| A BETTER HOME INSPECTION | |
| Client(s): | Any one Sample |
| Property address: | 101 perfect st. Good, State 55555 |
| Inspection date: | Oneday, Monthy 15, 2007 |
This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.
OKLAHOMA INSPECTOR LICENSE # 000549
NATIONAL ASSOCIATION OF CERTIFIED HOME INSPECTORS #06041594
 | Safety | Poses a risk of injury or death |
 | Major defect | Correction likely involves a significant expense |
 | Repair/Replace | Recommend repairing or replacing |
 | Repair/Maintain | Recommend repair and/or maintenance |
 | Minor defect | Correction likely involves only a minor expense |
 | Maintain | Recommend ongoing maintenance |
 | Evaluate | Recommend evaluation by a specialist |
 | Monitor | Recommend monitoring in the future |
 | Comment | For your information |
Structural Pest Inspection Concerns
Items of concern relating to the structural pest inspection are shown as follows:
 | WDO/WDI Infestation | Evidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.) |
 | WDO/WDI Damage | Damage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.) |
 | WDO/WDI Conducive conditions | Conditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.) |
Click here for a glossary of building construction terms.
Contact your inspector if there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.aspTable of Contents
General Information
Lots and Grounds
Structure Outside
Roof
Garage
Attic
Electric Service
Water Heater # 1
Heating and Cooling # 1
Interior Rooms
Kitchen
Plumbing and Laundry
Bathroom # 1
Fireplaces and Chimneys # 1
Basement
Bathroom # 2
Bathroom # 3
Bathroom # 4
Mini kitchen in basement
Fireplaces and Chimneys Ground floor
| General Information | Return to table of contents |
| Lots and Grounds | Return to table of contents |
Trip hazards was found in the Driveway and sidewalk next to street due to settlement and/or heaving. Remove and replace as necessary to eliminate trip hazard.
 Photo 2 |
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 Photo 4 |
Minor cracks were found in the retainer walls. Minor cracks typically occur and are not addressed in this report. However they don't appear to be a structural concern. No immediate action is recommended.
The grade next to east side of house has minimal slope away from structure. Accumulated water is a conducive condition to wood destroying insects and organisms. Wet soil may also cause the foundation to settle and possibly fail over time. Recommend grading soil so it slopes down and away from the structure.
The steep slope to the street west of the driveway seems to a problem about holding the landscape materials. If grass does not stay a solution may be to place concrete over it.
 Photo 71 |
 Photo 72 |
| Structure Outside | Return to table of contents |
Non-metallic sheathed wiring is routed in one or more areas so it is subject to damage, such as on wall or ceiling surfaces. The insulation can be damaged by objects coming in contact with it and/or it being repeatedly moved. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary. For example, rewire using conduit, or re-routing through wall cavities.
 Photo 65 |
Plastic water supply pipes have been installed where the electric service appears to rely on metal water supply pipes for a ground. The installation of the plastic pipes may have compromised the grounding system and may pose a safety hazard for shock. A qualified electrician should evaluate and repair as necessary. Photo 30 In mechanical room.
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The receptacle box below the meter outside appears fine but when I opened it a lot of water ran out. This is a safety hazard due to the risk of fire and shock. Cover plates and/or box should be replaced where leaking accrues..
There is a non frost proof sill faucet out side on the east that I assume is a non working faucet. I could not turn the handle.
The debris from the window well should be removed so the rain water falling can soak into the gravel bed naturally and not splash onto the structure.
 Photo 67 |
Siding is damaged in one or more areas. A qualified contractor should evaluate and make repairs and/or replace siding as necessary to prevent water and vermin intrusion.
 Photo 66 |
 Photo 70 |
Fascia boards and/or trim molding are loose, damaged lack of paint or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs as necessary.
 Photo 62 |
 Photo 63 |
 Photo 69 |
The main entrance door drags threshold very heavy and should be planed on the bottom and/or repaired by a qualified contractor.
 Photo 16 |
One or more light fixtures have missing or broken bulbs and could not be fully evaluated. Bulbs may simply need to be installed, or repairs or replacement may be necessary.
 Photo 5 |
 Photo 43 |
The main floor dryer flapper is stuck in the open position or missing. This may be a entrance for rodents, insects and or unconditioned air to the interior of the home. A qualified contractor should repair or replace duct diffuser. Photo 61 |
The light fixture is missing at the basement stair well. Recommend replacing light fixture(s) by a qualified electrician.
 Photo 20 |
A crack in the stair well stucco should be repaid to prevent water penetration.
 Photo 21 |
The railing on the upstairs deck area has some rot. Repair as necessary.
 Photo 44 |
Window molding is coming loose on the east side of house. Repair as necessary.
 Photo 68 |
A tile is loose on the front porch area. Repair and necessary.
 Photo 64 |
A tree is about to encroach on the electrical service cable to the house. It may result in damage to wires and/or connections and is a safety hazard for risk of shock and fire. When the tree starts to rub on the cable action should be taken to trim the tree.
| Roof | Return to table of contents |
Ventilation gable vents are both about to fall in to the attic. The space is open far enough so birds can roost in attic. Recommend having a qualified contractor repair or replace.
 Photo 46 East side.
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 Photo 54 West side.
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 Photo 57 East side from inside attic.
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 Photo 59 Bird droppings in attic.
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One or more sections of roof flashing are lifting. Leaks may occur as a result. A qualified roofing contractor should evaluate and replace flashing where necessary.
 Photo 45 East side.
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Standing water was found on the flat roof/deck. It should evaporate within 48 hours after it rains. If standing water remains after 48 hours, then the roof installation is likely substandard. A qualified roofing contractor should evaluate and repair if necessary to prevent prolonged standing water. Photo 40 |
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 Photo 42 |
 Photo 50 |
 Photo 51 |
It is difficult to pinpoint the age of wood roofs. It’s also not helpful in many cases since roofs can last for as few as ten years or as many as 60. It is more important to determine whether the roof is serviceable. The inspector was not able to traverse the roof because of the height. If the client is concerned with the serviceability of the roof the inspector recommends that a qualified roofing contractor evaluate.
Because of the roof covering type and/or the configuration of the roof, the inspector was unable to traverse the roof and wasn't able to fully evaluate the entire roof.
| Garage | Return to table of contents |
The auto-reverse mechanism on the vehicle door opener is inoperable or requires too much force to activate. This is a safety hazard, especially for small children. A qualified contractor should evaluate and repair as necessary. For more information on garage door safety issues, visit: http://www.cpsc.gov/cpscpub/pubs/523.html or http://www.ohdstl.com/safety.html
No in-fared "photo eye" devices are installed for the vehicle door's electric door opener. They've been required on all vehicle door openers since 1993 and improve safety by triggering the vehicle door's auto-reverse feature without need for the door to come in contact with the object, person or animal that's preventing it from closing. Recommend considering having a qualified contractor install these devices for improved safety. For more information on garage door safety issues, visit: http://www.cpsc.gov/cpscpub/pubs/523.html or http://www.ohdstl.com/safety.html
The garage vehicle door is rotten or deteriorated in some areas. A qualified contractor should evaluate and repair or replace the door as necessary.
 Photo 73 |
 Photo 74 |
| Attic | Return to table of contents |
One or more cover plates are missing from one or more electric junction boxes in the attic. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.
 Photo 56 |
Ceiling insulations R rating is significantly less than what's recommended for this area. Recommend having a qualified contractor install additional insulation as per standard building practices for better energy efficiency.
Ceiling insulation is missing in some areas even down the wall along a sewer vent pipe. Recommend installing insulation where missing for better energy efficiency. Photo 58 |
A bathroom exhaust fans has no duct and terminate in the attic. This is a conducive condition for wood destroying insects and organisms due to increased moisture levels in the attic from the exhaust air. A qualified contractor should install ducts and vent caps as necessary and as per standard building practices so exhaust air is vented outside. Better building practices call for R 8 rated insulation on these ducts. Photo 55 |
| Electric Service | Return to table of contents |
One or more over current protection devices (circuit breakers or fuses) in the garage sub panel are "double tapped", where 2 or more wires are clamped in a terminal designed for only one wire. This is a safety hazard since the bolt or screw may tighten securely against one wire, but leave others loose. Arcing, sparks and fires may result. A qualified electrician should evaluate and repair as necessary.
 Photo 8 |
The sub panel in garage uses older style, Edison base fuses. This type of fuse allows anyone to install incorrectly rated fuses, possibly resulting in damage to wiring. Also in this panel there is a hidden fuse behind the panel plate not accessible to easy servicing.  Photo 7 |
 Photo 9 |
 Photo 10 |
An unused fuse box in the mechanical room still has a live electrical wire running to it and one or more knockouts have been removed inside the sub panel where no wires and bushings are installed, and no cover(s) have been installed to seal the hole(s). This is a safety hazard due to the risk of fire. A qualified electrician should install knockout covers where missing.
 Photo 33 |
The electric service to this property appears to be rated at substantially less than 200 amps, and may be inadequate for the client(s) needs. Recommend consulting with a qualified electrician about upgrading to a 200 amp service.
| Water Heater # 1 | Return to table of contents |
Scorch marks are visible on the water heater cabinet above the combustion chamber opening. This may be a sign of improper venting, an improperly positioned burner, or other problems. A qualified plumber should evaluate and repair if necessary. At the time of inspection the flame seemed to operate correctly.
 Photo 34 |
| Heating and Cooling # 1 | Return to table of contents |
Significant amounts of debris, dirt and/or dust are visible in one or more sections of supply and/or return air ducts. This can be a health hazard, especially for those with allergies or respiratory problems. The Environmental Protection Association (EPA) recommends considering having ducts professionally cleaned when "ducts are clogged with excessive amounts of dust and debris and/or particles are actually released into the home from your supply registers". At a minimum, the visible debris should be thoroughly cleaned. Recommend having a qualified contractor clean the ducts. For more information on duct cleaning in relation to indoor air quality, visit: http://www.epa.gov/iaq/pubs/airduct.html
 Photo 23 |
Insulation for the outside condensing unit's refrigerant lines is damaged, deteriorated and/or missing in one or more areas. This may result in reduced efficiency and increased energy costs. A qualified heating and cooling contractor should replace insulation as necessary.
 Photo 60 |
| Interior Rooms | Return to table of contents |
One or more switches and/or the boxes they are installed in are loose and/or not securely anchored. Wire conductors may be damaged due to repeated movement and/or tension on wires, or insulation may be damaged. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary.
Two-pronged electric receptacles rather than three-pronged, grounded receptacles are installed in one or more interior rooms. Also the use of two to three prong adapters on major appliances is considered to be unsafe by today's standards and limit the ability to use appliances that require a ground in these rooms. Examples of appliances that require grounded receptacles include: Photo 6 |
 Photo 12 |
No operating smoke alarms are visible in two of the bedrooms. This is a safety hazard. A qualified electrician should install smoke alarms as per standard building practices (functioning one exists in hallways leading to bedrooms, and in each bedroom, etc.). For more information, visit http://www.cpsc.gov/cpscpub/pubs/5077.html
This property has one or more fuel burning appliances, and no carbon monoxide alarms are visible. This is a safety hazard. Recommend installing one or more carbon monoxide alarms as necessary and as per the manufacturer's instructions. For more information, visit http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
'GFCI' It is recommended installing GFCI devices at all wet areas such as with in 6 feet of the sinks in kitchens and baths and in all garages, outside, laundry areas, pools and unfinished basements.
Several cover plates are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.
 Photo 35 |
A ground fault circuit interrupter protection devices in bathroom is defective. Because it would not trip. This is a safety hazard due to the risk of shock exists. After repairs are made to the defective GFCI device(s), a qualified electrician should evaluate, determine if all receptacles that are wired (if any) to this receptacle are protected. Some times there are one or more receptacles attached to a GFCI.
One or more doors bind in their jamb and cannot be closed and latched, or are difficult to open and close. A qualified contractor should evaluate and repair as necessary. For example, adjusting jambs or trimming doors.
Lock mechanisms on one or more windows are missing and/or damaged so that they are inoperable. Repairs should be made by a qualified contractor or service technician so that windows lock and unlock easily.
 Photo 17 |
Glass in one or more windows is cracked. A qualified contractor should replace glass where necessary.
 Photo 22 |
The upstairs east bedroom closet window glazing is deteriorated and moisture is seeping in window casing. Window should be Re-glazed, repaired or replaced by a qualified contractor.
 Photo 36 |
Door will not latch properly on security closet when closed. Repairs should be made as necessary, and by a qualified contractor if necessary. For example, aligning strike plates with latch bolts and/or replacing lock sets.
The lock sets is broken on the filing cabinet in breakfast nook. Lock sets should be replaced as necessary.
 Photo 15 |
A window louver unit hinge has fell off. Repair as necessary.
 Photo 52 |
A bedroom exterior doors paint has failed to stop the moisture from staining and/or deteriorated the door. It should be repaired or replaced by a qualified contractor.
 Photo 49 |
Location of main water shut-off valve in house may be the valve in basement by water softener.
 Photo 25 |
Minor cracks, stains and paint peelings were found in ceilings in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons. Not any moisture was visible in attic that was a sign where these stains came from. It may have been before this roof was installed.
 Photo 37 |
 Photo 38 |
 Photo 48 |
 Photo 53 |
Minor cracks were found in walls in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.
| Kitchen | Return to table of contents |
One or more open ground , three-pronged electric receptacles were found. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate and make repairs as necessary. For example, replacing receptacles or correcting wiring circuits.  Photo 11 |
Lamp holders or light fixtures with fully or partially exposed bulbs are installed in one or more closets. This is a safety hazard due to the risk of fire. Flammable stored items may come into contact with hot bulbs, and hot fragments from broken bulbs may fall on combustible materials. Standard building practices require closet lighting to use fluorescent light fixtures, or to use fully enclosed incandescent fixtures. Installing a compact fluorescent lamp in a lamp holder is not an acceptable practice. A qualified electrician should replace closet lights as necessary and as per standard building practices.
 Photo 14 |
No range hood is installed over range. Recommend having a qualified contractor install a range hood so smoke and odors can be dispersed from inside kitchen area.
Small broken tile area on kitchen floor.
 Photo 13 |
One or more light fixtures in overhead lighting system have missing bulbs,burned out bulbs or no operating ballast and could not be fully evaluated. Bulbs may simply need to be installed, or repairs or replacement may be necessary.
| Plumbing and Laundry | Return to table of contents |
The basement clothes dryer exhaust duct is kinked, crushed and/or damaged. Air flow is restricted as a result. This is a safety hazard due to the risk of fire. Also the duct is disconnected at the defuser. The exhaust duct should be replaced or repaired, and by a qualified contractor if necessary. For more information, visit http://www.cpsc.gov/CPSCPUB/PUBS/5022.html or http://chimneykeepers.com/dryerclean.html
 Photo 31 |
 Photo 32 |
The stacked clothes washer /dryer unit was not operated or evaluated. They are excluded from this inspection.
| Bathroom # 1 | Return to table of contents |
This toilets water level is set too high and runs intermittently after being flushed, where water leaks from the tank into the bowl over the overflow tube. Significant amounts of water can be lost through such leaks. A qualified plumber should evaluate and repair or replace components as necessary.
 Photo 39 |
| Fireplaces and Chimneys # 1 | Return to table of contents |
The gas supply is caped. The gas heater setting in the opening is not hooked into the gas supply. If heater is not to be used I recommend stopping off the chimney opening so conditioned air will not be lost. This chimney does not have a damper.
 Photo 18 |
 Photo 19 |
| Basement | Return to table of contents |
Flexible lamp or appliance cord is being used for permanent wiring for the water softener. This wiring is not intended to be used as permanent wiring, and poses a safety hazard of shock and fire. A qualified electrician should evaluate and make repairs as necessary.
 Photo 24 |
 Photo 27 |
The exterior basement entrance screen door does not close properly and should be repaired or replaced by a qualified contractor.
 Photo 28 |
 Photo 26 |
| Bathroom # 2 | Return to table of contents |
This exhaust fans is noisy or vibrate excessively and may lock up at any time. . A qualified contractor should evaluate and replace the fan(s) or make repairs as necessary. This is the fan that does not have a duct ot discharge out of the insulation level.
The gas heater in this room was not operated. It had no gas handle so it was not evaluated in this inspection.
 Photo 47 |
| Bathroom # 3 | Return to table of contents |
When water is turned on at sink it appears as if there is dirt in the aerator screen. Clean screen.
| Bathroom # 4 | Return to table of contents |
The cold shower faucet leaks and the hot faucet handle does not move. Repairer faucets.
 Photo 29 |
| Mini kitchen in basement | Return to table of contents |
One or more sink drains have an active leak. For example, at pipe fittings and/or junctions between pipe and sink. A qualified plumber should evaluate and repair as necessary.
| Fireplaces and Chimneys Ground floor | Return to table of contents |
Inspector could not determine if this gas log insert is a vented or non vented insert. If it is a vented type then the blockage should be removed or a damper installed in the chimney. Even if it is a non vented type there should be a co2. alarm in the area.