Interior 1 Interior
2 Garage Kitchen
23 - Main Water Line
The main water supply pipe brings water from the street to the
home. Older pipe materials may be 1/2" or 3/4"
galvanized steel. This type of pipe corrodes internally and may
not deliver the volume of water now needed throughout the house.
3/4" copper or plastic pipe is the minimum currently used
in modern construction. Normal water pressure is between 35 and
80 PSL. Excessive pressure can wear on valves, fittings,
fixtures and appliances.
24 - Water Supply Lines
Copper, galvanized, plastic and lead piping have all been used
at some time for water systems of residences. Old galvanized
piping typically requires replacement due to internal
restriction. Lead pipes present a possible health hazard if the
lead leaks into the drinking water. A form o plastic piping
called "polybutylene" has shown defects from the
manufacturing and installation process that can cause leaks.
Your inspector is only able to tell you of the condition of the
visible piping. No water quality tests are performed during this
25 - Waste Lines
These pipes carry the waste from the house to the sewer system.
It is impossible to predict waste line blockages as these can
occur at any time during use. Some plastic, "ABS"
pipes have shown defects from the manufacturing process and can
become weak and break.
26 - Fuel System
Natural gall is delivered to the house through underground
pipes. On-site fuel storage may consist of oil or propane fuels.
Some homes have been converted to natural gas from oil fuel.
These homes may have underground fuel tanks still in place which
may contaminate the soil. Your inspector is unable to determine
the presence of buried fuel tanks.
27 - Water Heater
Water heaters are sealed systems which contain a great deal of
pressure. The TPR (Temperature & Pressure Relief) valve is a
device designed to release excessive pressure from the system.
There should be a drain pipe attached to this valve which
terminates at a safe location away from body contact. Water
heaters sometimes make gurgling noises which are typically the
result of built up calcium inside the tank.
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28 - Description
Our description of the heating system includes where the unit is
located and the fuel used to generate the heat. Forced air
furnaces and water boilers can operate on gas, oil or
electricity. Heat pumps utilize electricity to drive the motors
and compressors. Furnace size is listed for reference only, if
available, and no calculations are performed during this
inspection to determine the adequacy or efficiency of the
29 - Condition
Systems are tested using normal homeowner operating controls. If
pilots or circuit breakers are off at the time of the
inspection, the inspector will not ignite or activate the
system. You can contact the utility provider for evaluation of
the heating system.
30 - Venting
Fuel burning appliances exhaust the products of combustion to
the exterior through vent pipes. Vent pipes utilize caps to
prevent moisture entry and to stop back drafting. Back drafting
means that the products of combustion are escaping into the home
instead of venting to the exterior.
31 - Combustion Air
When fires burn, they consume oxygen. Fuel that burns completely
is harmless and creates only carbon dioxide. Fuel burning
appliances must be provided with a constant source of fresh air
for the fuels to burn properly. If air is not provided to the
fire, incomplete combustion may occur which could produce carbon
monoxide. Be sure not to block any air vents around or near your
heating systems. Also be advised that maintaining clean air
filters is important not only to the air you breathe, but to the
operation of the unit as well.
32 - Burners
It is impossible to see an entire heat exchanger inside most
furnaces, so this inspection does not comment on this component.
If there is an uneven or unusual flame pattern or there is rust,
charring or deterioration in the burner chamber, we recommend a
further investigation of the unit.
33 - Distribution
Most heaters utilize some method of moving the furnace generated
heat to the rooms which need the heat. Forced air heaters use
ducts and registers. Water heating systems use pipes and
radiators or convectors. Radiant systems may use pipes or wires
if electric. Much of the distribution system will not be visible
during this inspection and cannot be judged. For instance, water
piping that is buried below or in the concrete floor slab may
have leaks that are not detectable without specialized
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- Normal Controls
Normal operating controls are homeowner
operated devices such as a thermostat, wall switch or safety
switch. Loose thermostats should be secured and thermostats that
are not centrally located or on outside walls should be
relocated for better furnace performance.
35 - Air Filters
Regular cleaning or changing of air filters
is important for proper furnace performance. Dirty filters can
cause damage to the heater and waste energy dollars. We do not
evaluate the operation of electronic air cleaners but will
comment on cleanliness if present.
36 - Heating
Our evaluation of the heating system is visual
only and does not include dismantling the unit. A service
technician should be consulted for an in-depth evaluation,
cleaning and adjustment of the furnace for optimum performance
and safety. Most local gas companies will perform a safety check
and light gas pilots for their customers prior to the heating
season. We also do not evaluate humidifiers built onto the
37 - Evaporative
Evaporative coolers (commonly called swamp
coolers) utilize air flowing across moving water to humidify and
cool the house air. Standing water that is left in the unit for
extended periods of time can breed bacteria. Evaporative coolers
should be drained at the end of each cooling season and cleaned
prior to use.
38 - Air
Air conditioning systems rely on a constant
flow of air through the system to properly operate. Restricted
air flow from dirty filters or blocked coils can cause icing on
the evaporator coil. This may make the air from the unit appear
to be colder but is actually harmful for the system. Compressor
units located outside should also be kept clear of air
restriction. Trim back shrubs and grasses and don' place
anything over the tip of the unit that blocks air flow.
- Electric Service
The electrical service refers to the wires
that run from the street or main pole and enter the house either
underground or through the rooftop. The number of wires that
enter the panel determine the voltage of the service: 2 wires =
120 volt, 3 wires = 240 volt. A home that has only a 120 volt
service would be considered out of date by today's standards
because larger appliances that operate at 240 volts cannot be
utilized. Electrical load and demand calculations are not
performed during this inspection.
40 - Main Panel
The capacity of the system is determined by
the size of the service wires, the rating of the panel and the
size o the main fuse or breaker. Some older panels will have
fuses while newer systems use breakers. The main disconnect is
used to shut the entire electrical system in the house off in
case of emergency. If no main shutoff is provided, no more than
six breakers are allowed to be installed.
41 - Conductors
Conductor is the term used for the wires used
for electrical installations. Copper and aluminum are common
materials used for electrical wiring. The U.S. Product Consumer
Safety Commission issues a booklet on the hazards of aluminum
wire installations made in the early 1960's to the mid 1970's.
Please obtain this information if aluminum is noted.
42 - Sub-Panel
Electrical panels that do not contain the
mail service wiring are called sub-panels. Sub-panels are used
for a variety of reasons ranging from house size to ease of
accessibility. During inspections of homes that are occupied it
is possible that a sub-panel might be hidden by pictures or
furniture. Please check carefully during your final walkthrough
of the house after all belongings are removed.
43 - Panel Notes
This section of the report notes conditions
found inside the electrical panels. Repairs to wiring conditions
should be performed by qualified trades people due to the
44 - Wiring
Our inspection of the electrical wiring and
fixtures throughout the house will include random testing of
outlets and lights. At least one outlet per room, all accessible
outlets in the garage and on the exterior, and all outlets
within six feet of sinks will be tested for grounding and
- Entry Doors
Weather-stripping around the entry door keeps
cold air from entering the house. If no weather-stripping is
provided we recommend it be installed.
46 - Interior
Doors that stick, bind or won't close
properly can be adjusted or trimmed to fit. Sometimes however,
when doors are out of square and other related conditions are
present, it may be an indication of movement in the structure or
foundations. If these notes are made, a qualified civil,
structural or geo-technical engineer should be consulted.
47 - Exterior
Non-safety glass has been used for years in
the sliding glass doors of older homes. You should consider
upgrading any non-tempered glass doors throughout your home. At
times, it is not possible to determine if glass is tempered.
48 - Windows
Windows are checked during out inspection.
The condition of winter storm windows and doors are not part of
this inspection. It is not possible to evaluate the seal on
thermo pane windows as conditions change from morning to night
and season to season.
49 - Interior
In occupied homes, not all portions of all
walls will be exposed to view. After the occupants remove all of
their belongings, it is wise for you to conduct a final
walkthrough of the home. look carefully at areas that were not
visible during this inspection.
50 - Ceilings
Moisture stains on ceilings can come from a
variety of sources: plumbing leaks, roof leaks and condensation
to name a few. At times it is not possible to determine the
cause of a stain. Some older acoustic sprayed ceilings have
contained asbestos in the past. Only laboratory testing will
accurately reveal asbestos and this testing is not included in
the inspection fee.
51 - Floors
Our evaluation of the floors in the home is
to identify major defects where visible. Stains or odors may be
hidden and are not part of this inspection. Once furniture and
belongings are removed you will be able to view the condition of
floor coverings. Do a careful check on your final walkthrough.
52 - Fireplace
Our evaluation of the fireplace does not
include a smoke test. Some fireplaces emit smoke into the house
during use. If this occurs, a qualified chimney sweep should be
contacted for remedy.
53 - Interior
A - Central vacuum
B - Ceiling fan
C - Interior stairs
D - Stair handrail
E - Wet bar faucet
F - Wet bar counter
G - Plumbing
53 - Smoke
Smoke detectors are most effective when
located on each floor, in bedrooms and in hallways outside of
bedrooms. These units are tested by pushing the test button.
Carbon monoxide detectors are new devices that should be
considered if fuel burning appliances are installed in the
55 - Laundry
Washing machines and dryers are not moved or
operated during our inspection of the laundry area. Areas behind
and under the machines cannot be judged.
56 - Attic
A - Roof framing
B - Ceiling framing
C - Ventilation
D - Insulation
E - Plumbing vent pipe
F - Recesses ceiling light
G - Attic access
Garage floors should be constructed of
non-flammable materials. Carpeting or other floor coverings
should be removed. The floor should also be sloped to drain out
the overhead door.
A wall or ceiling that separates the garage
from the house is considered a fire separation. The coverings of
these areas should not have large holes. It is typically not
possible to determine the rating of these coverings.
59 - Ventilation
Ventilation for the garage becomes critical
when fuel burning appliances are installed in the garage. These
appliances require air for proper combustion.
60 - Door to
The door that enters the house from the
garage is considered a fire separation door and should be solid
wood, solid core or rated for that location. Pet doors are not
61 - Exterior
Sometimes hollow core doors are installed in
this location and moisture will delaminate the door skin at the
62 - Vehicle
Garage vehicle door types vary from roll-up
to tilt-up to sliding. Older door hardware springs are
considered unsafe if safety catches arm wires are not provided.
For safety, upgrading is recommended for older hardware.
63 - Automatic
Garage door opener remote controls are not
tested. If a door hits an obstruction during closing is should
reverse automatically for safety. Older openers were not
equipped with this safety function.
64 - Electrical
The garage is a common area for electrical
wiring, lights and outlets to be added. All added electrical
requires a permit. One of the most common mistakes is using
extension cords to power lights or garage door openers.
- Kitchen Sink
Our evaluation of the sink includes turning
on the faucet. We check functional flow and look for obvious
leaks at the handle and spout. We also run water looking for
functional drainage; however, drain lines can become blocked at
anytime, and this condition cannot be predicted. Under the sink
we check for leaks, rust and corrosion of the sink, drain and
67 - General
General features include: condition of
counters, cabinets, flooring, windows, ceiling and light
fixtures. Many times dishes and belongings will block view of
counters and cabinets. These items are not moved during this
inspection and you should check these areas during your final
walkthrough, and after the occupants have moved out.
68 - Garbage
Garbage disposals can rust and corrode
internally. It is difficult to verify the condition of the
interior of the unit. If the unit vibrates excessively or makes
unusual noises, matter may be lodged inside or blades may be
damaged. Sometimes repair is simple, while other times
replacement may be required.
The elements and burners of ovens, ranges and
cook tops are checked for functionality only. Calibration of
thermostats is beyond the scope of this inspection.
70 - Dishwasher
Our inspection of the dishwasher includes the
general condition of the unit, dish racks and door seals. The
condition of the pump and motor is not determined since the
dishwasher is not disassembled. Racks that are rusted can
usually be replaced.
71 - Special
Special features, if inspected, are tested
just as any homeowner would use the device or appliance. No
disassembly or special test equipment is used. If there is no
trash in a compactor we turn the unit on; however, this does not
verify compacting ability. If we operated a microwave we will
heat a glass of water for one minute although heating ability
varies between units.
Toilets that are loose at the base or at the
tank connection pose the possibility of leaking. Sometimes the
wax seal at the floor must be replaced to prevent leakage on the
floor or below the house.
73 - Sink
The water shutoff valves below the sink are
not tested during this inspection. Many times these valves have
not been used for some time and can leak if turned. This is a
Bathrooms that contain a tub or shower need
ventilation either through a window or mechanical exhaust vented
through the roof or wall.
75 - Bathtub
Our evaluation of the bathtub consists of the
visible and accessible areas only. Many times the drain and
supply piping are not accessible and cannot be judged.
Maintaining the caulk and grout in good condition is important
to avoid leakage. We do not fill the tub to overflowing to check
the overflow drain connection. If a whirlpool is installed we
test the equipment using normal operating controls. Sometimes
access to the pump and jet piping is not possible and they
cannot be inspected.
76 - Shower
Shower enclosures should be properly caulked
and maintained to avoid leakage. It is often difficult to
determine if glass enclosures are tempered safety glass. All
non-safety glass is considered a potential hazard and upgrades
should be considered.