A thru Z Inspections Sample Report 2010

HOME INSPECTION REPORT

Prepared for the exclusive use of:

Your Name
American Fork, Utah 84003

Inspection Date: July 12, 2008

A thru Z Inspections, LLC, 82 North 800 East, American Fork, Utah 84003 801-592-2757

POSITIVE ASPECTS
In the opinion of the inspector, these noted items are either of a better quality or above the norm for what was
expected to be found in homes of similar construction, age, or price range. These items may benefit the owner in
comfort and or value.

SITE
Utility Services:
Electric Service:
Underground.

Cable Television Service:
Underground.

Telephone Service:
Underground.

STRUCTURAL
Structural:
Outside Entry Doors:
Satisfactory - The outside entry door(s) is satisfactory as noted from the exterior. There is a deadbolt
installed on the entry door, and it is operational. This is a recommended safety feature.

HEATING, VENTILATION & AIR CONDITIONING
Heating Unit # 1:
Thermostat Condition:
Good - Electronic thermostat controls for central heating and air conditioning are installed. Automatic
controls were not tested or overridden.

ELECTRICAL SYSTEMS
Primary Power Source
Service/Entrance/Meter:
Underground/Good - Underground service to the structure is desirable for safety and appearance.
Contact the utility company to mark the location of underground cable before digging.

PLUMBING SYSTEM
Plumbing:
Lawn Sprinkler System:
There is a lawn sprinkler system installed. The sprinklers were tested using normal operating controls and
is functioning as intended. The scope of this inspection does not cover whether or not the sprinkler heads
are adjusted for adequate coverage or cycle time.

GARAGE
Garage
Outside Entry Door:
The outside entry door to the garage is satisfactory. Steel door, There is an operational deadbolt installed
on the entry door. This is a recommended safety feature.

A thru Z Inspections, LLC Summary Pg. 1 of 4

DEFICIENCIES NOTED
In the opinion of the inspector, these noted items are not in a satisfactory condition. They are either incorrectly
installed according to the manufacturers installation instructions, not functioning as intended, operating in an
unsafe manner, or near the end of their economic life. Repair or replacement is recommended to achieve
intended design performance. Failure to take the necessary action relatively soon could result in failure of the
component or system and may affect the habitability of the structure. Safety related items need immediate
attention.

Other than certain critical deficiencies or life threatening situations, it is generally not possible for the inspector to
rank these deficiencies in terms of importance. What is critical to one individual may not be important to another.
It is up to you, with the assistance of your professional REALTOR or other advisors, to determine what action (if
any) needs to be taken prior to closing, in relation to the terms of your contract.

This listing is only a portion of the full report. Do not take any action until you have read, understand, and
considered the contents and meaning of the full report. Do not hesitate to obtain a second opinion of any of the
items listed here or noted in the body of the report.

Action Necessary

Foundation
Interior View of Basement
Evidence of Water Entry in the Basement Noted:
Action Necessary - There is evidence of water entry or damage in the basement level. Verify through
the Sellers Disclosure Statement to determine if this is an ongoing problem or an isolated incident.

STRUCTURAL
Structural:
Condition of Painted Surfaces:
Action Necessary - Portions of the exterior finish or painted surfaces are in a condition that calls for
refinishing. Delay will cause further deterioration of the siding material. The door jams at all exterior doors
need paint. The trim on the garage side door may need to be replaced due to the deteriorated condition it
is in.

OTHER LIVING SPACES
Front Entry and Main Hallway:
Upper Level Smoke Detector:
Action Necessary - There is a nonworking smoke detector in the second level hallway. For safety
considerations, it needs to be repaired or replaced immediately.

Action Needed

Foundation
Foundation
Visible Foundation Wall Cracks Noted From Exterior:
Yes - Cracking in the vertical foundation walls was noted from the exterior. Cracks less than 1/4 inch were
noted in the foundation walls. This condition does not yet warrant further investigation provided the
movement is not recent or does not show differential movement. If future movement is noted or the
cracks grow, then further investigation by a professional structural engineer and/or a licensed qualified
foundation contractor will be needed to determine the cause and course of action. It appears that this
crack has been caused by the expansion and contraction of the door jam that is nailed into it. The door

jam has been getting wet and then drying out and pulling away, which has caused the corner to break.
Recommend sealing the door jam and then using a concrete caulk on this crack to keep it in place.

Basement Windows:
There are basement level windows. The installed windows are below grade, but they are installed in wells
that should minimize the probability of water leakage. There is evidence of leakage from at least one
window. Check with the current owner for further information to determine the cause and frrequency of
the leakage. It appears that water from the sprinklers and/or rain has been getting in around the windows
then following the expansion crack down. Recommend caulking around the exterior part of the window
frames and re-direct all sprinklers away from the windows.

STRUCTURAL
Structural:
Window Condition:
Attention Needed - There is at least one window that needs attention given to the glazing, framing, or
caulking.

Structural Caulking:
Attention Needed - Several spots around the structure were noted that need to be caulked. Caulk
should be applied to areas where brick and wood siding meet, trim around window frames or doors, and
piping and service penetrations. Also, any cracks that allow moisture or wind entry should be caulked to
prevent deterioration.

Deck, Porch or Balcony:
Condition of Wood Materials:
Attention Needed - The wood materials used in the deck need some repair or replacement. The whole
deck, including the stairs and posts, are in need of a wood sealant or stain. Failure to treat this deck will
lead to the continued deterioration of it.

Deck, Porch, or Balcony Flooring Material:
Attention Needed - The decking materials need some repair to function as intended.

Air Conditioning Unit # 1:
Insulation Wrap on the Suction Line:
Attention Needed - The insulation wrap on the suction line to the condenser/compressor is in need of
attention due to deteriorated or missing insulation. Recommend replacing all of the insulation on this
suction line. It is dry and brittle and is not as efficient as it could be. There is also a small section missing
insulation.

BATHROOM
All Bathrooms
Caulking/Water Contract Areas:
Attention Needed - The caulking in the water contact areas appears to need attention. Damage may
result if not corrected. The upstairs bathroom needs caulking around the perimeter at the baseboards and
floor. This will keep any water leakage from getting into the wall cavity and from going down the first floor
ceiling, staining it. This same recommendation will apply to the first floor bathrooms once the basement is
complete.

Areas of Concern



Heating Unit # 1:
Unit Tested:
No - The heating unit was not tested because the unit was shut down. The inspector may not activate a
system that has been disconnected or does not activate using normal controls. No further liability is
accepted for performance of the heating system. The gas was shut off at the meter. Recommend asking
the seller to write in the disclosure statement that the furnace works. This will protect you, the buyer, in
case there is any issue once you have the gas turned on. I also recommend that you test the unit as soon
as you get the gas turned on. Just turn the thermostate to heat and raise the temperature until it kicks on.
Then let it run for about five minutes and walk around feeling the air coming out of the vents. If you have a
thermometer, the temperature should be around 100+ degrees at the register.

PLUMBING SYSTEM
Water Heater
Water Heater Insulation Jacket:
No, Recommended - An insulation blanket wrap for the water heater is suggested. Up to 50% of the
energy for the water heater is used to replace standby losses, of which 10 - 25% are at the tank.


HOME CONDITION REPORT
Table of Contents

INSPECTION CONDITIONS 1

SITE 2

Foundation 4

ROOF & ATTIC 7

STRUCTURAL 8

HEATING, VENTILATION & AIR CONDITIONING 12

ELECTRICAL SYSTEMS 14

PLUMBING SYSTEM 16

KITCHEN 18

LAUNDRY 19

OTHER LIVING SPACES 20

BATHROOM 21

BEDROOM 22

GARAGE 23

INSPECTION CONDITIONS
CLIENT & SITE INFORMATION:
REPORT NAME: No name.
INSPECTION
DATE: July 12, 2008.
INSPECTION
APPOINTMENT
TIME: 4:00.
CLIENT NAME: No name.
MAILING
ADDRESS
CURRENTLY: 82 North 800 East.
CLIENT CITY/
STATE/ZIP: American Fork, Utah 84003.
CLIENT PHONE
#: 555-1212.
INSPECTION
SITE CITY/STATE/
ZIP: American Fork, Utah 84003.

CLIMATIC CONDITIONS:
INSPECTION DAY
WEATHER: Clear.
TEMPERATURE
AT TIME OF
INSPECTION: 90's.
HOW LONG
SINCE LAST
MEASURABLE
RAIN: Unusually dry weather.
SOIL
CONDITIONS: Dry.

BUILDING CHARACTERISTICS:
ESTIMATED AGE
OF HOUSE: 1999.
BUILDING TYPE: Single family.
STORIES: 2.
SPACE BELOW
GRADE: Basement.

UTILITY SERVICES:
WATER SOURCE: Public.
SEWAGE
DISPOSAL: Public.

A thru Z Inspections, LLC Pg. 1 of 24

UTILITIES
STATUS: Gas service off at time of inspection.

Gas valve off at meter

OTHER INFORMATION:
AREA: City.
HOUSE
OCCUPIED? No.
CLIENT
PRESENT
DURING
INSPECTION: Yes.
PEOPLE
PRESENT
DURING
INSPECTION: Purchaser.

PAYMENT INFORMATION:
TOTAL FEE: $335.00.
PAID BY: Check.

SITE
Site:
House faces: The front of the house faces North.
Style of House: Two Story.
Approximate Lot
Size: The lot appears to be of an average size for the area.
Site Drainage: Satisfactory - The lot appears to have adequate drainage to prevent water from
ponding.
Bushes and
Shrubs
Condition: Satisfactory - The shrubs and/or bushes have a good appearance.
Trees Condition: Satisfactory - The trees on the site all appear to be alive and in acceptable
condition.


Paving Condition:
Driveway Paving
Material: Concrete.
Driveway
Condition: Satisfactory - The driveway surface material is in satisfactory condition with only
normal deterioration noted.
Walkways and
Stoop Materials: Concrete.
Walkway
Condition: Satisfactory - The walkway surface material is in satisfactory condition with only
normal deterioration noted.

Utility Services:
Water Source: City.
Water Meter
Location: Front yard several feet in from the street.
Electric Service: Underground.
Electric Service
Condition: Satisfactory - The underground service appears adequate.

Cable Television
Service: Underground.
Telephone
Service: Underground.
Cable Television,
Telephone
Grounding Wire
Verified: Yes - The cable television and/or the telephone service lines appear to be
grounded.
Fuel Source: Natural gas is provided by a regulated service company or utility.
Sewage Disposal
System: Sewers.

Gas Services:
Gas-fired
Equipment
Installed: Furnace. Water heater. There is also a gas starter in the fireplace or a gas log
fireplace.
Location of
Meter: Right side of the house.
Type of Gas
Supply: Natural Gas.
Gas Appliances
in Garage Area?: None installed in the garage area.
Gas Line Primary
Piping Material: Black Iron Pipe.


Piping
Installation -
Routing -
Shutoffs -
Hangers -
Supports: Satisfactory - Gas supply piping as installed appears adequate.
Gas Odors Noted: No.
Vents Noted
From Roof View: There is at least one gas-fired vent stack through the roofline.

Foundation
Foundation
Type of
Foundation: Walkout Basement Foundation - Refers to a basement with foundation walls tall
enough to have living space and at least one exposed wall with access to the
exterior at ground level.
Foundation
Materials: Poured in place concrete, 8 inches or more thick.
Visible Portions
of Exterior
Foundation
Walls: The exterior view of the foundation is limited to the portions visible above grade.
Only about 25% to 50% of the foundation was visible.
Visible
Foundation Wall
Cracks Noted
From Exterior: Yes - Cracking in the vertical foundation walls
was noted from the exterior. Cracks less than 1/
4 inch were noted in the foundation walls. This
condition does not yet warrant further
investigation provided the movement is not
recent or does not show differential movement.
If future movement is noted or the cracks grow,
then further investigation by a professional
structural engineer and/or a licensed qualified Outside garage side door
foundation contractor will be needed to
determine the cause and course of action. It appears that this crack has been
caused by the expansion and contraction of the door jam that is nailed into it.
The door jam has been getting wet and then drying out and pulling away, which
has caused the corner to break. Recommend sealing the door jam and then
using a concrete caulk on this crack to keep it in place.

Expansion crack


Location of Wall
Cracks and
Description: Vertical cracks were noted in at least one exterior wall. Next to garage door.
Evidence of
Recent
Movement: No - There is no evidence of any recent movement.
Perimeter
Foundation
Drainage Surface: Satisfactory - The drainage around the perimeter of the foundation appears to
have adequate ground slope to remove run-off water from the immediate area.

Interior of
Basement
Percentage
Finished Into
Living Space: None.
Basement Ceiling
Exposed: Most of the ceiling is open allowing visibility of the ceiling/floor joists.
Sill Plates
Percentage
Visible: Visibility of the sill space is limited. Only that portion that is readily visible is
commented on in this inspection. Only about 50% to 75%
Foundation Bolts
Noted: Yes - This inspection noted the presence of foundation bolts correctly used to
secure the framing to the foundation. There was only a random look at these
bolts or brackets, and no warranty as to their performance is given.
Percent Interior
Foundation Wall
Exposed: Most all of the interior foundation walls are available for viewing.
Conditions Noted
in Exterior Walls,
Interior View: Vertical cracks were noted in at least one exterior wall.
Slab Foundation
Floor Type: A floating slab inside the foundation is used for this structure.
These Slab
Penetrations
Were Noted: Plumbing stack lines pass through the slab floor. There is a floor drain installed
in the basement slab floor.
Floor Cracks
Noted: Yes - Cracks were noted in the slab floor.
Unless otherwise noted, the cracks appeared to
be nothing more than curing cracks.

Expansion/curing cracks in floor


Expansion/curing cracks in floor
Basement
Windows: There are basement level windows. The
installed windows are below grade, but they are
installed in wells that should minimize the
probability of water leakage. There is evidence
of leakage from at least one window. Check
with the current owner for further information to
determine the cause and frrequency of the
leakage. It appears that water from the
sprinklers and/or rain has been getting in Signs of water entering the basement
around the windows then following the
expansion crack down. Recommend caulking around the exterior part of the
window frames and re-direct all sprinklers away from the windows.
Interior Stairway
Access From: Kitchen.
Staircase
Condition: Satisfactory - The staircase to the basement level appears functional.
Moisture on
Exposed
Basement Walls
Noted: No - There were no elevated moisture levels noted on the exposed areas of the
basement walls.
Evidence of
Water Entry in the
Basement Noted: Action Necessary - There is evidence of water
entry or damage in the basement level. Verify
through the Sellers Disclosure Statement to
determine if this is an ongoing problem or an
isolated incident.

Water entering the basement from window
Electrical Service
to Basement
level: Satisfactory - The electrical outlets in the basement level tested as correctly
grounded.
Evidence of
Insect Infestation: No - There was no visible evidence of insect infestation on the lower level. This
inspection and inspection service is not to be held liable for any representation
as to the evidence of or lack of evidence of any wood destroying insects. This
was only a visible inspection of the readily available areas of the basement
level, and no areas covered by any materials such as wallboard, insulation,
furniture, or stored items were included.


Walkout Basement
Number of
Exposed Walls: All.
Drainage in Area
of Walkout: Satisfactory - The area around the walkout door appears to have adequate
drainage.
Outside Entry
Doors: Steel type door. A good choice for a secure entry. There is a deadbolt installed
on the entry door, and it is operational. This is a recommended safety feature.

ROOF & ATTIC
ROOFING
Type Roof: Combination of: Gable, Hip.
Roof Covering
Materials: Asphalt composition shingles. These consist of cellulose mat, asphalt
impregnated with colored gravel on surface. Shingles are applied in horizontal
rows.
Cover Layers: The roof covering on the main structure appears to be the first covering. The
number of layers was determined by counting the number of layers of shingles
or material at the lower edge with consideration given the starter course.
Condition of Roof
Covering
Material: Satisfactory - The roof covering material is in a condition that is consistent with
its age and method of installation, showing no deficiency or cause for immediate
concern.
Slope: High slope is considered to be 7 in 12, or higher.
Flashing: Satisfactory - The flashings around openings in the roof covering appear to be
watertight and caulked as needed.
Means of Roof
Inspection: Binoculars were used to view the roof covering. The inspection was completed
from the ground level.
Valleys: Satisfactory - The valleys appear to be in satisfactory condition. The valleys on
the roof are closed, using either overlapping or interwoven strip shingles from
both intersecting roof lines.
Ridges: Satisfactory - The ridge covering material appears to be in satisfactory
condition.
Roof Gutter
System: The gutter system on the roof edge appears to be functional and adequately
sloped to carry the water to the downspouts. The downspouts appear to be
clear and functional. Run-off water needs to flow away from the side of the
house at least 6 feet. This will allow the run-off to get far enough away to not
interfere with the foundation.


Attic & Ventilation:
Attic Access
Location: Bedroom closet wall.
Attic
Accessibility: There is a wall scuttle access panel or door installed.
Method of
Inspection: The attic cavity was inspected by entering the area.
Attic Cavity Type: Crawl Through - The attic cavity is not useable for any storage due to size,
framing, or insulation.
Roof Framing: A truss system is installed in the attic cavity that is used to support the roof
decking and transmit the roof load to the exterior walls. The rafter spacing is 24
inch on center.
Roof Framing
Condition: Satisfactory - The roof framing appears to be in functional condition.
Roof Bracing: The roof framing as installed seems adequate.
Roof Decking: The roof decking material is oriented strand board sheeting.
Evidence of
Leaks on Interior
of Attic: There is no evidence of current water leaks into the accessible attic spaces.
Ventilation Hi/
Low: Satisfactory - There appears to be adequate ventilation installed. Vents are
located both in the ridge area and low in the eaves area. There are soffit vents
installed. There are gable end vents installed that allow adequate ventilation.
Insulation Clear
of Sheathing: There is at least 1 1/2 inches of clearance between the roof sheathing and the
insulation.
Insulation Noted: Satisfactory - The attic insulation appears to be adequate and properly installed.
The following type of insulation was noted in the attic: Fiberglass. Loose
bagged or blown in place. There is an average of at least 10" of insulation
installed.

STRUCTURAL
Structural:
Type of
Construction: Frame.
Exterior Siding
Materials: Stucco.
Siding Condition: Satisfactory - The siding is in serviceable condition.
Trim Condition: Satisfactory - The trim is intact and satisfactory.
Soffit/Eaves: Satisfactory - The soffit/eaves appear to be in satisfactory condition and show
only signs of normal wear.
Fascia & Rake
Boards: Satisfactory - The fascia and rake boards appear to be in satisfactory condition
and show only signs of normal wear.


Condition of
Painted Surfaces: Action Necessary - Portions of the exterior
finish or painted surfaces are in a condition that
calls for refinishing. Delay will cause further
deterioration of the siding material. The door
jams at all exterior doors need paint. The trim
on the garage side door may need to be
replaced due to the deteriorated condition it is
in.
Deteriorated trim and jam at garage door

Paint needed at back door
Outside Entry
Doors: Satisfactory - The outside entry door(s) is satisfactory as noted from the
exterior. There is a deadbolt installed on the entry door, and it is operational.
This is a recommended safety feature.
Windows Type: Double Hung.
Window
Condition: Attention Needed - There is at least one
window that needs attention given to the
glazing, framing, or caulking.

Caulking around window needed

Caulking needed
Window
Flashing: Satisfactory - The installed window flashing above the windows appears to be
adequate.
Earth-to-Wood
Clearance: Satisfactory - There appears to be adequate clearance between the earth and
the wood.


Structural
Caulking: Attention Needed - Several spots around the
structure were noted that need to be caulked.
Caulk should be applied to areas where brick
and wood siding meet, trim around window
frames or doors, and piping and service
penetrations. Also, any cracks that allow
moisture or wind entry should be caulked to
prevent deterioration.
Caulking around door jams needed

Hole in west side of house needs caulking
Framing Type: Platform framing was the chosen style of framing.
Exposed Wall
Framing
Location: Basement.
Framing
members sizing. The framing is 2" x 4" wood members. The visible portions of the walls are
framed with 16-inch centers.
Exposed Wall
Framing
Members
Condition: Satisfactory - The exposed wall framing members were in satisfactory condition.
The exposed percentages of wall framing members is minimal. Therefore, no
assumption should be made as to the condition of the unexposed framing
members. This is only a comment on the visible portions of the wall framing.
Exposed Floor/
Ceiling Framing
Location: Basement level ceiling.
Floor Framing
Members Size. The floor framing is constructed with 2" x 12" members. Manufactured floor
joists. The floor/ceiling is framed with 16-inch centers.
Exposed Floor/
Ceiling Framing
Condition: Satisfactory - The exposed portions of the floor framing and ceiling joist
members are in satisfactory condition.
Wall Covering
Material: The wall covering material is sheetrock.
Ceiling Covering
Material: The predominant ceiling covering material is sheetrock.


Deck, Porch or Balcony:
There is a Wood
Framed: Wood deck.
Deck/Porch/
Balcony
Materials: Cedar.
Condition of
Wood Materials: Attention Needed - The wood materials used
in the deck need some repair or replacement.
The whole deck, including the stairs and posts,
are in need of a wood sealant or stain. Failure
to treat this deck will lead to the continued
deterioration of it.

Whole deck is in need of a sealant
Framing of Deck/
Porch: Satisfactory - The framing of the deck or porch was done in an acceptable
manner. The deck frame is bolted to the rim joist of the structure.
Deck, Porch, or
Balcony Flooring
Material: Attention Needed - The decking materials
need some repair to function as intended.

Deck needs to be sealed or stained
Supporting
Posts: Satisfactory - The supporting posts appear to be in satisfactory condition.
The Foundation
Materials: The deck support posts are set in concrete. The inspector was unable to
determine if the posts are set to the frost line.
Stairs Condition: Satisfactory - The steps are in useable condition.
Deck or Porch
Railings: Satisfactory - The railings as installed are functional. The spacing between
balusters is 4". This was instituted as a safety issue to prevent small children
from getting caught between the balusters.

Fireplace:
Location of
Fireplace: Family room.
Fireplace Fuel: Gas - The fireplace is designed to use gas fuel only.
Firebox
Condition: Satisfactory - The firebox appears to be sound and useable in its current
condition.


Flue Condition
from Firebox: Satisfactory - The visible portions of the chimney flue appear to be satisfactory.
The inspection is limited to the visible portions of the fireplace flue. Drop light,
mirrors, and smoke testing are not a part of the inspection. Visibility in the flue
is limited to as little as 20 percent. If further investigation is necessary, a
qualified professional chimney sweep is recommended.
Smoke Chamber: Satisfactory - The smoke chamber walls are sloped towards the flue.
Spark Arrestor: Yes - There is a metal spark arrestor installed. In addition to preventing fires, it
will also keep animals and birds out of the flue.
Heat Circulator: Yes, the fireplace is equipped with a gravity or fan system to circulate heat from
the fireplace into the living space. Satisfactory - The unit functioned as
intended.

Insert and Wood Stoves:
Flue Condition &
Disclaimer: A wood burning insert is installed in a manner that makes the inspection of the
flue condition and damper presence verification nearly impossible to determine.
Services of a licensed professional chimney sweep are recommended to
remove, clean, determine condition, and make any needed repairs. Both a
wood burning stove and a wood burning insert are excluded from liability under
this inspection as this is a visual inspection; and determination of the condition
is not possible without removal and partial disassembly. Both types of units
should be cleaned annually due to the slow burn and lower temperatures
created by their usage. These lower temperatures tend to produce higher levels
of creosote.

Air Conditioning Unit # 1:
Type: Refrigerator/Split System. Electricity-powered.
Unit/Condenser
Location: Right side of house.
Unit Tested: Yes, The scope of this inspection does not include the effectiveness or
adequacy of the system.
Insulation Wrap
on the Suction
Line: Attention Needed - The insulation wrap on the
suction line to the condenser/compressor is in
need of attention due to deteriorated or missing
insulation. Recommend replacing all of the
insulation on this suction line. It is dry and brittle
and is not as efficient as it could be. There is
also a small section missing insulation.

Insulation missing.
Condenser Clear
of Obstruction: Satisfactory.


Condenser
Cabinet Level: Satisfactory.
Condensing Coil
Condition: Satisfactory - The condensing coil appears to be clean, and no blockage was
noted.
Service
Disconnect: Satisfactory - The installed service disconnect is located within sight of the
condensing coil cabinet and not more than 50 feet from the unit.
Condensate Line: Satisfactory - The condensate drain line appears to be adequately installed.
Periodic checking to make sure that the line is clear will help to maintain the
system.
Temperature at
Supply Registers: 54 degrees.
Temperature at
Return Registers: 73 degrees.
Temperature
Differential: Satisfactory. The desired temperature drop across the evaporator is 14 - 22
degrees F.
Evidence of
Maintenance: For optimum performance, the air conditioning system should be serviced
annually prior to the cooling season. It is recommended that the filter(s) be
changed or cleaned every 30 to 45 days for best performance.

Heating Unit # 1:
Heating System
Location: Basement.
Heating System
Type: A forced air furnace is installed as the primary source of heat.
Fuel Source: The fuel source is natural gas.
Flue Type: The flue pipe is metal.
Flue Condition: Satisfactory - The furnace/boiler flue as installed appears to be in satisfactory
condition. During this inspection it is impossible to determine the condition of
the interior of the flue. The interior of the flue may be deteriorated, but during a
visual inspection we were unable to see the interior walls.
Unit Tested: No - The heating unit was not tested because the unit was shut down. The
inspector may not activate a system that has been disconnected or does not
activate using normal controls. No further liability is accepted for performance
of the heating system. The gas was shut off at the meter. Recommend asking
the seller to write in the disclosure statement that the furnace works. This will
protect you, the buyer, in case there is any issue once you have the gas turned
on. I also recommend that you test the unit as soon as you get the gas turned
on. Just turn the thermostate to heat and raise the temperature until it kicks on.
Then let it run for about five minutes and walk around feeling the air coming out
of the vents. If you have a thermometer, the temperature should be around
100+ degrees at the register.
Heat Exchanger
Inspected: Yes.
Heat Exchanger
Inspected Via: The heat exchanger was tested by a visual inspection with the aid of a flashlight
and mirrors, and no cracks or voids were noted.


Gas-fired
Appliance Flue/
Vents: Satisfactory - The visible portions of the flue/vent system appear to be installed
correctly and appear to be functional.
Secondary Air
Adequacy: Satisfactory - Availability of secondary air for combustion and flue draft appears
to be adequate; however, no calculation was performed by the inspector.
Blower
Condition: Satisfactory - The blower assembly appears to be performing as expected.
Filter Type/Size: 16 x 20 x 1 disposable.
Filter Condition: Satisfactory - The filter is clean and correctly installed. It is recommended that
the filter(s) be changed or cleaned every 30 to 45 days for best performance..
Electronic Air
Cleaner Installed: No.
Ducts Condition: The ductwork is enclosed and largely inaccessible. It could not be viewed
directly; however, good airflow indicates no significant leaks are present.
Does each
habitable room
have a heat
source? Yes.
Adequate
Returns or
Undercut Doors: Yes.
Thermostat
Location: Hallway.
Thermostat
Condition: Good - Electronic thermostat controls for central heating and air conditioning are
installed. Automatic controls were not tested or overridden.
Comments: There was saw dust in the bottom under the
burners. There was also a little bit on top of the
burners. Recommend vacuuming this out. Saw
dust is a combustible and should not be inside
the furnace.

Saw dust inside furnace cabinet

ELECTRICAL SYSTEMS
Primary Power Source
Service Voltage: The incoming electrical service to this structure is 120/240 volts.
Service/Entrance/
Meter: Underground/Good - Underground service to the structure is desirable for safety
and appearance. Contact the utility company to mark the location of
underground cable before digging.


Main Power Panel and Circuitry
Main Power
Distribution Panel
Location: Basement furnace room.
Main Power Panel
Size: 150 amp - The ampacity of the main power panel appears to be adequate for
the structure as presently used.
Service Cable to
Panel Type: Aluminum.
Is Panel
Accessible: Yes - The electrical panel is in a location that makes it readily accessible.
Panel Condition: Satisfactory - The power panel, as a container for safely covering electrical
circuitry and components, is functioning as intended, minimizing the risk of
electrical shock.
Main Panel Type: Breakers - The structure is equipped with a breaker type main power panel.
This is the desirable type; when a breaker trips off, it can easily be reset.
Caution: If a breaker is reset and trips back off, this is an indication that there is
a short or weakened condition in the circuit. Call a qualified licensed electrician
for analysis of the existing problem.
Breaker/Fuse to
Wire
Compatibility: Satisfactory - The breakers/fuses in the main power panel appear to be
appropriately matched to the circuit wire gauge.
Legend Available: Yes - Identification of the breakers and the appliances or areas they control are
clearly marked. This inspection does not verify the accuracy of this legend.
Panel Cover
Removed: Yes.
Condition of
Wiring in Panel: Satisfactory - Electrical circuitry wiring in the panel appears neatly arranged with
no unallowable splices.
Feeder and
Circuit Wiring
Type: Copper - The structure is wired using plastic insulated copper single conductor
cables commonly referred to as Romex.
Circuit Wiring
Condition: Satisfactory - The exposed wiring appears to be in satisfactory condition
including connections, routing, fasteners, and insulation.
Ground Fault
Protected
Outlets: . At all locations needed - This structure is adequately protected by using
Ground Fault Circuit Interrupt outlets at all locations within 6' of a water source
and any of these locations: all outside outlets, in the garage, and in an
unfinished basement. Ground fault protection is provided using breakers in the
main panel. When the circuit is interrupted, resetting must be done at the main
panel. Ground fault protection is provided by use of interrupt resets at the
outlets rather than the main panel.
Main Service
Ground Verified: Yes - The main service ground wire was located by the inspector. Copper wire
was noted. The grounding conductor to the water service line was noted, and it
is correctly connected to the street side of the main water line.


Wire Protection/
Routing: Satisfactory - Visible wiring appears to be installed in an acceptable manner.
Smoke Detectors: Yes - The structure is equipped with functioning smoke or heat detectors. They
should be tested periodically in accordance with the manufacturer's
specifications. This does not imply that there is adequate coverage by the
existing detector(s). The installed smoke detector(s) are wired into the electrical
system. If a hardwired smoke detector is installed, be sure it is a battery backup
type or install a battery backup type as a safety, in case power goes off before
the alarm sounds.
Doorbell : Yes - At least one exterior door has a working doorbell.
Exterior Lighting: Satisfactory - The exterior lighting appears functional. Also, this is a benefit for
security.

PLUMBING SYSTEM
Plumbing:
Water Source: City/Municipal.
Plumbing Service
Piping Size to
Structure: 3/4" water service line from the meter to the main cutoff.
Public Service
Piping Material: The main service line to the structure is copper.
Main Water Line
Cutoff Location: Basement level wall.
Visible Mineral
Deposits or
Encrustations: No.
Interior Supply
Piping Size: The interior water supply piping is 3/4" indiameter. It then reduces to 1/2" or 3/8"
risers.
Interior Supply
Piping Material: The interior supply piping in the structure is predominantly copper.
Water Pressure: Water pressure was checked at an exterior hose bib. Water pressure from 40
to 80 pounds per square inch is considered within normal/acceptable range.
Exterior Hose
Bibs Functional: Satisfactory - The exterior hose bib(s) appeared to function normally. There is a
backflow preventer valve installed. This inspection does not determine if it
functions as intended.
Functional
Supply: Satisfactory - By testing multiple fixtures at one time, functional flow of the water
supply was verified.
Leaks in the
Supply Piping
Noted: No.
Sewage Disposal
Type: Public Sewer System.


Waste Line
Materials The predominant waste line material is plastic.
Waste Piping
Condition: Satisfactory - The visible plumbing waste piping appears functional.
Vent Piping
Material The vent material, as it passes through the roof, is plastic.
Vent Piping
Condition: Satisfactory - The visible plumbing vent piping appears functional.
Supply/Waste
Piping Supports: Satisfactory - The tie straps and hangers supporting supply and waste piping
appear adequate.
Functional
Drainage: Yes - Functional drainage has been verified. Water drained from a random
sample of fixtures or drains flows at a rate faster than was supplied.
Objectionable
Odors Noted: No.
Location of
Waste Line
Cleanouts: Base of the stack(s) in basement level.
Location of Noted
Floor Drains: Furnace area.
Floor Drains
Functional: Floor drains were not flood tested. Be sure to keep enough water in the trap to
prevent unwanted gases from entering the room.
Sewage Pump
Installed: No.
Lawn Sprinkler
System: There is a lawn sprinkler system installed. The sprinklers were tested using
normal operating controls and is functioning as intended. The scope of this
inspection does not cover whether or not the sprinkler heads are adjusted for
adequate coverage or cycle time.

Water Heater
Location: Basement.
Tank Capacity: A 50 gallon water heater is installed and is recommended for a large family or a
home with a spa tub.
Fuel Source for
Water Heater: The water heater is gas-fired.
Exposed Water
Heater Condition: Satisfactory - It shows some age, but it appears sound.
Firebox Condition The underside of the tank appears to be in normal condition in relation to its
age.
Drip Leg Installed
for Natural Gas-
Fired Unit: Yes - There is a drip leg installed on the incoming gas line to the water heater.
Gas Valve: Satisfactory - There is a gas valve cutoff installed adjacent to the hot water tank.
Flue/Exhaust
Pipe Condition: Satisfactory - The exhaust flue appears to be correctly installed. The exhaust
flue pipe is metal.


Water Piping
Condition: Satisfactory - The incoming and output piping is installed correctly.
Water Heater Fill
Valve Installed: Yes - There is a fill valve installed on the incoming water line. This valve can be
used to cut off the water supply to the water heater.
Temperature
Controls: Satisfactory - The thermostat and temperature controls appear to function
normally.
Drain Valve: Yes - There is a drain valve installed on the lower side of the water heater.
Temperature &
Pressure Relief
Valve: Satisfactory - The temperature and pressure relief valve is of the correct rating
for the water heater.
Safety Overflow
Pipe: Satisfactory - The overflow pipe is correctly installed.
Earthquake
Straps: Yes.
Water Heater
Insulation Jacket: No, Recommended - An insulation blanket wrap for the water heater is
suggested. Up to 50% of the energy for the water heater is used to replace
standby losses, of which 10 - 25% are at the tank.

KITCHEN
Kitchen
Location: Main level rear of house.
Windows: Satisfactory - The windows and associated hardware in the kitchen are
satisfactory.
Walls/Ceilings: Satisfactory - The walls and ceilings in the kitchen appear to be satisfactory.
Floor: Satisfactory - The flooring in the kitchen is satisfactory. The floor covering
material is wood.
Lighting: Satisfactory - The ceiling lights in the kitchen are in satisfactory condition.
Electrical Outlets: Satisfactory - There is a Ground Fault Circuit Interrupt outlet installed and
functional above the kitchen countertop. It is in the area within reach of the
sink.
Countertops: Satisfactory - The countertops in the kitchen are satisfactory.
Cabinets,
Drawers, and
Doors: Satisfactory - The cabinets, doors, and drawers are satisfactory in both
appearance and function.
Faucet and
Supply Lines: Satisfactory - Faucets and supply lines appear satisfactory with no leaks noted.
There are shutoffs installed for both hot and cold water pipes under the basin.
Sink and Drain
Lines: Satisfactory - The sink and drainage lines appear to be satisfactory.


Caulking Water
Contact Areas: Satisfactory - The caulking in water contact areas appears to be satisfactory.
Food Waste
Disposal: Satisfactory - The food waste disposal appears to be functional. No food was
ground up in this inspection. The inspector was unable to determine if the unit
will grind food waste adequately.
Dishwasher: The dishwasher was tested on one cycle, and it appeared to function normally.
This dishwasher is a multi-cycle unit, but only one cycle was tested. This does
not imply that the other cycles also work, nor does it imply that the dishwasher
will clean the dishes to your requirements.
Range Hood: Satisfactory - The range hood and exhaust fan appeared to work correctly on
one or both speeds. There is a filter installed, and it will require periodic
cleaning.
Range/Oven Fuel
Source: Electric - There is a 220-volt hookup for an electric range/oven.
Range/Oven: Free Standing - There is a removable range/oven installed. It appeared to
function correctly at the inspection. The timers and temperature settings were
not tested and are not a part of this inspection.
Microwave Oven: Built-in - There is a built-in microwave oven. The unit was tested by heating a
cup of water. The unit functioned as intended.
Refrigerator: Yes - There is a refrigerator installed. The inspection does not include any
nonpermanently installed appliances or fixtures.
Water For
Refrigerator: There is no water source for the refrigerator.
Heat Source: Satisfactory - There is a heat register in this room.

LAUNDRY
LAUNDRY
Location: Kitchen.
Entry Door: Satisfactory - The entry door to the laundry room is functional.
Walls/Ceilings: Satisfactory - The walls and ceiling in the laundry room appear to be
satisfactory.
Floor: Satisfactory - The floor coverings are in satisfactory condition. The floor
covering material is ceramic or glazed tile.
Electrical Outlets: Satisfactory - The outlet tested in the laundry room is correctly wired and
grounded.
Lighting: Satisfactory - Lighting in the laundry is adequate.
Washer Hookup: There is a connection box installed in the wall with both hot and cold water and
a drain pipe. The drain pipe was not flood tested.
Dryer Hookup: Yes - There is a 220-volt outlet provided for an electric dryer. If you intend to
use a gas clothes dryer, you will need to have a gas line installed.
Dryer Ventilation: Satisfactory - The dryer ventilation as installed appears adequate. The vent
hood outside is clean, and the flapper is functional.


Area Ventilation: Satisfactory - The area ventilation seems adequate.

OTHER LIVING SPACES
Front Entry and Main Hallway:
Front Entry Door: Satisfactory - The main entry door to the structure is in functional condition.
There is a deadbolt installed on the main entry door, and it is operational. This
is a recommended safety feature.
Entry Floor: Satisfactory - The entry floor material is in satisfactory condition. The floor
covering material is wood.
Main Hallway: Satisfactory - The main hallway walls and floor are in satisfactory condition.
Smoke Detector: Yes.
Main Staircase: Satisfactory - The main staircase is appropriately installed. There is a handrail
installed. The staircase is adequately lighted.
Upper Level
Hallway: Satisfactory - The upper level hallway walls and floor are in satisfactory
condition.
Upper Level
Smoke Detector: Action Necessary - There is a nonworking
smoke detector in the second level hallway.
For safety considerations, it needs to be
repaired or replaced immediately.

Smoke detector missing. Needs replacment

Living Room:
Location: North.
Walls: Satisfactory - The walls and ceiling in this room appear to be satisfactory.
Floor: Satisfactory - The floor in this room is in satisfactory condition.
Windows: Satisfactory - The windows and associated hardware in this room are all
satisfactory.
Electrical Outlets: Satisfactory - The outlets tested in this room are correctly wired and grounded.
Telephone
Access or Jack: Yes - There is a telephone jack installed in this room. It may or may not be
functional.
Cable TV: Yes, Jack - There is a television jack installed in this room. The cable company
must activate it. The jack was not tested for quality of performance.
Heat Source
Noted: There is a heat source in this room. No comment is made as to the amount of
air or temperature coming from the supply vent.


Family Room:
Location: East.
Outside Entry
Door: Satisfactory - The outside entry door to this room is satisfactory. Deadbolts Yes -
There is a deadbolt installed on the entry door, and it is operational. This is a
recommended safety feature.
Walls/Ceiling: Satisfactory - The walls and ceiling in this room appear to be satisfactory.
Ceiling Fan: Satisfactory - There is a ceiling fan installed in this room, and it appears to be
functional.
Floor: Satisfactory - The floor in this room is in satisfactory condition. The floor
covering material is wood.
Windows: Satisfactory - The windows and associated hardware in this room are all
satisfactory.
Electrical Outlets: Satisfactory - The outlets tested in this room are correctly wired and grounded.
Telephone
Access or Jack: Yes - There is a telephone jack installed in this room. It may or may not be
functional.
Cable TV: Yes, Jack - There is a television cable jack installed in this room. The cable
company must activate it. The jack was not tested for quality of performance.
Heat Source
Noted: There is a heat source in this room. No comment is made as to the amount of
air or temperature coming from the supply vent.
Fireplace: Yes - There is a fireplace in this room. It has a satisfactory visual appearance.
There was an inspection completed on the fireplace. It is under the Structural
Section.

BATHROOM
All Bathrooms
Entry Door: Satisfactory - The entry door to the bathroom is as I expected, and it is
functional.
Walls/Ceiling: Satisfactory - The walls and ceiling in the bathrooms are satisfactory.
Windows: Satisfactory - The windows and associated hardware in the bathrooms are all
satisfactory.
Floor: Satisfactory - The flooring in the bathroom is satisfactory.
Lighting: Satisfactory - The ceiling light and fixture in the bathrooms are in satisfactory
condition.
Ventilation Fans: Satisfactory - There is an exhaust fan installed in the bathroom, and it is
performing satisfactorily.
Ground Fault
Interrupt Outlets: Satisfactory - There is a functional Ground Fault Circuit Interrupt outlet installed
in the area of the bathroom vanity.
Light Switch: Satisfactory - The light switch is satisfactory.
Vanity Cabinet: Satisfactory - The vanity cabinet and top in the bathrooms are satisfactory.


Basin and Drain
Fixture: Satisfactory - The basin and drainage fixture appears to be satisfactory.
Faucet and
Supply Lines: Satisfactory - Faucets and supply lines appear satisfactory. There are shutoffs
installed for both hot and cold water pipes under the basin.
Toilet Condition Satisfactory - The toilet in this bathroom appears to be functional.
Tub: There is a spa tub installed. The tub was filled with water and the jets activated
to observe for proper action. The tub appeared to function properly.
Tub Mixing Valve
& Stopper: Satisfactory - Tub mixing valve and tub unit are in satisfactory condition.
Shower/Shower
Head and Mixing
Valves: Satisfactory - The shower, shower head, and mixing valves are all performing
as required.
Tub & Shower
Walls: Satisfactory - The walls appear to be in satisfactory condition.
Tub/Shower
Drain: Satisfactory - The tub/shower appears to drain at an acceptable rate.
Caulking/Water
Contract Areas: Attention Needed - The caulking in the water
contact areas appears to need attention.
Damage may result if not corrected. The
upstairs bathroom needs caulking around the
perimeter at the baseboards and floor. This will
keep any water leakage from getting into the
wall cavity and from going down the first floor
ceiling, staining it. This same recommendation
will apply to the first floor bathrooms once the Caulking needed at wall
basement is complete.
Heat Source: Satisfactory - There is a heat source in this room.

BEDROOM
All Bedrooms:
Entry Doors: Satisfactory - The entry door on the bedrooms is as I expected, and it is
functional.
Closet: Satisfactory - The closet is functional and of average size.
Walls/Ceiling: Satisfactory - The walls and ceiling in the bedroom appear to be satisfactory.
Light and Light
Switch. Satisfactory - The light and light switch were functional at the time of the
inspection.
Ceiling Fans: Satisfactory - There is a ceiling fan installed in the bedroom. It appears to be
functional.
Floor: Satisfactory - The floors are in satisfactory condition. The floor covering
material is carpet.


Windows: Satisfactory - The windows and associated hardware in the bedrooms are all
satisfactory.
Electrical Outlets: Satisfactory - The outlets tested in the bedrooms are correctly wired and
grounded.
Telephone
Access or Jack: Yes - There is a telephone jack installed in this bedroom. It may or may not be
functional.
Cable TV: Yes, Jack - There is a television jack installed in this bedroom. The cable
company must activate it. The jack was not tested for quality of performance.
Heat Source
Noted: There is a heat source to these rooms. There is no comment as to the amount
of air or temperature coming from the supply vent.
Smoke Detector: Yes.

GARAGE
Garage
Garage Type The garage is attached.
Size of Garage: Two car garage.
Number of
Overhead Doors There is a single overhead door.
Overhead Door
and Hardware
Condition: Satisfactory - The overhead door is in satisfactory condition, and it is functional.
Automatic
Overhead Door
Opener: The overhead door opener appears to function appropriately.
Safety Reverse
Switch on the
Automatic
Opener: Yes - The door opener is equipped with an automatic reverse safety switch.
Outside Entry
Door: The outside entry door to the garage is satisfactory. Steel door, There is an
operational deadbolt installed on the entry door. This is a recommended safety
feature.
Floor Condition: Satisfactory - The garage floor is in satisfactory condition.
Fire Rated
Ceiling: Yes - There appears to be a fire rated separation between the garage ceiling
and the living areas above.
Fire Rated Entry
Door to
Structure: Yes - There is a fire rated door separating the garage from the living areas of
the house.
Garage
Foundation: Satisfactory - The visible portions of the foundation under the garage appear to
be functional.


Stairs from house
to garage: Satisfact Satisfactory- The steps appear to be in good condition.
Garage Roof
Condition: Attached to the house.
Electric Service
to Garage: Satisfactory - The electrical outlets in the garage tested as correctly grounded.


A thru Z Inspections Sample Report 2010

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