INSPECTION REPORT
INSPECTION AGREEMENT SUMMARY: Your Company & Sample Client
This document constitutes a legally binding contract and details the terms of the home inspection carried out by Your Company. Clients are advised to review this agreement carefully. The inspection fee is based on the time invested in conducting the inspection and preparing the report, independent of repair costs, and is due regardless of the property purchase decision. No responsibility is assumed for costs related to identified or future defects. The inspector disclaims knowledge of any items not explicitly mentioned in this report. The services of relevant professionals (electricians, plumbers, HVAC technicians, roofers, structural engineers) may be necessary to address issues noted.
DESCRIPTION OF INSPECTION FINDINGS:
- Inspected: Area or component was thoroughly examined, and no issues were found at the time of inspection.
- Not Inspected: Area or supporting component was not inspected and may require further evaluation.
- Not Present: Area or component does not exist on the property or could not be visually located.
- Moisture Evidence Present: Visible signs of moisture or water-related issues were observed; further evaluation is recommended.
INSPECTION DETAILS:
- Visual Only: This inspection is a non-invasive, visual examination of the readily accessible areas of the property to identify material defects in specified systems and components.
- Scope: A visual review of accessible areas to identify defects in specified systems and components, modifiable upon client-inspector agreement.
- Limitations: The inspection is not exhaustive, excluding hidden, concealed, or inaccessible defects. Personal belongings and furniture are not moved during the inspection.
- Equipment Testing: Involves testing responses to normal controls without disassembly, except for easily removable service panels.
- Observation-Based: Findings are specific to the inspection date and do not predict future conditions. Not all defects may be identified.
- Material Defects: Identified issues significantly affecting property value or posing unreasonable risks.
EXCLUSIONS AND LIMITATIONS:
- Limited solely to the paid inspection fee. Excludes liability for repair costs, property damage, or injury. The report is intended only for the client named above and is not a guarantee, warranty, or insurance policy.
CLIENT ACKNOWLEDGMENT:
- Non-Compliance and Hidden Defects: Areas not evaluated for safety code compliance may contain hidden defects that cannot be identified during a visual inspection.
- Special Loan Types: This inspection does not assess or comment on FHA standards, which are subject to change.
- Environmental and Specialized Inspections: This inspection does not include testing for radon, lead-based paint, asbestos, mold, or other potentially hazardous substances. Private systems and pest inspections are also excluded.
- Liability: Liability is limited solely to the amount of the paid inspection fee. The inspection report does not cover repair costs, property damage, or injury. It is intended exclusively for the client and does not serve as a guarantee, warranty, or insurance policy.
- Modern Standards: Highlights safety issues but does not inspect for code compliance. Observations on mixed materials and incomplete areas are included. Manufacturer recalls are not part of the inspection.
- Inspection Scope: Items or components not listed in this report were not inspected or evaluated. The inspection was limited to the items and components specifically identified in the report.
Table of Contents
The inspector is not required to walk on any roof surface; walk on areas deemed unsafe or potentially damaging; predict service life expectancy; inspect underground downspout diverter pipes; remove snow, ice, debris, or other obstructions; move insulation; inspect antennae, satellite dishes, lightning arresters, de-icing equipment, or similar attachments; perform a water test; warrant or certify the roof; or confirm proper fastening or installation of any roof-covering materials.
1.1-1
1.1-2Granule loss was observed in areas of the roof shingles, which is consistent with normal wear and aging and potential storm damages. This condition can reduce the protective qualities of the shingles over time.
1.1-3No missing shingles were observed on the roof at the time of inspection.
1.2-1Circular dents were observed on the gutters at the time of inspection. This condition is consistent with storm damages, inspector recommends asking seller about this finding. Determining past storm damages goes beyond the scope.
The sealant around roof penetrations should be monitored for any signs of deterioration or failure. Regular maintenance of these areas is recommended to prevent potential water intrusion.
1.3-2Nail heads visible are common, replace sealant as needed long term, even on newly installed shingles nail heads can be present.
1.3-3Roof exhaust vent reliant on sealant, monitor and replace as needed long term as a maintenance item.
The roof structure appeared satisfactory at the time of inspection.
The inspector is not required to inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting; inspect items not visible or readily accessible from the ground, including window and door flashing; inspect or identify geological, geotechnical, hydrological, or soil conditions; inspect recreational facilities or playground equipment; inspect seawalls, breakwalls, or docks; inspect erosion-control or earth-stabilization measures; inspect for safety glass; inspect underground utilities or items; inspect wells or springs; inspect solar, wind, or geothermal systems; inspect swimming pools or spas; inspect wastewater treatment systems, septic systems, or cesspools; inspect irrigation or sprinkler systems; inspect drainfields or dry wells; or determine the integrity of multiple-pane window glazing or thermal seals.
2.1-1Siding was observed in direct contact with the ground. The adjacent interior wall inside the garage had dry stains; re-landscape or perform maintenance as needed.
2.1-2Localized loose siding was observed, which increases the chance of it blowing off in heavy wind; monitoring is recommended. Re-secure as needed.
2.4-1Peeling paint was observed on the door trim. This condition is consistent with normal wear. General maintenance item.
2.4-2Hardware for the storm door was observed to be either not installed or damaged at the time of inspection. Maintenance or repair of this hardware is recommended. This is a general maintenance item only.
2.4-3A gap was observed between the exterior doors at the time of inspection. This condition may allow moisture or reduce energy efficiency. Consider obtaining a cost estimate for repair or install weather stripping as needed.
2.5-1Localized cracked or damaged trim was was observed at the time of inspection. Appears cosmetic, you may wish to ask seller if this is related to the past storm damage or is considered wear and tear.
2.6-1General settlement was observed at the time of inspection. Monitor this condition over time for any changes.
2.6-2A potential trip hazard was observed at the time of inspection. This is for your information only. You are not required to correct for a standard conventional loan type.
2.7-1Wear and tear was observed on the front entry stairs at the time of inspection. The stairs should be sealed (or install mortar as needed), to reduce freeze cracking. Monitor for pooling water in the nearby area.
New comment
2.8-2An overhanging tree was observed near the trim. Regular tree maintenance is recommended to prevent contact.
2.8-3Heavy vegetation was observed to be blocking access or visibility. Trimming of the vegetation is recommended to ensure proper conditions exist.
The inspector is not required to enter crawl spaces that are not readily accessible or where entry may cause damage or pose a hazard; move stored items or debris; operate sump pumps with inaccessible floats; identify the size, spacing, span, or location of structural components or determine the adequacy of foundation bolting, bracing, joists, joist spans, or support systems; provide engineering or architectural services; or report on the adequacy of any structural system or component.
3.1-1Wood Foundation Disclaimer: The wood foundation and related components were visually inspected only in readily accessible areas at the time of the inspection. Intrusive testing, destructive testing, probing, removal of finishes or insulation, excavation, or other invasive methods were beyond the scope of this inspection. Conditions concealed from view or located in inaccessible areas may not have been observed. Comments are based solely on visible conditions present at the time of inspection and are not intended to provide assurance regarding concealed conditions or the future performance of the wood foundation. Further evaluation by a qualified foundation or structural professional may be recommended where concerns are identified.
3.1-2Wooden foundation or structural materials were observed in direct contact with soil or ground in areas that were accessible for visual inspection. This condition can increase the potential for moisture intrusion, wood decay, and deterioration. The extent of any concealed deterioration could not be determined without intrusive or destructive testing, which is beyond the scope of this inspection. Further evaluation by a qualified foundation or structural professional is recommended.
Determining past or future moisture entry goes beyond the scope.
- The inspector is not required to inspect, measure, or evaluate the interior of flues or chimneys, fire chambers, heat exchangers, combustion air systems, fresh-air intakes, makeup air, humidifiers, dehumidifiers, electronic air filters, geothermal or solar heating systems; inspect fuel tanks or underground or concealed fuel supply systems; determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU rating, or supply adequacy of the heating system; light pilot flames; activate heating or heat pump systems when conditions are not conducive to safe operation or may cause damage; override electronic thermostats; evaluate fuel quality; verify thermostat calibration or settings; or measure or calculate combustion, ventilation, or flue-gas dilution air.
- The inspector is not required to determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU rating, or supply adequacy of the cooling system; inspect portable window or through-wall units or electronic air filters; operate cooling equipment when the exterior temperature is below 65°F or when conditions may not allow safe operation or could cause damage; verify thermostat calibration or settings; or examine electrical current, coolant fluids or gases, or check for coolant leakage.
4.1-1The garage gas heater was not plugged in and appeared to rely on an extension cord, was not plugged in at time. This is an electrical safety concern; further evaluation and repair by a qualified electrician is recommended. Annual maintenance is recommended for all gas appliances. Only visual areas were inspected at the time of inspection; testing was not performed as appliances were not in operation.
4.1-2The serial number for the furnace was noted.
4.1-3The furnace filter was observed to be dirty and a filter cover was not present at the time of inspection. A dirty filter can restrict airflow and reduce system efficiency, while the absence of a cover can allow unfiltered air into the system. Replacement of the furnace filter and installation of a furnace filter cover are recommended.
4.1-4Localized corrosion was observed on the furnace exhaust at the time of inspection. The exhaust was dry, indicating no active moisture. This condition should be monitored for any changes over time.
4.1-5Corrosion was observed on materials and components in the utility room basement level. This condition was dry at the time of inspection and indicates past moisture. It is recommended to monitor this condition and ensure indoor humidity conditions are proper long-term.
Obtain a home warranty from your realtor for peace of mind.
4.2-1Debris was observed around the exterior unit at the time of inspection. This condition can restrict airflow and potentially reduce the system's efficiency. Cleaning and general maintenance are recommended.
4.2-2The AC serial number was noted at the time of inspection. Due to outdoor temperatures, a full inspection of the air conditioning system goes beyond the scope of this inspection. Further evaluation of the AC system is recommended when outdoor temperatures are suitable for operation. You may wish to have seller disclose its condition. Obtain a home warranty from your realtor for peace of mind.
The inspector is not required to light pilot flames; measure the capacity, temperature, age, life expectancy, or adequacy of the water heater; inspect the interior of flues or chimneys, combustion air systems, water softeners or filters, well pumps or tanks, safety or shut-off valves, floor drains, lawn or fire sprinkler systems; determine water flow rate, volume, pressure, temperature, quality, potability, reliability, or adequacy; open sealed plumbing access panels; inspect clothes washers or their connections; operate valves; test shower pans, tub or shower enclosures for leaks or overflow protection; evaluate compliance with conservation, energy, or building standards or the design or sizing of water, waste, or vent components; determine the effectiveness of anti-siphon, backflow, or drain-stop devices or the sufficiency of drain cleanouts; inspect fuel storage tanks or supply systems, wastewater or water treatment systems, water storage tanks, pressure or bladder tanks; evaluate hot water wait times or test water heater elements; evaluate combustion air adequacy; test or operate safety controls or valves; examine ancillary systems such as solar water heating or hot water circulation; determine the presence or condition of polybutylene, polyethylene, or similar plastic piping; or inspect or test for gas or fuel leaks.
5.1-1Localized corrosion was observed on the main water supply in the basement utility room, and the area was dry at the time of inspection. It is recommended to closely monitor this condition or perform maintenance as needed.
Located basement utility room.
5.3-1The serial number for the water heater was noted. Typical life span 8-10 years. Recommend maintenance annual to increase life span.
Tested under normal operation at time, appeared to be in working order.
5.6-1A missing drain plug was observed at the time of inspection. Replacement is recommended for proper function. General maintenance item.
5.6-2A past repair was observed on the upstairs bathroom bathtub. It was disclosed that a previous leak was present in the area and was not repaired. Closely monitor for changes.
A sewer scope was not performed at the time of inspection, and inspection of underground or buried components goes beyond the scope of this inspection. A camera inspection of the sewer line is recommended to evaluate its condition.
Recommend monitoring an annual maintenance to ensure long term proper conditions exist. Battery backup can reduce risk of failure during storm outages.
5.9-1The serial number for the water softener was noted at the time of inspection. Full inspection goes beyond the scope. Comments on visual areas only.
Obtain a home warranty from your realtor for peace of mind.
The inspector is not required to insert any tool, probe, or device into main or sub-panels, distribution panelboards, or electrical fixtures; operate systems that are shut down or not energized; remove panel covers or dead fronts; reset overcurrent or overload devices; operate or test smoke or carbon monoxide detectors, security, fire, alarm, or signaling systems; measure amperage or voltage if not visibly labeled; inspect ancillary wiring or remote-control devices; inspect low-voltage systems, de-icing tapes, pool wiring, or time-controlled devices; verify the service ground; inspect private or emergency power sources such as generators, windmills, solar collectors, or battery storage systems; inspect spark or lightning arrestors; test de-icing equipment; conduct voltage-drop calculations; determine labeling accuracy; or inspect exterior lighting.
6.1-1The Square D 200 amp main electrical distribution panel was observed with all breakers appearing to be labeled. This panel was noted as inspected by the Department of Labor and Industry in 2010. Appears to meet standards based on age of last inspection date.
6.3-1A light was observed not responding at the time of inspection. This condition prevents the light from functioning as intended, and further evaluation by a qualified electrician is recommended.
6.3-2The electrical receptacle on the left side of the home facing front was difficult to insert a universal tester into; further evaluation by a qualified electrician is recommended.
The GFCI receptacle in front of the home was not responding or resetting as designed. Further evaluation and repair by a qualified electrician is recommended.
6.3-4A cracked outlet faceplate was observed in the garage. Replacement is recommended, general maintenance item.
6.3-5The electrical receptacle in the basement bedroom was observed not responding under normal operation. Ask seller about this finding, or further evaluation and repair by a qualified electrician are recommended.
6.3-6The pull cord for the fan in the basement was observed to be difficult to pull or operate at the time of inspection. This condition affects the proper functionality of the fan. Repair or maintenance is recommended.
See item 6.4 for more information.
6.5-1A smoke detector was observed to be either damaged or not properly installed at the time of inspection. This condition may compromise its ability to detect smoke effectively. Further evaluation and repair by a qualified professional is recommended.
The inspector is not required to inspect flue or vent systems; inspect the interior of chimneys or flues, fire doors or screens, seals, gaskets, or mantels; determine the need for chimney sweeping; operate gas fireplace inserts or light pilot flames; determine the appropriateness of any installation; inspect automatic fuel-fed, combustion air, make-up air, or heat-distribution devices; ignite or extinguish fires; evaluate draft adequacy; move fireplace inserts, stoves, or firebox contents; perform smoke tests; dismantle or remove components; or conduct a National Fire Protection Association (NFPA)–style or Phase I fireplace and chimney inspection.
7.1-1Localized staining was observed near the chimney at the time of inspection. Determining the source goes beyond the scope of this inspection; further evaluation is recommended if changes occur.
7.1-2The basement gas fireplace was not plugged in or in full operation at the time of inspection. It is recommended that the client ask the seller to disclose information regarding this unit.
The inspector is not required to enter attics or unfinished spaces that are not readily accessible or where entry may cause damage or pose a safety hazard; move, touch, or disturb insulation or vapor retarders; damage finishes or weather seals at access panels; identify insulation composition or R-value; activate thermostatically controlled fans; determine materials used to insulate or wrap pipes, ducts, boilers, or wiring; or evaluate the adequacy of ventilation.
8.1-1Representative photo of attic space.
8.1-2Visual access to some areas of the attic was limited due to the size of the access hatch. Moving or stepping on insulation or displacement goes beyond the scope.
Comments on visual areas only.
The kitchen and appliance inspection is limited to visible components and basic operational testing at the time of the inspection. The inspection does not verify appliance efficiency, remaining service life, or internal mechanical conditions. Conditions not visible or accessible during testing may exist.
A full inspection of appliances goes beyond the scope of a home inspection. Only visual areas were inspected. Further evaluation of these appliances is recommended as needed or desired.
9.2-1The refrigerator serial number was noted at the time of inspection.
9.2-2The oven serial number was noted at the time of inspection.
9.2-3The microwave serial number was noted.
9.2-4The dishwasher serial number was noted at the time of inspection.
9.2-5The serial number for the washing machine was noted.
9.2-6The dryer serial number was noted. A full inspection of the washer and dryer goes beyond the scope of this inspection.
The interior inspection is limited to visible and readily accessible components at the time of the inspection. Cosmetic conditions, normal wear, and defects hidden by furnishings, personal belongings, finishes, or other obstructions may not be identified. The inspection does not determine future performance or remaining service life of interior components.
10.1-1An uneven surface or soft spot was observed on the floor, appearing related to the underlayment. This condition appears cosmetic; monitor for changes.
10.1-2Window screens were not installed in all areas at the time of inspection. This is for your information only.
10.1-3Representative moisture meter readings were performed in the basement and were all under 40%, considered dry at the time of inspection.
10.1-4
A stain was observed on the basement wall in the utility room. The area was dry at the time of inspection, indicating a past moisture event. It is recommended to monitor this area for any changes or signs of active moisture. You may wish to ask seller about this finding.
10.1-5Localized stains were observed in the basement utility room at the time of inspection. While moisture meter readings in the area were dry, determining the cause of the stains goes beyond the scope of this inspection. It is recommended to monitor the area for any changes over time. Representative photo.
10.1-6Localized staining under 4 in.² was observed on the basement ceiling at the time of inspection. The area did not have black discoloration. This condition should be closely monitored or further evaluated. You may wish to ask seller about this finding.
10.2-1A handrail was not present at this location. Installation of a handrail is recommended for safety. You are not required to install for a standard conventional loan type.
11.1-1Staining was observed at the garage wall, localized areas, appearing to be at a 60% moisture level. Further evaluation by a qualified professional is recommended to determine the source and extent. May indicate past or intermittent moisture.
11.1-2Stains were observed on the garage wall. At the time of inspection, under 40% of these stains were dry, suggesting active or recent moisture intrusion. Further evaluation by a qualified professional is recommended to determine the source and extent of the moisture.
11.2-1Comments in Garage were based on visual areas only. Personal item restricted in areas.
GENERAL SUMMARY
Inspector Name
The following items or discoveries indicate that these systems or components do not function as intended or adversely affects the habitability of the dwelling; or warrants further investigation by a specialist, or requires subsequent observation. This summary shall not contain recommendations for routine upkeep of a system or component to keep it in proper functioning condition or recommendations to upgrade or enhance the function or efficiency of the home. This Summary is not the entire report. The complete report may include additional information of concern to the customer. It is recommended that the customer read the complete report.
1. Roof - Summary
Roof Covering Materials
Inspected
1.1-1
It was disclosed to the inspector that the roof shingles will be replaced. Obtaining further information or a timeline for this replacement is recommended.
2. Exterior - Summary
Exterior Wall Covering Materials
Inspected
2.1-1
Siding was observed in direct contact with the ground. The adjacent interior wall inside the garage had dry stains; re-landscape or perform maintenance as needed.
Flashing & Trim
Inspected
2.5-1
Localized cracked or damaged trim was was observed at the time of inspection. Appears cosmetic, you may wish to ask seller if this is related to the past storm damage or is considered wear and tear.
Walkways & Driveways
Inspected
2.6-2
A potential trip hazard was observed at the time of inspection. This is for your information only. You are not required to correct for a standard conventional loan type.
3. Structural Components - Summary
Foundation
Not Inspected
3.1-1
Wood Foundation Disclaimer: The wood foundation and related components were visually inspected only in readily accessible areas at the time of the inspection. Intrusive testing, destructive testing, probing, removal of finishes or insulation, excavation, or other invasive methods were beyond the scope of this inspection. Conditions concealed from view or located in inaccessible areas may not have been observed. Comments are based solely on visible conditions present at the time of inspection and are not intended to provide assurance regarding concealed conditions or the future performance of the wood foundation. Further evaluation by a qualified foundation or structural professional may be recommended where concerns are identified.
4. Heating & Cooling - Summary
Heating System
Inspected
4.1-1
The garage gas heater was not plugged in and appeared to rely on an extension cord, was not plugged in at time. This is an electrical safety concern; further evaluation and repair by a qualified electrician is recommended. Annual maintenance is recommended for all gas appliances. Only visual areas were inspected at the time of inspection; testing was not performed as appliances were not in operation.
Cooling System
Not Inspected
4.2-2
The AC serial number was noted at the time of inspection. Due to outdoor temperatures, a full inspection of the air conditioning system goes beyond the scope of this inspection. Further evaluation of the AC system is recommended when outdoor temperatures are suitable for operation. You may wish to have seller disclose its condition. Obtain a home warranty from your realtor for peace of mind.
5. Plumbing - Summary
Main Water Supply Shut-Off Valve
Inspected
5.1-1
Localized corrosion was observed on the main water supply in the basement utility room, and the area was dry at the time of inspection. It is recommended to closely monitor this condition or perform maintenance as needed.
Sinks, Tubs & Showers (Functional Drainage)
Inspected
5.6-2
A past repair was observed on the upstairs bathroom bathtub. It was disclosed that a previous leak was present in the area and was not repaired. Closely monitor for changes.
Drain, Waste & Vent System
Not InspectedA sewer scope was not performed at the time of inspection, and inspection of underground or buried components goes beyond the scope of this inspection. A camera inspection of the sewer line is recommended to evaluate its condition.
6. Electrical - Summary
Switches and Fixtures
Inspected
6.5-2
The electrical receptacle on the left side of the home facing front was difficult to insert a universal tester into; further evaluation by a qualified electrician is recommended.
The GFCI receptacle in front of the home was not responding or resetting as designed. Further evaluation and repair by a qualified electrician is recommended.
6.5-5
The electrical receptacle in the basement bedroom was observed not responding under normal operation. Ask seller about this finding, or further evaluation and repair by a qualified electrician are recommended.
7. Fireplace - Summary
Fireplace/Chimney Visible Areas
Not Inspected
7.1-2
The basement gas fireplace was not plugged in or in full operation at the time of inspection. It is recommended that the client ask the seller to disclose information regarding this unit.
10. Interior - Summary
Floors, Walls and Ceilings
Inspected
10.1-6
Localized staining under 4 in.² was observed on the basement ceiling at the time of inspection. The area did not have black discoloration. This condition should be closely monitored or further evaluated. You may wish to ask seller about this finding.
Railings, Guards & Handrails
Inspected
10.3-1
A handrail was not present at this location. Installation of a handrail is recommended for safety. You are not required to install for a standard conventional loan type.
11. Garage - Summary
Interior & Exterior Walls
Inspected
11.4-1
Staining was observed at the garage wall, localized areas, appearing to be at a 60% moisture level. Further evaluation by a qualified professional is recommended to determine the source and extent. May indicate past or intermittent moisture.
11.4-2
Stains were observed on the garage wall. At the time of inspection, under 40% of these stains were dry, suggesting active or recent moisture intrusion. Further evaluation by a qualified professional is recommended to determine the source and extent of the moisture.
It was disclosed to the inspector that the roof shingles will be replaced. Obtaining further information or a timeline for this replacement is recommended.