Luxury New Build Inspection Report Sample Unofficial version!
Client(s):
New Build Client
Property address:
Luxury New Build Delaware OH 43015-9807
Inspection date:
Tuesday, September 16, 2025
This report published on Thursday, October 16, 2025 1:12:14 PM EDT
"No home is perfect. Keep things in perspective. Do not kill your deal over things that do not matter. It is inappropriate to demand that a seller address deferred maintenance, conditions already listed on the seller's disclosure or nit-picky items."
The above is an excerpt from Sell Your Home For More by Nick Gromicko.
Acceptance of this report and/or relying on the information within constitutes acceptance of the real estate inspection agreement limits for the client listed above even if the agreement is not signed. Reliance on a home inspection report that was originally performed for a different home buyer removes warranties. Home Inspections are not a pass/fail. The purpose is to identify the condition of the home as much as can be done at the time of the inspection. It is out of the scope of the home inspection to give estimates for repairs. We recommend that contractors be utilized prior to closing to provide repair estimates.
If you are not the person identified as the client above then you need to attain permission from the client above and you need to have your own home inspection completed.
It is not typical to request to remedy those items which are small maintenance items. Your real estate agent will be your best source to help determine which items (if any) are appropriate to request for correction or improvement.
If this report or other forms of communications are translated into Spanish or other languages we can not guaranty the accuracy of the translation.
The following items are excluded from this inspection: Swimming pool, Built-in sound system
1) Comment - The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible or concealed /unknown areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating system components, does not determine if heating systems are appropriately sized, or perform any evaluations that require a pilot light to be lit. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future.
2) Comment - Photos are only a representative sample of conditions observed. There may be more than one area of concern not shown by photo
3) Comment - The home was vacant and inspectors are unable to determine when plumbing and other systems were last used consistently. It is recommended that new homeowners especially owners of recently vacant homes monitor waste, drains and other systems, especially in the first month or so.
4) Comment - This is a new home build inspection, things are subject to change by the builder and some things may not be finished to the standard requested. Consult with the builder if there are concerns about plan changes, cosmetics or quality of materials, etc.
Remember, issues that are considered cosmetic or minor are not the goal of this report.
6) Comment - This is a reminder that inspections are not code inspections, zoning checks nor a check for permits. Most buildings more than only a few years old are not up to current codes due to codes changing over time. It is normal and expected for homes and buildings not to be "up to code". Codes themselves are subject to locations and interpretation.
Inspections are also not a pest/rodent inspection. Nor do we identify all the tiny openings that they can enter. It is not uncommon for critters to move into buildings when weather gets colder and/or there are food sources available. Keep food sources away and monitor always.
It is recommended that you get estimates for repairs prior to closing to fully understand the costs involved. Cost estimates are not part of the inspection. Our inspectors do not provide repairs so any estimate provided is very rough if given and should not be relied on due to large variations from contractors and materials.
Life expectancy of materials, appliances and systems is outside the scope of the inspection. Any information regarding this should not be relied upon due to variations of opinions from contractors and materials.
7) Comment - Issues that are considered cosmetic are not the goal of this report. For example, holes, stains, scratches, unevenness, not perfectly level or square, missing trim, paint and finish flaws or odors. It is not the intent of this report to make the house new again. Any mention of cosmetic is done as a courtesy or because of request.
Home inspections and inspection reports are not a guaranty of future performance or future functionality. The inspection company is not responsible for failure to properly maintain the property or damage that occurs or uncovered after taking possession.
8) Safety, Repair/Replace, Evaluate - Exterior entry stairs were not secured in place. Recommend correction to prevent movement/falls.
Photo 8-1
9) Safety, Repair/Maintain - Stairs with more than two risers had no handrail installed. This is a safety hazard. Handrails should be installed and be graspable handrails that your hand can completely encircle at stairs where missing.
Photo 9-1
10) Repair/Replace - Soffit vent screens are blocked by paint, insulation or debris. This can reduce air flow through the attic, reduce the life of the roof surface because of high temperatures, and/or increase the moisture content in the attic. Repairs should be made as necessary, such as cleaning paint from screens, replacing screens, and/or moving insulation so vents are unobstructed.
House and garages blocked by paint
Photo 10-1 Photo 10-2
Photo 10-3
11) Repair/Replace - The perimeter grading around the structure was relatively flat or sloped slightly down towards the home. Recommend grading soil so it slopes down and away from the structure. The grade should drop at least 6 inches within the first 10 feet. https://homeinspectionsinohio.com/negative-grading/
It is common for newer homes to have settling of the exterior soil especially the first several years. Recommend monitoring and adding new soil as needed.
Photo 11-1
12) Repair/Maintain - Soil was in contact with or was less than six inches from siding and/or trim. This is a conducive condition for wood destroying insects and organisms. Soil should be graded and/or removed as necessary so there are at least six inches of space between soil and all types of siding/trim (including stucco, vinyl, stone veneer, etc)
Photo 12-1
13) Minor Defect, Maintain - Minor cracking was observed where retaining wall met garage. Recommend repairs/sealing to prevent further deterioration.
Photo 13-1
14) Maintain - Caulk was 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.
Photo 14-1
15) Comment - Downspouts terminate above roof surfaces rather than being routed to gutters below or to the ground level. This is very common, but it can reduce the life of roof surface materials below due to large amounts of water frequently flowing over the roof surface. Granules typically are washed off of composition shingles as a result, and leaks may occur. Recommend considering installing extensions as necessary so downspouts don't terminate above roof surfaces.
Photo 15-1
16) Comment - The following items are not included in this inspection: swimming pools, spas, hot tubs, water features and related equipment; playground, recreation or leisure equipment; landscape lighting; areas below exterior structures with less than three feet of vertical clearance; irrigation systems; invisible fencing; sea walls, docks and boathouses. Exterior buildings such as sheds, barns and garages are not included unless specifically requested. Any comments made regarding these items are as a courtesy only. Note that the inspector does not test or determine the adequacy of drainage systems for grounds, walkways, below-grade stairs and roof downspouts. The inspector does not provide an evaluation of geological conditions and/or site stability, compliance of pool or spa fencing with municipal requirements, or determination that deck, balcony and/or stair membranes are watertight. Inspector is unable to determine condition of underlying materials (see through solid objects) such as materials behind siding and facia positioned behind gutters or flashing for examples. Tiny holes and gaps in soffits and siding are common and identifying every small item is not the scope of the inspection. The focus is on larger issues.
17) Comment - Section(s) of foundation and/or exterior walls are excluded from this inspection due to lack of access from vegetation, debris, fixed wall surfaces/coverings and/or stored items.
18) Comment - One or more cold joints were found in foundation stem walls. They occur because of the delay between pours of concrete. Typically they are not a structural problem, but may allow water intrusion. If concerned, consult with the builder.
Photo 18-1
19) Comment - Damage to stucco was observed in areas. Repairs to stucco were being made during the inspection.
Photo 19-1
20) - The following items are not included in this inspection: below-grade foundation walls and footings, or those obscured by vegetation or building components; exterior building surfaces or components obscured by vegetation, stored items or debris. Any comments made regarding these items are as a courtesy only. Some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determination the adequacy of sump pumps, seismic reinforcement, take measurements of plumbness, nor determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing.
21) Comment - The following items are not within the scope of this inspection: free-standing or portable appliances such as dishwashers, trash compactors, refrigerators, freezers, ice makers; specialty appliances such as hot water dispensers, water filters and trash compactors; appliance timers, clocks, cook functions, self and/or continuous cleaning operations, thermostat or temperature control accuracy, and lights. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances such as dishwashers, garbage disposals, trash compactors, ovens, broilers, or check the calibration of ovens and refrigerators, etc.
22) Comment - Kitchen appliances typically have an intended service life of 10 to 15 years. Determining the age of the kitchen appliances is outside the scope of the inspection. Consider asking the sellers for information.
23) Comment - These appliances operated: Stove /oven, disposal, refrigerator (freezer and main sections), dishwashers and microwave
Be aware that checking ice makers, filters, dispensers, and refrigerators especially checking the temperatures are out of the scope of home inspections. Any comment is done for the convenience and information of the buyer.
Solid strand aluminum branch circuit wiring present in the panel: No
24) Safety, Repair/Replace, Evaluate - Electrical wires were routed through duct work used for heating and cooling. This is not recommend due to the extra heat can lead to premature aging of insulation, vibrations can lead to abrasion of wire insulation. Recommend correction as needed.
Photo 24-1
25) Repair/Maintain, Evaluate, Comment - Two wall switches had unknown purpose. Recommend asking the builder as to the function of each switch.
Master bathroom and closet
Photo 25-1 Photo 25-2
Photo 25-3 Photo 25-4
26) Serviceable, Comment - No observable concerns with the electric panel wiring.
Photo 26-1 Photo 26-2
27) Comment - The following items are not included in this inspection: generator systems, surge suppressors, inaccessible or concealed wiring condition or materials; underground utilities and systems; low voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, does not determine if this system has an adequate capacity for the client's specific needs, nor determine if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, install or change light bulbs, nor determine the operability of every wall switch or outlet. Inspectors do not remove outlet covers and are unable to determine the type of wiring inside walls or in concealed spaces. Home inspection are not code inspections.
Note: National safety standards require electrical panels to be weatherproof, readily accessible, and have a minimum of thirty-six inches of clear space in front of them for service. Also, they should have a main disconnect, and each circuit within the panel should be clearly labeled. Industry standards only require us to test a representative number of accessible switches, receptacles, and light fixtures. However, we attempt to test every one that is unobstructed, but if a residence is furnished, we will obviously not be able to test each one nor the outlets that are out of normal reach (ceilings, eaves, etc.)
FYI - GFCI outlets should be tested monthly. As they get older the chance of failure increases. Monitor/test
28) Comment - All accessible electrical outlets were tested, and they all had power and the outlet tester indicated no concerns.
29) Comment - As smoke detectors age they have a higher possibility of failure. Consider installing new detectors so you can know for certain the age of the detectors. Smoke alarms should be installed as necessary so a functioning one exists in each hallway leading to bedrooms, each level of the home, and in each bedroom. We recommend installing new batteries in all detectors upon moving in. It is outside the scope of the inspection to determine if detectors are hard wired in.
30) Comment - Four light fixtures had missing bulbs and could not be fully evaluated. Bulbs may simply need to be installed, or repairs or replacement may be necessary.
Distribution system: Sheet metal ducts, Flexible ducts
Manufacturer(s): Bryant
Filter location: In return air duct next to furnace
Thermostat Location: Hallway, 2nd floor hallway
32) Repair/Replace, Evaluate - One section of flex duct had inadequate support due to supports being spaced too far apart. Most manufacturers, and the Sheet Metal and Air Conditioning Contractors National Association (SMACNA) recommend that flex duct supports be spaced no farther apart than 5 feet. A qualified heating/cooling contractor should evaluate and repair as necessary.
Photo 32-1
33) Repair/Replace - Drywall dust, and construction debris such as sawdust usually accumulates in heating/cooling ducts during new construction and flips of properties. The drywall dust in particular can reduce the life of the furnace or air handler if left to circulate. Recommend having a qualified contractor clean the ducts.
34) Maintain - The filter(s) for the heating/cooling system should be checked monthly and replaced or washed as necessary.
Also be aware that heating and cooling systems should have regular maintenance on them yearly to help ensure long life spans.
35) Serviceable, Comment - The flames on the furnace looked good and the blower motor operated.
Photo 35-1
36) Serviceable, Comment - The desired temperature difference between return air and that produced should be in the range of 15 to 22 degrees Fahrenheit so that the supplied air is cooler than at the return duct(s), or current room temperature.
The air conditioning was operating within that range. The temperature difference was 21 degrees F.
Photo 36-1 Photo 36-2
37) Comment - We check heating and cooling for basic function. Our inspection is not technically exhaustive. Our inspection of ducts is naturally limited to observable areas. Therefore large areas of ducts cannot be seen. Since dirt, dust, mold, even toys are commonly found in ducts we recommend that you have the ducts cleaned.
40) Safety, Repair/Replace, Evaluate - Corrosion, scale or melted components were found on the water heater's burner and/or pilot assemblies and/or around the draft hood. This may be caused by condensation in the exhaust flue due to improper drafting and/or continuous use due to the water heater being undersized. A qualified contractor should evaluate and repair or replace the water heater as necessary.
Photo 40-1
41) Safety, Repair/Maintain - The faucet was reverse-plumbed, where hot water flows when what should be the cold water faucet is operated, or when the single faucet is set to the cold setting, and visa versa. Recommend correcting to help prevent accidental scalding.
Master tub
Photo 41-1
42) Repair/Replace, Evaluate - Cold water did not flow at the master tub, only warm to hot water flowed. This is likely due to the mixing valve. A plumber should evaluate and make corrections so both hot and cold water flows.
Photo 42-1
43) Repair/Replace - Master bathroom tub was not secured in place. Recommend correction to prevent movement which can lead to leaks.
Photo 43-1
44) Repair/Maintain, Evaluate - There was weak water flow at the 2nd floor ensuite bathroom. Recommend evaluation and repair as needed.
Photo 44-1
45) Repair/Maintain, Evaluate - Supply line(s) were not secured in place as well as desired. Recommend installing pipe hangers/supports as needed to prevent excessive movement which can lead to leaks.
Photo 45-1
46) Repair/Maintain - Caulk was missing and/or deteriorated at the shower. For example, where the shower base meets the floor below and/or around the shower surround. Caulk should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to wall and floor structures.
Photo 46-1 Photo 46-2
Photo 46-3
47) Repair/Maintain - Pipe hanger is damaged/missing. Recommend repairing to ensure proper support of pipes
Above water heater
Photo 47-1
48) Repair/Maintain - The plumbing vent still had a cap sealing it. Recommend removing it to help ensure venting of sewer gases.
Caps are installed when plumbing is tested for leaks and sometimes it is forgotten to remove them. All plumbing vents should be evaluated and caps removed where necessary.
Photo 48-1
49) Repair/Maintain - Fixture was not secured in place as well as desired. Recommend installing pipe hangers/supports as needed to prevent excessive movement which can lead to leaks.
Photo 49-1
50) Repair/Maintain - Two exterior hose bibs were loose/ not secured in place. Repair as needed. They still operated.
Photo 50-1 Photo 50-2
51) Evaluate - Water was turned off for one sink in the master bathroom. Ask the builder about this and confirm both hot and cold water flow at this sink prior to close. Sink should also be evaluated for leaks.
Master bathroom
Photo 51-1 Photo 51-2
52) Serviceable, Comment - The flames on the water heater looked good.
Photo 52-1
53) Comment - The following items are not included in this inspection: private wells and sewage disposal systems; main, side and lateral sewer lines; gray water systems; pressure boosting systems; incinerating or composting toilets; fire suppression sprinkler systems; water softeners, conditioners or filtering systems; plumbing materials / components concealed within the foundation or building structure, or in inaccessible areas such as below tubs; underground utilities and systems; overflow drains for tubs and sinks; backflow prevention devices. Any comments made regarding these items are as a courtesy only.
Note that the inspector is not required to operate water supply or shut-off valves due to the possibility of valves leaking or breaking when operated. The inspector does not test for lead in the water supply, the water pipes or solder, does not determine if plumbing and fuel lines are adequately sized, and does not determining the existence or condition of underground or above-ground fuel tanks.
54) Comment - "In accordance with industry standards, we do not normally test washing machines and their water connections and drainpipes if present. However, there are a few things of which you should be aware. The water supply to washing machines is usually left on, and their hoses can leak or burst under pressure and continue to flow. Therefore, we recommend replacing the rubber hose type with newer, braided, stainless steel ones that are much more dependable and that they be operated only during times you will be present. You should also be aware that the newer washing machines discharge a greater volume of water than many of the older drainpipes can handle, which causes the water to back up and overflow, and the only remedy would be to replace the standpipe and trap with one that is larger. Although not required, whenever structural damage may result from an overflow, we recommend a pan with a plumbed drain. An alternative is a flood or leak detection device that will terminate the water supply in a water pipe failure."
55) Comment - It is beyond the scope of the inspection to confirm if the structure uses a septic or a public sewer system. This includes determination or inspection of aerators designed for septic systems. Recommend confirming with seller if there is any questions regarding this. It is always a great idea to have the county health department inspect any septic system.
56) Comment - Your main water shut off location.
Photo 56-1
57) Comment - The drain-waste-vent system (DWV) employs a mechanical vent, also known as an air-admittance valve or AAV. Although they may function as intended, AAV's are a mechanical component, and as such, they are subject to failure over time. Failure of these mechanical vents may allow sewer gases to escape into the attic or living space, which would result in potentially hazardous and unhealthy conditions. If, at any time, you notice an odor consistent with rotten egg smell, waste or sewage, you should immediately contact a qualified plumber to evaluate the AAV's.
59) Comment - It is impossible for a home inspection to determine with any degree of certainty whether the flue is free of defects. Also unable to determine the type of mortar used. In the 1990's it became standard for non-water soluble mortar be used.
In accordance with recommendations made by the National Fire Prevention Association (NFPA) it is recommended to have all chimneys inspected before buying a home, you should have a Level II inspection of the chimney flue prior to close of escrow. The typical fireplace inspection by a home inspector is not a Level II inspection.
60) Comment - The gas fireplace and/or stove did not respond when the controls were operated. This may be due to the pilot light being turned off, the gas supply being turned off, or any number of other reasons. As a result, these appliances were not fully evaluated. As per the Standards of Practice for both the National Association of Certified Home Inspectors (NACHI) and the American Society of Home Inspectors (ASHI) the inspector does not operate gas shut off valves or light pilot lights during inspections. Recommend consulting with the property owner(s) as to how the fireplace(s) and/or stove(s) operate, and/or having a gas appliance contractor evaluate and repair if necessary.
Sump pump back up system present: Sump pump back up system not present, consider installing for increased protection especially for finished basements.
Type of sump pump back up system: N/A
61) Repair/Replace, Evaluate, Monitor - Evidence of prior water intrusion was found in at least one section of the basement. For example, water stains and/or efflorescence on the foundation or floor, water stains at bases of support posts, etc. Accumulated water is a conducive condition for wood destroying insects and organisms and should not be present in the basement. The client(s) should review any disclosure statements available and ask the property owner(s) about past accumulation of water in the basement. The inspector is unable to determine how much water may enter in the future. The basement should be monitored in the future for accumulated water, especially after heavy and/or prolonged periods of rain. If water is found to accumulate, a qualified contractor who specializes in drainage issues should evaluate and repair as necessary. Typical repairs for preventing water from accumulating in the basement include:
Repairing, installing or improving rain run-off systems (gutters, downspouts and extensions or drain lines)
Improving perimeter grading
Repairing, installing or improving underground footing and/or curtain drains
Ideally, water should not enter the basement, but if water must be controlled after it enters the basement, then typical repairs include installing sump pump(s) or interior perimeter drains.
Photo 61-1 Photo 61-2
62) Minor Defect, Maintain, Comment - Minor cracks were found in the concrete slab. However they don't appear to be a structural concern and no trip hazards were found. This is common for large sections of cement. Recommend sealing to help prevent water infiltration and for aesthetic reasons. https://homeinspectionsinohio.com/concrete-floor-cracks-normal
Photo 62-1
63) Comment - Sump pump operated as designed when tested.
We are unable to determine the age of sump pumps and due to the randomness of sump pump failures it is recommended to have a back up system. Always monitor and check sump pumps especially during wet seasons. Most sump pump can last up to 10 years, this varies greatly.
64) Repair/Maintain, Minor Defect - Window screens were missing in location(s). Screens should be replaced where necessary. Missing location(s): basement
65) Repair/Maintain, Minor Defect - Trim was damaged and/or deteriorated in small areas. Recommend having a qualified contractor replace or repair trim as necessary.
Half bath
Photo 65-1
66) Repair/Maintain - One air supply register was/were missing. The air flow cannot be controlled as a result. Registers should be installed where missing.
2nd floor en suite bathroom
Photo 66-1
67) Repair/Maintain - Damage/cracks were found in walls in areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.
Jack and Jill bathroom
Photo 67-1
68) Repair/Maintain - Windows had gaps/missing sealant. This is likely to result in air leakage and increased heating and cooling costs. Recommend improving / applying sealant for better energy efficiency.
Photo 68-1
69) Minor Defect, Maintain - The weatherstrip around the entry door was missing/deteriorated or had gaps to allow air leakage or water infiltration. Weatherstrip should be installed where missing and/or replaced where needed.
Front entry, gaps
Photo 69-1
70) Minor Defect - Smudges/dirt or excess paint/imperfections were observed in areas. Recommend repairs for aesthetic reasons.
Photo 70-1 Photo 70-2
Photo 70-3 Photo 70-4
Photo 70-5
71) Comment - The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; sources of obnoxious odors; cosmetic deficiencies due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure electrical outlets, wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Determining the cause of odors is not within the scope of this inspection.
72) Comment - All accessible windows operated and latched.
74) Safety, Repair/Replace, Evaluate - Wall and/or ceiling surfaces between the attached garage and interior living spaces had gaps, holes, or missing or inadequate surface materials. These surfaces are intended to prevent vehicle fumes from entering living spaces, and to slow the spread of fire from the garage to living spaces and spaces above those areas. Recommend evaluation and repairs as necessary so the attached garage wall and ceiling surfaces that adjoin living spaces are tightly sealed and fire rated as per standard building practices. Typically these surfaces require a one-hour fire rating.
Fire-rated spray foam is an easy way to seal small gaps
Photo 74-1
75) Safety, Repair/Maintain, Evaluate - The auto reverse /pressure sensor was not tested due to risk of damaging the door due to auto reverses often not functioning properly. Recommend having the garage vehicle door serviced now and annually and adjusted as need by a garage door company to help ensure safety. https://homeinspectionsinohio.com/autoreverse-feature-in-garage-doors/
76) Repair/Maintain - The weatherstrip around the edges of the vehicle doors leaves gaps. Recommend repairing or replacing to help prevent water infiltration.
Photo 76-1
77) Repair/Maintain - Ventilation is substandard in the attic space above the garage. Inadequate attic ventilation may result in high attic and roof surface temperatures, reduce the life of the roof covering materials and increase cooling costs. High levels of moisture are also likely, and can be a conducive condition for wood destroying insects and organisms. Standard building practices require one square foot of vent area for 150 to 200 square feet of attic space. Vents should be evenly distributed between soffits, ridges and at corners to promote air circulation. Recommend correction/improvement.
No top venting
78) Evaluate - One garage vehicle door opener could not be evaluated due to being unplugged. Confirm operation prior to close.
Photo 78-1
79) Comment - The automatic garage door operated.
Photo 79-1
80) Comment - The photo eyes safety feature was tested and it operated.
81) Comment - Cracks were found in the concrete floor. This is a common find. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is required, but the client(s) may wish to have repairs made or cracks sealed to prevent further deterioration.
Roof inspection method: Viewed from ground with camera lens, Viewed from windows, Pole Camera
Roof type: Gable, Hipped, Pyramidal, Cross gable
Roof covering: Asphalt or fiberglass composition shingles
Estimated age of roof material: 1-3 years
Gutter & downspout material: Aluminum
Roof ventilation: Adequate
82) Repair/Replace, Evaluate - Shingles were damaged, deteriorated and/or missing in area(s). Recommend evaluation by a roofer and replacement of any shingles in need to help prevent leaks.
Photo 82-1 Photo 82-2
83) Repair/Maintain, Evaluate - Shingles were raised/buckled. This can result in water intrusion. Recommend evaluation and repair.
Photo 83-1 Photo 83-2
84) Repair/Maintain - Section(s) of the ridge vent were raised. Recommend correction to help reduce chances of water infiltration. Likely tapping down nails will solve this.
Photo 84-1
85) Comment - Be aware that lifting and or moving around insulation is beyond the scope of the inspection, therefore the areas directly buried and under insulation are not visible. Due to attic structures access to some areas are limited due to physical spaces and safety.
86) Comment - The attic access hatches in the garages were inaccessible due to the ceiling height being too tall for standard access methods. The inspector was unable to evaluate the attic, insulation levels, stains, etc. and it's excluded from this inspection.
Photo 86-1
87) Comment - Some attic areas were inaccessible due to stored items, lack of permanently installed walkways, the possibility of damage to loose fill insulation, and/or low height. These areas are excluded from this inspection.
88) Comment - The insulation was of a good amount providing at least the recommended R30 for the ceilings.
Photo 88-1 Photo 88-2
Photo 88-3
89) Comment - Attic structure overall looked good. Recommend repairing any identified locations in need.
Photo 89-1 Photo 89-2
Photo 89-3 Photo 89-4
Photo 89-5
90) Comment - The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation; solar roofing components; any comments made regarding these items are as a courtesy only. Note that the inspector does not determination the number of layers of roof materials, if rafters, trusses, joists, beams, etc. are of adequate size, spanning or spacing. The inspector does not provide an estimate of remaining roof surface life nor any guarantee of roofs age, does not determine that the roof has absolutely no leaks at the time of the inspection, and does not determine that the roof won't leak in the future. To absolutely determine than no leaks exist, complete access to all roof structure areas must be available during a wide variety of weather conditions, including prolonged heavy rain, high wind from varying directions, heavy accumulations of snow and/or ice, and melting snow and ice. We also recommend asking sellers for verification of roof covering age for all roof surfaces and/or checking building permits.
Insurance companies may or may not provide coverage due to a roofs age or other reasons of theirs. Recommend checking with your insurance provider regarding coverage. This is outside the scope for an inspector to know.
91) Comment - Due to certain access restrictions and safety the roof access was limited and the roof was inspected by use of a pole mounted camera. Evaluation of the roof covering is limited with the use of such cameras. Some defects may not be visible such as hairline cracks in the shingles, granule loss, blistering, weakness in the roof decking, framing or structure. We assume no liability for any areas not directly viewed by the specialized camera. The Client should request any known history or documentation of the age or condition of the roof.
92) Comment - Home was 10 years old or less, original roof covering may remain under a transferable warranty. Recommend consulting with sellers/builder regarding warranty information if any.
93) Comment - Generally the roof covering was in useful condition. Be certain to have the concerns identified evaluated prior to closing.
94) Comment - The corrugated stainless steel tubing (CSST) was bonded for safety in the rare instance in which lightening strikes have resulted in energized gas line and fires.
Photo 94-1
Photo X-1
IMPORTANT INFORMATION CONTINUES You should not regard this inspection and report as a guarantee or warranty of the property and its components. It is not. It is simply a report on the general condition of the property at a given point in time. Furthermore, as a homeowner, you should expect problems to occur; roofs will leak, drain pipes will become blocked, and components and systems will fail without warning. For these reasons, you should take into consideration the age of the house and its components and keep a comprehensive insurance policy current. If you have been provided with a home protection policy, read it carefully. Such policies usually only cover insignificant costs, such as that of rooter service, and the representatives of some insurance companies are very likely to charge you for a service call and then deny coverage on the grounds that a given condition was preexisting or not covered because of an alleged code violation or a manufacturers defect. Therefore, you should read such policies very carefully, and depend upon our company for any assistance and consultation that you may need. It is highly recommended that the suggested repairs, corrections, evaluations, etc be done prior to the end of your due diligence time period if possible or before closing. Evaluations and repairs can reveal issues not visible during a home inspection or beyond the scope of a home inspection.
It is beyond the scope of the inspection to confirm if the structure uses a septic or a public sewer system. Recommend confirming with seller.
Heating and Cooling systems Furnaces typically will last 15-20 years. With proper maintenance they can last longer. Air conditioners also have a typical life expectancy of 8-15 years. Heat pumps typically last 15-20 years. The estimated useful life for boiler system is 25-40 years. It is normal to have issues with systems as they age. Be sure to have regular maintenance done.
As of January 2006, air conditioning manufacturers are no longer allowed to manufacture products, or certain individual components (condensers, evaporator, compressors) for systems with less than a 13 SEER rating. As existing inventories of older efficiency style components are depleted, replacement of the A/C unit may be required in place of repairs.
Note: R22 has been the standard refrigerant used in air conditioners for many years. The problem with this refrigerant is that it is both less efficient and less environmentally friendly than R410a refrigerant. The government-mandated shift away from R22 refrigerant is an attempt to make homes more efficient and reduce the emissions of greenhouse gasses into the environment. As of 2010 R22 is no longer allowed to be used in newly-manufactured air conditioners. R-22 can not be added to current systems after Jan 2019. MO99 is a refrigerant that can be used to replace R-22. Identifying the type of refrigerant used in a system is not within the scope of the home inspection.
Crawl Spaces Crawl spaces should all be viewed periodically. Although not desirable it is common for moisture levels to be higher here than in other areas of the home. Recommend quarterly viewing so as to catch water intrusion and moisture related issues quickly.
Roof materials It is beyond the scope of the inspection to give the life expectation of roofing materials. There are many factors that effect the aging process such as color, angle, orientation, ventilation and type of material. Any mention of age is a rough estimate based upon experience and is in no way an guarantee of the actual age. We recommend asking seller if you want specific age information. It is also beyond the scope to determine if a roof has more than one layer of materials. lower layer can be concealed by drip edges and flashings.
Roofs are designed to shed water like an umbrella and are not “waterproof”. In events of wind driven rains, and periods of intense rain, water can sometimes blow into areas such as ridge vents, roof vents and valleys and present leaking conditions. This occurrence is rare, but can possibly happen in severe storm events. Unless it is raining at the time of inspection, some roof leaks may not be identified during the inspection process. As prescribed in the inspection authorization and agreement, this is a visual inspection only. Roofing life expectancies can vary depending on several factors. Any estimates of remaining life are approximations only.
Ceiling fans cannot be checked for proper mounting inside attic spaces where concealed by insulation.
The accuracy of breaker labeling is beyond the scope of the inspection.
Rodents Please be aware that inspecting for rodents is outside the scope of home inspections. If we see obvious indications of activity we will note it. If we note it that should not be taken that we conducted a pest inspection. It is also very common for mice and similar sized critters to enter all homes at sometime. Please do not be alarmed if you have such house guests at sometime.
What are Molds? Molds are simple, microscopic organisms, present virtually everywhere, indoors and outdoors. Molds, along with mushrooms and yeasts, are fungi and are needed to break down dead material and recycle nutrients in the environment. For molds to grow and reproduce, they need only a food source and any organic material, such as leaves, wood, paper, or dirt and moisture. Because molds grow by digesting the organic material, they gradually destroy whatever they grow on. Sometimes, new molds grow on old mold colonies. Mold growth on surfaces can often be seen in the form of discoloration, frequently green, gray, brown, or black but also white and other colors. Molds release countless tiny, lightweight spores, which travel through the air. Everyone is exposed to some mold on a daily basis without evident harm. It is common to find mold spores in the air inside homes, and most of the airborne spores found indoors come from outdoor sources. Mold spores primarily cause health problems when they are present in large numbers and people inhale many of them. This occurs primarily when there is active mold growth within home, office or school where people live or work. People can also be exposed to mold by touching contaminated materials and by eating contaminated foods. Molds produce health effects through inflammation, allergy, or infection. Allergic reactions (often referred to as hay fever) are most common following mold exposure. Typical symptoms that mold-exposed persons report (alone or in combination) include: Respiratory problems, such as wheezing, difficulty breathing, and shortness of breath Nasal and sinus congestion, Eye irritation (burning, watery, or reddened eyes) Dry, hacking cough, Nose or throat irritation, Skin rashes or irritation Headaches, memory problems, mood swings, nosebleeds, body aches and pains, and fevers are occasionally reported in mold cases, but their cause is not understood. Molds will grow and multiply whenever conditions are right and sufficient moisture is available and organic material is present. Be on the lookout in your home for common sources of indoor moisture that may lead to mold problems: If you suspect that you may have mold, contact a specialist.
When Things Go Wrong There may come a time that you discover something wrong with the house, and you may be upset or disappointed with your home inspection.
Intermittent Or Concealed Problems. Some problems can only be discovered by living in a house. They cannot be discovered during the few hours of a home inspection. For example, some shower stalls leak when people are in the shower, but do not leak when you simply turn on the tap. Some roofs and basements only leak when specific conditions exist. Some problems will only be discovered when carpets were lifted, furniture is moved or finishes are removed.
No Clues. These problems may have existed at the time of the inspection but there were no clues as to their existence. Our inspections are based on the past performance of the house. If there are no clues of a past problem, it is unfair to assume we should foresee a future problem.
We Always Miss Some Minor Things Some might say we are inconsistent because our reports identify some minor problems but not others. The minor problems that are identified were discovered while looking for more significant problems. We note them simply as a courtesy. The intent of the inspection is not to find the $200 problems; it is to find the $2,000 problems. These are the things that affect people's decisions to purchase.
Contractors' Advice The main source of dissatisfaction with home inspectors comes from comments made by contractors. Contractors' opinions often differ from ours. Don't be surprised when three roofers all say the roof needs replacement when we said that, with some minor repairs, the roof will last a few more years.
Last Man In Theory While our advice represents the most prudent thing to do, many contractors are reluctant to undertake these repairs. This is because of the "Last Man In Theory". The contractor fears that if he is the last person to work on the roof, he will get blamed if the roof leaks, regardless of whether the roof leak is his fault or not. Consequently, he won't want to do a minor repair with high liability when he could re-roof the entire house for more money and reduce the likelihood of a callback. This is understandable.
Most Recent Advice Is Best There is more to the "Last Man In Theory". It suggests that it is human nature for homeowners to believe the last bit of "expert" advice they receive, even if it is contrary to previous advice. As home inspectors, we unfortunately find ourselves in the position of "First Man In" and consequently it is our advice that is often disbelieved.
Why Didn't We See It Contractors may say "I can't believe you had this house inspected, and they didn't find this problem". There are several reasons for these apparent oversights:
1. Conditions During Inspection It is difficult for homeowners to remember the circumstances in the house, at the time of the inspection. Homeowners seldom remember that it was snowing, there was storage everywhere in the basement or that the furnace could not be turned on because the air conditioning was operating, et cetera. It's impossible for contractors to know what the circumstances were when the inspection was performed. Contractors also rarely understand the standards home inspectors are to follow.
2. The Wisdom Of Hindsight When the problem manifests itself, it is very easy to have 20/20 hindsight. Anybody can say that the basement is wet when there is 2 inches of water on the floor. Predicting the problem is a different story.
3. A Long Look If we spent 1/2 an hour under the kitchen sink or 45 minutes disassembling the furnace, we'd find more problems too. Unfortunately, the inspection would take several days and would cost considerably more.
4. We're Generalists We are generalists; we are not specialists. The heating contractor may indeed have more heating expertise than we do.
5. An Invasive Look Problems often become apparent when carpets or plaster are removed, when fixtures or cabinets are pulled out, and so on. A home inspection is a visual examination. We don't perform any invasive or destructive tests.
6. Taking advantage of a situation Contractors may be desperate or eager for extra work. Is is too tempting for some to attempt to get work approval asap by telling the home owner that someone else will be paying for it.
Not Insurance In conclusion, a home inspection is designed to better your odds. It is not designed to eliminate all risk. For that reason, a home inspection should not be considered an insurance policy. The premium that an insurance company would have to charge for a policy with no deductible, no limit and an indefinite policy period would be considerably more than the fee we charge. It would also not include the value added by the inspection.