number of installed cabinets; and a representative number of doors and windows. The home inspector shall: Operate a representative
number of windows and interior doors; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or
harmful condensation on building components. The home inspector is not required to observe: Paint, wallpaper, and other finish treatments
on the interior walls, ceilings, and floors; Carpeting; or Draperies, blinds, or other window treatments.
F NP NI M NF SC
lower level office, family room, living room, dining room Living Space
1.
Closet: Single
2.
Ceiling: Painted Drywall
3.
Walls: Painted drywall, paneling, mirrors and faux brick Settlement
crack in wall above opening between living room and kitchen. Suggest
repair and monitor.
4.
Floor: Carpet, vinyl and stone
5.
Doors: Hollow wood Door guides are missing on closet doors in mid
level family room. This may allow doors to fall off track or pinch
fingers. Suggest adding door guides.
6.
Windows: Vinyl double hung
Florida room Living Space
7.
Ceiling: metal or vinyl
8.
Walls: metal or vinyl
9.
Floor: Carpet over concrete Concrete is not visible. Level indicates
this floor has settled toward the foundation.
10.
Doors: Storm door
11.
Windows: Sliders
12.
Electrical: 110 VAC outlets and lighting circuits ungrounded 3 prong
outlet. Suggest adding GFCI outlet.
13.
HVAC Source:
Palm-Tech Inspector, Copyright © 1998-2006, PDmB, Inc.
Patch Independent Home Inspections, LLC
21:36 February 10, 2009
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Laundry Room/Area
F NP NI M NF SC
Unfinished utility side of basement Laundry Room/Area
1.
2.
3.
Laundry Tub:
Washer Hose Bib: Gate valves
Washer and Dryer Electrical: 110 VAC Note 240v outlet for dryer is not connected
to the panel. If electric dryer is to be
used the outlet will need to be
connected to the panel.
4.
5.
Dryer Vent: Metal flex
Dryer Gas Line: Black iron pipe
Final Comments
"USE BY OTHERS: This inspection report is for the exclusive use of client. Client
will not disclose any part of the inspection report to any other person with these
exceptions ONLY: One copy may be provided to the real estate agent (or lawyer)
representing Client and/or a bank or other lender for use in Client's transaction
only. This report and its contents cannot be relied upon by anyone outside of this
direct transaction. Inspector and Inspection company shall be held harmless for
any third party use of Inspection Report."
Palm-Tech Inspector, Copyright © 1998-2006, PDmB, Inc.
Patch Independent Home Inspections, LLC
21:36 February 10, 2009
Page 24 of 28
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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.
Lots and Grounds
1. Patio: Concrete and pavers Rear concrete patio at rear entrance has settled toward the
foundation. This will direct water toward the foundation. Suggest evaluation for
repair by a qualified contractor. Note - patio enclosure room also has settled
toward the foundation.
2. Grading: Negative and flat Improper soil slope towards foundation in multiple areas.
This will direct water toward the foundation and may cause foundation settlement or
water penetration. Recommend the addition of fill dirt to improve grade.
Recommended grade is 1 inch drop for every 1 ft lateral away from the foundation
continuing from 4 feet to 6 feet. Areas of concern are between the house and front
side walk, to right of front porch, left of AC unit. Suggest proper grading be
evaluation on all sides.
Exterior Surface and Components
3. Patio Door: Metal sliding This type of metal doors are known to leak air without proper
maintenance. The left door has been sealed closed with caulking. The latch on the
right door does not function. Suggest repairing the latch.
Garage/Carport
4. Front Garage Door Opener: Craftsman Safety / Repair or Improve: The garage door auto
reverse mechanism did not operate. All garage door opening devices should have a
safety feature which automatically reverses the door if it strikes something while
closing. This feature reduces the risk of liability, damage, injury, and possible
death to a child or pet. Garage door openers equipped with this feature usually have
a sensitivity adjustment. It is often set incorrectly or in need of adjustment.
Recommend that you consult with a garage door specialist. Note: Due to the age of
this home, the opener may not be equipped with an anti-reversing mechanism.
Anti-reversing mechanisms were not required in most jurisdictions until 1991. Light
beam safety does not exist. A qualified contractor is recommended to evaluate and
estimate repairs
Electrical
5. Service: #2 Aluminum Service entry cable sheathing has deteriorated and may allow water
to penetrate to the distribution panel. The cable is not secured to the structure
and may be subject to mechanical damage. Suggest evaluation for repair by a
qualified electrician.
6. Ground: see note Ground wire exiting distribution panel at top. Could not locate the
grounding rod on the exterior. Plumbing cannot be used as ground as the main line
from the well is plastic. Suggest qualified electrician verify grounding.
7. Smoke Detectors: Battery operated Cannot verify age of smoke detectors. Recommend
adding new detectors on each level including outside bedrooms. Also recommend that
carbon monoxide alarms be placed in bedrooms, utility closets (laundry, furnace,
water heater), and garages; that they be tested monthly; and that batteries be
changed when clocks are changed in Spring and Fall. I also recommend using only the
most sensitive alarms with no time delay. Smoke detector design life is 7-10 years
- see manufacturer recommendations.
Palm-Tech Inspector, Copyright © 1998-2006, PDmB, Inc.
Patch Independent Home Inspections, LLC
21:36 February 10, 2009
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Marginal Summary (Continued)
8. Basement Electric Panel Manufacturer: General Electric Main lugs are double tapped. The
breaker box to left of the main panel is powered by wires directly connected to the
main lugs. Improperly terminated wiring in the panel. Improperly terminated wiring
outside left of the panel that appears to be coming from the Dryer 240V outlet. 2 of
the 240V breakers are not being used but in the on position. Opening on left side
of panel may allow object to be entered into the panel and is a shock hazard. The
panel is full but with 2 unused 240v breakers. Antioxidant grease not present on
main lugs and this may lead to arcing. Suggest evaluation for repair by a qualified
electrician.
Structure
9. Subfloor: solid wood planks Multiple openings from basement unfinished side to floor
above. This is a safety concern. Openings such as these can allow fire to spread
easily from floor to floor. Suggest evaluation for repair by a qualified contractor.
Basement
10. unfinished utility room Basement Floor Drain: Surface drain Drain cover/strainer not in place.
This may allow for object to fall into the drain and clog the drain. Suggest adding
cover or strainer to drain.
11. unfinished utility room Basement Electrical: 110 VAC outlets and lighting circuits Loose wiring
at ceiling next to heat duct. Suggest securing wiring by a qualified contractor. No
ground fault circuit interrupter (GFCI) protected receptacles installed. GFCI
protected receptacles help prevent electric shocks in areas that may have water
present. Recommend having a qualified electrician install one or more GFCI
receptacles.
12. unfinished utility room Basement HVAC Source: Heating system register Vent in duct may be
installed backwards. Suggest evaluation for repair by a qualified contractor.
13. unfinished utility room Basement Sump Pump: Submerged Main sump pump discharge pipe is not
secured to wall. Backup sump pump discharge pipe is not supported and pump is not
supported in sump pit. The discharge pipe is reduced in size at top and may not flow
properly. The discharge pipe terminates in the yard. The main sump pump discharge is
into the septic system. Suggest evaluation for repair by a qualified contractor.
Air Conditioning
14. Main AC System Visible Coil: Copper core with aluminum fins Dirt and debris on coils. This
will cause the unit to be less efficient. Suggest cleaning the coils.
Fireplace/Wood Stove
15. Living Room Fireplace Fireplace Construction: Brick Due to build up of creosote, suggest
fireplace and components be cleaned and inspected prior to use and on a regular
basis. Individual use may affect the time between service checks.
Plumbing
16. Multiple plumbing lines in unfinished side of basement are covered with newspaper.
This may have been done to prevent condensation. The condensation may have been
caused by missing rim joist insulation. The heat duct over the washing machine is
rusted and may have been caused by the previous condensation on the pipes.
Suggest adding the rim joist insulation and monitoring the pipes. If condensations
occurs, suggest adding insulation on the cold water pipes in this side of the
Palm-Tech Inspector, Copyright © 1998-2006, PDmB, Inc.
Patch Independent Home Inspections, LLC
21:36 February 10, 2009
Page 26 of 28
web sample
Marginal Summary (Continued)
372 (continued)
basement after removing the newspaper.
Water pipe next to heat duct is not completely supported. Suggest adding copper
supports as needed.
Bathroom
17. lower level half bath, upper level hall, master bath Bathroom Doors: Hollow wood Door to lower level
half bath sticks at bottom. Suggest repair.
18. lower level half bath, upper level hall, master bath Bathroom Electrical: 110 VAC outlets and lighting
circuits No electrical outlets in lower level half bath and master bath.
19. lower level half bath, upper level hall, master bath Bathroom Counter/Cabinet: Wood Multiple doors on
storage pantry and under sink will not close due to broken latches. Suggest repair.
20. lower level half bath, upper level hall, master bath Bathroom Faucets/Traps: Faucet with PVC trap Tub
stopper in upper level hall bath does not function. Suggest evaluation for repair by
a qualified contractor.
Living Space
21. lower level office, family room, living room, dining room Living Space Doors: Hollow wood Door guides
are missing on closet doors in mid level family room. This may allow doors to fall
off track or pinch fingers. Suggest adding door guides.
22. Florida room Living Space Electrical: 110 VAC outlets and lighting circuits ungrounded 3
prong outlet. Suggest adding GFCI outlet.
Palm-Tech Inspector, Copyright © 1998-2006, PDmB, Inc.
Patch Independent Home Inspections, LLC
21:36 February 10, 2009
Page 27 of 28
web sample
Not Functional 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.
Basement
1. unfinished utility room Basement Insulation: None Suggest adding insulation at rim joist.
Palm-Tech Inspector, Copyright © 1998-2006, PDmB, Inc.
Patch Independent Home Inspections, LLC
21:36 February 10, 2009
Page 28 of 28
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Safety Concern 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.
Electrical
1. Basement Electric Panel GFCI: Not present One or more GFCI receptacles. One or more
electric receptacles that serve countertop surfaces within six feet of a sink appear
to have no ground fault circuit interrupter (GFCI) protection. This is a safety
hazard due to the risk of shock. A qualified electrician should evaluate to
determine if GFCI protection exists, and if not, repairs should be made so that all
receptacles that serve countertop surfaces within six feet of sinks, exterior
outlets and outlets in unfinished basements have GFCI protection. For example,
install GFCI receptacles or circuit breaker(s) as needed.
Basement
2. Finished Area Basement Basement Stairs/Railings: Concrete stairs with no handrails Missing
safety rails to basement. Suggest adding safety railing.
Plumbing
3. A water supply hose has been added to the main drain in the basement. This may be
used to keep water in the trap of the drain used for the sump pump. However, this is
a possible cross connection where non potable water could be drawn back into the
supply lines if the water pressure were to be reduced and the septic system would
back up. Suggest only having this line in the drain when in use.
Laundry Room/Area
4. Unfinished utility side of basement Laundry Room/Area Smoke Detector: Battery operated
Palm-Tech Inspector, Copyright © 1998-2006, PDmB, Inc.