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
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.
Safety Issue (6)
3. Interior - Summary
Bathroom Mirror
⚠ Deficient7. Electrical - Summary
Main Panel and Breakers
✓ Inspected
7.3-3
An exposed electrical breaker was observed at the time of inspection. Proper covering by a qualified electrician is recommended for safety. Basement utility room.
7.3-5
(11) Eleven exposed breakers were observed at the 200 amp Square D load center. The absence of a state Department of Labor certification tag was also noted; further evaluation and repair by a qualified electrician are recommended.
Receptacles (AFCI/GFCI tested)
✓ Inspected
7.6-2
Exterior outlets were observed to lack GFCI protection at the time of inspection. Further evaluation and repair by a qualified electrician is recommended for safety. Not required to update unless required by loan type or local jurisdiction.
10. Garage - Summary
Conventional Door
✓ Inspected
10.6-1
The door between the garage and house lacks a self-closing mechanism to meet modern standards; repair is recommended. You are not required to modernize unless required by local jurisdiction or loan type.
12. Shop 2 - Summary
Findings
✓ Inspected
12.1-10
Photo sensor eyes were not observed on the Shop number 2 Door. Further evaluation by a qualified door technician is recommended for safety.
Warning (6)
1. Roof - Summary
Roof Covering Materials
✓ Inspected
1.1-8
A ripped and torn shingle was observed on the roof at the time of inspection. This condition can allow moisture to penetrate beneath the surface, potentially leading to leaks. General maintenance is recommended to reduce the chance of moisture entry.
2. Exterior - Summary
Walkways & Driveways
✓ Inspected
2.6-2
Settlement was observed at the rear patio stairs, with a nearby block also affected. This condition may create a tripping hazard for occupants or guests. Further evaluation and repair by a qualified contractor is recommended to address the settlement and mitigate safety concerns.
3. Interior - Summary
Trim & Finishing
✓ Inspected
3.4-2
Discoloration was observed at the living room window bay with a 60% moisture level. This indicates active moisture; well nearby had less than 30%, so further evaluation is recommended. Black discoloration indicates hidden damages may be likely. Determining if mold would require laboratory testing. Removal of finished materials may be needed to determine full extent.
4. Structural Components - Summary
Foundation
✓ Inspected
4.1-1
Wood appears to be in contact with soil, though not visible due to patio pavers. This condition, especially with moisture drainage, can cause deterioration or hidden damage; further evaluation is recommended. Hidden damages may exist, wood in contact with soil. Digging may be needed to determine extent.
6. Plumbing - Summary
Interior Water Supply, Fixtures & Faucets
✓ Inspected
6.4-1
The exterior water spigot was difficult to turn or operate at the time of inspection. This condition poses a freeze risk in cold weather if not properly drained. Further evaluation is recommended. Not turned on or operated. Materials did not appear to be secure when turning. Forcing the handle goes beyond the scope.
12. Shop 2 - Summary
Findings
✓ Inspected
12.1-11
Wood rot or deterioration was observed in shop 2. Further evaluation is recommended. Hidden damages may exist and removal of materials may be needed to determine extent.
Professional Needed (4)
1. Roof - Summary
Vents, Flashing & Roof Penetrations
✓ Inspected
1.3-1
A visible gap was observed between the shingles and trimmer flashing at the rear of the home. This condition may allow for moisture entry; further evaluation by a qualified roofing contractor is recommended.
5. Heating & Cooling - Summary
In-floor Heating
⚠ Deficient
5.5-2
Although the in floor heat controller was heating, the basement floor did not appear to be properly heating after 30 minutes or more. This condition may indicate an issue with the heating system's distribution or efficiency. Further evaluation by a qualified HVAC technician is recommended.
11. Shop 1 - Summary
Findings
✓ Inspected
11.1-7
Heavy corrosion was observed on the interior and exterior of the furnace exhaust. This condition can lead to reduced efficiency or failure of the exhaust system over time. Further evaluation by a qualified HVAC technician is recommended.
13. Shop 3 - Summary
Findings
✓ Inspected
13.1-5
Inspector was unable to plug in a tester in the ground, at electrical receptacle, shop 3, preventing a plug from being inserted. Further evaluation and repair by a qualified electrician is recommended.
Moisture Evidence (8)
2. Exterior - Summary
Exterior Wall Covering Materials
✓ Inspected
2.1-2
Darker discoloration was observed on the wooden surface at the egress window, indicating moisture. Although no deterioration at time, this condition can lead to deterioration of the wood and surrounding materials over time. Consider evaluation by a qualified professional is recommended to determine the source and extent of the moisture. Comments on visual areas only.
Windows (Exterior)
✓ Inspected
2.3-3
Localized staining or deterioration was observed on wooden materials in contact with soil. Consider obtaining a cost estimate for repair or replacement.
4. Structural Components - Summary
Foundation
✓ Inspected
4.1-3
Areas of peeling paint and efflorescence were observed on the foundation wall at the time of inspection. This condition can indicate past or present moisture intrusion through the foundation. It is recommended to monitor for changes or signs of moisture and evaluate or repair as needed.
Crawl Space
✓ Inspected
4.3-1
A small amount of efflorescence was observed. Monitor this condition for any changes over time. Dry at time not able to determine future conditions.
9. Kitchen & Appliances - Summary
Appliances
✓ Inspected
9.1-2
The refrigerator water dispenser was observed to have an intermittent drip. This condition can lead to water stains or potential damage to flooring if not addressed. Further evaluation of the appliance's full functionality is recommended. Water and ice responding at time.
10. Garage - Summary
Interior & Exterior Walls
✓ Inspected
10.4-2
Localized black discoloration was observed on the garage wall underneath the sink. The moisture meter indicated 100% moisture, appearing active; further evaluation and repair by a qualified plumber are recommended.
10.4-4
Active moisture was observed on the garage wall. Moisture approximately 69.5% was noted near loose trim; further evaluation and repair by a qualified professional are recommended.
11. Shop 1 - Summary
Findings
✓ Inspected
11.1-4
Active moisture and nearby corrosion were observed under shop one garage. This indicates intermittent seepage; further evaluation is recommended.
Other summary items (20)
1. Roof - Summary
Roof Covering Materials
✓ Inspected
1.1-2
Shingles were observed not laying flat, with some appearing warped upward or having lifted corners. Further evaluation and repair by a qualified roofing contractor is recommended.
1.1-4
A circular pattern of granule loss or color change was observed on the roof surface. Determining the cause of this condition goes beyond the scope of this inspection (or if related to storm damages). Consider obtaining a cost estimate for repair if changes occur. A budget should be kept in mind long term.
1.1-7
The roof was observed to be in general to moderate condition at the time of inspection. The seller indicated an approximate installation date of 2009, which was not confirmed. The client may wish to confirm or obtain the remaining age from a roofing contractor. Keep a budget for replacement based on age alone.
Gutters & Downspouts
✓ Inspected
1.2-2
No gutters or down spouts at detached structures. Consider obtaining a cost estimate for proper drainage solutions. Water appears to drain towards 1 or more structures.
2. Exterior - Summary
Windows (Exterior)
✓ Inspected
2.3-4
Deteriorated or cracked weather stripping was observed inside the window, consistent with general age. This condition can reduce energy efficiency over time. Monitor for changes in the weather stripping's condition. No visible condensation however may be nearing end of life span. Living room 2 locations.
2.3-5
Condensation was observed between the window pains in the main floor Living room. This condition may worsen over time; monitoring is recommended.
Misc. Items
— Not Inspected
2.12-2
Inspection of specialized grain equipment, including the silos and associated components, goes beyond the scope of this inspection. This also applies to nearby electrical systems supporting the silo operations. Further evaluation by a qualified specialist is recommended to assess their condition and functionality.
4. Structural Components - Summary
Basement
✓ Inspected
4.2-1
Ripped or missing sheet rock was observed in the basement. Consider obtaining a cost estimate for repair. you may wish to ask seller about this finding.
Floor Structure
✓ Inspected
4.5-5
Signs of past wood rot were observed on framing members at the time of inspection. This condition can indicate a previous moisture. Monitor for changes or signs of moisture and evaluate or repair as needed. You may wish to ask seller about this finding.
5. Heating & Cooling - Summary
Cooling System
✓ Inspected
The outdoor AC unit label indicates the use of R-22 refrigerant, which has been phased out for new equipment. This unit is Model: 113RNA018-B, Serial: XXXXXXXX. Should repairs requiring refrigerant be needed in the future, the cost of R-22 can be significantly higher due to its limited availability. Not able to determine remaining life span. Damaged fins were observed on air conditioner unit one. Consider obtaining a cost estimate for repair.
6. Plumbing - Summary
Drain, Waste & Vent System
✓ Inspected
6.7-2
The basement utility room floor drain was observed to be slightly slow to drain, approximately 10 gallons quickly added to the drain. However, it did eventually drain. Small bubbles coming upward may indicate slightly clog or failure to quickly drain. You may wish to have a qualified plumber further evaluate to ensure long term proper conditions exist.
7. Electrical - Summary
Main Panel and Breakers
✓ Inspected
7.3-1
Breaker #7 in the Square D 100 amp attached garage sub-panel was not labeled. No certification or state Department of Labor tag was observed for the panel; further evaluation by a qualified electrician is recommended. Not able to determine when or if last inspected.
8. Attic, Insulation & Ventilation - Summary
Insulation in Unfinished Spaces (including attics, crawl spaces and foundation areas) *
✓ Inspected
8.1-2
Local debris was observed in the attic at the time of inspection. Removal is recommended for general maintenance. Ensuring insulation is level increases energy efficiency.
9. Kitchen & Appliances - Summary
Appliances
✓ InspectedAppliances tested under normal operation. Consider purchase of a home warranty for peace of mind or keep budget, determining life span of appliances goes beyond the scope.
11. Shop 1 - Summary
Findings
✓ Inspected
11.1-9
Corrosive material was observed inside the furnace, which appears to be near the end of its lifespan. Further evaluation by a qualified HVAC technician is recommended.
11.1-16
In Shop one, a 100 amp Square D panel was observed without a state labor and industry certification tag. Further evaluation by a qualified electrician is recommended. Not able to determine when or if last inspected.
12. Shop 2 - Summary
Findings
✓ Inspected
12.1-14
A full inspection of the generator was beyond the scope of this inspection. Without a complete assessment, its operational condition and integrity cannot be fully determined. We recommend asking the seller to disclose its condition.
12.1-15
Personal belongings were present in Shop number 2 at the time of inspection. These items limited the visual inspection of localized areas include access to the attic space. You may wish to have seller disclaim its condition or further evaluate. Inspector disclaims knowledge of areas not inspected.
12.1-16
The furnace door for shop number 2 would not easily open, general maintenance is recommended as well as obtaining age for seller, prying, or forcing goes beyond the scope The furnace in garage shop two could not be properly opened for inspection. We recommend asking the seller for the unit's age.
14. Well Water Test - Summary
Samples
✓ Inspected
14.1-2
Water ran for three minutes, turned off, and then heated with mini torch, to kill bacteria. Water was then ran for an additional 3 min before sample was collected. Water pressure was slightly reduced to collect sample however was not adjusted during the sampling. Samples will be complete before 10/8/26.
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.
1.1-1A slightly lifted shingle was observed on the right side of the home facing the front. Consider obtaining a cost estimate for repair. Re secure to reduce chance of moisture entry.
1.1-2
Shingles were observed not laying flat, with some appearing warped upward or having lifted corners. Further evaluation and repair by a qualified roofing contractor is recommended.
1.1-3Green algae was observed on the roof, which can indicate high moisture levels. This condition can lead to shingle deterioration over time.
1.1-4
A circular pattern of granule loss or color change was observed on the roof surface. Determining the cause of this condition goes beyond the scope of this inspection (or if related to storm damages). Consider obtaining a cost estimate for repair if changes occur. A budget should be kept in mind long term.
1.1-5The roof shingle installation was not consistent in all areas at the time of inspection. This condition can allow moisture to penetrate beneath the surface, potentially leading to leaks. General maintenance is recommended to reduce the chance of moisture entry.
1.1-6The fasteners for a satellite dish were observed on the roof at the time of inspection. Over time, this condition can allow moisture to penetrate, potentially leading to leaks. General maintenance is recommended to reduce the chance of moisture entry. Remove as desired.
1.1-7
The roof was observed to be in general to moderate condition at the time of inspection. The seller indicated an approximate installation date of 2009, which was not confirmed. The client may wish to confirm or obtain the remaining age from a roofing contractor. Keep a budget for replacement based on age alone.
1.1-8A ripped and torn shingle was observed on the roof at the time of inspection. This condition can allow moisture to penetrate beneath the surface, potentially leading to leaks. General maintenance is recommended to reduce the chance of moisture entry.
1.1-9Sealant at fasteners was observed to be in need of replacement. Over time, this condition can allow moisture to penetrate, potentially leading to leaks. General maintenance is recommended to reduce the chance of moisture entry.
Extending the downspout away from the retaining wall is recommended as general maintenance to reduce the chance of erosion of nearby items. Localized area.
1.2-2No gutters or down spouts at detached structures. Consider obtaining a cost estimate for proper drainage solutions. Water appears to drain towards 1 or more structures.
1.2-31.3-1A visible gap was observed between the shingles and trimmer flashing at the rear of the home. This condition may allow for moisture entry; further evaluation by a qualified roofing contractor is recommended.
Comments based on visual areas only at the homes roof.
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.
2.1-1Localized shrinkage or settlement cracks and missing mortar were observed in a localized area of brick. These conditions can allow moisture intrusion, potentially leading to further deterioration of the masonry. Monitoring this condition and performing maintenance as needed is recommended. Recommend sealant to reduce freeze cracking, not able to determine past or future settlement.
2.1-2Darker discoloration was observed on the wooden surface at the egress window, indicating moisture. Although no deterioration at time, this condition can lead to deterioration of the wood and surrounding materials over time. Consider evaluation by a qualified professional is recommended to determine the source and extent of the moisture. Comments on visual areas only.
2.3-1
Localized peeling paint and signs of moisture were observed at the interior garage trim windows area. Further evaluation by a qualified professional is recommended.
2.3-2Window screens were not installed in all areas; counting the exact number goes beyond the scope of this inspection and is for your information only.
2.3-3Localized staining or deterioration was observed on wooden materials in contact with soil. Consider obtaining a cost estimate for repair or replacement.
2.3-4Deteriorated or cracked weather stripping was observed inside the window, consistent with general age. This condition can reduce energy efficiency over time. Monitor for changes in the weather stripping's condition. No visible condensation however may be nearing end of life span. Living room 2 locations.
2.3-5Condensation was observed between the window pains in the main floor Living room. This condition may worsen over time; monitoring is recommended.
The representative number inspected at the property at the time of inspection, due to personal items. This comment is for your information.
Settlement cracks were observed on the driveway. This condition is common and typically occurs due to soil movement or age. While often cosmetic, significant cracking can allow water intrusion, potentially leading to further deterioration of the sub-base. Monitoring the condition over time is recommended. Consider sealing to increase life span.
2.6-2Settlement was observed at the rear patio stairs, with a nearby block also affected. This condition may create a tripping hazard for occupants or guests. Further evaluation and repair by a qualified contractor is recommended to address the settlement and mitigate safety concerns.
2.6-3Patio block at the drain was observed sloped toward the home. This condition may lead to water intrusion into the structure. Further evaluation is recommended to determine the cause and appropriate repairs.
2.7-1A bee or wasp nest was observed in the soffit area above the rear entry door. Removal of the nest is recommended for safety.
2.7-2It was observed that water drains towards shop #1 structure. This condition can contribute to moisture intrusion and deterioration of the foundation or siding over time. Consider installing gutters to divert water away from the structure. Gutters were not installed on any of the detached shops.
2.8-1This detached structure was present on the property but was not inspected as part of this assessment. Therefore, the condition of this structure is unknown. Further evaluation of this structure is recommended if its condition is of concern. See Shop #1, #2, #3 in sections below.
2.9-1The inspection of above-ground fuel or oil tanks goes beyond the scope of this inspection. These tanks can pose environmental and safety risks if not properly maintained or installed. Further evaluation by a qualified professional is recommended to ensure compliance with local regulations and safe operation.
2.9-2
Inspection of specialized grain equipment, including the silos and associated components, goes beyond the scope of this inspection. This also applies to nearby electrical systems supporting the silo operations. Further evaluation by a qualified specialist is recommended to assess their condition and functionality.
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.
3.1-1The floor was observed to be not level at the time of inspection. Determining the cause goes beyond the scope of this inspection; further evaluation is recommended. Common in homes of this age, not able to determine past or future changes.
3.1-2Settlement cracks were observed at the time of inspection. This condition is common and consistent with normal wear.
3.1-3Visual access and the ability to comment on certain areas were limited due to personal belongings at the time of inspection.
3.1-4
3.2-1A handrail was not observed on three or more stairs, basement utility room. Installation of an appropriate handrail is recommended for safety.
3.3-1A small amount of warp was observed on the window trim near the main bathroom floor window. The condition appeared dry at the time of inspection and is considered cosmetic. Closely monitor for changes.
3.3-2Discoloration was observed at the living room window bay with a 60% moisture level. This indicates active moisture; well nearby had less than 30%, so further evaluation is recommended. Black discoloration indicates hidden damages may be likely. Determining if mold would require laboratory testing. Removal of finished materials may be needed to determine full extent.
3.4-1A cracked glass mirror was observed on the main floor. Consider obtaining a cost estimate for repair or replacement.
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.
4.1-1Wood appears to be in contact with soil, though not visible due to patio pavers. This condition, especially with moisture drainage, can cause deterioration or hidden damage; further evaluation is recommended. Hidden damages may exist, wood in contact with soil. Digging may be needed to determine extent.
4.1-2
Deterioration of the foundation wall cover was observed, and water was noted that may drain toward the home (photo 1). Portions of the foundation wall were not visible due to barrier installation or covering. Localized corrosion was observed visible areas at the wall covering. Limited inspection.
4.1-3
Areas of peeling paint and efflorescence were observed on the foundation wall at the time of inspection. This condition can indicate past or present moisture intrusion through the foundation. It is recommended to monitor for changes or signs of moisture and evaluate or repair as needed.
4.2-1Ripped or missing sheet rock was observed in the basement. Consider obtaining a cost estimate for repair. you may wish to ask seller about this finding.
4.2-2Past moisture stains were observed and appeared dry at the time of inspection. It is recommended to inquire with the seller regarding the origin of these stains as desired. Common in areas of plumbing.
4.2-3Representative number of moisture meter level ratings were taken, and the basement walls were dry at the time of inspection. A complete evaluation will be possible once personal belongings are moved.
4.2-4Dirt was observed in the basement, consider installation of localized vapor barrier. Dry at time, monitor for changes.
4.3-1A small amount of efflorescence was observed. Monitor this condition for any changes over time. Dry at time not able to determine future conditions.
4.3-2Most of the basement wall was observed with covered insulation. This condition was comments on visual areas only.
4.3-3A settlement or shrinkage crack was observed in the basement crawlspace floor at the time of inspection. Determining past or future movement goes beyond the scope of this inspection. Monitor this condition for any changes over time.
4.4-1Floor joists appeared to have been cut or modified, 3 or more areas. Although common in homes of this age, determining structural loads or if work by persons familiar with standards of practice goes beyond the scope. Nearby area reliant on a vertical steel jack.
4.4-2White discoloration, appearing related to moisture, was observed and dry at the time of inspection. Determining past or future conditions goes beyond the scope of this inspection; monitor for changes. Common in homes of this age.
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Comments based on visual areas only.
4.4-5Signs of past wood rot were observed on framing members at the time of inspection. This condition can indicate a previous moisture. Monitor for changes or signs of moisture and evaluate or repair as needed. You may wish to ask seller about this finding.
- 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.
The serial number for the furnace, Model: F84CNF018, Serial: XXXXXXXX, was noted on the unit's data plate. The unit was manufactured in June 2012. This information is provided for your records.
5.1-2Localized corrosion was observed on the furnace at the time of inspection. This condition was dry, indicating no active moisture. Continued monitoring is recommended, with further evaluation if changes occur. Ask seller about maintenance records.
5.1-3The furnace was observed to be responding at the time of inspection under normal operation. This condition is consistent with normal function. Determining life span of furnace goes beyond the scope.
5.1-4The data plate for the heating and cooling system was observed at the time of inspection. This information is provided for your records. Data plate — Brand: Bryant Heating & Cooling Systems, Model Number: 926TB48080V17A-A, Serial Number: XXXXXXXX, Date of Manufacture: MAR 2022, Motor H.P.: 3/4, Max. Unit Amp: 10.0
The outdoor AC unit label indicates the use of R-22 refrigerant, which has been phased out for new equipment. This unit is Model: 113RNA018-B, Serial: XXXXXXXX. Should repairs requiring refrigerant be needed in the future, the cost of R-22 can be significantly higher due to its limited availability. Not able to determine remaining life span. Damaged fins were observed on air conditioner unit one. Consider obtaining a cost estimate for repair.
The outdoor air conditioning unit was observed to be a Day brand unit, Model: 126BNA030-A, Serial: XXXXXXXX, manufactured in February 2022. This information is provided for your reference. Recommend confirming age with seller.
5.2-3The data plate for the indoor section of the HVAC system was observed. This provides important information regarding the unit's specifications. Data plate — Model #: CNPVP3017ALAAAAA, Serial #: XXXXXXXX, Date of Manufacture: May-2022
5.2-4
The AC unit was observed to be responding and operating normally on the upstairs level, main floor, basement at the time of inspection. This condition is consistent with normal operation. Determining long term life span goes beyond the scope.
See item 5.5 for more information.
5.4-1The main gas supply entry was noted at the time of inspection.
5.5-1A full inspection of the upstairs bathroom in-floor heating system goes beyond the scope of this inspection. Recommend having seller disclose its condition and operation.
5.5-2
Although the in floor heat controller was heating, the basement floor did not appear to be properly heating after 30 minutes or more. This condition may indicate an issue with the heating system's distribution or efficiency. Further evaluation by a qualified HVAC technician is recommended.
5.5-3An exposed or disconnected condition was observed. Further evaluation is recommended.
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.
6.1-1The location of the well was observed at the time of inspection. For your information only, left side of home, facing front.
Main water shut off located as basement utility room, near pressure tank.
6.3-1The hot water temperature at the kitchen sink was measured at 118.2 degrees Fahrenheit. This temperature is within acceptable limits for household use.
6.4-1The exterior water spigot was difficult to turn or operate at the time of inspection. This condition poses a freeze risk in cold weather if not properly drained. Further evaluation is recommended. Not turned on or operated. Materials did not appear to be secure when turning. Forcing the handle goes beyond the scope.
6.6-1No drain plug was installed in the main bathroom sink. For your information only. Replacement is recommended for normal use as desired. Common in homes of this age.
6.6-2A proper drain plug was not present for the main floor, hallway, bath, jet tub, where a rubber stopper was observed. Consider obtaining a cost estimate for a suitable drain plug as desired.
6.6-3Corrosion was observed at the drain plug area of the main floor jet tub. Monitor this condition and replace as needed. Tested under normal operation. The jet tub appeared to be responding as designed.
6.6-4A drain plug was missing in the upstairs bathroom at the time of inspection. For your information only.
6.7-1Inspection of underground drainage, attached garage, goes beyond the scope of this inspection.
6.7-2The basement utility room floor drain was observed to be slightly slow to drain, approximately 10 gallons quickly added to the drain. However, it did eventually drain. Small bubbles coming upward may indicate slightly clog or failure to quickly drain. You may wish to have a qualified plumber further evaluate to ensure long term proper conditions exist.
Comments on visual areas only.
6.9-1A sump pump with a backup battery backup was observed, basement. Annual maintenance of the sump pump is recommended to ensure proper operation and prevent potential water intrusion. Limited accessibility due to cover installed, comments on visual areas only.
6.9-2An abandoned sump pump pit was observed in the basement utility room. Monitoring for moisture in the pit is recommended. You may wish to ask seller about this finding as desired.
6.10-1The inspection of the water softener goes beyond the scope of this inspection. Comments on visual areas only. Replace filters per manufactures recommendations.
6.10-2The water softener was observed to be aged during phone inspection. Its remaining lifespan could not be determined; consider keeping a budget for future replacement long term.
6.10-3The inspector noted the presence of a label for a water softener. The model number is 625.388490 and the serial number is XXXXXXXX.
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.
7.1-1A peak interrupter was observed installed at the time of inspection. Consider asking the seller for more information about this finding.
7.2-1Breaker #7 in the Square D 100 amp attached garage sub-panel was not labeled. No certification or state Department of Labor tag was observed for the panel; further evaluation by a qualified electrician is recommended. Not able to determine when or if last inspected.
7.2-2A 200 amp Square D breaker was observed at basement utility room and for your information only.
7.2-3An exposed electrical breaker was observed at the time of inspection. Proper covering by a qualified electrician is recommended for safety. Basement utility room.
At the sub-panel, two or more breakers were not properly labeled. This is common and for your information only.
7.2-5(11) Eleven exposed breakers were observed at the 200 amp Square D load center. The absence of a state Department of Labor certification tag was also noted; further evaluation and repair by a qualified electrician are recommended.
7.2-6Data plate — Brand: Franklin Electric, Model #: 2801074915, HP: 3/4, Volts: 230
The representative number inspected at the property at the time of inspection, due to personal items. This comment is for your information.
7.4-1One lightbulb in the attached garage was not responding at the time of inspection. Replacement is recommended. General maintenance.
7.4-2A lightbulb was not responding at the time of inspection, replacement or bulb or evaluation of fixture as needed is recommended.
7.4-3The Main floor Bedroom ceiling light and remote were not responding at the time of inspection. It is recommended to replace the batteries or inquire with the seller.
7.4-4Disclosed to the inspector that one or more switches may not have a usage. Further evaluation and repair by a qualified electrician is recommended. Common in homes.
7.5-1Ground-fault circuit interrupter (GFCI) protection was not observed in the attached garage. Further evaluation and repair by a qualified electrician are recommended. Not required to update unless required by loan type or local jurisdiction.
7.5-2Exterior outlets were observed to lack GFCI protection at the time of inspection. Further evaluation and repair by a qualified electrician is recommended for safety. Not required to update unless required by loan type or local jurisdiction.
7.5-3A representative number of electrical receptacles and windows were inspected due to personal belongings.
The long-term performance of the batteries should be checked. Monitoring the condition of the batteries over time is recommended.
The long-term performance of the batteries should be checked. Monitoring the condition of the batteries over time is recommended.
7.7-1A security system was observed on the exterior of the structure at the time of inspection. The operational details of the system were not assessed as part of this inspection. The client may wish to contact the seller for further information regarding its functionality.
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.
8.1-1Insulation was noted to be non-level in some areas. Consider obtaining a cost estimate for adding insulation to achieve a uniform level. Soffit chutes in the garage attic space were not installed in all areas; however, no discoloration was noted. Monitor for high humidity levels and consider a humidity reader to ensure long-term proper conditions exist. Common in structure of this age.
8.1-2Local debris was observed in the attic at the time of inspection. Removal is recommended for general maintenance. Ensuring insulation is level increases energy efficiency.
Comments are based on visual areas only.
Comments on visual areas only. Walking or stepping on insulation goes beyond the scope.
8.2-1Cleaning of the gable vent in the attic upstairs is recommended as part of regular maintenance. Slightly clogged or blocked.
8.3-1A cracked or damaged exhaust fund was observed at the time of inspection. This condition appears cosmetic; replacement is recommended as needed.
8.4-1Black discoloration was observed on the attic hatch at the time of inspection. Further evaluation is recommended to determine the cause and extent of this condition.
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.
9.1-1A limited view was noted behind the washer and dryer. Moving these appliances goes beyond the scope of this inspection. Limited inspection, comments on visual areas only. Full inspections of appliances go beyond the scope.
9.1-2The refrigerator water dispenser was observed to have an intermittent drip. This condition can lead to water stains or potential damage to flooring if not addressed. Further evaluation of the appliance's full functionality is recommended. Water and ice responding at time.
Appliances tested under normal operation. Consider purchase of a home warranty for peace of mind or keep budget, determining life span of appliances goes beyond the scope.
9.2-1The KitchenAid dishwasher label was observed with Model: KDTM704KPS 0 and Serial: XXXXXXXX. This information is provided for your records. A full inspection of appliances goes beyond the scope of a home inspection. Further evaluation of this appliance is recommended as needed or desired.
9.2-2The refrigerator serial number was noted as XXXXXXXX, with model GFE28GYNCFS. This information is provided for your records.
9.2-3Shop # 1 -- The unit is a Rinnai Model: RMTG2-42PVN, Serial: XXXXXXXX, with a recovery rating of 120 gallons/hr. Adjust the temperature setting as needed or desired.
9.2-4The garbage disposal unit was observed to be functional at the time of inspection. Data plate — Model: COMPACT-2, S/N: XXXXXXXX, Volts: 120,
9.2-5The hydro-pneumatic pump tank label was observed to be in satisfactory condition. The label provides important safety warnings and operational specifications for the unit. This information is for your reference and general knowledge. Data plate — Brand: WATER SYSTEMS - DIV A. O. SMITH, Model #: MPT-86 100, Serial #: XXXXXXXX
9.2-6The water heater data plate was observed to be intact and legible at the time of inspection. Data plate — Brand: Rheem, Model #: MR105238 B, Serial #: XXXXXXXX, Capacity: 105 U.S. GAL, Volts: 240, Element Watts: 3800
9.2-7The appliance data plate was observed to be heavily faded. This condition makes it difficult to read important information such as model and serial numbers, which are often needed for maintenance or repair. You may wish to ask seller to disclose kitchen stove.
9.2-8Laundry room - Data plate —Regular cleaning and maintenance can help increase life span. Data plate — Brand: Whirlpool, Model #: GHW9150PW3, Serial #: XXXXXXXX, Amps: 12, Volts: 120, Hz: 60
9.2-9Laundry room — Data plate — Brand: Whirlpool, Model #: GGW9250PW3, Serial #: XXXXXXXX
9.3-1Personal items were observed within the cabinet at the time of inspection. The presence of personal items can limit the ability to fully inspect all accessible areas. Further evaluation of these areas is recommended once personal items have been removed. No visible stains at time.
Comments on visual areas only.
10.2-1A visible light or gap was observed at the garage door area; the nearby area was dry. Maintenance to ensure proper weatherstripping is recommended. At 20% moisture, this area should be closely monitored for changes.
10.2-2Localized black discoloration was observed on the garage wall underneath the sink. The moisture meter indicated 100% moisture, appearing active; further evaluation and repair by a qualified plumber are recommended.
10.2-3Cosmetic interior trim was observed to be damaged at the time of inspection and is for your information only.
10.2-4Active moisture was observed on the garage wall. Moisture approximately 69.5% was noted near loose trim; further evaluation and repair by a qualified professional are recommended.
10.2-5Visual areas of the garage were observed at the time of inspection, limited in areas due to personal items.
10.3-1
Exposed, damaged, and missing trim was observed. Repair by a qualified carpenter is recommended. Replace weather stripping as needed, 2 or more locations, monitor for moisture entry. See item 11.3 for more information. Moisture entrance at adjacent interior wall. 2nd location had lifted or damaged trim was observed near the conventional garage door. Repair of this condition is recommended.
10.3-2The overhead garage door openers were responding at the time of inspection. The automatic openers were observed to be aged, and its remaining lifespan could not be determined. For your information only. Satisfactory at time.
10.4-1The door between the garage and house lacks a self-closing mechanism to meet modern standards; repair is recommended. You are not required to modernize unless required by local jurisdiction or loan type.
The following items in this section are considered Shop #1
11.1-2Erosion and deterioration of finishing materials were observed at the rear of the shop. This condition can lead to further degradation of the building envelope if not addressed. Removing the covering is necessary to determine the full extent of the damage.
11.1-3Weatherstripping at the entry conventional door and requires replacement to reduce chance of insect or moisture entry. General maintenance is recommended.
11.1-4Active moisture and nearby corrosion were observed under shop one garage. This indicates intermittent seepage; further evaluation is recommended.
11.1-5The water supply to the shop was not tested due to its location. For your information only.
11.1-6The Shop overhead automatic garage door opener was observed to be aged. For your information only.
11.1-7
Heavy corrosion was observed on the interior and exterior of the furnace exhaust. This condition can lead to reduced efficiency or failure of the exhaust system over time. Further evaluation by a qualified HVAC technician is recommended.
11.1-8
Furnace in shop 1 was observed responding under normal operation at the time of inspection. However not able to determine if installed by persons familiar with standards of practice. A clip for the furnace door cover was also missing and would not fully shut.
11.1-9Corrosive material was observed inside the furnace, which appears to be near the end of its lifespan. Further evaluation by a qualified HVAC technician is recommended.
11.1-10The furnace filter cover in the Shop was observed to be missing. Maintenance or replacement of the cover is recommended.
11.1-11Cosmetic damage was observed on the door in Shop #1. For your information only.
11.1-12The full inspection of the washer and dryer is included in the scope for shop #1. Limited inspection, comments on visual areas only. Full inspections of appliances go beyond the scope.
11.1-13Peeling paint was observed on the conventional door. This condition is consistent with age and normal wear, and if left unaddressed, could lead to further deterioration of the door's surface. Nearing or at end of life span. Replace peeling paint to increase life span slightly as needed.
11.1-14A lack of GFCI protection was observed in shop #1. Installation by a qualified electrician is recommended for safety. Not required to update unless required by loan type or local jurisdiction.
11.1-15consider additing
11.1-16In Shop one, a 100 amp Square D panel was observed without a state labor and industry certification tag. Further evaluation by a qualified electrician is recommended. Not able to determine when or if last inspected.
The roof structure was observed to not meet modern standards but was satisfactory at the time of inspection. This condition is consistent with the age of the home. Consider obtaining a cost estimate for future upgrades.
11.1-18The roof structure was observed to not meet modern standards but was satisfactory at the time of inspection. This condition is consistent with the age of the home. Consider obtaining a cost estimate for future upgrades. Additional photos in photo gallery.
The following items in this section are considered Shop #2
12.1-2Localized deteriorated or exposed insulation was observed in localized corner of the shop. This condition appears cosmetic; monitor and maintenance over time.
12.1-3Limited access was observed on the left side of shop one facing front, preventing a full inspection of this area. This also restricted shop #1 on the left side facing front, comments on visual areas only.
12.1-4Oil tanks and fuel storage was observed in shop number 2, for your information only. Considered environmental concern if spilled or not properly handled.
12.1-5Ripped metal siding was observed on shop one. Recommend repair as needed to reduce chance of moisture entry.
12.1-6
Cosmetic conditions were noted on the Shop number one exposure trim at the time of inspection.
12.1-7Shop 2, wooden door may allow for security or moisture entry. Consider obtaining a cost estimate for repair. Exposed wood will deteriorate over time. General maintenance.
12.1-8Exposure, visible light, was observed under shop number 2 at the time of inspection. May allow moisture or rodent entry. Maintenance as needed.
12.1-9Shop number 2. Furnace responding at time. Determining remaining life span goes beyond the scope.
12.1-10Photo sensor eyes were not observed on the Shop number 2 Door. Further evaluation by a qualified door technician is recommended for safety.
12.1-11
Wood rot or deterioration was observed in shop 2. Further evaluation is recommended. Hidden damages may exist and removal of materials may be needed to determine extent.
12.1-12Squeal or unusual noises were observed at the shop number 2 Garage overhead door, indicating a need for general maintenance or lubricant.
12.1-13Gap or exposure was noted, and further evaluation for moisture entry is recommended, properly seal as needed. General Maintenance.
12.1-14A full inspection of the generator was beyond the scope of this inspection. Without a complete assessment, its operational condition and integrity cannot be fully determined. We recommend asking the seller to disclose its condition.
12.1-15Personal belongings were present in Shop number 2 at the time of inspection. These items limited the visual inspection of localized areas include access to the attic space. You may wish to have seller disclaim its condition or further evaluate. Inspector disclaims knowledge of areas not inspected.
12.1-16The furnace door for shop number 2 would not easily open, general maintenance is recommended as well as obtaining age for seller, prying, or forcing goes beyond the scope The furnace in garage shop two could not be properly opened for inspection. We recommend asking the seller for the unit's age.
12.1-17Shop 2 appears reliant on sealant, localized area at exterior, replacement sealant as needed long term. General and for your information only.
12.1-18Holes were observed inside that may allow moisture entry or insect. Repair or maintenance is recommended as needed or desired.
12.1-19Evaluation of the underground or drainage system goes beyond the scope of this inspection. Consider a cover to prevent trip and fall, general maintenance.
12.1-20A lack of GFCI protection was observed in shop #2. Installation by a qualified electrician is recommended for safety. Not required to update unless required by loan type or local jurisdiction.
12.1-21A light fixture in Shop 2 was observed without a lightbulb at the time of inspection.
12.1-22An exposed or missing light fixture was observed in Shop number 2. Further evaluation by a qualified electrician is recommended.
A lack of GFCI protection was observed in shop number 2. Further evaluation and repair by a qualified electrician is recommended.
12.1-24A lack of GFCI protection was observed in shop number 2. Further evaluation and repair by a qualified electrician is recommended.
12.1-25
High voltage and transfer switch(s) were observed at the time of inspection. However fully inspection Goes beyond the scope. Further evaluation by a qualified electrician is recommended as desired. Shop #2
12.1-26A 100 amp distribution panel in Shop #2 was observed without a certification tag. Further evaluation by a qualified electrician is recommended. Not able to determine when of if last inspected.
12.1-27Settlement cracks were observed in Shop #2 flooring. This is for your information only and appears to be common settlement. Monitor for changes.
12.1-30The roof structure was observed to be not 100% level, which is common in buildings of this age. This condition is consistent with normal wear. Monitor for changes, no access into attic, limitations. Additional photos in photo gallery.
13.1-1
Distribution panel(s) in shop #3 did not have MN Department of Labor certification tags, not able to determine if last inspected.
13.1-2Comments for shop 3 are based on visual areas, with limitations due to Farm equipment and area.
13.1-3Cosmetic damage was observed in shop 3 at the time of inspection. This is for your information only.
13.1-4A gap was observed under Garage shop number 3, attributed to an uneven surface or missing weatherstripping. General Maintenance of this condition is recommended to reduce chance of moisture, or rodent entry.
13.1-5Inspector was unable to plug in a tester in the ground, at electrical receptacle, shop 3, preventing a plug from being inserted. Further evaluation and repair by a qualified electrician is recommended.
13.1-6Wooden components at the end of their lifespan were observed to be cracked or damaged. This condition can lead to further deterioration if not addressed. Removal may be needed to determine the extent of the damage.
13.1-7High moisture levels were observed. Reducing these levels can increase the lifespan of materials. Monitoring is recommended. For your information only. Metal surfaces have long term durability of moisture.
13.1-8Wooden components near the shop were observed in contact with the ground, appearing green and consistent with algae or a high moisture level; maintenance is recommended as needed long term, shop 3.
13.1-9Cosmetic damage was observed on the siding of Shop 3. This is considered general maintenance as needed or desired.
13.1-10The roof structure was observed to be satisfactory at the time of inspection. Additional photos in photo gallery.
14.1-1A well water test was performed in the basement utility room at the time of inspection per laboratory instructions.
14.1-2Water ran for three minutes, turned off, and then heated with mini torch, to kill bacteria. Water was then ran for an additional 3 min before sample was collected. Water pressure was slightly reduced to collect sample however was not adjusted during the sampling. Samples will be complete before 10/8/26.
Container 1 and 2 of 3 water test at basement preformed at basement utility room.
Container 3 of 3 of water test preformed at basement utility room.
A cracked glass mirror was observed on the main floor. Consider obtaining a cost estimate for repair or replacement.