Sample Home Inspection Report.pdf

Erie Inspection Service Inc.
318 W. Main Street, Bellevue Ohio 44811
(419)484-4354
Building Inspection Report
1234 Main Street
Anywhere, CA 98765

Definitions
NOTE: All definitions listed below refer to the property or item listed as inspected on this report at
the time of inspection
A Acceptable Functional with no obvious signs of defect.
NP Not Present Item not present or not found.
NI Not Inspected Item was unable to be inspected for safety reasons or due to lack of power,
inaccessible, or disconnected at time of inspection.
M Marginal Item is not fully functional and requires repair or servicing.
D Defective Item needs immediate repair or replacement. It is unable to perform its
intended function.
General Information
Property Information
Property Address 1234 Main Street
City Anywhere State CA Zip 98765
Client Information
Client Name John Smith
Inspection Company
Inspector Name Michael Haase
Company Name Erie Inspection Service, Inc.
Address 318 W. Main Street
City Bellevue State OH Zip 44811
Inspection Company Phone: (419)484-4354
E-Mail erieinspection@hotmail.com
License Number: OHI.2019004626 Expiration Date: 9/12/2022
File Number 1234
Conditions
Others Present Buyer Property Occupied Vacant
Estimated Age 53 years Entrance Faces
Inspection Date 07/19/2022
Start Time 2:00 pm End Time 4:30 pm
Electric On Yes No Not Applicable
Erie Inspection Service, Inc.
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Prepared for: John Smith
1234 Main Street
Palm-Tech Inspector, Copyright © 1998-2022, PDmB, Inc.

General Information (Continued)
Gas/Oil On Yes No Not Applicable
Water On Yes No Not Applicable
Temperature 88 deg. F
Weather Sunny Soil Conditions Dry
Space Below Grade Basement, Crawl Space
Building Type Single family Garage Attached
Scope of Inspection
A NP NI M D
The purpose of this inspection is to perform limited, visual
and auditory on site observations of readily accessible areas
of the primary structure, mechanical, and electrical systems
of the building and to give a personal opinion as to whether
or not the components of the building are performing the
function fro which they were intended or are in need of
immediate repair. This report is not all encompassing, nor is
meant to be. It is very specific in the areas which are
reported by the home inspector.
Please remember that almost every item in any house, except a
brand new one, is in used condition and has ordinary wear and
tear. Please also remember that older houses do not meet the
same standard as newer houses, even though items in both might
be performing functions for which they are intended.
We do not inspect any item which we cannot see in a normal
inspection.. For example, we do not move furniture, rugs,
paintings, flooring, etc. Repairs or remodeling may hide
evidence of prior damage or defects. We do not dismantle
equipment to inspect component parts. We do suggest that YOU
ask the seller about repairs, covered up items, or previous
problems.
We do not hold ourselves to be specialists for any particular
item. We are a very general inspection company. If we report
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Scope of Inspection (Continued)
that an item is not inspected, not performing its intended
function or needs repair, we urge you to have that item
examined by a specialist before purchasing the house.
The components of major systems and the standards of conduct
of the inspection are governed by "Standards of Practice from
Home Inspection Report" by the American Society of Home
Inspectors. While many aspects of each component are
inspected, for ease and clarity of reporting, not all defined
and described in complete detail on the written report.
It should be understood that we do not offer or imply any
warranty, guarantee or insurance policy with regard to the
continued soundness of construction, the usual life, adequacy,
future performance, past or potential defects of any items
inspected; or operability of equipment or appliances. It
should be understood that the inspector cannot determine
violations of construction, plumbing, electrical, mechanical
or similar codes and ordinances and that the inspectors
written report is the inspector's subjective determination of
the condition of such items at the time the inspection was
made. Estimates of the age of any components are approximate,
and the design life of a component is determined according to
manufacturers' specifications.
This report was furnished at the request of the client, by the
inspection company in determining the overall condition of the
subject premises. Furthermore, this report is not used for
determining the value of the premises or whether same should
be purchased. Neither is it to be constructed as a guarantee
or warranty of the premises or the equipment therein or of
their fitness for a specific use.
We certify that our inspectors have no interest, present or
contemplated, in this property or its improvement, and no
involvement with tradespeople or benefits derived from any
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Scope of Inspection (Continued)
sales or improvements made to this property.
Lots and Grounds
A NP NI M D
Driveway: Asphalt - Heavy cracks and some
deterioration, repair or replace. Asphalt should
be periodically sealed as part of regular
maintenance
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Lots and Grounds (Continued)
Driveway: (continued)
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Walks: Concrete
Steps/Stoops: Concrete
Porch: Concrete, Brick
Deck: Treated wood - Paint peeling, recommend
painting to preserve wood
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Deck: (continued)
Grading: Minor slope - Recommend improving exterior
grade. 80% or more of moisture in basements and
crawlspaces is due to poor exterior grade which
can cause moisture penetration and structural
issues
Vegetation: Trees, Shrubs/Weeds - Keep vegetation
trimmed away from siding and foundation
Fences: Chain link
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Exterior
Areas hidden from view by finished walls or stored items can not be judged and are not a part of this inspection. Minor cracks are typical in many
foundations and most do not represent a structural problem. If major cracks are present along with bowing, we routinely recommend further evaluation
be made by a qualified structural engineer. All exterior grades should allow for surface and roof water to flow away from the foundation. All concrete floor
coverings prevent recognition of cracks or settlement in all but the most severe cases. Where carpeting and other floor coverings are installed, the
materials and condition of the flooring underneath cannot be determined.
A NP NI M D
Front Exterior Surface
Type: Brick veneer - Keep all gaps and brick
surfaces sealed
All Exterior Surface
Type: Aluminum - Paint peeling on garage side.
Recommend painting
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Exterior (Continued)
Trim: Wood - Paint peeling with large gap at the
bottom of garage side rear door. Paint and seal
gap
Fascia: Aluminum
Soffits: Wood
Door Bell: Hard wired
Entry Doors: Metal, Storm doors
Windows: Vinyl double hung
Window Screens: Vinyl mesh
Exterior Lighting: Surface mount
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Exterior (Continued)
Exterior Electric Outlets: 120 VAC GFCI - Safety portion of
GFCI outlet inoperative, recommend replacing
Hose Bibs: Rotary
Gas Meter: Exterior
Outbuilding
A NP NI M D
Behind Garage Outbuilding
Exterior Surface: Vinyl siding
Roof: Asphalt shingle - Asphalt roofs have a life
span of around 20-25 years, Roof in satisfactory
condition at the time of inspection
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Outbuilding (Continued)
Roof: (continued)
Roof Structure: Rafter
Ceiling: Exposed framing
Walls: Exposed framing
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Outbuilding (Continued)
Walls: (continued)
Floor: OSB
Foundation: Not visible
Doors: Wood
Windows: Vinyl single hung
Electrical: 120 VAC - Non-GFCI circuit -recommend GFCI
circuit be installed
Plumbing: None seen
HVAC Source: None seen
Gutters: None - Recommend installation of a gutter
system to move water away from structure
Roof
The foregoing is an opinion of the general quality and condition of the roofing material. The inspector cannot and does not offer an opinion or warranty
as to whether the roof leaks or may be subject to future leakage. This report is issued in consideration of the foregoing disclaimer. The only way to
determine whether a roof is absolutely water tight is to observe it during a prolonged rainfall. Many times, this situation is not present during the
inspection. This inspection is made on the basis of what is visible and accessible on the day of the inspection and is not a warranty of the roof system or
how long it will be watertight in the future. Roof surfaces are walked on where conditions permit without danger to roof damage, unless noted otherwise
below. For an accurate cost on what repairs or replacement cost will be, a licensed and insured roofing contractor should be called. All roof coverings
require periodic maintenance and should be visually inspected once a year. Buyers are encouraged to ask sellers about the history of roof service and
the presence of any prior or current roof leaks, particularly where stains are noted. Roof mounted antennas or other accessories often loosen with age
and should be checked periodically. Interiors of flues or chimneys are not visible and as such are not inspected.
A NP NI M D
Main Roof Surface
Method of Inspection: On roof
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Roof (Continued)
Unable to Inspect: 0%
Material: Asphalt shingle - Asphalt roofs have a
life span of around 20-25 years, Roof in
satisfactory condition at the time of inspection
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Roof (Continued)
Material: (continued)
Type: Gable
Approximate Age: 1-5 years
Garage Side Roof Surface
Method of Inspection: On roof
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Roof (Continued)
Material: Asphalt shingle - Asphalt roofs have a
life span of around 20-25 years, Roof in
satisfactory condition at the time of inspection
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Roof (Continued)
Material: (continued)
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Roof (Continued)
Type: Gable
Approximate Age: 1-5 years
Flashing: Metal
Plumbing Vents: Cast Iron
Electrical Mast: Surface mount
Gutters: Aluminum - Clean gutters periodically to
maintain proper flow
Downspouts: Aluminum
Leader/Extension: Aluminum - Extend or maintain runoff
drains to move water away from foundation
Main Chimney
Chimney: Metal pipe - Metal rusting, recommend
painting to preserve metal
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Roof (Continued)
Crown/Flue Cap: Metal
Flue: Not visible - Chimney lining could not be
inspected
Chimney Flashing: Metal
Garage/Carport
Determining the heat resistance rating of fire walls is beyond the scope of this inspection. Flammable materials should not be within closed garage
areas.
A NP NI M D
Side Garage
Type of Structure: Attached Car Spaces: 2
Garage Doors: Metal
Door Operation: Mechanized
Exterior Surface: Aluminum
Roof Structure: 2x4 Truss
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Garage/Carport (Continued)
Service Doors: Metal, Wood - Entry door not rated for
fire
Walls: Peg board, Drywall
Floor/Foundation: Poured slab
Hose Bibs: None seen
Heating: Air exchange ventilation
Structure
Although an effort has been made to note any major issues or weaknesses, it is difficult at best to detect these areas when walls or ceilings are covered
or finished off, or basement storage makes areas inaccessible. All directional references to left, right, front, or rear assume the reader is standing in the
street, facing the front doors of the building being referenced. The following opinion is based on an inspection of the visible portion of the foundation and
structural components. Masonry foundation walls commonly develop minor settlement or shrinkage cracks over time, and should be caulked or sealed
as part of ongoing maintenance. Any cracks that are significant in the opinion of the inspector are discussed below. Periodic entry of ground water
should be expected at basement walls during times of prolonged rainfall. As a first attempt to remedy, check the grading and water runoff around the
perimeter of the house for needed improvements. Your inspector probes a representative number of structural components where deterioration is
suspected or where clear indications of possible deterioration is suspected or where clear indications of possible deterioration exist. Probing is not
required when probing would damage any finished surface or where no deterioration is visible. This report is not intended to provide any engineering or
architectural service or to offer an opinion as to the adequacy of any structural system or component.
A NP NI M D
Structure Type: Wood frame
Foundation: Block
Differential Movement: No movement or displacement noted
- Most of foundation walls not visible due to
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Structure (Continued)
Differential Movement: (continued)
finished living space in basement
Beams: Not visible
Bearing Walls: Frame
Joists/Trusses: 2x8
Piers/Posts: Not visible
Floor/Slab: Poured slab
Stairs/Handrails: Wood stairs with wood handrails
Subfloor: Plywood
Attic
The inspection of insulation and ventilation is not technically exhaustive and does not employ the extensive use of advanced techniques,
measurements, instruments, testing, calculations, or other means. Insulation and vapor retarders are not disturbed during the inspection. No effort is
made to determine the indoor air quality. This determination is beyond the scope of a visual home inspection as it requires air sampling and analysis.
Most attic spaces are limited in visibility and accessibility due to safety.
A NP NI M D
Main Attic
Method of Inspection: From the attic access
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Attic (Continued)
Method of Inspection: (continued)
Unable to Inspect: 45% - Insulation, Safety and
footing
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Attic (Continued)
Access: Hatch - Recommend sealing gaps in hatch
Roof Framing: 2x4 Truss
Sheathing: Plywood
Ventilation: Gable and roof vents
Insulation: Fiberglass
Insulation Depth: 10-12"
Wiring/Lighting: None seen
Moisture Penetration: Previous water penetration noted -
Mildew or moisture stains visible. All dry at the
time of inspection
Bathroom Fan Venting: Electric fans
Electrical
A NP NI M D
Service Size Amps: 100 Volts: 120-240 VAC
Service: Aluminum
120 VAC Branch Circuits: Copper
Conductor Type: BX
Ground: Plumbing ground only
Smoke Detectors: Not present in all needed areas -
Smoke detectors are required on each floor, common
hallways and in each bedroom, Recommend replacing
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Electrical (Continued)
Smoke Detectors: (continued)
smoke detectors every 10 years because the sensors
can fail
Carbon Monoxide Detectors: None seen - Carbon monoxide
detectors should be within 10 feet of each bedroom
Garage Electric Panel
Manufacturer: Siemens
Maximum Capacity: 100 Amps
Main Breaker Size: 100 Amps
Breakers: Copper
GFCI: Not present in all needed areas - GFCI
outlets should be installed in all wet locations
such as exterior, kitchen, bathrooms, garage and
laundry area
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Basement
A NP NI M D
All Basement
Unable to Inspect: 80% - Finished living space, HVAC,
Plumbing, Appliances
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Basement (Continued)
Unable to Inspect: (continued)
Ceiling: Suspended ceiling
Walls: Block
Floor: Concrete
Floor Drain: Surface drain
Windows: Aluminum framed
Electrical: 120 VAC
Smoke Detector: None seen - Smoke detectors are
required on each floor, common hallways and in
each bedroom
HVAC Source: Heating and cooling system register
Insulation: None seen
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Ventilation: Vents
Sump Pump: None seen
Moisture Location: Previous or ongoing moisture noted -
Water stains and efflorescence on walls. Improving
exterior grade, cleaning gutters, extending or
maintaining downspouts and sealing block will help
control moisture in the basement
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Moisture Location: (continued)
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Basement Stairs/Railings: Wood stairs with wood handrails
Air Conditioning
The best preventative maintenance for air conditioners is regular cleaning or changing of air filters, at least every 90 days. Evaporator cooling coils
periodically need cleaning by an air conditioning contractor to insure optimum performance. The inspector does not perform pressure tests on coolants
systems, therefore no representation is made regarding coolant charge or line integrity. Subjective judgement of system capacity is not a part of the
inspection. This inspection report is not intended to address the condition of specialized system components distribution balance of air flow, as both are
subjective measures. Normal service and maintenance is recommended on yearly basis.
A NP NI M D
Rear Of Home AC System
A/C System Operation: Functional at the time of
inspection - Air conditioners have a life span of
around 20 years, The unit is currently in service
beyond it's design life, Improper differential
temperature and limited cooling. Service
recommended by a qualified contractor
Condensate Removal: PVC
Exterior Unit: Pad mounted
Manufacturer: Payne
Model Number: 38CK036310 Serial Number: 0893E08494
Area Served: Whole house Approximate Age: 29 years
Fuel Type: 240 VAC Temperature Differential: 9
Type: Central A/C Capacity: 3 Ton
Visible Coil: Copper core with aluminum fins
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Air Conditioning (Continued)
Refrigerant Lines: Serviceable condition
Electrical Disconnect: Fused
Exposed Ductwork: Metal
Filter: Disposable filter
Thermostats: Wall mounted
Heating System
A NP NI M D
Basement Heating System
Heating System Operation: Functional at the time of
inspection - Forced air furnaces have a life span
or around 20-25 years. Have HVAC systems cleaned
and serviced annually
Manufacturer: Payne
Model Number: PG8MAA036110 Serial Number: 3412A15675
Type: Forced air Capacity: 110,000 BTU/HR
Area Served: Whole house Approximate Age: 10 years
Fuel Type: Natural gas
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Heating System (Continued)
Heat Exchanger: 5 Burner - The heat exchanger was not
visible for inspection due to furnace needing to
be disassembled to view entire heat exchanger. A
defective heat exchanger can allow harmful carbon
monoxide to enter the living space of the home.
Blower Fan/Filter: Disposable filter
Distribution: Metal duct
Circulator: Fan
Flue Pipe: Double wall
Thermostats: Wall mounted
Fuel Tank: None seen
Tank Location: None seen
Suspected Asbestos: No
Plumbing
A NP NI M D
Service Line: Copper
Main Water Shutoff: Basement - Access cover is screwed
on. Recommend making main water shut off more
accessible
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Plumbing (Continued)
Main Water Shutoff: (continued)
Water Lines: Copper
Drain Pipes: Cast iron - Cast iron and galvanized
drain lines are getting to the age where
replacement may be needed. monitor for leaking
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Drain Pipes: (continued)
Service Caps: Accessible
Vent Pipes: Cast iron
Gas Service Lines: Black iron
Basement Water Heater
Water Heater Operation: Functional at time of inspection
- Water heaters have a life span of around 8-12
years. Gas line is missing a sediment trap which
helps prevent sediment from entering the burner
and damaging the water heater
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Water Heater Operation: (continued)
Manufacturer: Whirlpool
Model Number: BFH1F4034T3NOV Serial Number: 1005Y407481
Type: Natural gas Capacity: 40 Gal.
Approximate Age: 12 years Area Served: Whole house
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Flue Pipe: Double wall
TPRV and Drain Tube: Copper
Bathroom
A NP NI M D
2nd Floor Hallway Bathroom
Closet: Small
Ceiling: Paint
Walls: Paint
Floor: Laminate
Doors: Wood
Electrical: 120 VAC GFCI
Counter/Cabinet: Cultured marble, Laminate
Sink/Basin: One piece sink/counter top - Stopper
missing
Faucets/Traps: Other fixture with PVC trap
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Bathroom (Continued)
Tub/Surround: Porcelain tub and ceramic tile surround
- Shower head has a lot of water coming out in
different directions. Repair or replace
Toilets: Floor mounted
HVAC Source: Heating system register
Ventilation: Electric ventilation fan and window
1st Floor Garage Side Half Bathroom
Ceiling: Paint
Walls: Paneling
Floor: Hardwood
Doors: Wood
Sink/Basin: Porcelain
Faucets/Traps: Other fixture with metal trap
Toilets: Floor mounted - The toilet is loose at the
floor and will require inspection and possible
replacement of the wax seal
Ventilation: Window
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Kitchen
A NP NI M D
1st Floor Kitchen
Cooking Appliances: Samsung
Ventilator: No Vent
Disposal: In-Sinkerator
Dishwasher: Frigidaire - Improper drain routing,
drain tube should have a high loop in place-rising
to countertop height before connecting to drain
line at disposal or prior to drain trap
Refrigerator: Whirlpool
Sink: Porcelain Coated
Plumbing/Fixtures: Other fixture with PVC trap
Counter Tops: Laminate
Cabinets: Wood
Ceiling: Paint
Walls: Paint
Floor: Hardwood
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Bedroom
A NP NI M D
2nd Floor Front Corner Bedroom
Closet: Single
Ceiling: Paint
Walls: Paint
Floor: Laminate
Doors: Wood
Electrical: 120 VAC
required in each bedroom, common hallways and on
each floor
2nd Floor Front Middle Bedroom
Closet: Small
Ceiling: Paint
Walls: Paint
Floor: Hardwood
Doors: Wood
Electrical: 120 VAC
each bedroom
Master Bedroom
Closet: 2 single
Ceiling: Paint
Walls: Paint
Floor: Hardwood
Doors: Wood, Bi-fold
Electrical: 120 VAC
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Bedroom (Continued)
each bedroom
Living Space
A NP NI M D
2nd Floor Hall Living Space
Closet: Small
Ceiling: Paint
Walls: Paint
Floor: Laminate
Doors: Wood
Electrical: 120 VAC
Smoke Detector: None seen
1st Floor Hall Living Space
Closet: Small
Ceiling: Paint
Walls: Paint
Floor: Hardwood
Doors: Wood
Electrical: 120 VAC
each bedroom
Living Room Living Space
Ceiling: Paint
Walls: Paint
Floor: Laminate
Electrical: 120 VAC
HVAC Source: Heating and cooling system register,
Cold air return
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Living Space (Continued)
Dining Room Living Space
Ceiling: Paint
Walls: Paint
Floor: Tile
Doors: Vinyl slider - Torn screen needs repair
Electrical: 120 VAC
HVAC Source: Heating system register
Laundry Room/Area
A NP NI M D
Basement Laundry Room/Area
Walls: Block
Floor: Concrete
Windows: Aluminum framed
Washer Hose Bib: Rotary
Washer and Dryer Electrical: 120-240 VAC
Dryer Vent: Metal flex
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Laundry Room/Area (Continued)
Dryer Gas Line: Black iron, Flex tubing
Washer Drain: Wall mounted drain
Floor Drain: Surface drain
Final Comments
Expect to perform maintenance on the property annually
Have HVAC systems cleaned and serviced annually
Homes built before 1978 may contain lead based paint
Recommend installing carbon monoxide detectors
Recommend installing new smoke detectors
Recommend replacing smoke detectors every 10 years because
the sensors fail after about 10 years
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Final Comments (Continued)
Recommend hiring qualified contractors to perform any
maintenance or repair work
When any recommendations are made for repair you should
get some estimates
It is recommended when any recommendation for repairs are
made, a qualified contractor should be consulted to
evaluate before closing or within the inspection period
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Marginal Summary
This summary is not the entire report. The complete report may include additional information of
concern to the client. It is recommended that the client read the complete report.
Lots and Grounds
Driveway: Asphalt - Heavy cracks and some deterioration, repair
or replace. Asphalt should be periodically sealed as part of
regular maintenance
Deck: Treated wood - Paint peeling, recommend painting to
preserve wood
Grading: Minor slope - Recommend improving exterior grade. 80%
or more of moisture in basements and crawlspaces is due to
poor exterior grade which can cause moisture penetration and
structural issues
Exterior
All Exterior Surface Type: Aluminum - Paint peeling on garage side.
Recommend painting
Trim: Wood - Paint peeling with large gap at the bottom of
garage side rear door. Paint and seal gap
Outbuilding
Behind Garage Outbuilding Gutters: None - Recommend installation of a
gutter system to move water away from structure
Roof
Main Chimney Chimney: Metal pipe - Metal rusting, recommend
painting to preserve metal
Garage/Carport
Side Garage Service Doors: Metal, Wood - Entry door not rated for
fire
Attic
Main Attic Access: Hatch - Recommend sealing gaps in hatch
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Marginal Summary (Continued)
Electrical
Smoke Detectors: Not present in all needed areas - Smoke
detectors are required on each floor, common hallways and in
each bedroom, Recommend replacing smoke detectors every 10
years because the sensors can fail
Carbon Monoxide Detectors: None seen - Carbon monoxide detectors
should be within 10 feet of each bedroom
Garage Electric Panel GFCI: Not present in all needed areas - GFCI
outlets should be installed in all wet locations such as
exterior, kitchen, bathrooms, garage and laundry area
Basement
All Basement Moisture Location: Previous or ongoing moisture noted -
Water stains and efflorescence on walls. Improving exterior
grade, cleaning gutters, extending or maintaining downspouts
and sealing block will help control moisture in the basement
Plumbing
Main Water Shutoff: Basement - Access cover is screwed on.
Recommend making main water shut off more accessible
Basement Water Heater Water Heater Operation: Functional at time of
inspection - Water heaters have a life span of around 8-12
years. Gas line is missing a sediment trap which helps
prevent sediment from entering the burner and damaging the
water heater
Bathroom
2nd Floor Hallway Bathroom Sink/Basin: One piece sink/counter top -
Stopper missing
2nd Floor Hallway Bathroom Tub/Surround: Porcelain tub and ceramic tile
surround - Shower head has a lot of water coming out in
different directions. Repair or replace
Kitchen
1st Floor Kitchen Dishwasher: Frigidaire - Improper drain routing,
drain tube should have a high loop in place-rising to
countertop height before connecting to drain line at
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Dishwasher: (continued)
disposal or prior to drain trap
Living Space
Dining Room Living Space Doors: Vinyl slider - Torn screen needs
repair
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Defective Summary
This summary is not the entire report. The complete report may include additional information of
concern to the client. It is recommended that the client read the complete report.
Exterior
Exterior Electric Outlets: 120 VAC GFCI - Safety portion of GFCI outlet
inoperative, recommend replacing
Air Conditioning
Rear Of Home AC System A/C System Operation: Functional at the time of
inspection - Air conditioners have a life span of around 20
years, The unit is currently in service beyond it's design
life, Improper differential temperature and limited cooling.
Service recommended by a qualified contractor
Bathroom
1st Floor Garage Side Half Bathroom Toilets: Floor mounted - The toilet is
loose at the floor and will require inspection and possible
replacement of the wax seal
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