| Property Inspection Report | |
| Client(s): | Miss Harriet Homebuyer |
| Property address: | 123 Main St. Anytown, NY 11111 |
| Inspection date: | Saturday, December 19, 2009 |
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.
 | Safety | Poses a risk of injury or death |
 | Major Defect | Correction likely involves a significant expense |
 | Repair/Replace | Recommend repairing or replacing |
 | Minor Defect | Correction likely involves only a 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 |
Structures built prior to 1979 may contain lead-based paint and/or asbestos in various building materials such as insulation, siding, and/or floor and ceiling tiles. Both lead and asbestos are known health hazards. Evaluating for the presence of lead and/or asbestos is not included in this inspection. The client(s) should consult with specialists as necessary, such as industrial hygienists, professional labs and/or abatement contractors for this type of evaluation. For information on lead, asbestos and other hazardous materials in homes, visit these websites:
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| Exterior | Return to table of contents |
Fences and/or gates are damaged and/or deteriorated in some areas. A qualified contractor should evaluate and make repairs or replace sections as necessary.
 Photo 69 latch on front gate to yard
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 Photo 70 fence along east side of yard
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Gaps exist at one or more openings around the exterior, such as those where outside faucets, refrigerant lines, and/or gas supply pipes penetrate the exterior. Gaps should be sealed as necessary to prevent moisture intrusion and entry by vermin.
 Photo 13 small gap in soffit @ southwest corner of house
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Caulk is missing or deteriorated in some areas and should be replaced and/or applied where necessary. For more information on caulking, visit:
Minor cracks were found in the driveway. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client(s) may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
One or more outside faucets were not evaluated due to their being winterized with covers, and are excluded from this inspection.
 Photo 7 outside spigot winterized under awning
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| Roof | Return to table of contents |
Counterflashing is missing at the base of one or more chimneys. Leaks may occur as a result. A qualified roofing or chimney service contractor should evaluate and repair as necessary.
 Photo 19 |
Roofing nails in one or more areas have loosened or backed out. Leaks may occur as a result. A qualified roofing contractor should evaluate and make repairs as necessary, such as reseating nails and applying sealant.
 Photo 23 A few popped roofing nails on north side of roof
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Debris has 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 structure's exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.
 Photo 20 |
 Photo 21 Typical debris in all gutters
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| Attic | Return to table of contents |
Extension cords are being used as permanent wiring in one or more areas. They should only be used for portable equipment on a temporary basis. Using extension cords as permanent wiring poses a fire and shock hazard, and is an indication that wiring is inadequate and should be updated. Extension cords may be undersized. Connections may not be secure, resulting in power fluctuations, damage to equipment, and sparks that could start a fire. Extension cords should be removed as necessary, or a qualified electrician should evaluate and make repairs as necessary. For example, install additional circuits and/or electric receptacles.
 Photo 47 Attic
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 Photo 48 Attic
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 Photo 49 Attic
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 Photo 50 Attic
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 Photo 51 Attic
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 Photo 52 Attic extension cord used for light fixture
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No insulation is installed over the attic access hatch. Recommend installing insulation above hatch for better energy efficiency.
 Photo 45 unisulated attic hatch cover
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| Electric service | Return to table of contents |
The service mast is broken or damaged. A qualified electrician should evaluate and replace the mast or make repairs as necessary.
 Photo 16 Mast on roof
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The service drop wires are in contact with trees or vegetation. Recommend having a qualified tree service company or arborist prune or remove trees as necessary to prevent straining or abrading the service drop wires.
 Photo 5 Overhead wires run thru tree in backyard
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One or more knockouts have been removed inside the main service 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. Some knockouts partially open
 Photo 53 Electric panel located on west wall in closet of south west bedroom
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 Photo 54 |
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 | Return to table of contents |
The hot water temperature is greater than 120 degrees Fahrenheit. This is a safety hazard due to the risk of scalding. The thermostat should be adjusted so the water temperature doesn't exceed 120 degrees. For more information on scalding dangers, visit:
The estimated useful life for most water heaters is 8 to 12 years. The inspector was unable to determine the age of the water heater due to the manufacturer's label being obscured, no serial number being visible, or the serial number not clearly indicating the age. The clients should be aware that this water heater may be near, at, or beyond its useful life and may need replacing at any time. Recommend attempting to determine the water heater's age, and budgeting for a replacement if necessary.
 Photo 35 |
| 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 59 outlet in kitchen
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One or more electric receptacles that serve countertop surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles that serve countertop surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
 Photo 57 Outlet in kitchen/ non GFI
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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:
 Photo 60 |
Tile, stone and/or grout flooring is damaged and/or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs as necessary. For example, replacing broken tiles and deteriorated grout, and resealing grout.
 Photo 62 kitchen floor
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No range hood is installed over the range or cook top. Ventilation and/or lighting may be inadequate and moisture may accumulate indoors. Recommend having a qualified contractor install a vented and lighted range hood, with the exhaust fan configured so as to vent outdoors.
One or more kitchen appliances appear to be near, at, or beyond their intended service life of 10 to 15 years. Recommend budgeting for replacements as necessary.
| Bathrooms | Return to table of contents |
One or more electric receptacles that serve countertop surfaces within six feet of a sink appear to have no ground fault circuit interrupter (GFCI) protection. This is a safety hazard due to the risk of shock. A qualified electrician should evaluate to determine if GFCI protection exists, and if not, repairs should be made so that all receptacles that serve countertop surfaces within six feet of sinks have GFCI protection. For example, install GFCI receptacles or circuit breaker(s) as needed.
 Photo 33 |
One or more sink drains use flexible drain pipe. This type of drain pipe is more likely to clog than smooth wall pipe. Recommend having a qualified plumber replace this pipe with standard plumbing components (smooth wall pipe) to prevent clogged drains.
 Photo 34 Flexpipe used in bathroom vanity
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| Interior rooms | 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 25 Open grounded outlets were found all three bedrooms as well as the living room and kitched
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 Photo 26 |
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Photo 59 outlet in kitchen
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Two-pronged electric receptacles rather than three-pronged, grounded receptacles are installed in one or more interior rooms. They are 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:
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 43 Two prong outlet in southeast bedroom
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 Photo 37 Open bulb fixture in utilities closet
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 Photo 44 Open bulb fixture in laundry room
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One or more doors will not latch 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 locksets.
 Photo 64 Kitchen door does not latch properly
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| Heating and cooling | Return to table of contents |
Copper oil supply lines are exposed and subject to damage. Leaks may occur as a result. A qualified contractor should evaluate and make repairs as necessary so oil supply lines are not subject to damage.
 Photo 8 |
Rust and/or corrosion was found in one or more areas on the oil tank. The tank may need replacing now or in the near future. Recommend having a qualified heating contractor and/or full-service oil provider evaluate and replace the oil tank if necessary.
 Photo 9 Oil tank located in east side yard
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Air handler filter(s) should be checked monthly in the future and replaced or washed as necessary.
 Photo 42 |
The estimated useful life for most forced air furnaces is 15 to 20 years. The inspector was unable to determine the age of the furnace. The clients should be aware that this furnace may be near, at, or beyond its useful life and may need replacing at any time. Recommend attempting to determine the furnace's age (ask property owner or service technician), and budgeting for a replacement if necessary.
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The outdoor air temperature was below 60 degrees Fahrenheit during the inspection. Because of this, the inspector was unable to operate and fully evaluate the cooling system.This consisted of one thru the wall ac unit
| Plumbing and laundry | Return to table of contents |
