Plumbing Components
Water - Water service must be operational at time of inspection
Water supply from street - Visible supply line from the street will be identified. Although very few home today still have polybutylene plumbing, if polybutylene is discovered this will be reported as a defective product.
Water pressure - Overall quality of water pressure will be reported
Interior lines if visible - Inspect all exposed water lines for leaks in pipe
Shut off valve location - digital image will be provided for location of main water supply turn off Waste - Notation will be made on type of waste system, public sewer or septic tank. All septic tanks will be recommended for cleaning unless purchaser has been provided a receipt for tank cleaning in the past year.
Drain lines - All visible drain lines will be inspected for leaks
Water heater - Manufacturer, capacity, serial and model numbers will be provided
Fuel line - Gas or electric energy source will be noted
Water heaters - Inspected leaks or failure, connection of vent piping on gas water heaters. Verify that pressure relief line drains to the exterior of home. All water heaters in garages checked for 18" stand. Electric water heaters will be checked for local service disconnect. Inspect for flame roll out in ignition compartment. This is often a sign of failing water heaters.
Electrical
Main panel accessed - Panel box is inspected for double tapped breakers, deteriorated wire, burned wire, water leakage into panel box, secure wiring, and no openings in panel front.
Receptacles - Sample of receptacles are inspected for correct hot/neutral wiring and grounding.
Exterior receptacles - Inspected for waterproof covers and GFCI protection. Verify all GFCI outlets trip and re-set.
Smoke detectors and door bell - Tested for operation. Verify smoke detectors are installed in sleeping areas.
Main service feed - Overhead or underground service lines will be noted
Main disconnect - Locate and identify location of main power disconnect
Main panel location - Identify where interior panel is located
Main panel amps - Amperage of home noted Breakers/Fuses - Breakers or fuse system noted House wiring - Verify presence of copper wiring on branch circuits.
Heating
Furnaces are tested for operation. Inspect the interior of furnace cavity for rusted or corroded parts.
Ductwork - All visible ductwork is inspected for crushed pipes, disconnected pipes, and missing insulation.
Vent Piping - All vent piping inspected for double wall vent pipes and verify vent pipes are connected. Disconnected vent pipes emit carbon monoxide into the house.
Gas piping - Check for leaks. Identify gas cut off valves.
Furnaces - Manufacturer and approximate age of units will be noted.
Type of system - Electric or heat pump Number of units will be noted.
Filter size identified and a picture of location
Type of system identified - Gas or heat pump
Operating furnace
Air Conditioning
Air Conditioning is tested when outside temperature exceeds 60 degrees. Supply and return temperature checked for a difference of at least 15-20 degrees
Refrigerant lines - inspected for sealed insulation on all exposed lines.
Air leakage - Supply and return air plenums inspected for air leakage
Condensate drains - Inspect for a primary and secondary condensation drain line in attics when HVAC is in the attic. Basements should have a condensate pump or gravity flow discharge pipe
Attic overflow pan - Inspect for signs of past issues, debris in overflow pans, and leaks on drain lines
Air conditioning units - Manufacturer and Approximate age of units unit will be noted.
Exterior
Siding material - Overall condition will be inspected and any areas in need of repair will be noted. Type of siding will be identified.
Masonry material - Inspected for settlement cracks and weep holes.
Hand rails and guard rails - All applicable hand rails and guard rails are inspected for safety, picket spacing, rail height minimum 36", deterioration in railings
Windows and window casing - All windows are inspected for water damage, rot, paint failure, flashing over widows on siding homes, broken seals on insulated windows.
Exterior doors - All exterior doors are inspected for water damage, rot, and deterioration of door jambs and thresholds.
Exterior door hardware - All exterior door locks are inspected for lock and hardware operation. Columns - All columns are inspected for water damage, rot, and secure installation.
Cornice/Eves - Cornice/eves are inspected for water damage, rot, and paint failure.
Gutters and downspouts - All gutters and downspouts are inspected for positive drainage of gutters to downspouts, attachment to the house, deterioration, blockage from debris at point of discharge, and visible evidence of leaks
Exterior water faucets - Water faucets that are on are tested to verify water is served at the faucet and that there are no visible leaks.
Roof
Roofs are inspected for damaged/deteriorated shingles, visible nail holes, failing installation, nails penetrating the shingles, or wood nailed to the roof.
Flashing - Verification of flashing around chimney and any roof sections abutting side walls of the house.
Average life expectancy of type of shingle installed will be identified.
Attic ventilation - Attic ventilation systems will be noted. Ventilated attics prolong the life expectancy of roofing shingles.
Roof penetrations - Plumbing vent pipes, roof vents, furnace vents are all inspected for water leakage around the fixture
Chimney chase - Exterior chimney chase is inspected for deteriorated siding, corner boards, flashing; inspect for the presence of a cricket behind the chimney for water drainage away from the chimney when the chimney is located on a non gabled wall.
Grounds
Grading and surface water drainage - The grounds around the foundation will be checked for at least 6" of sloping away from the foundation for the first 10 feet from the home.
Earth to wood contact - Organic material verified to be at least 6 " from wood products
Ground cover and vegetation - Shrubs, ground cover, and trees inspected for clearance from the structure and roof
Stoops and steps - Step tread and riser heights verified, settlement or deterioration will be noted Driveways and walkways - Inspected for excessive cracking, deterioration, or undermining due to erosion
Retaining walls - All retaining walls will be inspected for overall integrity and verification of drainage weep holes within brick or block walls.
Foundations
Type of foundation structure identified - Basement, slab, or crawl space
Foundation design material - Type of structure material will be identified
Moisture or water - Basements and crawl spaces inspected for evidence of moisture intrusion or dampness
Foundation drainage system - Visible foundation drainage systems will be noted
Ventilation - Report if insufficient ventilation
Visible joist and sub-floor material - Inspect floor joist and sub-floor, report on any water damaged or rotted material
Foundation settlement - All cracks that could be signs of foundation failure will be noted.
Water leakage and structural repairs
Decks and Patios
Deck attachment and flashing - Decks are verified to be bolted to the house flashed.
Support post footings - All support posts are inspected for footings. Steel columns if applicable are inspected for rust deterioration and that the base of the column is above ground level.
Guard rails and hand rails - Guard rails and hand rails are inspected for 36" minimum height. Pickets are inspected for 4" maximum spacing on rails and 4 3/8" spacing on stairs. Attachment of guard rails and hand rails inspected for safety.
Patios - Inspected for excessive cracking and draining away from the house.
This deck was in very poor condition.
Kitchen, Laundry, Interior rooms
Kitchen cabinets - Drawers/doors inspected
Kitchen plumbing inspected for leaks in supply and drain lines.
Garbage disposal - Inspected for operation and verify wiring is in conduit.
All kitchen appliances are operated.
Receptacles checked for ground fault protection.
Countertops and backsplashes - Inspected for defects and caulking of backsplash.
Laundry energy source - Identified as either gas or electric.
Check for dryer venting to the exterior.
Laundry sinks tested for leaks.
Walls and Ceilings - Walls and ceilings inspected for signs of leaks.
Interior Doors - Doors are inspected for opening and closure
Bedroom Window Operation - Inspect for at least one window to operate in bedrooms. Each bedroom should have one operable window for fire safety
Windows - All windows are inspected for broken or cracked glass
Stairs - Stair risers and tread heights are inspected. Hand rails and guard rails are inspected for 36" minimum height, 4" picket spacing on balconies, and 4 3/8" spacing on steps.
Lights and fans - All light fixtures and fans are tested for operation
Cosmetics items - Cosmetics are not a part of the inspection
Roof Structure
Access entry - Type of access opening will be noted
Attic stair unit inspection - Attic stairs if applicable are inspected for secure hardware and steps. Stairs are inspected for binding on all stress points. Attachment to framing inspected
Framing - Conventional or trusses
Rafter and truss bracing - Rafters and trusses inspected for bracing and broken or cut rafters
Insulation - Insulation deficiencies will be noted.
SPECIAL WINTER DISCOUNT
Mention our winter discount to receive $25 off your home inspection or radon test.