| Home inspection report by Certified Inspections | |
| Client(s): | Mr & Mrs Jones-Smith |
| Property address: | 1234 Oak Anytown USA |
| Inspection date: | Thurs, June 07, 2007 |
This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
 | Safety | Poses a risk of injury or death |
 | Major defect | Correction likely involves a significant expense |
 | Repair/Replace | Recommend repairing or replacing |
 | Repair/Maintain | Recommend repair and/or maintenance |
 | Minor defect | Correction likely involves only a minor expense |
 | Maintain | Recommend ongoing maintenance |
 | Evaluate | Recommend evaluation by a specialist |
 | Monitor | Recommend monitoring in the future |
 | Comment | For your information |
Click here for a glossary of building construction terms.
Contact your inspector if there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.aspTable of Contents
General information
Exterior
Roof
Garage
Attic
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Crawl space
Kitchen
Bathrooms
Interior rooms
| General information | Return to table of contents |
This property has one or more fuel burning appliances, and no carbon monoxide alarms are visible. This is a safety hazard. Recommend installing one or more carbon monoxide alarms as necessary and as per the manufacturer's instructions. For more information, visit http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
Structures built prior to 1979 may contain lead-based paint and/or asbestos in various building materials such as insulation, siding, and/or floor and ceiling tiles. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is not included in this inspection. The client(s) should consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement contractors for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit these websites:| Exterior | Return to table of contents |
One or more large trees on the property may be likely to fall on the structure, and are a potential safety hazard. Recommend consulting with a qualified arborist to determine if tree(s) need to be removed and/or pruned.
One or more outdoor electric receptacles 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 outdoor receptacles have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
Non-metallic sheathed wiring is routed in one or more areas so it is subject to damage, such as on wall or ceiling surfaces. The insulation can be damaged by objects coming in contact with it and/or it being repeatedly moved. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary. For example, rewire using conduit, or re-routing through wall cavities.
 Photo 20 Taped wire connection
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 Photo 21 Wire and box not rated to be exposed to elements
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Flexible lamp or appliance cord is being used for permanent wiring in one or more areas. This wiring is not intended to be used as permanent wiring, and poses a safety hazard of shock and fire. A qualified electrician should evaluate and make repairs as necessary.
 Photo 27 Cpvc used,GFCI needed ,box not weather tight,temp.lighting should be removed or hard wired.
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Propane tank(s) are less than 10 feet from the structure. This is a safety hazard. The client(s) should consult with the property owner(s) and/or propane supplier, and have tank(s) moved as necessary, at least 10 feet from the structure.
 Photo 22 Tank to close to home
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One or more exterior electric receptacles aren't waterproof or rated for use in wet areas. This is a safety hazard due to the risk of shock and fire. Repairs should be made as necessary, and by a qualified electrician if necessary, so all exterior receptacles are waterproof as per standard building practices.
Photo 27 Cpvc used,GFCI needed ,box not weather tight,temp.lighting should be removed or hard wired.
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One or more outside faucets are missing backflow prevention devices. These devices reduce the likelihood of polluted or contaminated water entering the potable water supply. This condition can occur when an outside faucet is left in the "on" position with a hose connected and the sprayer head turned off. When pressure in the system fluctuates, water can be drawn back into the water supply pipes from the house. If a chemical sprayer is being used with the hose, those chemicals can enter the water supply pipes.  Photo 16 Plumbing exposed: freezing possible
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One or more hornet, bee and/or wasp nests were found. These can pose a safety hazard. Nest(s) should be removed as necessary. ON DECK
Water supply pipes are routed outside and are subject to freezing. If unable to determine if shut-off valve(s) exist, or if none do, then a qualified plumber should evaluate and install interior shut-off valves as necessary to prevent pipes from freezing and bursting.
Photo 16 Plumbing exposed: freezing possible
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Wood is split and starting to deteriorate on deck roof structure
 Photo 12 wood is deterorating needs mointured
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Gray water pipe appears to terminate in woods behind home: Gray water is that from a washing machine and or sink. Grey water pipes are not allowed in this county. Client should ask home owner if this is a grey water pipe and if it is should have grey water source terminate into septic tank by a qualified tech.
 Photo 17 Gray water pipe????
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The perimeter grading slopes towards the structure in one or more areas. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms. Wet soil may also cause the foundation to settle and possibly fail over time. Recommend grading soil so it slopes down and away from the structure with a slope 1 Inch fall off per Foot for 6 feet
One or more downspouts have no extensions, or have extensions that are ineffective. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Repairs should be made as necessary, such as installing and/or repairing tie-ins to underground drain lines, so rain water is carried at least 10 feet away from the structure to soil that slopes down and away from the structure.
 Photo 8 Extension needs to be installed,should terminate at least 10ft
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One or more gutters are missing. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. A qualified contractor should install gutters and downspouts where missing. Also, extensions such as splashblocks or tie-ins to underground drain lines should be installed as necessary to carry rain water away from the house.
 Photo 18 Missing gutter at garage
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Roofing on deck was installed improper,needs to run vertical,water can not run off run properly
One or more moderate cracks (1/8 inch to 3/4 inch) were found in the foundation. These may be a structural concern, or an indication that settlement is ongoing. The client(s) should consider hiring qualified contractors and/or engineers as necessary for further evaluation. Such contractors may include:
Vegetation such as trees, shrubs and/or vines are in contact with or less than one foot from the structure's exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the structure's exterior.
Recommend cleaning deck(s) and treating with a preservative claiming to waterproof, block ultraviolet light, and stop mildew. Consumer Reports recommends these products:  Photo 13 Decking lacks any type of wood treatment
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One or more sections of foundation and/or exterior walls are excluded from this inspection due to lack of access from vegetation, debris and/or stored items.
 Photo 9 Shim added above vent:
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 Photo 10 Wood exposed to elements
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| Roof | Return to table of contents |
Sagging in roof where older roof meets newer roof. Newer roof is of poor construction, A qualified roofing contractor needs to evaluate this part of roof.
 Photo 4 Dip in roof where newer additon was added
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 Photo 28 2X4 rafters & plywood supports
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Caulking and tar around roof vents. This could be trouble spots in the future.Needs to be monitor and maintain
 Photo 6 Chaulking type material around vent
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Debris has accumulated in one or more gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the structure's exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.
Some shingles have been replaced,attic could not be enter under this part of roof to check for active leaks.No active leak evidence in interior of home.
 Photo 3 Replaced shingles
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 Photo 7 Nail in shingle
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| Garage | Return to table of contents |
Sub panel has oversized breakers and double tapped at breakers this is a safety hazard that could lead to injury and/or death,A qualified electrician needs to be called.Client called electrician while inspector was on premises and schedule a appointment.
 Photo 19 Wrong breaker size. Double tap wires
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Non-metallic sheathed wiring is routed in one or more areas so it is subject to damage, such as on wall or ceiling surfaces. The insulation can be damaged by objects coming in contact with it and/or it being repeatedly moved. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary. For example, rewire using conduit, or re-routing through wall cavities. Detached garage has unfinished walls this concern can be fixed with finished walls installed.
Temp. wiring leading to flower garden near garage is being plugged in inside garage, GFCI is not installed,improper wire used and non-weathertight box being used.Safety:this concern can lead to injury or death,qualified electrician needs to evaluate.
Photo 20 Taped wire connection
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Photo 21 Wire and box not rated to be exposed to elements
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Garage lacks gutters: water can cause damage to footer and slab,gutters should be installed and terminate at least 10 ft from garage and home.
Photo 18 Missing gutter at garage
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| Attic | Return to table of contents |
Wire splices are exposed due to not being contained in a covered junction box. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and make repairs as necessary. For example, install securely mounted junction boxes with cover plates where needed to contain wiring splices.
Rafters were constructed of 2X4's at newer addition of home,Roof was sagging Photo 4 Dip in roof where newer additon was added
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Photo 28 2X4 rafters & plywood supports
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The ceiling insulation's R rating is significantly less than what's recommended for this area. Recommend having a qualified contractor install additional insulation as per standard building practices for better energy efficiency.
| Electric service | Return to table of contents |
The electrical systems has many safety issues, A qualified electrician should evaluate and repair.
The service drop wires are less than three feet above one or more sections of roof with a slope of 3/12 (three inches vertical for every 12 inches horizontal) or more. This is a safety hazard for shock since people on the roof may come into contact with the service drop wires. The utility company and/or a qualified electrician should evaluate and repair as necessary.
 Photo 5 Service line less then 3ft of roof
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One or more wires in the main service panel appear to be undersized for their overcurrent protection devices (circuit breakers or fuses). This is a safety hazard due to the risk of fire. A qualified electrician should evaluate and repair as necessary.
Photo 19 Wrong breaker size. Double tap wires
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One or more overcurrent protection devices (circuit breakers or fuses) are "double tapped", where 2 or more wires are clamped in a terminal designed for only one wire. This is a safety hazard since the bolt or screw may tighten securely against one wire, but leave others loose. Arcing, sparks and fires may result. A qualified electrician should evaluate and repair as necessary.
Photo 19 Wrong breaker size. Double tap wires
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Neutral and equipment ground conductors are combined at one or more sub-panels. This should only occur in the main service panel, and is a safety hazard due to the risk of shock. Neutral conductors should be attached to a "floating" neutral bar not bonded to the panel, while grounding conductors should be attached to a separate grounding bar bonded to the sub panel. A qualified electrician should evaluate and repair as necessary.
Kitchen ,Bathrm & outside outlets lack GFCI's. This inspector recommends GFCI's at all wet areas due to possible shock hazards.
Temp.lighting is being used for over sink lighting,Perminate lighting should be installed. A qualified electrician should evaluate and repair.
 Photo 23 Gfci needed: above sink light needs perminate wiring
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CPVC piping being used for conduit(not rated for this use).Conduit must be secured not just laid on ground,Have qualified electrician evaluate and repair.
 Photo 14 Cpvc used for conduit and must be secured
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The main service panel cover is missing or not installed. Exposed, energized wiring and equipment exists as a result and is a safety hazard due to the risk of shock. The panel cover should be reinstalled or replaced, and by a qualified electrician if necessary. SUB-PANEL NEXT TO MAIN PANEL
Extension cord being used for refridge.Fire hazard,remove cord and plug into outlet.
 Photo 24 Extension cord used for refridg.
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| Water heater | Return to table of contents |
CPVC piping is being used for conduit,CPVC is not rated for this use, A qualified  Photo 25 Cpvc used for conduit
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The estimated useful life for most water heaters is 8 to 12 years. The inspector was unable to determine the age of the water heater due to the manufacturer's label being obscured, no serial number being visible, or the serial number not clearly indicating the age. The clients should be aware that this water heater may be near, at, or beyond its useful life and may need replacing at any time. Recommend attempting to determine the water heater's age, and budgeting for a replacement if necessary.
| Heating and cooling | Return to table of contents |
The estimated useful life for air conditioning compressors is 8 to 15 years. This unit appears to have exceeded this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
 Photo 15 A/C date 6/1988
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The estimated useful life for most forced air furnaces is 15 to 20 years. This furnace appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
Service tech was called in by client and was present while home was being inspected.
| Plumbing and laundry | Return to table of contents |
Recommend having the septic tank inspected. Recommend having the tank pumped if it was last pumped more than 3 years ago.
The inspector was not able to find the main water shut-off valve. The client(s) should consult with the property owner(s) to determine if a shut-off valve exists, find it themselves, or hire a qualified plumber if necessary to find it. If no shut-off valve is found for the structure, then recommend having a qualified plumber install one to more easily allow the water supply to be turned off in the event of an emergency, such as when a supply pipe bursts.
Due to lack of accessibility of the crawlspace much of the plumbing was not inspected.
Shut off valves were not installed at sinks supply lines!!
| Crawl space | Return to table of contents |
No insulation is installed under the floor in the crawl space. Recommend that a qualified contractor install R19 or better (6" thick fiberglass batt) insulation under the floor for better energy efficiency.
No vapor barrier is installed. This is a conducive condition for wood destroying insects and organisms due to the likelihood of water evaporating into the structure from the soil. A qualified contractor should install a vapor barrier. Standard building practices require the following:
Band board has Some Wood destroying insect damage,appears to be old. Termite treatment papers were found in home by client.Inspector advised client to contact company to get information on past treatment. Some repairs where done to shore up floor support.
 Photo 26 Old wood destroying insect(WDI) damage and repair
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Some crawl space areas were inaccessible due to low height (less than 18 inches), ductwork or pipes blocking, standing water, and/or stored items. These areas are excluded from this inspection.
| Kitchen | Return to table of contents |
One or more electric receptacles and/or the boxes they are installed in are loose and/or not securely anchored. Wire conductors may be damaged due to repeated movement and/or tension on wires, or insulation may be damaged. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary.
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 have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
Photo 23 Gfci needed: above sink light needs perminate wiring
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One or more cabinets are not securely fastened to the wall. This is a safety hazard due to the risk of the cabinet(s) falling. A qualified contractor should evaluate and repair as necessary.
Drawers between sink and stove come in contact with each other not allowing one drawer not to open.
Drawers are difficult to open and close in one or more cabinets. A qualified contractor should evaluate and repair as necessary.
No range hood is installed over the range or cook top. Ventilation and/or lighting may be inadequate and moisture may accumulate indoors. Recommend having a qualified contractor install a vented and lighted range hood, with the exhaust fan configured so as to vent outdoors.
| Bathrooms | Return to table of contents |
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 have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
Door stop needed:Mirror is behind door and can be damage by door.
| Interior rooms | Return to table of contents |
One or more ceiling fans are installed less than seven feet from the floor below. This is a safety hazard. A qualified contractor should evaluate and repair as necessary. For example, remove fans, or move them as necessary to maintain a seven foot clearance below. Ideally ceiling fans should be installed at least eight to nine feet above the floor for optimal air flow.
An insufficient number of smoke alarms are installed. Additional smoke alarms should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, and in each bedroom. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html
Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing. For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html
