View as PDF

View summary

Logo
http://www.BCWarner.com
(937) 423-2949
Inspector's email: bcwarner@gmail.com

Sample Pre-Listing Home Inspection Report

Client(s):  Samuel Seller
Property address:  1 Great House For Sale Drive
Sample City, USA
Inspection date:  Wednesday, June 14, 2006

This report published on Friday, October 12, 2018 8:08:15 PM EDT

This is a sample report for reference only. Actual reports may vary in content and descriptions.

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:
Concern typePriority Concern ItemSignificant concern or defect considered a priority item by the inspector. Correction may involve a significant expense or review by a qualified contractor/specialist for repair estimates.
Concern typeHealth/Safety Risk PotentialPoses a risk of injury, risk to health, or otherwise unsafe condition. Caution should be heeded and improvements are recommended.
Concern typeRepair RecommendedItem was not functioning as designed or intended. Correction should be performed, and may require a professional, specialist, or other knowledgeable person.
Concern typeMinor Concern ItemA Courtesy or commonly encountered item brought to your attention. Item likely does not require immediate attention, and correction typically involves a minor expense or very little skill to correct or address.
Concern typeCommon but Unconventional ItemItem noted for your reference that may be performing, but is not conventional or considered best building practices. Immediate repair is typically not necessary, but should be considered for future renovation or repair.
Concern typeMaintenance ReminderRecommend routine attention and maintenance to keep item in proper working condition.
Concern typeInvestigate FurtherRecommend additional investigation, research, or review by a specialist and/or client

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 https://www.reporthost.com/glossary.asp

Table of Contents

General information
Exterior
Roof
Attached garage
Electric service
Water heater
Heating and air conditioning
Attic
Plumbing and laundry
Fireplaces and solid fuel burning appliances
Crawl space
Interior rooms

View summary

General information
Table of contents
Report number: 2040909a
Time started: 9:00 am
Time finished: 11:30 am
Present during inspection: Owner, Realtor
Occupied: Yes
Age of building: 1987
Type of building: Single family
Weather conditions: Cloudy
Temperature: Warm and 83 deg. F
Ground condition: Damp
Main entrance faces: East
Foundation type: Crawlspace
The following items are excluded from this inspection: Shed, Playground equipment, Low voltage outdoor lighting, Water filtration system, Water softener system
1) Exposed wiring due to splices not being contained in junction box or fixture. Recommend having a qualified electrician evaluate and install junction boxes with cover plates or fixtures where needed to contain wiring splices.

Revised
Concern has been repaired per report recommendations. Receipts and/or invoices for repair are available from seller by request.
Photo
Photo 1-1 
2) 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.

Revised
Concern has been repaired per report recommendations. Receipts and/or invoices for repair are available from seller by request.
3) 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.

Revised
Issue has been corrected per report recommendations. Recommend periodic maintenance of these areas in order to prevent issue or concern from reoccurring.
Photo
Photo 3-1 
4) 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.

Revised
Issue has been corrected per report recommendations. Recommend periodic maintenance of these areas in order to prevent issue or concern from reoccurring.
Photo
Photo 4-1 
Roof inspection method: Traversed
Roof ventilation: Adequate
5) 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).

Recommend qualified roofing contractor evaluate and replace.

Revised
Repairs have not been completed. Estimates for repair are available from seller by request.
Photo
Photo 5-1 
6) 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
7) 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.

Revised
Issue has been corrected per report recommendations. Recommend periodic maintenance of these areas in order to prevent issue or concern from reoccurring.
Photo
Photo 7-1 
Attached garage
Table of contents
8) 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.

Revised
Concern has been repaired per report recommendations. Receipts and/or invoices for repair are available from seller by request.
9) 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:
  • Replacing the cord on the opener with a longer cord
  • Moving the existing outlet closer to the opener
  • Installing an additional grounded outlet closer to the opener

Revised
Concern has been repaired per report recommendations. Receipts and/or invoices for repair are available from seller by request.
Photo
Photo 9-1 
Electric service
Table of contents
Primary service overload protection type: Circuit breakers
Service amperage (amps): 200
Service voltage (volts): 120-240
Location of main service panel: Utility room
Location of sub panels: None
Location of main disconnect: Breaker at top of main panel
Service conductor material: Aluminum
Main disconnect rating (amps): 200
Branch circuit wiring type: Non-metallic sheathed
Solid strand aluminum branch circuit wiring present: No
10) 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.

Revised
Concern has been repaired per report recommendations. Receipts and/or invoices for repair are available from seller by request.
Photo
Photo 10-1 
11) 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.

Revised
Concern has been repaired per report recommendations. Receipts and/or invoices for repair are available from seller by request.
Photo
Photo 11-1 
12) 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.

Revised
Concern has been repaired per report recommendations. Receipts and/or invoices for repair are available from seller by request.
Water heater
Table of contents
Estimated age: 15 years
Water temperature (degrees Fahrenheit): 131
13) 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.

Revised
Concern has been repaired per report recommendations. Receipts and/or invoices for repair are available from seller by request.
Photo
Photo 13-1 
14) 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/

Revised
Concern has been repaired or corrected per report recommendations. Receipts and/or invoices for repair are available from seller by request.
15) 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.

Revised
Repairs have not been completed or performed. Estimates for repair are available from seller by request.
Heating and air conditioning
Table of contents
16) 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.

Revised
Concern has been repaired, corrected, or addressed per report recommendations. Receipts and/or invoices for repair or service are available from seller by request.
17) 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.

Revised
Repairs have not been completed or performed. Estimates for repair are available from seller by request.
Inspection method: Viewed from hatch
Insulation material: Cellulose loose fill
18) 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.

Revised
Concern has been repaired, corrected, or addressed per report recommendations. Receipts and/or invoices for repair or service are available from seller by request.
Photo
Photo 18-1 
19) 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.

Revised
Concern has been repaired, corrected, or addressed per report recommendations. Receipts and/or invoices for repair or service are available from seller by request.
20) 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.

Revised
Concern has been repaired, corrected, or addressed per report recommendations. Receipts and/or invoices for repair or service are available from seller by request.
Photo
Photo 20-1 
Plumbing and laundry
Table of contents
Location of main water shut-off valve: Utility room entrance
Location of main water meter: Utility room
Location of main fuel shut-off: At meter
Water service: Public
21) 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.

For more information, visit: http://www.cpsc.gov/CPSCPUB/PUBS/5022.html

Revised
Concern has been repaired, corrected, or addressed per report recommendations. Receipts and/or invoices for repair or service are available from seller by request.
22) 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.

Revised
Concern has been repaired, corrected, or addressed per report recommendations. Receipts and/or invoices for repair or service are available from seller by request.
Photo
Photo 22-1 
Fireplaces and solid fuel burning appliances
Table of contents
23) 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.

Revised
Repairs have not been completed or performed. Estimates for repair are available from seller by request.
Photo
Photo 23-1 
24) 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
Table of contents
Inspection method: Traversed
Insulation material underneath floor above: Fiberglass roll or batt
Vapor barrier present: Yes
25) Some insulation in the crawlspace has fallen down. Recommend reinstalling or replacing this insulation.

Revised
Concern has been repaired, corrected, or addressed per report recommendations. Receipts and/or invoices for repair or service are available from seller by request.
Photo
Photo 25-1 
Interior rooms
Table of contents
Smoke detectors present: Yes
26) 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.

Revised
Concern has been repaired, corrected, or addressed per report recommendations. Receipts and/or invoices for repair or service are available from seller by request.
27) 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.

Revised
Concern has been repaired, corrected, or addressed per report recommendations. Receipts and/or invoices for repair or service are available from seller by request.
28) 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.

Revised
Concern has been repaired, corrected, or addressed per report recommendations. Receipts and/or invoices for repair or service are available from seller by request.
29) 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.

Revised
Concern has been repaired, corrected, or addressed per report recommendations. Receipts and/or invoices for repair or service are available from seller by request.
30) 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

Revised
Concern has been repaired, corrected, or addressed per report recommendations. Receipts and/or invoices for repair or service are available from seller by request.
31) 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.

Revised
Concern has been repaired, corrected, or addressed per report recommendations. Receipts and/or invoices for repair or service are available from seller by request.
32) 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.

Revised
Concern has been repaired, corrected, or addressed per report recommendations. Receipts and/or invoices for repair or service are available from seller by request.
Photo
Photo 32-1 
33) 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.

Revised
Concern has been repaired, corrected, or addressed per report recommendations. Receipts and/or invoices for repair or service are available from seller by request.
Photo
Photo 33-1 
34) 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.

Revised
Concern has been repaired, corrected, or addressed per report recommendations. Receipts and/or invoices for repair or service are available from seller by request.
35) Kitchen's under-sink food disposal is noisy. Recommend having a qualified plumbing contractor evaluate and repair or replace as necessary.

Revised
Concern has been repaired, corrected, or addressed per report recommendations. Receipts and/or invoices for repair or service are available from seller by request.
36) The doorbell appeared to be inoperable at the time of inspection. Recommend that a qualified electrician evaluate and repair as necessary.

Revised
Concern has been repaired, corrected, or addressed per report recommendations. Receipts and/or invoices for repair or service are available from seller by request.
37) Toilet appears to be loose and may need reanchoring. Recommend repairing so toilet is securely fastened to the floor.

Revised
Concern has been repaired, corrected, or addressed per report recommendations. Receipts and/or invoices for repair or service are available from seller by request.
38) Leak at drain under sink. Recommend repairing leak.

Revised
Concern has been repaired, corrected, or addressed per report recommendations. Receipts and/or invoices for repair or service are available from seller by request.
Photo
Photo 38-1 
39) 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.

Revised
Concern has been repaired, corrected, or addressed per report recommendations. Receipts and/or invoices for repair or service are available from seller by request.
Photo
Photo 39-1 
40) 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.

Revised
Concern has been repaired, corrected, or addressed per report recommendations. Receipts and/or invoices for repair or service are available from seller by request.
Photo
Photo 40-1 


CLICK HERE to return to BC WARNER HOME INSPECTIONS