Phone: (636) 221-4876
800 Lockwood Drive 
St. Clair, Missouri 63077
Inspector: John Neff


Generalist Inspection Report
Client(s): Mr. and Mrs. Happy Homeowner
Property address: Nice Neighborhood
Your City, State 12345
Inspection date: August 22, 2008
This report published on 8/22/2008 9:06:03 AM CDT

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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.

How to Read this Report
This report is organized by the property's functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:
SafetyPoses a risk of injury or death 
Major DefectCorrection likely involves a significant expense 
Repair/ReplaceRecommend repairing or replacing 
Repair/MaintainRecommend repair and/or maintenance 
Minor DefectCorrection likely involves only a minor expense 
MaintainRecommend ongoing maintenance 
EvaluateRecommend evaluation by a specialist 
CommentFor your information 

Structural Pest Inspection Concerns
Items of concern relating to the structural pest inspection are shown as follows:
WDO/WDI InfestationEvidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.) 
WDO/WDI DamageDamage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.) 
WDO/WDI Conducive
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

Table of Contents
General information
Electric service
Water heater
Heating and cooling
Plumbing and laundry
Interior rooms
General information Return to table of contents
Report number: 080302-2
Structures inspected: House
Type of building: Single family
Age of building: 41
Time started: 4:35 pm
Time finished: 6:00pm
Payment method: Check received. Payment in full.
Present during inspection: Client(s), Realtor(s)
Occupied: Yes
Weather conditions: Clear
Temperature: Warm 75 degrees
Ground condition: Damp
Front of structure faces: North
Main entrance faces: North
Foundation type: Unfinished basement, Finished basement
The following items are excluded from this inspection: GARAGE, due to garage locked and full of furniture.
Exterior Return to table of contents
Footing material: Not visible
Foundation material: Poured in place concrete
Apparent wall structure: Wood frame
Wall covering: Brick veneer, Vinyl
Driveway material: Poured in place concrete
Sidewalk material: Poured in place concrete
Exterior door material: Solid core steel, Sliding glass, Glass panel

1)   One or more deck ledger boards are nailed to the structure rather than being attached by adequate fasteners. This poses a significant safety hazard since the ledger board(s) may separate from the structure, causing the deck(s) to collapse. A qualified contractor should install lag screws or bolts as per standard building practices to securely attach the ledger board(s) to the structure. For more information on installing deck ledger boards visit:

And for more information on building safe decks in general, visit:,16417,212625,00.html

2)   Handrail(s) at some stairs are ungraspable and are a safety hazard. Handrails should be sized and shaped so your hand can encircle them. A qualified contractor should make repairs or modifications as necessary. For example, replacing existing handrails or installing additional handrails.
3)   The driveway has significant cracks and/or deterioration in one or more areas. A qualified contractor should evaluate and repair or replace driveway sections as necessary.

Photo 12  

4) One or more downspouts have no extensions, or have extensions that are ineffective. This can result in water accumulating around the structure's foundation, or in basements and crawl spaces if they exist. Accumulated water is a conducive condition to wood destroying insects and organisms, and may also cause the foundation to settle and possibly fail over time. Repairs should be made as necessary, such as installing or repositioning splash blocks, or installing and/or repairing tie-ins to underground drain lines, so rain water is carried at least several feet away from the structure to soil that slopes down and away from the structure.

Photo 14  

5) Siding is incomplete or missing in one or more areas. A qualified contractor should install siding where missing to prevent water and vermin intrusion.

Front of house near eaves.

Photo 13  
siding ends at point of arrow

6) Caulk is missing or deteriorated in some areas and should be replaced and/or applied where necessary. For more information on caulking, visit The Ins and Outs of Caulking.

Back wall where penetrations and front porch.

Photo 7  

Photo 11  

Roof Return to table of contents
Roof inspection method: Viewed from ground with binoculars
Roof type: Gable
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof: 5 years
Gutter & downspout material: Aluminum
Roof ventilation: Adequate
Garage Return to table of contents

7)   The lock mechanism on the garage vehicle door is inoperable or difficult to operate. A qualified contractor should evaluate and repair as necessary so vehicle doors can be easily secured.
8)   Most areas inside the garage, including the perimeter, areas in the center, and one or more vehicle doors were obscured by stored items and/or debris and couldn't be fully evaluated.


9)     Garage was inaccessible. Both doors were locked.
Attic Return to table of contents
Inspection method: Not inspected
10)   No insulation is installed over the attic access hatch. Recommend installing insulation above hatch for better energy efficiency.
Electric service Return to table of contents
Primary service type: Overhead
Primary service overload protection type: Circuit breakers
Service amperage (amps): 100
Service voltage (volts): 120/240
Location of main service switch: basement
Location of main disconnect: basement
Service entrance conductor material: Aluminum
System ground: Ground rod(s) in soil
Main disconnect rating (amps): 100
Branch circuit wiring type: Copper
Solid strand aluminum branch circuit wiring present: Yes
Smoke detectors present: Yes
11)   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.

Photo 8  

Photo 9  

Water heater Return to table of contents
Type: Tank
Energy source: Natural gas
Capacity (in gallons): 40
Manufacturer: Rheem
Model: Fury 029-40
12)   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.

Photo 5  

13)   The water heater does not have seismic straps or struts installed. This is a potential safety hazard since movement can cause leaks in the gas supply lines or damage wiring. Leaks may also occur in water supply pipes. A qualified contractor should install seismic straps or struts as necessary and as per standard building practices.
14)   The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be at this age or older and may need replacing at any time. Recommend budgeting for a replacement in the near future.
15) Corrosion was found on fittings and/or water supply lines for the water heater. Leaks may exist. A qualified plumbing contractor should evaluate and repair as necessary.

Photo 2  

Heating and cooling Return to table of contents
Primary heating system energy source: Natural gas
Primary heat system type: Forced air
Primary A/C energy source: Electric
Primary Air conditioning type: Split system
Distribution system: Sheet metal ducts
Manufacturer: Comfort Maker
Filter location: At the base of the furnace
Last service date: 2/14/07
16)   The estimated useful life for most forced air furnaces is 15 to 20 years. This furnace appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
17)   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.
18)   The cooling fins on the outdoor condensing unit's evaporator coils are dirty and bent, damaged and/or deteriorated. This may result in reduced efficiency and higher energy costs. A qualified heating and cooling contractor should evaluate and make repairs as necessary, and clean the evaporator coils.
19)   The estimated useful life for most air conditioning compressors is 8 to 15 years. The inspector was unable to determine the age of the air conditioning compressor. The clients should be aware that this air conditioning compressor may be near, at, or beyond its useful life and may need replacing at any time. Recommend attempting to determine the air conditioning compressor's age (ask property owner or service technician), and budgeting for a replacement if necessary.
Plumbing and laundry Return to table of contents
Location of main water shut-off valve: basement
Water service: Public
Service pipe material: Copper
Supply pipe material: Copper
Vent pipe material: Plastic
Drain pipe material: Plastic, Cast iron
Waste pipe material: Plastic, Cast iron
20)   The inspector was not able to find the water meter. Recommend that the client(s) attempt to find the water meter by consulting with the property owner(s), searching for it themselves, or consulting with the local water municipality. It is especially important to find the meter if no main shut-off valve is found because the meter may be the only way to turn off the water supply in the event of an emergency, such as when a supply pipe bursts.
21)   Neither the clothes washer nor dryer were operated or evaluated. They are excluded from this inspection.

Dryer is plugged into an extension cord. It should be plugged directly into a receptacle.

Photo 4  

22)     Saddle valves should be replaced. They have a tendancy to leak.

Photo 3  

Basement Return to table of contents

23)     Outside window frame is bent, rusted and does not fit-correctly.

Photo 6  

Kitchen Return to table of contents

24)   The range can tip forward, and no anti-tip bracket appears to be installed. This is a safety hazard since the range may tip forward when weight is applied to the open door, such as when a small child climbs on it, or if heavy objects are dropped on it. Anti-tip brackets have been sold with all free standing ranges since 1985. An anti-tip bracket should be installed to eliminate this safety hazard. For more information, visit,1797,HGTV_3659_2017492,00.html
25)   The dishwasher appears to be inoperable. The client(s) should ask the property owner(s) about this, and if necessary, the dishwasher should be replaced, or a qualified appliance technician should evaluate and repair.
26)   The refrigerator ice maker is in the "off" position. The inspector was unable to evaluate this component.
age - 8 yrs

27)     no electric receptacle at peninsula of counter
28)     Workmanship of repair is questionalble.

Photo 10  

Bathrooms Return to table of contents

29)     Shower door towel bar/handle missing in lower bathroom
Interior rooms Return to table of contents

30)   Guardrails are loose and/or wobbly in one or more areas. This is a safety hazard. A qualified contractor should evaluate and make repairs as necessary, such as installing new fasteners or hardware, installing additional fasteners and/or installing additional railing components as necessary so they are securely attached.
31)   The doorbell appears to be inoperable. Recommend having a qualified electrician evaluate and repair as necessary.
32)   One or more windows that were built to open, will not open, or open only minimally due to their being painted shut, damaged and/or deteriorated in some way. Repairs should be made as necessary, and by a qualified contractor if necessary so windows open fully, and open and close easily.

lower level TV room

Bedroom windows have air leakage at the bottom of windows, should consider replacement. Aluminum windows of that type are less efficient

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