Safety	Represents a risk of injury or death.
	Major defect	Significant costs may be required to correct this concern.
	Repair/Replace	Item needs repair or replacement.     (These definitions are customizable)
	Repair/Maintain	Item needs repair and/or ongoing maintenance.
	Minor defect	Item needs repair or replacement, but likely won't be a significant cost.
	Maintain	Item requires ongoing maintenance.
	Evaluate	Evaluation by a qualified specialist required.
	Monitor	Item should be monitored in the future.
	Serviceable	Item or component is in serviceable condition.
	Comment	For your information.

Structural Pest Inspection Concerns
Items marked with the following icons relate to the structural pest inspection

	Infestation	Evidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.)
	Damage	Damage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.)
	Conducive conditions	Conducive conditions for wood destroying insects or organisms. (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.)

		1) Two gas leaks were found in the supply lines to the hot water heater.  The inspector marked them with yellow tape.  Recommend that the sellers contact the local gas supply as soon as possible to have the leaks repaired.
		2) Items not inspected include one shed and one hot tub.

Wall covering: Composite wood clapboard, composite wood panels
Footing material: Poured in place concrete
Foundation material: Poured in place concrete
Apparent wall type: Frame
Walkway material: Concrete
Water pressure at hose bib (pounds per square inch): 87

		3) This property has Louisiana-Pacific (LP) lap siding manufactured before 1996.  This siding is known to fail prematurely due to water and fungus damage.  The buyers should try to educate themselves on issues surrounding this siding and their legal recourse regarding the class action lawsuit against Louisiana-Pacific.  For more information, see http://www.lpsidingclaims.com While the siding on this particular home appears to be in good condition, the buyers should be vigilant in maintaining both paint and caulk.  Specifically, make sure that end and butt-joints are caulked and painted thoroughly, and that the bottom edges of the siding are covered with painted to prevent delamination.
		4) One porch light over the deck didn't work.  Recommend replacing bulb or repairing as necessary.

Inspector was able to: Traverse roof.
Roof type: Medium slope, gable
Roof material: Concrete tile
Gutter material: Aluminum.
Roof ventilation: Adequate.
Estimated age of roof: 15 years.

		5) Recommend securing flashing where upstairs wall meets lower roof on west side.
		6) Light moss exists on roof.  Recommend treatment with a moss killer such as household laundry detergent or a commercial zinc-based product .  Zinc strips can also be nailed to roof to prevent moss growth in the future.

Inspection method: Viewed with flashlight and binoculars from access port.
Insulation material: Fiberglass loose fill
Insulation depth: 12"
Insulation estimated R value: R30

7) Bathroom exhaust ducts terminate in attic.  This can result in moisture accumulating in the attic, causing mold and/or rot.  Recommend installing adequate vent caps and securely connecting the ducts to the caps. (See photo 1)

Estimated age: 1989
Capacity (U.S. gallons): 40
Brand and model: A. O. Smith
Type: Tank
Fuel type: Natural Gas.

		8) Temperature-pressure relief valve drain line is missing.  Recommend installing a 3/4" drain line extending to within 6" of the floor, or routed so as to drain outside. (See photo 4)
		10) This water heater is older than its estimated useful life of 8-10 years.  The buyers should be aware that it may need replacing at any time.
		9) The temperature pressure relief valve is leaking, resulting in a wet floor under the water heater.  No rot was visible in the flooring despite it being wet. This leak may have started recently.  Recommend having a licensed plumber evaluate and repair or replace the temperature-pressure relief valve. (See photo 3)

Estimated age: 1994
Label on heater shows it was last serviced on: No label found
Brand and model: Tempstar
Heat system fuel: Natural Gas
Heat system type: Forced air, down-draft, high efficiency
Duct/distribution: Sheet metal

		11) Outlet box for electrostatic filter isn't mounted securely and is missing its cover plate.  Recommend securely mounting the box to the wall and installing a cover plate to avoid exposed wiring. (See photo 2)
		12) The electrostatic filters and pre-filters can't be removed for cleaning because the furnace flue blocks access to the filter cover.  Recommend having a heating contractor correct this so the filters can be removed and cleaned periodically.  The filters were unable to be evaluated because of this condition. (See photo 5)
		13) Last service date was unable to be determined.  Recommend having furnace serviced now and on an annual basis in the future

Service type: Overhead.
Service wire: Copper.
Service voltage: 120-240.
Overcurrent protection: Breakers
Panel box location: North wall of dining room
Aluminum solid strand branch circuit wiring present: No
Main disconnect amperage rating: 200 amps
Service conductor wire gauge: 2/0
Meter amperage rating: 200 amps
Panel amperage rating: 200 amps
Main disconnect location: Large breaker at top of panel
Service amperage: 200 amps
Branch circuit wiring type: Non-metallic sheathed

14) The second breaker from the bottom on the left in the main service panel is "double-tapped".  Two branch circuit wires are clamped into its terminal when it's designed for only one wire.  Recommend having a licensed electrician evaluate and repair.

15) Water pressure is greater than 80 psi.  Some appliances such as water heaters and washing machines can be damaged by pressures higher than 80 psi. Recommend having a licensed plumber install a pressure reducing valve to limit pressure below 80 psi.

This home is equipped with a: Masonry fireplace with a masonry chimney.

16) The chimney appeared to have a significant build-up of creosote.  Recommend having the chimney inspected, cleaned and repaired if necessary by a qualified chimney service contractor. Recommend that it be inspected annually in the future and cleaned as necessary.

Crawl space inspection method: Traversed crawl space by crawling or walking.
Vapor barrier: Adequate
Venting: Adequate
Insulation material: Fiberglass batt
Piers/Support posts: Wood
Girders/beams: Wood
Floor structure above: Solid wood joists

		18) What appear to be oil fuel lines are visible along the east wall of west crawl space area.  This may indicate that an abandoned underground oil tank exists on the property.  Recommend determining if an underground tank exists on the property. If one exists and it hasn't been decommissioned, then recommend that the soils around the tank be tested for oil contamination and that the tank be decommissioned. (See photo 8)
		17) Rotting form boards were found along the west wall of the east crawl space area.  Recommend removing these boards to avoid attracting wood destroying insects. (See photo 7)

		19) Two outlets in the NE corner above the counter are hot/neutral reversed.  Recommend having a licensed electrician evaluate and repair.
		20) The outlet under the sink was missing its cover plate.  Recommend installing a cover plate to avoid exposed wiring.
		21) The oven light didn't appear to work.  Recommend replacing bulb or repairing as necessary.

22) The master bedroom has a Cadet model FW 122 heater.  Cadet models FW, FX, LX, TK, ZA, Z, RA, RK, RLX, RX, RW and ZC wall heaters have been recalled.  Recommend replacing this heater unit.  For more info visit http://www.cadetco.com/recall_program.php.

		23) Toilet running, apparently due to a warped flapper valve.  Recommend replacing flapper valve.
		24) Door frame trim damaged from hinge-mounted door stop.  Recommend replacing with a floor-mounted door stop. (See photo 6)

Photo 1. Vent pipes terminating in attic rather than being routed outside.	Photo 2. Unanchored outlet box with missing cover plate by furnace.
Photo 3. Wet floor under water heater where temperature-pressure relief valve has been leaking.	Photo 4. Missing drain line on water heater's temperature pressure relief valve.
Photo 5. Flue blocking electrostatic filter cover.  This prohibits removing filters to inspect or clean.	Photo 6. Cracked door trim in downstairs bathroom due to door stop.
Photo 7. Rotten form board in crawl space.  Cellulose material like this in crawl spaces attracts termites.	Photo 8. Possible abandoned oil tank lines.

Scope and Limitations of this Inspection
Inspector's scope and limitations, disclaimer and reinspection policy may be described here...

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