 | Website: http://www.DaytonThermalInspection.com Email: bcwarner@gmail.com Phone: (937) 423-2949 |
| Sample Home Inspection Report | |
| Client(s): | John Sampleton |
| Property address: | 1 Sample Drive Sample City, USA |
| Inspection date: | September 9, 2004 |
This is a sample report for reference only. Actual reports may vary in content and descriptions.
 | Safety | Poses a risk of injury or death |
 | Major Defect | Correction likely involves a significant expense |
 | Repair/Replace | Recommend repairing or replacing, may involve moderate to significant expense |
 | Repair/Maintain | Recommend repair and/or maintenance, may involve minor to moderate expense |
 | Minor Defect | Recommend repair, may involve minor expense |
 | Maintain | Recommend ongoing maintenance |
 | Evaluate | Recommend evaluation by a specialist |
 | Comment | For your information |
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.asp| General information | Return to table of contents |
| Exterior | Return to table of contents |
One or more trip hazards were found in the sidewalk due to cracks and/or settlement. Recommend having a qualified paving contractor repair or replace sidewalk section(s) as necessary to eliminate trip hazards.
 Photo 15 |
Exposed wiring due to splices not being contained in junction box. Recommend having a qualified electrician evaluate and install junction boxes with cover plates where needed to contain wiring splices.
 Photo 16 |
One or more ground fault circuit interrupter (GFCI) receptacles didn't trip with the inspector's test instrument. Recommend having a qualified, licensed electrician evaluate and repair or replace receptacles or the wiring to the receptacles as necessary.
Handrail(s) are missing from one or more flights of stairs with more than two risers. This is a safety hazard. Recommend having a qualified contractor install graspable handrails that your hand can completely encircle at stairs with more than two risers where missing.
 Photo 11 |
Paint appears to be peeling or deteriorated at the eaves or soffits. Recommend scrape, prime, and paint as needed now and as regular maintenance in the future to prevent weather and water damage from occurring.  Photo 9 |
Moderate cracks (1/8" to 3/4") were found in the foundation. These may be a structural concern and the client may wish to hire a qualified geotechnical engineer to evaluate possible soil movement and/or a structural engineer to evaluate the integrity of the structure. At a minimum, recommend sealing cracks to prevent water infiltration. Numerous products exist to seal such cracks including: Photo 10 |
Soil is in contact with or less than 6" from siding and/or trim. This is a conducive condition for wood destroying insects and organisms. Recommend grading soil as necessary so there's at least 6" of space between the siding and trim and the soil below.
 Photo 23 |
Shrub(s) in contact with siding. Recommend pruning or moving shrub(s) so there's at least a one foot gap between shrub(s) and siding. This gap should exist to allow siding and trim materials to dry quickly after it rains, and to eliminate pathways to the structure for wood destroying insects.
 Photo 22 |
| Roof | Return to table of contents |
Roof covering appears to be at or beyond the end of its serviceable life. These conditions indicate that random failures may or have already occured. The potential for damage to interior surfaces and structures is great. Due to the poor condition, this roof may require the additional expense of installing or replacing sheathing, such as plywood or oriented strand board (OSB). Photo 4 |
Moss is growing on the roof. This is a conducive condition for wood destroying insects and organisms which can lead to the premature failure of the roof and subsequent leaks. Recommend treating moss during its growing season (wet months) with a moss killer. For information on various moss treatment products and their pros and cons, visit http://bryophytes.science.oregonstate.edu/page24.htm
Significant amounts of debris have accumulated in one or more gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the roof structure or make water accumulate around the foundation. Recommend cleaning gutters now and as necessary in the future.
 Photo 13 |
| Attached garage | Return to table of contents |
The garage vehicle door "auto-reverses", but requires too much force. The door should reverse relatively easily when closing and when it strikes something. This is a safety hazard, especially for small children. Recommend having a qualified garage door contractor evaluate and repair or replace opener as necessary.
Extension cord(s) are used as permanent wiring with the electric garage door opener(s). This is an unsafe practice. Recommend having a qualified electrical contractor evaluate and repair as necessary so no extension cords are needed. Possible solutions include: Photo 12 |
Evidence of "light to moderate" rodent infestation was found in one or more areas. The Center for Disease Control (CDC) defines this as less than 20 feces per square foot. Rodent infestation may be a safety hazard due to the risk of contracting Hantavirus Pulmonary Syndrome (HPS). HPS is a rare (only 20-50 cases per year in the United states) but deadly (40% mortality rate) disease transmitted by infected rodents through urine, droppings, or saliva. Humans can contract the disease when they breathe in aerosolized virus. For example, from sweeping up rodent droppings.
Garage-house door isn't auto-closing. Recommend installing hinges with springs or an automatic door closing device so door closes and latches automatically to prevent vehicle fumes from entering building.
| Electric service | Return to table of contents |
One or more circuit breakers are "double tapped", where 2 or more wires are clamped in a circuit breaker terminal, and the circuit breaker is only designed for 1 wire. This is a safety hazard since wires may come loose and cause arcing, sparking and fires. Recommend having a qualified electrician evaluate and repair.
 Photo 14 |
One or more bushings are missing from where wires enter main panel through holes. This is a safety hazard since the wiring insulation can be cut or abraded on the metal edge of the hole. Recommend having a qualified electrician evaluate and repair as necessary.
 Photo 5 |
Legend for overcurrent protection devices (breakers or fuses) is missing, unreadable or incomplete. Recommend installing, updating or correcting the legend as necessary so it's accurate.
| Water heater | Return to table of contents |
Temperature-pressure relief valve drain line is missing. Recommend having a qualified plumber install a drain line extending to within 6" from the floor, or routed so as to drain outside.
 Photo 1 |
Hot water temperature greater than 120 degrees fahreneit. Recommend adjusting thermostat so water temperature doesn't exceed 120 degrees to avoid scalding danger. For more information on scalding dangers, visit http://www.tap-water-burn.com/
The estimated useful life for water heaters is 8-12 years. This water heater appears to be at this age or older and may need replacing at any time.
| Heating and air conditioning | Return to table of contents |
Because of the age and/or condition of this furnace, recommend that a qualified heating and cooling technician inspect the heat exchanger and perform a Carbon Monoxide test when it's serviced.
The estimated useful life for air conditioning compressors is 8 to 15 years. This unit appears to be approaching this age and may need replacing at any time.
Last service date of this system is more than 2 years ago or is unable to be determined. Recommend asking seller when it was last serviced. If unable to determine or if more than 2 years ago, recommend that this system be evaluated and serviced by a qualified heating and cooling technician before closing. Recommend that this system be inspected, serviced and repaired as necessary every 2 years in the future.
This system is equipped with throw-away filter(s). They appear to be dirty. Recommend replacing filter(s) now and every 2 months in the future if the thermostat's fan position is set to "Auto", or monthly if it's set to "On".
| Attic | Return to table of contents |
No firewall is installed between the attached garage and the attic. Recommend having a qualified contractor install a 20 minute-rated fire wall.
Exposed wiring due to splices not being contained in junction box. Recommend having a qualified electrician evaluate and install junction boxes with cover plates where needed to contain wiring splices.
 Photo 17 |
Non-metallic sheathed wiring is unsupported or inadequately supported. This type of wiring should be attached to runners or to solid backing with fasteners at intevals of 4 1/2 ft. or less. Recommend having a qualified electrician evaluate and repair as necessary.
Water stains visible in roof sheathing and framing members. Sheathing and framing material are wet, apparently from an active leak in the roof. Recommend qualified roofing contractor repair or replace roof. Damage and staining may continue into interior ceiling and wall sections.
 Photo 24 |
| Plumbing and laundry | Return to table of contents |
The clothes dryer is equipped with a plastic or foil, accordion-type, flexible duct. The U.S. Consumer Product Safety Commission considers these types of ducts to be unsafe, and a fire hazard. The flexible plastic or foil type duct can more easily trap lint and is more susceptible to kinks or crushing, which can greatly reduce the airflow. Recommend replacing the duct with a rigid or corrugated semi-rigid metal duct. Most manufacturers specify the use of a rigid or corrugated semi-rigid metal duct, which provides maximum airflow.
Steel hangers are used to support copper water supply pipes. This contact between dissimilar metals causes corrosion. Recommend having a qualified plumbing contractor evaluate water supply pipes where these hangers have been used, and repair or replace pipes if necessary. Recommend replacing steel hangers with appropriate hangers that won't cause corrosion.
 Photo 8 |
The water pressure is greater than 80 psi. Pressures above 80 psi may void warranties for some appliances such as water heaters or washing machines. Flexible supply lines to washing machines are more likely to burst with higher pressures. Recommend having a qualified plumber evaluate and make modifications to reduce the pressure below 80 psi. Installing a pressure reducing valve on the main service pipe is a common solution to this problem. Typically the pressure can't be regulated at the water meter.
| Fireplaces and solid fuel burning appliances | Return to table of contents |
Fireplace hearth is less than 18" deep. This is a fire hazard. Recommend installing a non-combustible hearth pad or extending hearth to at least 18" deep.
 Photo 25 |
All solid fuel burning appliances (woodstoves and fireplaces) should be inspected annually by a qualified chimney service contractor, cleaned and repaired as necessary.
| Crawl space | Return to table of contents |
Flex duct supports are too narrow and may damage the ducts and/or constrict air flow through the ducts. Most manufacturers and the Sheet Metal and Air Conditioning Contractors National Association (SMACNA) recommend that flex duct support straps be 1 1/2" wide or more. Recommend having a qualified heating and cooling contractor evaluate and repair as necessary.
 Photo 7 |
Some insulation in the crawlspace has fallen down. Recommend reinstalling or replacing this insulation.
 Photo 3 |
| Interior rooms | Return to table of contents |
One or more electric receptacles has reversed polarity wiring, where the hot and neutral wires are reversed. This is a safety hazard and poses a risk of shock. Recommend having a qualified, licensed electrician evaluate and make repairs as necessary.
One or more ground fault circuit interrupter (GFCI) receptacles didn't trip with the inspector's test instrument. Recommend having a qualified, licensed electrician evaluate and repair or replace receptacles or the wiring to the receptacles as necessary.
An anti-tip device is not installed on stove or washer. Without this device, a small child (in the right situation) can easily tip the appliance over causing bodily injury. Recommend install brackets per manufacturer recommendations. Various devices or brackets may be purchased at home appliance or hardware stores.
No ground fault circuit interrupter (GFCI) devices (receptacles or circuit breakers) are visible for the kitchen. GFCI devices help prevent electric shocks in areas that may have water present. Recommend having a qualified, licensed electrician install GFCI protection for receptacles over counter tops and around sinks.
Recommend installing additional smoke detectors as necessary so a functioning one exists in each hallway and bedroom. For more information on smoke detectors visit http://www.cpsc.gov/cpscpub/pubs/5077.html
One or more bedroom windows have inadequate egress in the event of a fire due to their being stuck shut. Recommend repairing window(s) as necessary so they open and close easily.
A deadbolt is installed on door where a key is required to open it from both sides. This can be a safety hazard since the door can't be opened if the deadbolt is locked and the key isn't available. Recommend replacing this deadbolt with one that doesn't require a key from both sides.
 Photo 2 |
Cover plate(s) are missing from one or more electric switch boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard and poses a risk of both fire and shock. Recommend installing cover plates over switch boxes where missing.
 Photo 19 |
One or more fuel burning appliances are present in this home. Carbon monoxide (CO) is a by-product of incomplete combustion in these appliances. CO is a colorless, odorless, tasteless gas. In other words, you can not see, smell or taste carbon monoxide, but CO is a poisonous and deadly gas. Recommend install a quality CO alarm near bedrooms and other living areas. Combination smoke alarm / CO alarms are available. Recommend all fuel burning appliances be maintained and checked regularly by qualified technicians.
Kitchen's under-sink food disposal is noisy. Recommend having a qualified plumbing contractor evaluate and repair or replace as necessary.
The doorbell appeared to be inoperable at the time of inspection. Recommend that a qualified electrician evaluate and repair as necessary.
Toilet appears to be loose and may need reanchoring. Recommend repairing so toilet is securely fastened to the floor.
Leak at drain under sink. Recommend repairing leak.
 Photo 18 |
Water stains visible in ceiling. Ceiling material is wet, apparently from an active leak in the roof. Recommend repairing roof leak. Recommend removing wet wallboard or plaster and replacing with new after area has dried thoroughly.
 Photo 20 |
Screen(s) torn in one or more windows. Window(s) may not provide ventilation during months when insects are active. Recommend repairing or replacing screens.
One or more deadbolt mechanisms are difficult to operate. Recommend repairing or replacing as necessary.
Vinyl floor tiles are installed in some rooms that are "wet areas" (kitchen, bathrooms, laundry room, etc.). This is a poor choice of floor material since water can seep through the cracks and infiltrate the wooden subfloor beneath. Recommend replacing vinyl floor tiles with a waterproof floor such as sheet vinyl where necessary.
 Photo 21 |
Light in range hood inoperable. Recommend replacing light bulb or repairing as necessary.
One or more areas of the counter is loose. Recommend secure countertop to base using short length screws.
One or more light fixtures appear to be inoperable. Recommend replacing bulb(s) where necessary. If light(s) still don't work then recommend having a qualified electrician evaluate and repair as necessary.
