Sample Home Inspection Report

Closer Look Home Inspections
Home Inspection Report
Cover Page

Any Street, Anytown, Ontario

Inspection prepared for: Somebody HomeBuyer
Agent: The Best - XYZ Reality

Inspection Date: 4/1/2020 Time: 9:00 am
Age: 41 years Size: 1400 Sq. ft.
Weather: Clear
Raised Bungalow

Inspector: Karl VanHeyst
40 Pheasant Run Dr., , Guelph, Ontario, N1C 1E7
Phone: 519-830-9049
Email: closerlook@rogers.com
www.closerlookinspections.ca

This confidential report is prepared exclusively for the client @ Closer Look Home Inspections.

Closer Look Home Inspections Any Street, Anytown, Ontario

The summary below consists of potentially significant findings. These findings can be a safety
hazard, a deficiency requiring major expenses to correct or items I would like to draw extra
attention to. The summary is not a complete listing of all the findings in the report, and reflects
the opinion of the inspector. Please review all of the pages of the report as the summary alone
does not explain all the issues. All repairs must be done by a licensed &bonded trade or
profession. I recommend obtaining a copy of all receipts, warranties and permits for the work
done.
On this page you will find, in RED, a brief summary of any CRITICAL concerns of the
inspection, as they relate to Safety and Function. Examples would be bare electrical wires, or
active drain leaks. The complete list of items noted is found throughout the body of the report,
including Normal Maintenance items. Be sure to read your entire report!
For your safety and liability, we recommend that you hire only licensed contractors when
having any work done. If the living area has been remodeled or part of an addition, we
recommend that you verify the permit and certificate of occupancy. This is important because
our inspection does not tacitly approve, endorse, or guarantee the integrity of any work that
was done without a permit, and latent defects could exist.
Depending upon your needs and those who will be on this property, items listed in the body of
the report may also be a concern for you; be sure to read your Inspection Report in its entirety.
Note: If there are no comments in RED below, there were no CRITICAL system or safety
concerns with this property at the time of inspection.

Page 1 of 60


Report Summary
Report Summary

Exterior
Page 14 Item: 11 Electrical • Damaged/rusted outdoor lighting observed, suggest
Conditions repairing for safety.
Page 16 Item: 18 Deck Condition • Railing is rotted, requires replacement.
Roof
Page 20 Item: 5 Roof Surface • Roofing materials show extensive wear and deterioration
Conditions and is at the end of their useful life. A licensed roofer should
be consulted for further review prior to closing for
repairs/replacement as required.
Basement
Page 26 Item: 5 Basement Walls • Active leaks observed at the time of inspection on west wall
Condition in kitchen area. Further review/repair required.
Page 27 Item: 13 Electrical • Extension cord improperly used as permanent wiring.
Conditions Extension cords should not be used for permanent wiring due
to fire safety concerns. Client should consider review by a
licensed electrician prior to closing for installation of proper
electrical wiring and receptacles to ensure safety.
• Open junction boxes were observed. Whenever an electric
wire is cut and reconnected, the 'splice' should be encased in
a covered junction box to prevent shocks and separation of
the splice.
• Replace damaged outlets as required.
Electrical
Page 32 Item: 6 Electrical • Recommend full review by qualified electrical contractor for
Comments quotes on upgrades/repairs to bring the electrical system into
compliance and to repair all electrical safety hazards prior to
close.
Heating
Page 34 Item: 3 Exhaust Venting • Vent pipe is disconnected or poorly fitted, which is a safety
Conditions concern.
• This is a serious safety concern.
Page 35 Item: 8 Heating Comments • Furnace was not operating at time of inspection, further
review/repair required by a licenced contractor prior to close.
• Replace blower belt; damaged.
Water Heater
Page 37 Item: 5 Flue Venting • A rusted draft hood is a sign of improper venting. This is a
Conditions safety concern, which should be evaluated by a qualified
contractor. No backdrafting was occurring at the time of
inspection. Advise obtaining maintenance and repair history.
If no past repair can be confirmed, we suggest having a safety
evaluation.
Bedrooms
Page 41 Item: 2 Wall Condition • Caulk and seal windows as required. Some moisture noted
below corners of windows.
Bathroom 1
Page 45 Item: 9 Bathroom Exhaust • None observed, we recommend an exhaust fan be installed
Fan Condition in all bathrooms for proper ventilation and moisture control.
Page 2 of 60


Other Interior Areas
Page 54 Item: 5 Window Condition • Recommend caulking and sealing windows, some moisture
noted on walls below living and dining room windows.
Page 55 Item: 6 Electrical • Missing junction box observed in dining room area, suggest
Conditions installing for safety.
Attic
Page 57 Item: 3 Sheathing • Minor moisture staining noted at stove vent pipe. Repair
Condition required.

Page 3 of 60


Definitions
1. Apparent condition: Systems and components are rated as follows:
Functional = Indicates the component is functionally consistent with its original
purpose but may show signs of normal wear and tear and deterioration.
Monitor/ or Maintenance / (Mon) = Indicates the component will probably require
repair or replacement anytime within five years. Owner is advised to monitor.
Minor Repair = Minor repair is recommended; costs should not exceed $3000.00.
Major Repair = A system or component that is considered significantly deficient or is
unsafe. Cost will exceed $3000.00.
Fair = Indicates the component will need repair or replacement now or in the very
near future.
Safety Hazard = Denotes a condition that is unsafe and in need of prompt attention.
N/A = Not applicable, not inspected or not installed or does not pertain to subject
property.
? = Performance/future performance of system or component is unpredictable.
2. Installed systems and components: exterior; interior; roofing; plumbing;
electrical; heating; central air-conditioning (weather permitting; insulation and
ventilation.
3. Readily accessible systems and components: only those systems and
components where Inspector is not required to remove personal items,
furniture, equipment, soil ,snow, or other items which obstruct access or
visibility.

Page 4 of 60


A Home Inspection is a non-invasive visual examination of a residential dwelling,
performed for a fee, which is designed to identify observed material defects within
specific components of said dwelling. Components may include any combination of
mechanical, structural, electrical, plumbing, or other essential systems or portions of
the home, as identified and agreed to by the Client and Inspector, prior to the
inspection process.
A home inspection is intended to assist in evaluation of the overall condition of the
dwelling. The inspection is based on observation of the visible and apparent condition
of the structure and its components on the date of the inspection and not
the prediction of future conditions.
A home inspection will not reveal every concern that exists or ever could exist, but
only those material defects observed on the day of the inspection.
A material defect is a condition with a residential real property or any portion of it that
would have a significant adverse impact on the value of the real property or that
involves an unreasonable risk to people on the property. The fact that a structural
element, system or subsystem is near, at or beyond the end of the normal useful life of
such a structural element, system or subsystem is not by itself a material defect.
AN INSPECTION VERSUS A WARRANTY
A home inspection is just what the name indicates, an inspection of a home...usually
a home that is being purchased. The purpose of the inspection is to determine the
condition of the various systems and structures of the home. While an inspection
performed by a competent inspection company will determine the condition of the
major components of the home, no inspection will pick up every minute latent defect.
The inspector’s ability to find all defects is limited by access to various parts of the
property, lack of information about the property and many other factors. A good
inspector will do his or her level best to determine the condition of the home and to
report it accurately. The report that is issued is an opinion as to the condition of the
home. This opinion is arrived at by the best technical methods available to the home
inspection industry. It is still only an opinion.
A warranty is a policy sold to the buyer that warrants that specific items in the home
are in sound condition and will remain in sound condition for a specified period of time.
Typically, the warranty company never inspects the home. The warranty company
uses actuarial tables to determine the expected life of the warranted items and
charges the customer a fee for the warranty that will hopefully cover any projected loss
and make a profit for the warranty seller. It is essentially an insurance policy.
The service that we have provided you is an inspection. We make no warranty of this
property. If you desire warranty coverage, please see your real estate agent for details
about any warranty plan to which their firm may have access.

Page 5 of 60


General Information
1. Inspector
Karl VanHeyst
2. Persons in Attendance
Buyers • Buyers Agent
3. Occupancy
The property is occupied by the owner
4. Property Information
This is a single family home • The house faces west. • Basement apt.
Buyer is cautioned that this is NOT a compliance inspection. Should buyer
be concerned as to municipal compliance of basement apartment,
consultation with Municipality is required.
5. Levels
Raised Bungalow
6. Estimated Age
This structure is approximately 41 years of age as stated by the MLS.
7. Weather conditions
Weather conditions during the inspection:
Cloudy
Temperature at the time of inspection was approximately 20 degrees C.
Recent weather conditions:
Hot

Page 6 of 60


EXTERIOR REMARKS

SERVICE WALKS/DRIVEWAYS
Spalling concrete cannot be patched with concrete because the new will not bond with the old. Water
will freeze between the two layers, or the concrete will break up from movement or wear.
Replacement of the damaged section is recommended. Walks or driveways that are close to the
property should be properly pitched away to direct water away from the foundation. Asphalt
driveways should be kept sealed and larger cracks filled so as to prevent damage from frost.
Patios that have settled towards the structure should be mudjacked or replaced to assure proper
pitch. Improperly pitched patios are one source of wet basements.

EXTERIOR WOOD SURFACES
All surfaces of untreated wood need regular applications of paint or special chemicals to resist
damage. Porch or deck columns and fence posts which are buried in the ground and made of
untreated wood will become damaged within a year or two. Decks should always be nailed with
galvanized, stainless steal or aluminum nails. Decks that are not painted or stained should be treated
with a water sealer.

GRADING AND DRAINAGE
Any system of grading or landscaping that creates positive drainage (moving water away from the
foundation walls) will help to keep a basement dry. Where negative grade exists and additional
backfill is suggested, it may require digging out around
the property to get a proper pitch. Dirt shall be approximately 6” below the bottom sill and should not
touch wood surfaces. Flower beds, loose mulched areas, railroad ties and other such landscaping
items close to the foundation trap moisture and
contribute to wet basements. To establish a positive grade, a proper slope away from the house is 1”
per foot for approximately 5-6 feet. Recommend ground cover planting or grass up to foundation.

ROOF AND SURFACE WATER CONTROL
Roof and surface water must be controlled to maintain a dry basement. This means keeping gutters
cleaned out and aligned, extending downspouts, installing splashblocks, and building up the grade
so that roof and surface water is diverted away from the building.

WINDOW WELLS
The amount of water which enters a window well from falling rain is generally slight, but water will
accumulate in window wells if the yard is improperly graded. Plastic window well covers are useful in
keeping out leaves and debris.

RETAINING WALLS
Retaining walls deteriorate because of excessive pressure buildup behind them, generally due to
water accumulation. Conditions can often be improved by excavating a trench behind the retaining
wall and filling it with coarse gravel. Drain holes through the wall will then be able to relieve the water
pressure. Retaining walls sometime suffer from tree root pressure or from general movement of
topsoil down the slope. Normally, these conditions require rebuilding the retaining wall.

RAILINGS
It is recommended that railings be installed for any stairway over 3 steps and porches over 30” for
safety reasons. Balusters for porches, balconies, and stairs should be close enough to assure
children cannot squeeze through.

CHIMNEYS
Chimneys built of masonry will eventually need tuckpointing. A cracked chimney top that allows
water and carbonic acid to get behind the surface brick/stone will accelerate the deterioration.
Moisture will also deteriorate the clay flue liner. Periodic chimney cleaning will keep you apprised of
the chimney’s condition. The flashing around the chimney may need resealing
and should be inspected every year or two. Fireplace chimneys should be inspected and evaluated
by a chimney professional before using. Chimneys must be adequate height for proper drafting.
Page 7 of 60


Spark arrestors are recommended for a wood burning chimney, and chimney caps for fossil fuels.
Unlined Chimney should be re-evaluated by a chimney technician. Have flue cleaned and re-
evaluated. The flue lining is covered with soot or creosote and no representation can be made as to
the condition.

NOT EVALUATED
The flue was not evaluated due to inaccessibility such as roof pitch, cap, cleanout not accessible,
etc.

CRICKET FLASHING
Small, sloped structure made of metal and designed to drain moisture away from a chimney. Usually
placed at the back of a chimney.

GUTTERS AND DOWNSPOUTS
This is an extremely important element in basement dampness control. Keep gutters clean and
downspout extensions in place (4’ or more). Paint the inside of galvanized gutters, which will extend
the life. Shortly after a rain or thaw in winter, look for leaks at seams in the gutters. These can be
recaulked before they cause damage to fascia or soffit boards. If no gutters exist, it is recommended
that they be added.

SIDING
Wood siding should not come in contact with the ground. The moisture will cause rotting to take
place and can attract carpenter ants. EIFS This type of siding is a synthetic stucco and has
experienced serious problems. It requires a certified EIFS inspector to determine condition. Brick and
stone veneer must be monitored for loose or missing mortar. Some brick and stone are susceptible
to spalling. This can be caused when moisture is trapped and a freeze/thaw situation occurs. There
are products on the market that can be used to seal out the moisture. This holds true for brick and
stone chimneys also. Metal siding will dent and scratch. Oxidation is a normal reaction in aluminum.
There are good cleaners on the market and it is recommended that they be used occasionally. Metal
siding can be painted.

DOORS AND WINDOWS
These can waste an enormous amount of energy. Maintain the caulking around the frames on the
exterior. Check for drafts in the winter and improve the worst offenders first. Windows that have
leaky storm windows will usually have a lot of sweating. Likewise, well-sealed storms that sweat
indicate a leaky window. It is the tighter unit that will sweat (unless the home has excess humidity to
begin with). Wood that exhibits blistering or peeling paint should be examined for possible moisture
sources: roof leaks, bad gutters, interior moisture from baths or laundry or from a poorly vented crawl
space. Some paint problems have no logical explanation, but many are a symptom of an underlying
problem. A freshly painted house may mask these symptoms, but after
you have lived in the home for a year or two, look for localized paint blistering (peeling). It may be a
clue. New glazing will last longer if the raw wood is treated with boiled linseed oil prior to glazing. It
prevents the wood from drawing the moisture out of the new glazing.

CAULKING
Many different types of caulk are available on the market today. Check with a paint or hardware store
for the kind of application you need.

Page 8 of 60


Exterior
1. Driveway Condition
Funtio Mon N/A Minor Major
nal Repair Repair Materials: Asphalt
X Observations:
• Suggest sealing/caulking the opening between the foundation and the
driveway with an elastic concrete caulk.
• Common cracks and patching noted.
• Settlement and common cracking noted.
• Suggest repairing as necessary and sealing to preserve the remaining life
of the driveway.

Suggest repairing as necessary and sealing to Suggest sealing/caulking the opening between the
preserve the remaining life of the driveway. foundation and the driveway with an elastic
concrete caulk.
2. Walkway Conditions
nal Repair Repair Materials: Paver/Tile • Patio Stone

X Observations:
• Common cracks and heaved/settled areas observed.
• Evidence of ponding observed.
• Recommend review for repair or replacement as necessary.
• Possible trip hazard. This is a safety concern. Suggest repair/replacement
as needed to ensure safety.

Page 9 of 60


Evidence of ponding observed. Possible trip hazard. This is a safety concern.
Suggest repair/replacement as needed to ensure
safety.
3. Exterior Wall Cladding Condition
nal Repair Repair Materials: Brick

X Observations:
• The materials appeared to be in serviceable condition at the time of
inspection.
• Suggest trimming back vegetation from brick to prevent deterioration.
• Minor cracking in brick veneer noted. This is normally not a serious
concern. Buyer is advised to monitor this condition and consult with a
qualified contractor should condition worsen.
• Maintain caulking on trim work, repair as necessary.
• Missing mortar in various areas. Recommend ongoing maintenance.

Maintain caulking on trim work, repair as necessary.

Page 10 of 60


4. Trim Conditions
nal Repair Repair Materials: Vinyl and Metal
X Observations:
• Split Caulking and peeling paint noted.
• Suggest caulking around doors and windows as necessary.
• Suggest sealing/caulking as part of routine maintenance to prevent further
deterioration.
5. Window/Frame Conditions
nal Repair Repair Materials: Sliding Frame • Vinyl Frame

X X Observations:
• Damaged/missing screens observed.
• Minor wood softening noted. Recommend ongoing maintenance.
• Some windows in this home do not meet modern standards. Upgrade
would greatly enhance overall comfort and efficiency.
• Peeling paint observed, suggest scraping and painting as necessary.
• Fog/condensation observed in thermopane windows. This is an indication
of a failed seal. Recommend review for repair or replacement as necessary.

Damaged/missing screens observed. Caulk/seal Required

Fog/condensation observed in thermopane windows. This is an indication of a failed seal.
Recommend review for repair or replacement as necessary.

Page 11 of 60


6. Exterior Door Conditions
nal Repair Repair Materials: Metal Clad • Wood • Metal Storm Door

X X Observations:
• Recommend upgrading weather stripping as necessary.
7. Gutter/ Downspouts Condition
nal Repair Repair Materials: Aluminum

X X Observations:
• Suggest cleaning gutters now, and as a normal part maintenance.
• Drains to underground drain piping which was not tested. Recommend
extensions; discharge above ground.
• Nail pops noted. Recommend repair to secure to structure.

Damaged downspouts - been frozen Nail pops noted. Recommend repair to secure to
structure.

Drains to underground drain piping which was not tested. Recommend extensions; discharge above
ground.

Page 12 of 60


8. FenceCondition
nal Repair Repair Materials: Chain Link
X Observations:
• Damaged gate observed.
• Fence leaning in areas.
• Recommend repairing sagging fence.

Recommend repairing sagging fence.
9. Electric Meter Condition
nal Repair Repair Location: Right Side

X

10. Gas Meter Condition
nal Repair Repair Location: Rear

X Observations:
• The pipes are rusted, recommend contacting gas company for
repair/replacement as required.
11. Electrical Conditions
nal Repair Repair Observations:

X X • Ground Fault Circuit Interrupters (GFCI) were not required when the home
was built. Suggest client consider upgrading with GFCI's at all receptacles
near water sources, such as the kitchen, the bathrooms, the garage, and
exterior receptacles to enhance safety. Upgrades should be performed by a
licensed electrician.
• Damaged/rusted outdoor lighting observed, suggest repairing for safety.

Page 13 of 60


Damaged/rusted outdoor lighting observed, Ground Fault Circuit Interrupters (GFCI) were not
suggest repairing for safety. required when the home was built. Suggest client
consider upgrading with GFCI's at all receptacles
near water sources, such as the kitchen, the
bathrooms, the garage, and exterior receptacles
to enhance safety. Upgrades should be performed
by a licensed electrician.
12. Exterior Faucet Conditions
nal Repair Repair Location: Front • Rear

X Observations:
• Recommend installing check valves on all exterior hose bibs.

Caulk/seal
13. Door Bell Condition
nal Repair Repair Location: Front • Rear

X

Page 14 of 60


14. Lot Grade and Drainage Conditions

X X • Moderate Slope
• Multilevel Lot
• While performance of lot drainage and water handling systems may appear
serviceable at the time of inspection, the inspector CANNOT always
accurately predict this performance as conditions constantly change.
Furthermore, items such as leakage in downspout/gutter systems are very
difficult to detect during dry weather. Inspection of foundation performance
and water handling systems, therefore, is limited to visible conditions and
evidence of past problems.
Buyer is advised to refer to Disclosure Statement for further information
about drainage failure.
• Adding dirt backfill to any low lying areas located around the foundation is
recommended to ensure proper drainage away from the foundation at all
times.
15. Foundation Conditions
nal Repair Repair Type: Basement

X X Observations:
• Block
• Cement parging is flaking/deteriorated. Recommend review for repair as
necessary.
• Minor cracking was noted in blockwork. Such cracks are very common
and are usually harmless. Should this cracking appear to worsen,
consultation with a qualified contractor for required repairs is recommended.
• Efflorescence observed; this is a mineral deposit left behind from exterior
water infiltration.

Minor cracking was noted in blockwork. Such
cracks are very common and are usually
harmless. Should this cracking appear to worsen,
consultation with a qualified contractor for required
repairs is recommended.
16. Retaining Wall Conditions
nal Repair Repair Materials: Timbers

X X Observations:
• Wall is leaning.

Page 15 of 60


Wall is leaning.
17. Patio Conditions
nal Repair Repair

X

18. Deck Condition
nal Repair Repair Materials: Treated wood
X Observations:
• Deck is weathered, suggest cleaning, as necessary, and treating with an oil
based, water-repellent preservative to protect and extend the remaining life
of the deck.
• Railing is rotted, requires replacement.

Deck is weathered, suggest cleaning, as Railing is rotted, requires replacement.
necessary, and treating with an oil based, water-
repellent preservative to protect and extend the
remaining life of the deck.
19. Porch Condition
nal Repair Repair

Page 16 of 60


20. Balcony Condition
nal Repair Repair

21. Stair Condition
nal Repair Repair

X

22. Gereral Exterior Comments

X X • An effective water management program is required for all homes. This
includes maintenance of all wooden components, caulking of all openings
and ongoing vigilance of water handling systems, roof and flashings. Buyer
is advised that while there may not be evidence of water intrusion into
structure at time of inspection, NO STATEMENT referring to future
performance can be made due to changing weather and structure conditions.
• Suggest trimming back vegetation for proper clearance and ventilation.
• Recommend maintaining positive drainage away from home.
• No window wells installed, recommended to prevent water intrusion.
• Due to the age of the home, there are numerous exterior items that
required ongoing maintenance. Repair as required.

No window wells installed, recommended to Suggest trimming back vegetation for proper
prevent water intrusion. clearance and ventilation.

Page 17 of 60


ROOF REMARKS

Valleys and Flashings that are covered with shingles and/or tar or any other material are considered not visible and are
not part of the inspection.
Tar and Gravel Roofs are a type of covering on a pitched roof requires ongoing annual maintenance. We recommend
that a roofing contractor evaluate this type of roof. Infra-red photography is best used to determine areas of potential
leaks.
Flat roofs are very vulnerable to leaking. It is very important to maintain proper drainage to prevent the ponding of water.
We
recommend that a roofing contractor evaluate this type of roof.

ROOF TYPE LIFE EXPECTANCY SPECIAL REMARKS
Asphalt Shingles
15-20 years
Used on nearly 80% of all residential roofs; requires little maintenance
Asphalt Multi-Thickness Shingles*
20-30 years Heavier and more durable than regular asphalt shingles
Asphalt Interlocking Shingles*
15-25 years Especially good in high-wind areas
Asphalt Rolls
10 years
Used on low slope roofs
Built-up Roofing
10-20 years
Used on low slope roofs; 2 to 3 times as costly as asphalt shingles
Wood Shingles* 10-40 years1 Treat with preservative every 5 years to prevent decay
Clay Tiles* Cement Tiles*
20 + years
Durable, fireproof, but not watertight, requiring a good subsurface base
Slate Shingles*
30-100 years2
Extremely durable, but brittle and expensive
Asbestos Cement Shingles*
30-75 years
Durable, but brittle and difficult to repair
Metal Roofing
15-40 + years Comes in sheets &shingles; should be well
grounded for protection from lightning; certain
metals must be painted
Single Ply Membrane
15-25 years (mfgr’s claim)
New material; not yet passed test of time
Polyurethane with Elastomenic Coating
5-10 years1
Used on low slope roofs.

* Not recommended for use on low slope roof
1 Depending on local conditions and proper installation
2 Depending on quality of slate

Roof coverings should be visually checked in the spring and fall for any visible missing shingles, damaged coverings or
other defects. Before re-roofing, the underside of the roof structure and roof sheathing should be inspected to determine
that the roof structure can support the additional weight of the shingles. Wood shakes and shingles will vary in aging, due
to the quality of the material, installation, maintenance, and surrounding shade trees. Ventilation and drying of the wood
material is critical in extending the life expectancy of the wood. Commercial
preservatives are available on the market, which could be applied to wood to impede deterioration.

Page 18 of 60


Roof
1. Methods Used to Inspect Roof
How Inspected: Roof mounted. • Fully accessed (walked on).
2. Roof Condition
nal Materials: Asphalt Composition Shingles
Repair Repair

X X Observations:
• Roof sagging noted. This is a common condition in older homes and can
be a result of poor ventilation and poor sheathing.

• Recommend consultation with qualified contractor for replacement
quotations in order to budget.

Recommend consultation with qualified contractor for replacement quotations in order to budget.
3. Roof Flashing Condition
nal Repair Repair Materials: Rubber • Metal

X Observations:
• Typical maintenance necessary, now and on an annual or semi-annual
basis. This generally consists of resealing gaps at through-the-roof
projections and at the parapet walls as necessary.
• Flashings are mastic covered, recommend re-sealing all through the roof
vents and projections as a part of routine maintenance.
4. Skylight Condition
nal Repair Repair

X

5. Roof Surface Conditions

X X • Unable to determine the age of the roofing surface.
• Alligator cracking observed.
• Blistering between layers observed.
• Roofing materials show extensive wear and deterioration and is at the end
of their useful life. A licensed roofer should be consulted for further review
prior to closing for repairs/replacement as required.

Page 19 of 60


Roofing materials show extensive wear and deterioration and is at the end of their useful life. A
licensed roofer should be consulted for further review prior to closing for repairs/replacement as
required.
6. Roof Comments
nal Observations:
Repair Repair

X • Budget for new shingles within 0-2 years

Page 20 of 60


Garage
1. GarageType
Type: Attached
2. Garage Roof Condition

X • Same as house

3. Garage Exterior Conditions
nal Repair Repair Materials: Same as House

X

4. Gutter/ Downspout Conditions
nal Repair Repair Materials: Aluminum

X
Observations:
• Drains to underground drain piping which was not tested.
• Evidence of leaking observed. Downspouts cracked, appears to have froze
at one time.
5. Garage Floor Condition
nal Repair Repair Materials: Concrete

X Observations:
• Common cracks noted.
• Dry at the time of the inspection.
6. Garage Door Condition
nal Repair Repair Materials: Metal • Tilt Up

X Observations:
• Weather stripping damaged, recommend repair as required.
• Some rust noted along bottom edge of garage door, recommend scraping
and painting to prevent further damage.
• Peeling paint observed, suggest painting or staining, as necessary, to
preserve the remaining life of the door.

Weather stripping damaged, recommend repair as required.
Page 21 of 60


7. Garage Door Hardware Condition
nal Repair Repair

X

8. Garage Door Opener Condition
nal Repair Repair

X

9. Garage Window Conditions
nal Repair Repair

X

10. Exterior Door Condition
nal Repair Repair

X

11. Fire Door Conditions

X • No self closer. Recommend installation of self closer to protect against
fume entry.
• Recommend installation of fire-rated door.
12. Fire Wall Condition
nal Repair Repair

X

13. Garage Wall Condition
nal Repair Repair Materials: Plaster

X X Observations:
water infiltration.

Page 22 of 60


Efflorescence observed; this is a mineral deposit left behind from exterior water infiltration.
14. Garage Celing Condition
nal Repair Repair Materials: Plaster

X X Observations:
• Recommend fire poofing any holes or conduits in ceiling.
15. Garage Electrical Condition

X • Missing/damaged cover plates require repair.

16. Garage Comments

X • This home is equipped with a central vacuum system which is outside the
scope of this inspection and was not tested. Recommend client confirm
proper operation prior to close.

This home is equipped with a central vacuum system which is outside the scope of this inspection
and was not tested. Recommend client confirm proper operation prior to close.

Page 23 of 60


REMARKS BASEMENT

Any basement that has cracks or leaks is technically considered to have failed. Most block
basements have step cracks in various areas. If little or no movement has occurred and the step
cracks are uniform, this is considered acceptable. Horizontal
cracks in the third or fourth block down indicate the block has moved due to outside pressure. They
can be attributed to many factors such as improper grading, improperly functioning gutter and
downspout system, etc. Normally if little or no movement has taken place and proper grading and
downspouts exist, this is considered acceptable. If the wall containing the stress crack(s) has moved
considerably, this will require some method of reinforcement. Basements that have been freshly
painted or tuckpointed should be monitored for movement. This will be indicated by cracks
reopening. If cracks reappear, reinforcement may be necessary. Reinforcing a basement wall can
become expensive.
FOUNDATION (COVERED WALLS)
Although an effort has been made to note any major inflections or weaknesses, it is difficult at best to
detect these areas when walls are finished off, or basement storage makes areas inaccessible. No
representation is made as to the condition of these walls.
MONITOR
Indicates that the walls have stress cracks, but little movement has occurred. In our opinion, the
cracks should be filled with mortar and the walls monitored for further movement and cracking. If
additional movement or cracking occurs, reinforcement may be necessary.
HAVE EVALUATED
We recommend that the walls be re-evaluated by a structural engineer or basement repair company
and estimates be obtained if work is required.
VAPOR BARRIER
Floors that are dirt or gravel should be covered with a vapor barrier.
MOISTURE PRESENT
Basement dampness is frequently noted in houses and in most cases the stains, moisture or
efflorescence present is a symptom denoting that a problem exists outside the home. Usual causes
are improper downspout extensions or leaking gutters and/or low or improper grade (including
concrete surfaces) at the perimeter of the house. A proper slope away from the house is one inch
per foot for four to six feet. Expensive solutions to basement dampness are frequently offered. It is
possible to spend thousands of dollars on solutions such as pumping out water that has already
entered or pumping of chemical preparations into the ground around the house, when all that may be
necessary are a few common sense solutions at the exterior perimeter. However, this is not intended
to be an exhaustive list of causes and solutions to the presence of moisture. No representation is
made to future moisture that may appear.
PALMER VALVE
Many older homes have a valve in the floor drain. This drain needs to remain operational.
DRAIN TILE
We offer no opinion about the existence or condition of the drain tile, as it cannot be visibly
inspected.
BASEMENT ELECTRICAL OUTLETS
We recommend that you have an outlet within 6' of each appliance. The appliance you plan to install
may be different than what exists, therefore the inspection includes testing a representative number
of receptacles that exist. It is also recommended to have ground fault circuit interrupts for any outlet
in the unfinished part of the basement and crawl spaces.

Page 24 of 60


Basement
1. Basement Access
Basement stairway.
2. Foundation Comments
nal Repair Repair Type: Basement • Finished Basement

X Observations:
• Finished basement: finished areas in basement were observed. Access to
the original basement walls, floors, and ceilings was not available due to the
additional construction that is present such as framed out walls, covered
ceilings, and added floor coverings. As these areas are not visible or
accessible to the inspector they are excluded from this inspection.
• Inaccessible areas behind walls, ceilling and floor coverings are not within
the scope of this report. Buyer is urged to review the Seller's Property
Information Sheet to determine if any issues such as seepage have occurred
in past as this inspection is limited to visually accessible items only.
3. Basement Stairs Condition
nal Repair Repair

X

4. Basement Floor Condition
nal Repair Repair Materials: Carpet • Concrete • Laminate • Linoleum

X

5. Basement Walls Condition
nal Repair Repair Materials: Block • Drywall • Paneled

X X Observations:
water infiltration.
• Evidence of past water penetration observed.
• Active leaks observed at the time of inspection on west wall in kitchen area.
Further review/repair required.

Efflorescence observed; this is a mineral deposit Evidence of past water penetration observed.
left behind from exterior water infiltration.

Page 25 of 60


Active leaks observed at the time of inspection on west wall in kitchen area. Further review/repair
required.
6. Basement Ceilings Condition
nal Repair Repair Materials: Unfinished • Drywall/Plaster • Tile

X Observations:
7. Exterior Doors Condition
nal Repair Repair Materials: Wood

X X Observations:
8. Joist Condition
nal Repair Repair Materials: Conventional 2X 8 Framing
X Observations:
• Very limited view due to finished ceiling.
9. Beams Condition
X

10. Support Post Comments
nal Repair Repair Materials: Wood • Block Wall

X

11. Subfloor Condition
nal Repair Repair

X

12. Window Condition
nal Repair Repair Style: Sliding Frame
X Observations:
• Some windows in this home do not meet modern standards. Upgrade
would greatly enhance overall comfort and efficiency.

Page 26 of 60



X • Extension cord improperly used as permanent wiring. Extension cords
should not be used for permanent wiring due to fire safety concerns. Client
should consider review by a licensed electrician prior to closing for
installation of proper electrical wiring and receptacles to ensure safety.
• Open junction boxes were observed. Whenever an electric wire is cut and
reconnected, the 'splice' should be encased in a covered junction box to
prevent shocks and separation of the splice.
• Replace damaged outlets as required.

Replace damaged outlets/switches as required- Safety hazard- Taped wiring
safety hazard

Open junction boxes were observed. Whenever Extension cord improperly used as permanent
an electric wire is cut and reconnected, the 'splice' wiring. Extension cords should not be used for
should be encased in a covered junction box to permanent wiring due to fire safety concerns.
prevent shocks and separation of the splice. Client should consider review by a licensed
electrician prior to closing for installation of proper
electrical wiring and receptacles to ensure safety.

Page 27 of 60


14. Visible Plumbing Condition
nal Repair Repair Materials: ABS • Cast Iron • Copper

X

15. Insulation Condition
nal Repair Repair Materials: Fiberglass

X Observations:
• Inaccessible.
• Visible at rim joist only.
16. Distribution/Ducts
nal Repair Repair Ducts/Registers
X Observations:
• Very limited review of ductwork due to basement finish.
17. Basement Comments

X • Older foundations particularly susceptible to water penetration and
damages; it is extremely important to take all steps possible to reduce te
amount of water/moisture presented against outside walls; read comments
regrading and downspouts.
• Limited review due to finished basement. Recommend client refer to the
Seller Disclosure Statement regarding the condition of any concealed
plumbing and foundation elements.

Page 28 of 60


Plumbing
1. Main Shutoff Location
nal Repair Repair Materials: Copper

X

2. Supply Liine Condition

X Observations:
• No leaks observed at the time of the inspection.
3. Waste Line Conditions
nal Repair Repair

X

4. Waste Line Condition
nal Repair Repair Materials: ABS • Cast Iron

X Observations:
5. Sump Pump Conditions
nal Repair Repair

X

6. Sump Pump Plumbing
nal Repair Repair

X

7. Sump Pit Conditions
nal Repair Repair

X

Page 29 of 60


8. Ejector Pump Conditions
nal Repair Repair

X

9. Venting Conditions
nal Repair Repair

X

10. Plumbing Comments
nal Repair Repair Comments:

X • All plumbing components tested well at time of inspection unless otherwise
noted.

Page 30 of 60


Electrical
1. Main Service Drop Condition
nal Repair Repair Type: Main Service Drop is underground

X

2. Electrical panel Condition
nal Repair Repair Type / Materials: Breakers

X Observations:
• The main service is approximately 100 amps, 240 volts.

The main service is approximately 100 amps, 240 volts.
3. Main Panel Comments

X • Recommend labeling all breakers.
• Furnace breaker appears to be weak, further review/replacement
recommended.

Page 31 of 60


4. Sub Panelcomments
nal Repair Repair

X

5. Smoke detector comments
nal Repair Repair Location: Basement • Main Floor

X Observations:
• Periodic testing is suggested to ensure proper working order.
• Suggest installing additional smoke detectors in appropriate areas as
needed to enhance fire safety. Periodic testing is suggested to ensure proper
working order and to enhance fire safety.

Suggest installing additional smoke detectors in appropriate areas as needed to enhance fire safety.
Periodic testing is suggested to ensure proper working order and to enhance fire safety.
6. Electrical Comments

X • Recommend full review by qualified electrical contractor for quotes on
upgrades/repairs to bring the electrical system into compliance and to repair
all electrical safety hazards prior to close.

Page 32 of 60


HEATING SYSTEM REMARKS
Units have limited lives. Normal lives are:
GAS-FIRED HOT AIR…………………..15-25 years
OIL-FIRED HOT AIR…………………... 20-30 years
CAST IRON BOILER…………………... 30-50 years
(Hot water or steam) or more
STEEL BOILER………………………… 30-40 years
(Hot water or steam) or more
COPPER BOILER………………………. 10-20 years
(Hot water or steam)
CIRCULATING PUMP (Hot water)……. 10-15 years
AIR CONDITIONING COMPRESSOR…8-12 years
HEAT PUMP……………………………..8-12 years

Gas-fired hot air units that are close to or beyond their normal lives have the potential of becoming a
source of carbon monoxide in the home. You may want to have such a unit checked every year or so
to assure yourself that it is still intact. Of course a unit of such an age is a good candidate for
replacement with one of the new, high efficiency furnaces. The fuel savings alone can be very
attractive.

Boilers and their systems may require annual attention. If you are not familiar with your system,
have a heating contractor come out in the fall to show you how to do the necessary thing Caution: do
not add water to a hot boiler!

Forced air systems should have filters changed every 30 to 60 days of the heating and cooling
season. This is especially true if you have central air conditioning. A dirty air system can lead to
premature failure of your compressor - a $1,500 machine.

Oil-fired furnaces and boilers should be serviced by a professional each year. Most experts agree
you will pay for the service cost in fuel saved by having a properly tuned burner.
Read the instructions for maintaining the humidifier on your furnace. A malfunctioning humidifier can
rust out a furnace rather quickly. It is recommended that the humidifier be serviced at the same time
as the furnace, and be cleaned regularly. During a visual inspection it is not possible to determine if
the humidifier is working.

Have HVAC technician examine - A condition was found that suggests a heating contractor should
do a further analysis. We suggest doing this before closing.

Heat exchangers cannot be examined nor their condition determined without being disassembled.
Since this is not possible during a visual, non-technically exhaustive inspection, you may want to
obtain a service contract on the unit or contact a furnace technician regarding a more thorough
examination.

Testing pilot safety switch requires blowing out the pilot light. Checking safety limit controls requires
disconnecting blower motor or using other means beyond the scope of this inspection. If the furnace
has not been serviced in last 12 months you may want to have a furnace technician examine.

CO2 TEST This is not part of a non-technical inspection. If a test was performed, the type of tester is
indicated on the Heating System page.

COMBUTIBLE GAS DETECTOR If a gas detector was used during the inspection of the furnace
and evidence of possible combustible gases was noted, we caution you that our test instrument is
sensitive to many gases and not a foolproof test. None-the-less, this presents the possibility that a
hazard exists and could indicate that the heat exchanger is, or will soon be, defective.

Page 33 of 60


Heating
1. Heating
Type: Gas Forced Air • The heating system is approximately rated at 75,000
BTU's • Make: • Grimsby
2. Burner Chamber Comments

X • Suggest having this unit professionally cleaned and tuned to ensure proper
and safe operation.
• Partially Visible
3. Exhaust Venting Conditions
nal Repair Repair Materials: Masonry

X Observations:
• Recommend review by a licensed heating contractor for repair or
replacement, as necessary, prior to close.
• Vent pipe is disconnected or poorly fitted, which is a safety concern.
• This is a serious safety concern.

Vent pipe is disconnected or poorly fitted, which is a safety concern.
4. Humidifier Comments

5. Air Filter Condition
X • Filter is dirty, suggest replacement

6. Thermostat Condition
nal Repair Repair Thermostat located in hallway.

X Observations:
• Suggest programmable unit

Page 34 of 60


Suggest programmable unit
7. Distribution Ducting Condition
nal Repair Repair Type: Ducts and Registers

X Observations:
• Recommend having ducts cleaned by a professional, a considerable of pet
hair was noted in ductwork.
8. Heating Comments
nal Observations:
Repair Repair

X • The heating unit has exceeded its designed life expectancy. We make no
warranty, guarantee or estimation as to the remaining useful life of this unit.
• Suggest further review by a licenced contractor for repair or replacement
• Furnace was not operating at time of inspection, further review/repair
required by a licenced contractor prior to close.
• Replace blower belt; damaged.

Replace blower belt; damaged.

Page 35 of 60


Air Conditioning
The heating, ventilation, and air conditioning and cooling system (often referred to as HVAC) is the
climate control system for the structure. The goal of these systems is to keep the occupants at a
comfortable level while maintaining indoor air quality, ventilation while keeping maintenance costs at
a minimum. The HVAC system is usually powered by electricity and natural gas, but can also be
powered by other sources such as butane, oil, propane, solar panels, or wood.

The inspector will usually test the heating and air conditioner using the thermostat or other controls.
For a more thorough investigation of the system please contact a licensed HVAC service person.
1. Air Conditioning Comments
nal Repair Repair Type: Split System • Approximate estimate cooling capacity of system is 1.5

X tons.
Observations:
• The air conditioner was activated to check the operation of the motor and
the compressor, both of which appear to be in serviceable condition. As a
detailed review of the cooling capacity of this unit is beyond the scope of this
inspection, we make no warranty as to the system's adequacy.

Page 36 of 60


Water Heater
1. Water Heater
The water heater is located in basement and is a rental unit. • Approximate
capacity of hot water tank is 189 liters.
2. Supply lines Condition

X Observations:
3. Temperature Pressure Release Valve Conditions
nal Repair Repair

X

4. Combustion Chamber Conditions
nal Repair Repair

X

5. Flue Venting Conditions
nal Repair Repair Materials: Metal

X Observations:
• A rusted draft hood is a sign of improper venting. This is a safety concern,
which should be evaluated by a qualified contractor. No backdrafting was
occurring at the time of inspection. Advise obtaining maintenance and repair
history. If no past repair can be confirmed, we suggest having a safety
evaluation.
6. Water Heater Comments

X • Children should be kept away from water heater as the high pressure
release valve, if disturbed, can cause scalding.
• Serviceable at time of inspection. No warranties can be offered on this or
any other appliance.

Page 37 of 60


Kitchen
The kitchen is used for food preparation and often for entertainment. Kitchens typically include a
stove, dishwasher, sink and other appliances.
1. Kitchen Floor Condition
nal Repair Repair Materials: Ceramic Tile

X

2. Kitchen Walls Condition
nal Repair Repair Materials: Drywall/Plaster

X Observations:
3. Ceiling Conditions
X Observations:
4. Kitchen Doors Condition

X Observations:
• Minor damage at exterior bottom edge noted.
5. Kitchen Windows Condition
nal Repair Repair Style: Casement

X

6. Kitchen Electrical Condition

X • GFCI protected receptacles may not have been required when the house
was built. We suggest buyer consider upgrading with GFCI's at all
receptacles near water sources.

Stove outlet not properly installed, safety hazard

Page 38 of 60


7. Kitchen Cabinate Condition

X • Normal ware noted.

8. Kitchen Counter Top Condition

• Suggest caulking as necessary.
9. Kitchen Sink Condition
nal Repair Repair Materials: Stainless Steel

X Observations:
10. Kitchen Faucets
nal Repair Repair

X

11. Traps/Drains/Suply Condition
nal Repair Repair

X

12. Stove Cooktop Conditions
nal Repair Repair Style: Electric

X Observations:
• This unit was tested and appeared serviceable at time of inspection.
Inspection does not include calibration as this is not a technically exhaustive
inspection. No warranties or grantees of this or any other appliance can be
offered.
13. Oven Conditions
nal Repair Repair Style: Electric
X Observations:
• The upper and lower electric oven elements were tested at the time of
inspection and appeared to function properly. These can fail at anytime
without warning. No warranty, guarantee, or certification is given as to future
failures.
14. GarbageDisposal
nal Repair Repair

X

15. Dishwasher Condition

X • Dishwasher was operational at the time of inspection. Dishwashers most
commonly fail internally at the pump, motor or seals. We do not disassemble
these units to inspect these components. We recommend you operate this
unit prior to closing.

Page 39 of 60


16. Hood Fan Condition
nal Repair Repair Exterior Vented

X

17. Microwave
nal Repair Repair

X

18. Kitchen Comments

X • Refers to basement unit.
• Basement kitchen appeared serviceable, however stove elements on right
side did not operate during inspection.

Page 40 of 60


Bedrooms
The main area of inspection in the bedrooms is the structural system. This means that all walls,
ceilings and floors will be inspected. Doors and windows will also be investigated for damage and
normal operation. Personal items in the bedroom may prevent all areas to be inspected as the
inspector will not move personal items.
1. Floor Condition
nal Repair Repair

X

2. Wall Condition
X • Common cracks noted.
• Caulk and seal windows as required. Some moisture noted below corners
of windows.
4. Door Conditions
X X • Closet doors require adjustment.

Closet doors require adjustment.
5. Window Condition
X X • In the inspectors opinion the windows/frames are near the end of their
useful life.

Page 41 of 60


Damaged latch In the inspectors opinion the windows/frames are
near the end of their useful life.
nal Repair Repair

X

7. Stair Conditions
nal Repair Repair

X

8. Other Interior Area Comments

X X • Minor cosmetic issues are not within the scope of this inspection as it
focuses on basic structure and major systems only.
• This inspection report recognizes the fact that this property is suffering from
some deferred maintenance and is in need of updating in a number of areas.
With this in mind we have purposefully overlooked things such as worn
flooring and stuck or sticking doors and windows. The main intention of this
report is to identify major operational defects and areas of necessary
maintenance.

Page 42 of 60


BATHROOM REMARKS

STALL SHOWER
The metal shower pan in a stall shower has a potential or probable life of 10-20 years depending on
quality of the pan installed. Although a visible inspection is made to determine whether a shower pan
is currently leaking, it cannot be stated with certainty that no defect is present or that one may not
soon develop. Shower pan leaks often do not show except when the shower is in actual use.
CERAMIC TILE
Bathroom tile installed in a mortar bed is excellent. It is still necessary to keep the joint between the
tile and the tub/shower caulked or sealed to prevent water spillage from leaking through and
damaging the ceilings below. Ceramic tile is often installed in mastic. It is important to keep the tile
caulked or water will seep behind the tile and cause deterioration in the wallboard. Special attention
should be paid to the area around faucets and other tile penetrations.
EXHAUST FANS
Bathrooms with a shower should have exhaust fans when possible. This helps to remove excess
moisture from the room, preventing damage to the ceiling and walls and wood finishes. The exhaust
fan should not be vented into the attic. The proper way to vent the fan(s) is to the outside. Running
the vent pipe horizontally and venting into a gable end or soffit is preferred. Running the vent pipe
vertically through the roof may cause condensation to run down the vent pipe, rusting the fan and
damaging the wallboard. Insulating the vent pipe in the attic will help to reduce this problem.
SLOW DRAINS on sinks, tubs, and showers are usually due to build up of hair and soap scum. Most
sink popups can be easily removed for cleaning. Some tubs have a spring attached to the closing
lever that acts as a catch for hair. It may require removing a couple of screws to disassemble. If you
cannot mechanically remove the obstruction, be kind to your pipes. Don’t use a caustic cleaner.
There are several bacteria drain cleaners available. They are available at hardware stores in areas
where septic tanks are used. These drain cleaners take a little longer to work, but are safe for you
and your pipes.
SAFETY HAZARDS
Typical safety hazards found in bathrooms are open grounds or reverse polarity by water.
Replacing these outlets with G.F.C.I.’s are recommended.
WHIRLPOOL TUBS
This relates to interior tubs hooked up to interior plumbing. Where possible, the motor will be
operated to see that the jets are working. Hot tubs and spas are not inspected.

Page 43 of 60


Bathroom 1
1. Bathroom Location
Materials: Main Floor
2. Bath FloorConditions
nal Repair Repair Materials: Ceramic Tile

X Observations:
• Recommend sealing cracks/voids.

Recommend sealing cracks/voids.
3. Bathroom Wall Condition
nal Repair Repair Materials: Drywall/Plaster • Ceramic Tile

X Observations:
4. Bathroom Ceiling Condition

X Observations:
5. Bathroom Doors Condition
nal Repair Repair Materials: Hollow Core

X

6. Bathroom Windows Condition
nal Repair Repair Materials: Sliding Frame

X X Observations:
• In the inspectors opinion the windows/frames are near the end of their
useful life.
7. Electrical Condition
X • No GFCI protection present, suggest installing GFCI protected receptacles
for safety.
Page 44 of 60


8. Heat Source Condition
nal Repair Repair Materials: Central Heating and Cooling

X

9. Bathroom Exhaust Fan Condition

X • None observed, we recommend an exhaust fan be installed in all
bathrooms for proper ventilation and moisture control.
10. Tub/Whirlpool Condition
nal Repair Repair Materials: Tub

X

11. Tub Surround Condition
nal Repair Repair Materials: Plastic

X Observations:
• Suggest all tile edges and tub/shower walls be caulked and sealed to
prevent moisture penetration. All missing/damaged grouting should be
replaced. Failure to keep walls sealed can cause deterioration and extensive
moisture damage to the interior walls and surrounding sub-flooring. This
damage is not always visible or accessible to the inspector at the time of
inspection.
12. Tub Enclosure Condition
nal Repair Repair

X

13. Tub Faucet Condition
nal Repair Repair

X

14. Shower Base Condition
nal Repair Repair

X

15. Shower Surround Condition
nal Repair Repair

X

Page 45 of 60


Caulk/seal required
16. Shower Door Condition
nal Repair Repair

X

17. Shower Faucet Condition
nal Repair Repair

X

18. Sink Condition
nal Repair Repair Materials: Porcelain
X Observations:
19. Sink Faucet Condition
nal Repair Repair

X

20. Traps/Drains/Supply Condition

X • Older style metal traps noted. Buyer is cautioned that these traps can leak
at any time due to corrosion.

Page 46 of 60


Older style metal traps noted. Buyer is cautioned that these traps can leak at any time due to
corrosion.
21. Toilet Condition
nal Repair Repair

X

22. Counters/ Cabinates Condition

X • Suggest caulking as necessary.

23. Bathroom Comments
nal Repair Repair

X

Page 47 of 60


Bathroom 2
1. Bathroom Location
Materials: Basement
2. Bath FloorConditions
nal Repair Repair Materials: Linoleum

X Observations:
• Recommend sealing cracks/voids.

Recommend sealing cracks/voids.
3. Bathroom Wall Condition

X Observations:
4. Bathroom Ceiling Condition

X Observations:
5. Bathroom Doors Condition
nal Repair Repair Materials: Hollow Core

X

6. Bathroom Windows Condition

X Observations:
useful life.

Page 48 of 60


7. Electrical Condition
X • GFCI protected receptacles may not have been required when the house
was built. We suggest buyer consider upgrading with GFCI's at all
receptacles near water sources.
8. Heat Source Condition
nal Repair Repair Materials: Central Heating and Cooling

X

9. Bathroom Exhaust Fan Condition

X • In the inspectors opinion the exhaust fan is near the end of its useful life
due to older window type. Recommend installing updated window fan.
10. Tub/Whirlpool Condition
nal Repair Repair

X

11. Tub Surround Condition
nal Repair Repair

X

12. Tub Enclosure Condition
nal Repair Repair

X

13. Tub Faucet Condition
nal Repair Repair

X

14. Shower Base Condition

X

15. Shower Surround Condition

X Observations:
• Suggest all tile edges and tub/shower walls be caulked and sealed to
prevent moisture penetration. All missing/damaged grouting should be
replaced. Failure to keep walls sealed can cause deterioration and extensive
moisture damage to the interior walls and surrounding sub-flooring. This
damage is not always visible or accessible to the inspector at the time of
inspection.

Page 49 of 60


16. Shower Door Condition

X

17. Shower Faucet Condition
nal Repair Repair

X

18. Sink Condition
nal Repair Repair Materials: Porcelain
X Observations:
19. Sink Faucet Condition
nal Repair Repair

X

20. Traps/Drains/Supply Condition

X • Older style metal traps noted. Buyer is cautioned that these traps can leak
at any time due to corrosion.
21. Toilet Condition
nal Repair Repair

X

22. Counters/ Cabinates Condition

X • Suggest caulking as necessary.

23. Bathroom Comments
nal Repair Repair

X

Page 50 of 60


Laundry Area
1. Laundry Area Location

2. Floors
nal Repair Repair Materials: Concrete
X

3. Walls Condition
nal Repair Repair Materials: Unfinished
X Observations:
water infiltration.
4. Ceiling Condition
nal Repair Repair Materials: Unfinished
X Observations:
5. Door Condition
nal Repair Repair

X

6. Window Condition
X Observations:
useful life.
7. Cabinate Condition

8. Laundry Tub/Sink Condition

X

9. Laundry Faucets
nal Repair Repair

X


X • Open junction box- safety hazard (repair).

Page 51 of 60


11. Washer Hook-ups
nal Repair Repair

X

12. Dryer Hook-ups
nal Repair Repair

X

13. Exhaust Fan Condition

X • None observed, we recommend an exhaust fan be installed in laundry room
for proper ventilation and moisture control.
14. Laundry Comments

X • Recommend running a humidifier at all times to control moisture in
basement.

Page 52 of 60


Other Interior Areas
The Interior section covers areas of the house that are not considered part of the Bathrooms,
Bedrooms, Kitchen or areas covered elsewhere in the report. Interior areas usually consist of
hallways, foyer, and other open areas. Within these areas the inspector is performing a visual
inspection and will report visible damage, wear and tear, and moisture problems if seen. Personal
items in the structure may prevent the inspector from viewing all areas on the interior.

The inspector does not usually test for mold or other hazardous materials. A qualified expert should
be consulted if you would like further testing.

WINDOW FRAMES AND SILLS
Window frames and sills are often found to have surface deterioration due to condensation that has
run off the window and damaged the varnish. Usually this can be repaired with a solvent style
refinisher and fine steel wool. This is sometimes a sign of excess humidity in the house.
See comments regarding caulking doors and windows.
FIREPLACES
It is important that a fireplace be cleaned on a routine basis to prevent the buildup of creosote in the
flue, which can cause a chimney fire. Masonry fireplace chimneys are normally required to have a
terra cotta flue liner or 8 inches of masonry surrounding each flue in order to be considered safe and
to conform with most building codes. During visual inspections, it is not uncommon to be unable to
detect the absence of a flue liner either because of stoppage at
the firebox, a defective damper or lack of access from the roof.
WOODBURNERS
Once installed, it can be difficult to determine proper clearances for woodburning stoves.
Manufacturer specifications, which are not usually available to the inspector, determine the proper
installation. We recommend you ask the owner for paperwork, verifying that it was installed by a
professional contractor.
VENTILATION
Ventilation is recommended at the rate of one square foot of vent area to 300 square feet of attic
floor space, this being divided between soffit and rooftop. Power vents should ideally have both a
humidistat and a thermostat, since ventilation is needed to remove winter moisture as well as
summer heat. Evidence of condensation such as blackened roof sheathing, frost
on nail heads, etc. is an indication that ventilation may have been or is blocked or inadequate.
INSULATION
The recommended insulation in the attic area is R-38, approximately 12”. If insulation is added, it is
important that the
ventilation is proper.
SMOKE DETECTORS
Smoke detectors should be tested monthly. At least one detector should be on each level. CO
detectors are not required by
most states, but for safety reasons, are highly recommended.
VAPOR BARRIERS
The vapor barrier should be on the warm side of the surface. Most older homes were built without
vapor barriers. If the vapor barrier is towards the cold side of the surface, it should be sliced or
removed. Most vapor barriers in the attic are covered by insulation and therefore, not visible.
SAFETY GLAZING
Safety glazing requirements vary depending on the age of the home. Every attempt is made to
identify areas where the lack of safety glazing presents an immediate safety hazard, such as a
shower door. In some older homes it is difficult to determine if safety glazing is present, since the
glass is not marked. Therefore, no representation is made that safety glazing exists in all appropriate
areas.
INSULATED GLASS
Broken seal in thermopane/insulated windows are not always visible nor detectible due to humidity
and temperature changes during the day. Other factors such as window covering, dirty windows, and
lack of accessibility, personal property placed in front of the windows all effect the view of the
windows at the time of the inspection.

Page 53 of 60


1. Floor Condition
• Minor damage noted.
2. Wall Condition
4. Door Conditions
X • Recommend caulking/sealing floor near exterior doos to prevent moisture
intrusion.
5. Window Condition
X X • In the inspectors opinion the windows/frames are near the end of their
useful life.
• Recommend caulking and sealing windows, some moisture noted on walls
below living and dining room windows.

In the inspectors opinion the windows/frames are near the end of their useful life.

X • Missing junction box observed in dining room area, suggest installing for
safety.

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Missing junction box observed in dining room area, suggest installing for safety.
7. Wet Bar Conditions
nal Repair Repair

X

8. Stair Conditions
nal Repair Repair

X

9. Other Interior Area Comments

X • Minor cosmetic issues are not within the scope of this inspection as it
focuses on basic structure and major systems only.
• Unable to determine if basement apartment is properly permitted.
Recommend review with the local officials regarding standards, if concerned.

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Attic
1. Methods Used to Inspect
How Inspected: Attic was viewed from hatch.
2. Framing Condition
nal Repair Repair Style: Rafters • Truss
X

3. Sheathing Condition
nal Repair Repair Materials: Plywood

X Observations:
• Minor staining at nail penetrations. This is typical and expected for roofs of
this age and conditions. Recommend monitoring. No predictions can be
made relative to water intrusion due to changing conditions.
• Staining noted due to failure of previous roofing surface. No evidence of
current leakage with new surface.
• In the inspectors opinion the sheathing is near the end of its useful life due
to poor quality. Recommend having licenced roofer inspect in order to budget
for repair/replacement.
• No sheathing clips installed.
• Minor moisture staining noted at stove vent pipe. Repair required.

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No sheathing clips installed.
4. Evidence of leaking
X • Active leaks were observed at the time of inspection (stove vent pipe). We
recommend review by a licensed roofer for repair or replacement, as
necessary, prior to close.

Active leaks were observed at the time of inspection (stove vent pipe). We recommend review by a
licensed roofer for repair or replacement, as necessary, prior to close.
5. Insulation Condition
nal Repair Repair Materials: Fiberglass
X Observations:
• 4-6" of insulation present.
• Recommend adding additional insulation.

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Recommend adding additional insulation.
6. Ventilation Conditions
nal Repair Repair Style: Hooded Roof Vents

X Observations:
• Soffit vents are blocked with insulation.
• Attic is inadequately vented. Recommend review by a qualified professional
for repair as necessary to ensure proper ventilation.
• Recommend adding additional ventilation to avoid premature aging of roof
and help to maintain proper humidity and temperature control.

Soffit vents are blocked with insulation.
7. Window Conditions
nal Repair Repair

X


X • Any electrical components in attic were not accessible to inspection,
therefore not within scope of this report.

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9. Distribution/Ducting Conditions
nal Repair Repair Style: Ducts/Registers

X

10. Attic Comments
X • Attic should be reviewed at least twice per year to ensure ventilation
openings are clear and to ensure development of mould is kept in check.
While there may be very little or no evidence of mould build-up in the attic at
time of inspection, it can reproduce and spread rapidly should conditions
allow it to. Mould can be potentially hazardous and will spread when
moisture enters the attic cavity and is not vented to the exterior. Any area of
suspected mould should be reviewed by a qualified contractor for analysis
and removal.
• Recommend caulking and installation of fresh weatherstripping at attic
hatch to reduce build up of warm moist air.
• Since there were stains noted on the decking of this attic, it is
recommended that owner regularly review this staining to ensure that it does
not become more widespread. Mould can develop in attics where ventilation
does not adequately reduce moisture build-up and can become a health
hazard. While this staining did not appear to present a problem at time of
inspection, buyer should consult a qualified contractor for analysis and
treatment should condition appear to worsen.

Recommend caulking and installation of fresh weatherstripping at attic hatch to reduce build up of
warm moist air.

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Chimney
1. Chimney Type
Materials: Masonry Furnace Chimney
2. Chimney Condition

3. Flue Type
nal Repair Repair Materials: Clay
X

4. Flashing Material
nal Repair Repair Materials: Metal
X Observations:
• Flashings are mastic covered, recommend re-sealing all through the roof
vents and projections as a part of routine maintenance.
• In the inspectors opinion the flashings are near the end of their useful life
due to wear.
• Recommend review by a licensed roofer for repair or replacement as
necessary.
5. Spark Arrestor/Rain Cap

X • No chimney rain cap observed, suggest installing a chimney raincap to
prevent the entrance of the elements and local wildlife and to preserve the
life of the chimney as well as minimize maintenance.

No chimney rain cap observed, suggest installing a chimney raincap to prevent the entrance of the
elements and local wildlife and to preserve the life of the chimney as well as minimize maintenance.
6. Comments
X • Our chimney review is limited to visible accessible components only. If
further review is desired, we suggest review by a qualified professional prior
to close.

Page 60 of 60

Sample Home Inspection Report

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