123 Sample St

Richmond, VA, 23220

January 1st, 2020


Dylan Morgan


Sample Client

Approximate Humidity


Approximate Temperature

45° F

In Attendance

Client's Agent
Listing Agent



Type of Building

Single Family

Weather Conditions

Clear throughout the day.

General Information

The observations and opinions expressed within this report are those of our home inspection service and supersede any alleged verbal comments. This report overrides, supersedes, and negates any previous report that may have been submitted by us for this property and should be read in its entirety. Any reports previously submitted by us for this property should be destroyed and should not be relied upon, or considered accurate or complete.

We inspect all of the systems, components, and conditions described in accordance with the State of Virginia Home Inspection Standards of Practice, and those that we do not inspect are clearly disclaimed in the contract and/or in the aforementioned standards. However, some components that are inspected and found to be functional may not necessarily appear in the report, simply because we do not wish to waste our client's time by having them read an unnecessarily lengthy report about components that do not need to be serviced.

The failure to follow our recommendations constitutes a violation of our agreement and contract, which would hold us harmless for any subsequently alleged defects or deficiencies and, by relying on this inspection report, you have agreed to be bound by the terms, conditions, and limitations as set forth in the Inspection Agreement. If you do not have a copy of the Inspection Agreement, please contact us and a copy will be provided to you electronically. If you do not agree to be bound by this Inspection Agreement in its entirety, you must contact us immediately upon receipt of this completed report. In addition, all electronic and paper copies of the inspection report must be deleted and destroyed, and may not be used in whole or in part for consideration in a real estate transaction.

Virginia Licensed NRS Home Inspector #3380001638.

State of Virginia Home Inspection Standards of Practice can be found in VA Code: 18VAC15-40-130.

Scope of Work

This report is intended only as a general guide to help the client make their own evaluation of the overall condition of the home, and is not intended to reflect the value of the premises, nor make any representation as to the advisability of purchase. The report expresses the personal opinions of the inspector, based upon their visual impressions of the conditions that existed at the time of the inspection only. The inspection and report are not intended to be technically exhaustive, or to imply that every component was inspected, or that every possible defect was discovered. No disassembly of equipment, opening of walls, moving of furniture, appliances or stored items, or excavation was performed. All components and conditions which by the nature of their location are concealed, camouflaged, or difficult to inspect are excluded from the report. In the case of a pre-listing inspection, Property Doc speaks only to the conditions at the time of inspection, and is not responsible for any changes/alterations/repairs after the inspection date.

Systems and conditions which are not within the scope of the inspection include, but are not limited to: formaldehyde, lead paint, asbestos, toxic or flammable materials, and other environmental hazards; pest infestation, playground equipment, efficiency measurement of insulation or heating and cooling equipment, internal or underground drainage or plumbing, any systems which are shut down or otherwise secured; water wells (water quality and quantity) zoning ordinances; intercoms; security systems; heat sensors; privately provided water/sewage systems (including wells), cosmetics, or building code conformity. Due to standards currently set forth, we are unable to do "invasive testing" which includes, but is not limited to, removal of covers from HVAC systems to view internal components and puncturing wood to test for moisture/insect damage. Any general comments about these systems and conditions are informational only and do not represent an inspection.

The inspection report should not be construed as a compliance inspection of any governmental or non-governmental codes or regulations. The report is not intended to be a warranty or guarantee of the present or future adequacy or performance of the structure, its systems, or their component parts. This report does not constitute any express or implied warranty of merchantability or fitness for use regarding the condition of the property and it should not be relied upon as such. Any opinions expressed regarding adequacy, capacity, or expected life of components are general estimates based on information about similar components and occasional wide variations are to be expected between such estimates and actual experience. To the best of our knowledge and belief, all statements and information in this report are true and correct.

Should any disagreement or dispute arise as a result of this inspection or report, it shall be decided by arbitration and shall be submitted for binding, non-appealable arbitration to the American Arbitration Association in accordance with its Construction Industry Arbitration Rules then obtaining, unless the parties mutually agree otherwise. In the event of a claim, the Client will allow Property Doc to inspect the claim prior to any repairs or waive the right to make the claim. Client agrees not to disturb or repair or have repaired anything which may constitute evidence relating to the complaint, except in the case of an emergency.

1 · Roof


We take great care in evaluating the roof system thoroughly through every aspect available to us at time of inspection excluding walking on the roof. Every roof will wear differently relative to its age, number of layers, quality of material, method of application, exposure to weather conditions, and the regularity of its maintenance. We can only offer an opinion of the general quality and condition of the roofing material. Roof surfaces and materials over 10 years old are subject to issues that may arise; those include but are not limited to those associated with age. Maintenance and general repairs can be performed and may prolong the life of the existing materials, however larger repairs or replacement may be necessary at any time. The inspector cannot and does not offer an opinion or warranty as to whether the roof leaks or may be subject to future leakage. The waterproof membrane beneath roofing materials is generally concealed and cannot be examined without removing the roof material. Although roof condition can be evaluated, it is virtually impossible for anyone to detect a leak except as it is occurring or by specific water tests, which are beyond the scope of our service. Even water stains on ceilings or on framing within attics will not necessarily confirm an active leak without some corroborative evidence, and such evidence can be deliberately concealed. We evaluate every roof conscientiously, but we will not predict its remaining life expectancy, or guarantee that it will not leak. Naturally, the sellers or the occupants of a residence will generally have the most intimate knowledge of the roof and of its history. Therefore, we recommend that you ask the sellers about it, and that you either include comprehensive roof coverage in your home insurance policy, or that you obtain a roof certification from an established local roofing company. We do not inspect attached accessories including, but not limited to, solar systems, antennae, and lightning arrestors. In accordance with our standards, we do not attempt to enter attics that have less than thirty-six inches of headroom, are restricted by ducts, or in which the insulation obscures the joists and thereby makes mobility hazardous, in which case we would inspect them as best we can from the access point. In regard to evaluating the type and amount of insulation on the attic floor, we use only generic terms and approximate measurements, and do not sample or test the material for specific identification. Also, we do not disturb or move any portion of it, and it may well obscure water pipes, electrical conduits, junction boxes, exhaust fans, and other components.


Roof Type/Style


Inspection Method




Slate: 60-150 Year Expected Service Life When New

Estimated Age

More than 50 years

1.1 · Material

Ponding seen in gutter systems on membrane roof, which will cause leaks. Recommend correction by qualified contractor.

1.2 · Material

There are missing and chipped slate tiles on the roof, which will allow water intrusion. Multiple leaks found in attic. Prior repairs seen throughout. Recommend further evaluation and repair by a qualified contractor.




Roof Drainage Systems

Gutter Material


1.3 · Downspouts Drain Near House

Multiple downspouts drain too close to the homes foundation. This can result in excessive moisture in the soil at the foundation, which can lead to foundation/structural movement. Recommend adjusting downspout extensions to drain at least 6 feet from the foundation.

1.4 · Improper Discharge

Downspouts drain directly onto roof surface in one or more places. This will cause premature deterioration of roofing material in those areas. Recommend a qualified contractor adding extensions to carry water to the lower gutter system.

1.5 · Gutter Damaged

Gutter downspout of side of home has deteriorated. Recommend replacement by a qualified contractor.

1.6 · Gutter Improperly Sloped

Gutter are improperly sloped in areas, which will prevent proper water flow to the downspout. Recommend qualified roofing or gutters contractor repair.

Skylights, Chimneys, & Other Roof Penetrations

1.7 · Chimney Crown

Chimney on rear of house has no crown and is leaning. Recommend correction by a qualified contractor.

1.8 · Chimney Repoint Needed

Recommend replacing bricks and repointing grout on chimneys to prevent moisture intrusion.

2 · Exterior


All structures are dependent on the soil beneath them for support, but soils are not uniform. Some that appear to be firm and solid can become unstable during seismic activity or may expand with the influx of water, moving structures with relative easy fracturing slabs, and other hard surfaces. In accordance with our standards of practice, we identify foundation types and look for any evidence of structural deficiencies. However, minor cracks or deteriorated surfaces are common in many foundations and most do not represent a structural problem. If major cracks are present along with bowing, we routinely recommend further evaluation be made by a qualified Class A contractor or structural engineer. All exterior grades should allow for surface and roof water to flow away from the foundation. All concrete floor slabs experience some degree of cracking due to shrinkage in the curing process. In most instances, floor coverings prevent recognition of cracks or settlement in all but the most severe cases. Where carpeting and other floor coverings are installed, the materials and condition of the flooring underneath cannot be determined. Areas hidden from view by finished walls or stored items cannot be judged and are not a part of this inspection. We will certainly alert you to any suspicious cracks if they are clearly visible. However, we are not specialists, and in the absence of any major defects, we may not recommend that you consult with a foundation contractor, a structural engineer, or a geologist. This should not deter you from seeking the opinion of any such expert. We also routinely recommend that inquiry be made with the seller about knowledge of any prior foundation or structural repairs. As for the exterior walls and trim, some areas may not be visible due to gutters and other such systems. If this is the case, we are not responsible for those areas which we cannot view (example-slab foundations). The chimney should be cleaned and evaluated by a licensed chimney expert before first use to insure proper operation.

Siding, Flashing, & Trim

Siding Material

Brick: 100+ Year Expected Service Life When New

2.1 · Warning

Wood materials present. These materials are subject to moisture damage and weathering to a greater extent than other siding materials, as well as infestation by wood-destroying pests and organisms. Notwithstanding anything noted in this report, recommend further evaluation by licensed pest control professional, repair or replacement as needed, and regular homeowner monitoring and maintenance thereafter.

2.2 · Paint

Repaint: Some areas of the house need repainting due to peeling, cracking and/or blistering paint. Recommend prepping (scrape, sand, prime, and caulk) properly and repainting.

2.3 · Caulk & Sealant

Cracks visible in siding and/or trim. Recommend caulking / resealing to prevent moisture intrusion.

2.4 · Missing Flashing

Flashing is missing from the fascia, which is exposing the wood structure to moisture. Recommend installing flashing to prevent damage from water and / or wood destroying organisms.

2.5 · Lintels

Sagging above window indicates a deteriorated and / or failing lintel. Recommend repair by a qualified contractor.

2.6 · Lintels

Recommend sealing lintels above doors and windows to prevent moisture intrusion.

2.7 · Holes

Holes in the siding material were observed, which allow for moisture intrusion. Recommend repairing / sealing by a qualified contractor.

2.8 · Moisture Damage

Moisture damage in wood trim observed. Recommend repair / replacement by a qualified contractor.

2.9 · Repoint / Repair

There are missing bricks and deteriorated grout around the home, which will cause settlement and moisture intrusion. Recommend repair by a qualified contractor.

2.10 · Trim Damage

Trim and flashing are deteriorated, which will allow moisture intrusion. Recommend repair by a qualified contractor.

Exterior Doors

2.11 · Damage

Recommend replacing or repairing damaged doors on side of home.

2.12 · Weatherstripping Not Present

Weatherstripping insufficient around front door, which is an energy efficiency loss. Recommend adding weatherstripping to door.

Decks, Balconies, Porches, & Steps




Front Porch

2.13 · Gate

Recommend a qualified contractor repair and adjust gates to ensure proper closure.

Vegetation, Grading, Drainage, & Retaining Walls

2.14 · Grading

Flat grading

Walkways, Patios, & Driveways

Driveway Material

Concrete: 30 Year Expected Service Life When New

Walkway Material


2.15 · Driveway Cracking - Major

Major cracks observed. Recommend concrete contractor evaluate and replace.

2.16 · Repoint

Recommend a qualified mason repoint grout on front walkway to maintain integrity of material.

3 · Basement, Foundation, & Crawlspace

Basement, Foundation, & Crawlspace


3.1 · Insulation

No insulation installed between basement and interior wall, which is an energy efficiency loss. Recommend correction by a qualified contractor.




3.2 · Foundation Cracks - Minor (1/4" or Less)

Minor cracking was noted at the foundation. This is common as concrete ages and shrinkage surface cracks are normal. Recommend monitoring for more serious shifting/displacement.

Basements & Crawlspaces

3.3 · Moisture Damage

Moisture damaged observed around basement windows. Recommend repair by a qualified contractor.

Floor Structure


Wood Joists



Basement/Crawlspace Floor


3.4 · Flooring Insulation

No insulation under the floor in the crawlspace will cause an energy efficiency loss. Recommend a qualified contractor install insulation under the floor.

3.5 · Slopes, Bulges, Dips, & Squeaks

Sloping floor and/or bulges/dips in floor. Determining the exact cause of any sloping/bulges/dips would require removal of the floor covering or other destructive testing, which is not within the scope of the home inspection. Recommend further evaluation by licensed flooring professional and/or licensed foundation professional.

3.6 · Wood Destroying Organisms

Evidence of wood destroying organisms observed in basement on floor joists. Recommend further evaluation by a qualified specialist.

4 · Heating & Cooling

Heating & Cooling

The inspector can only readily open access panels provided by the manufacturer or installer for routine homeowner maintenance, and will not operate components when weather conditions or other circumstances apply that may cause equipment damage. Temperatures of 65 degrees or lower are unsuitable for testing A/C units, recommend having fully tested/evaluated before first use (in the spring). The inspector does not light pilot lights or ignite or extinguish solid fuel fires, nor are safety devices tested by the inspector. The inspector is not equipped to inspect furnace heat exchangers for evidence of cracks or holes, or inspect concealed portions of evaporator and condensing coils, heat exchanger or firebox, electronic air filters, humidifiers and de-humidifiers, ducts and in-line duct motors or dampers, as this can only be done by dismantling the unit. This is beyond the scope of this inspection. Thermostats are not checked for calibration or timed functions. Adequacy, efficiency or the even distribution of air throughout a building cannot be addressed by a visual inspection. Have these systems evaluated by a qualified individual. The inspector does not perform pressure tests on coolant systems, therefore no representation is made regarding coolant charge or line integrity. If the outside temperature is below 65 degrees, the A/C unit is unable to be tested at time of inspection and should be properly maintained/evaluated before first use. If your system is a heat pump type, then we are unable to determine if heat is due to electric coils or charge. We perform a conscientious evaluation of the system, but we are not specialists. Please note that even modern heating systems can produce carbon monoxide, which in a poorly ventilated room can result in sickness and even death. Therefore, it is essential that any recommendations we make for service or further evaluation be scheduled before the close of escrow, because a specialist could reveal additional defects or recommend further upgrades that could affect your evaluation of the property, and our service does not include any form or warranty or guarantee. Normal service and maintenance is recommended on a yearly basis. Determining the presence of asbestos materials commonly used in heating systems can ONLY be preformed by laboratory testing and is beyond the scope of this inspection. Determining the condition of oil tanks, whether exposed or buried, is beyond the scope of this inspection. Leaking oil tanks represent an environmental hazard which is sometimes costly to remedy. Any time a unit is more than 13 years old (most manufacturers recommended system life) we recommend having it evaluated by a licensed HVAC contractor due to the fact that it is considered "end of life/advanced age" and may need repair/replacement in the near future.

Cooling Equipment



Energy Source/Type

Central Air Conditioner: 7-15 Year Expected Service Life When New

4.1 · Location


4.2 · Year of Manufacture & Size of Unit

2000, 4 ton

4.3 · Year of Manufacture & Size of Unit

2001, 2.5 ton

4.4 · Condition

Lower Unit Functional - 60/77 temperature differential.

4.5 · Condition

Air conditioners are beyond their expected service lives. Also use R-22 refrigerant which is no longer produced. Recommend budgeting for replacement within the next five years.

4.6 · Condition

Upper Unit Functional - 62/78 temperature differential.

4.7 · Insulation Missing or Damaged

Missing or damaged insulation on refrigerant line can cause energy loss and condensation.

4.8 · Unit Not Level

Pads supporting the outdoor condensing units are deteriorated and not level. This can cause acceleratead deterioration of components. Recommend licensed HVAC contractor level the unit.

Heating / Air Handling Equipment

Heat Type

Electric Coil
Steam Boiler: 40 Year Expected Service Life When New

Energy Source




4.9 · Location

Lower Level - Basement

4.10 · Location

Upper Level - Attic

4.11 · Filter Location & Size

Kitchen - 14x14

4.12 · Filter Location & Size

Front Hallway - 14x14

4.13 · Filter Location & Size

2nd Floor Hallway - 20x20

4.14 · Filter Location & Size

3rd Floor Hallway - 20x20

4.15 · Condition

The air handlers are beyond their expected service lives. Recommend repair or replacement by a licensed HVAC technician.

4.16 · Condition

Due to outside temperature being above 65 degrees, the heating system was not tested.

4.17 · Condition

Air handlers were functional at time of inspection.

4.18 · Year of Manufacture & Size of Unit

Attic Air Handler - 1999, 4 ton

4.19 · Year of Manufacture & Size of Unit

Basement Air Handler - 2000, 2.5 ton

4.20 · Year of Manufacture & Size of Unit

Basement Boiler - 2000

4.21 · Drainage

Evidence of leak on drain line. Recommend correction by a licensed HVAC technician.

Distribution System





Normal Operating Controls

4.22 · Location

2nd Floor Hall

4.23 · Location

Front Hall

5 · Garage



5.1 · Exposed Wiring

Exposed electrical wiring is a shock hazard. Recommend correction by a licensed electrician.


5.2 · Condition

Moisture damage observed in planks and ceiling joists, which diminishes the integrity of the material. Recommend repair by a qualified contractor.


5.3 · Damage

Large hole in brick wall, which may have weakened structure and brick edges are not secured. Recommend correction by a qualified contractor.


5.4 · Settling

Garage floor shows signs of settling in the soil beneath the slab. Recommend a qualified contractor evaluate for repairs.

Garage Door





5.5 · Garage Door Trim

Moisture damage observed at bottom of garage door trim. Recommend repair/replacement by a qualified contractor.

5.6 · Repaint

Garage doors are showing signs of deterioration. Recommend a qualified contractor repaint the surfaces to preserve the material.

Occupant Door (From garage to inside of home)

5.7 · Door Does Not Meet Separation Requirements

Door separating garage and home does not meet safety standards. Doors in firewalls must be at least 1 3/8-inch thick, metal/steel, or a 20-minute fire-rated door.

6 · Plumbing


Water quality or hazardous materials (lead) testing is available from local testing labs, and not included in this inspection. All underground piping related to water supply, waste, or sprinkler use are excluded from this inspection. Leakage or corrosion in underground piping cannot be detected by a visual inspection, nor can the presence of mineral build-up that may gradually restrict their inner diameter and reduce water volume. Plumbing components such as gas pipes, potable water pipes, drain and vent pipes, and shut-off valves are not generally tested if not in daily use. The inspector cannot state the effectiveness or operation of any anti-siphon devices, automatic safety controls, water conditioning equipment, fire and lawn sprinkler systems, on-site water quality and quantity, on-site waste disposal systems, foundation irrigation systems, spa and swimming pool equipment, solar water heating equipment, or observe the system for proper sizing, design, or use of materials. Polybutylene (Quest) was used extensively in the manufacture of water supply piping in the 1980's. Quest 1 was the first generation of the product and experienced many issues while Quest 2 was the second generation product and issues found with the first generation are not currently found with that generation (Quest 2). Recommend education in regards to the product and all of the products used within the plumbing system. If any of the product is visible the inspector will indicate. In some cases, it is unable to be viewed at time of inspection. Recommend education in regards to the product and consultation with a licensed plumber if desired/deemed necessary. In some areas lead piping was used as supply pipes, there is varied information provided, however; it is generally accepted that the lead contact of the pipe is not an issue at this time. If you find that you have lead supply pipes installed, we recommend you educate yourself on the issue and determine the best course of action for your family. Older shower pans/enclosures are known to have issues and should be carefully monitored/evaluated to prevent future issues. The water pressure within pipes is commonly confused with water volume, but whereas high water volume is good high water pressure is not. Therefore a regulator is recommended whenever street pressure exceeds 80 psi. However, regardless of pressure, leaks will occur in any system, and particularly in one with older galvanized pipes, or one in which the regulator fails and high pressure begins to stress washers and diaphragms within various components. Waste and drainpipes pipe condition is usually directly related to their age. Older ones are subject to damage through decay and root movement, whereas the more modern ABS ones are virtually impervious to damage, although some rare batches have been alleged to be defective. Older homes with galvanized or cast iron supply or waste lines can be obstructed and working during an inspection but later fail under heavy use. If the water is turned off or not used for periods of time (such as a vacant house waiting for closing), rust or deposits within the piping can further clog the piping system. However, inasmuch as significant portions of drainpipes are concealed, we can only infer their condition by observing the draw at drains at the time of inspection. Nonetheless, blockages will still occur in the life of any system. If the home is noted to be the year 1969 or before, and any older plumbing materials are still present- there may be/arise issues associated with older pipes/fixtures. These problems may or may not be visible at this time, careful monitoring and evaluation is recommended.


6.1 · Sinks

Master bathroom sink stopper is missing. Recommend replacement.

6.2 · Sinks

Sink is loose on pedestal. Recommend a qualified contractor resecure and caulk at wall to prevent moisture intrusion.

6.3 · Sinks

Detiorated caulking was observed around sink at counter. Recommend a qualified contractor reseal to prevent moisture intrusion.

6.4 · Sinks

Kitchen sink faucet and sprayer is are leaking and sprayer diverter not working well. Severe corrosion observed around drain pipe and water stains. Recommend repair by a licensed plumber.

6.5 · Sinks

Recommend resecuring sink knobs in third floor bathroom.

6.6 · Sinks

Recommend repairing sink stopper in 3rd floor bathroom.

6.7 · Toilets

Kitchen bathroom toilet is constantly running, which will waste water and it is loose at the base, which will lead to leaks. Recommend repair by a qualified contractor.

6.8 · Toilets

Master bathroom toilet is loose at the base. Recommend a qualified plumber evaluate and repair to prevent water damage.

6.9 · Showers/Bathtubs

Recommend recaulking and regrouting around guest bedroom tub to prevent moisture intrusion.

6.10 · Showers/Bathtubs

Recommend resecuring shower control to the wall in 3rd floor bathroom.

Water Supply & Distribution Systems

Distribution Material

Pex: 40 Year Expected Service Life When New
Copper: 70 Year Expected Service Life When New

Drain, Waste, & Vent Systems


PVC: 50-80 Year Expected Service Life When New

6.11 · Leaking Pipe

A drain pipe from master bathroom leaked during the inspection. Recommend a qualified plumber evaluate and repair.

Hot Water Systems, Controls, Flues, & Vents

Power Source/Type

Electric: 6-12 Year Expected Service Life




50 gallons

6.12 · Location


6.13 · Year of Manufacture


6.14 · Corrosion

Corrosion was found at the bottom of the water heater. The water heater may be failing. A qualified plumbing contractor should evaluate and replace the water heater if necessary.

6.15 · Near End of Life

The unit is beyond its expected service life. Recommend budgeting for replacement within five years.

Main Water Shut-off Device

6.16 · Location


7 · Doors, Windows, & Interior

Doors, Windows, & Interior

Our inspection of living space includes the visually accessible areas of walls, floors, cabinets and closets, and the testing of a representative number of windows and doors, switches and outlets. We do not evaluate window treatments, move furnishings or possessions, lift carpets or rugs, empty closets or cabinets, nor comment on every cosmetic deficiency, although some may be noted as a courtesy. We may not comment on cracks that appear around windows and doors, along lines of framing members or along seams of drywall and plasterboard. These are typically caused by minor movement, such as wood shrinkage, common settling, and seismic activity, and will often reappear if they are not correctly repaired. Such cracks can become the subject of disputes, and are therefore best evaluated by a specialist. Floor covering damage or stains may be hidden by furniture, and the condition of floors underlying floor coverings is not inspected. Determining the condition of insulated glass windows is not always possible due to temperature, weather, and lighting conditions. Check with owners for further information. All fireplaces should be cleaned and inspected on a regular basis to make sure that no cracks have developed. Large fires in the firebox can overheat the firebox and flue liners, sometimes resulting in internal damage. Testing, identifying, or identifying the source of environmental pollutants or odors (including but not limited to- lead, mold, allergens, odors from household pets and cigarette smoke) is beyond the scope of our service, but can become equally contentious or difficult to eradicate. Smoke alarms, if not already installed, should be placed in each bedroom and in both upper and lower hallways for maximum safety, test units regularly as per standard-install new batteries and replace older/broken units as needed. We recommend you carefully determine and schedule whatever remedial services may be deemed advisable or necessary before the close of escrow.


Ceiling Material


7.1 · Minor Damage

Cracking along tape lines on skylight could be from current or prior leaking. Recommend monitoring for water leaks.

Countertops & Cabinets

Countertop Material


7.2 · Cabinetry



7.3 · Door Latch Alignment

Strike plate for kitchen bathroom door is installed improperly. Recommend correction by a qualified contractor.

7.4 · Door Latch Alignment

3rd level front bedroom door is missing framing. Recommend correction by a qualified contractor.

7.5 · Door Knob

Recommend replacing missing hardware for master bedroom closet and laundry room doors.

7.6 · Missing Door

Recommend reinstalling missing bathroom door.

7.7 · Door Sticks

Door sticks and is tough to open. Recommend sanding down offending sides. Here is a helpful DIY article http://www.familyhandyman.com/doors/repair/fix-sagging-or-sticking-doors/view-all on how to fix a sticking door.


Floor Coverings


7.8 · Moisture Damage

Floors on 3rd floor at radiator had visible moisture damage. Recommend a qualified flooring contractor evaluate & repair areas of moisture.

Steps, Stairways, & Railings

7.9 · No Handrail

Staircase had no handrails and stairs are missing unevenly spaced. This is a safety hazard. Recommend a qualified handyman install a handrail.

7.10 · Unsafe Step

The bottom step for the basement is too step, which is a fall hazard. Recommend correction by a qualified contractor.

7.11 · Railing Not Secure

Railing not secured firmly, so it may fail in the event of a fall. Recommend correction by a qualified contractor.


Wall Material




Wood: 30+ Year Expected Service Life When New
Vinyl: 20-40 Year Expected Service Life When New

Window Type


7.12 · Damaged

Window pane is cracked. Recommend replacement by a qualified contractor.

7.13 · Difficult to Operate

Many windows throughout the home are difficult to operate. Recommend correction by a qualified contractor.

7.14 · Off Track

Some windows came off track. Recommend repair by a qualified contractor.

8 · Electrical


We are not electricians and in accordance with the standards of practice we only test a representative number of switches and outlets and do not perform load-calculations to determine if the supply meets the demand. However, every electrical deficiency or recommended upgrade should be regarded as a latent hazard that should be serviced as soon as possible, along with evaluation and certification of the entire system as safe by a licensed contractor. Therefore, it is essential that any recommendations that we may make for service or upgrades should be completed before the close of escrow, because an electrician could reveal additional deficiencies or recommend additional upgrades for which we disclaim any responsibility. If we are unable to determine the AMP size installed at the panel for the HVAC system at time of inspection, a licensed contractor should evaluate and insure that it is the correct size for the unit per manufacturers recommendations. Any electrical repairs or upgrades should be made by a licensed electrician. Aluminum wiring requires periodic inspection and maintenance by a licensed electrician. Operation of time clock motors is not verified. Inoperative light fixtures often lack bulbs or have dead bulbs installed. The inspector is not required to insert any tool, probe, or testing device inside the panels, test or operate any over-current device except for ground fault interrupters, nor dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels. Any ancillary wiring or system that is not part of the primary electrical distribution system is not part of this inspection but may be mentioned for informational purposes only, including but not limited to low voltage systems, security system devices, heat detectors, carbon monoxide detectors, telephone, security, cable TV, intercoms, and built in vacuum equipment.


8.1 · Exposed Wiring

Exposed wiring is a shock hazard. Recommend correction by a licensed electrician.

Branch Wiring Circuits, Breakers, & Fuses

Branch Wire 15 and 20 AMP


Wiring Method


8.2 · Aluminum Branch Circuits

Aluminum wire appears to be installed on branch electrical circuits in the subject premises. These single strand, branch circuit aluminum wires were used widely in houses during the mid 1960s and 1970s. According to the U.S. Consumer Product Safety Commission, problems due to expansion can cause overheating at connections between the wire and devices (switches and outlets) or at splices, which has resulted in fires. For further information on aluminum wiring contact the U.S. Consumer Product Safety Commission via the Internet at http://www.cpsc.gov/ . It is recommended that the electrical system be evaluated by a licensed electrician.


8.3 · No GFCI Protection Installed

No GFCI protection present in wet locations. Recommend licensed electrician upgrade by installing ground fault receptacles in these locations. Here is a link https://www.thisoldhouse.com/ideas/how-gfci-receptacles-keep-you-safe to read about how GFCI receptacles keep you safe.

Lighting Fixtures, Switches, & Receptacles

8.4 · No Power to Receptacle

Master bathroom receptacle has no power. Tried seeking out a switch but did not find one. Recommend further evaluation by a licensed electrician.

8.5 · Damaged Switch

Recommend replacing the knob for the light dimmer.

8.6 · Unsecured Receptacle

The receptacle under sink in 3rd floor bathroom is not covered, which is exposes conductors and is a shock hazard. I recommend correction by a licensed electrician.

8.7 · Light Inoperable

Basement stair lights are not operating. New light bulbs possibly needed or evaluation by a licensed electrician if still inoperable.

8.8 · Light Inoperable

Back deck light is not operating. New light bulb possibly needed or evaluation by a licensed electrician if still inoperable.

8.9 · Light Inoperable

Ceiling fan lights were not operating. New light bulb possibly needed or evaluation by a licensed electrician if still inoperable.

Main & Subpanels, Service & Grounding, Main Overcurrent Device

Panel Manufacturer

Square D

Panel Capacity

200 AMP

Panel Type

Circuit Breaker

8.10 · Main Panel Location


8.11 · Missing Screws

Recommend installing missing screws on panel box. Be sure to use screws designed for this use, as they have a higher thread count and flat tip to minimize risk of damaging a conductor.

8.12 · Sub Panel Location

2nd Floor Hallway

8.13 · Bonding

Bonding was visible in the main panel.

Service Entrance Conductors

Electrical Service Conductors

120/240 volts

Smoke & Carbon Monoxide Detectors

8.14 · Present

Fire and/or carbon monoxide detectors were observed in the home.

9 · Attic, Insulation, & Ventilation

Attic, Insulation, & Ventilation

Roof Structure & Attic

Decking Material


9.1 · Type


Ceiling Structure

9.2 · Evidence of Water Intrusion

Ceiling structure showed signs of water intrusion, which could lead to more serious structural damage. Recommend a qualified contractor identify source or moisture and remedy.

Attic Insulation

Insulation Type


9.3 · Insufficient Insulation

Insulation depth was inadequate. Recommend a qualified attic insulation contractor install additional insulation.

9.4 · Insufficient Insulation

No insulation around the skylight interior walls, which is an energy efficiency loss. Recommend correction by a qualified contractor.


9.5 · Staining

Moisture stains in attic. Condition typically is caused by roof leaks; other causes or multiple causes are possible. Recommend determining and eliminating source of moisture stains, and repair or replacement, as necessary by a qualified contractor.

10 · Appliances



Range/Oven Energy Source


Range/Oven Brand


10.1 · Condition

Functional at time of inspection.




10.2 · Condition

Functional at time of inspection.




10.3 · Condition

Inoperable - no power to dishwasher during inspection.

Built-in Microwave


General Electric

10.4 · Condition

Functional at the time of inspection.

Garbage Disposal



10.5 · Condition

Functional at the time of inspection.

Washer & Dryer



10.6 · Location

Upstairs Laundry Room

10.7 · Condition

Unable to test - no power to washer / dryer during inspection.

11 · Fireplace



11.1 · Type


11.2 · Level II Chimney Inspection

The National Fire Protection Association (www.nfpa.org) advises that each chimney receive a Level II inspection each time a residence is sold. Inspection levels are explained at www.csia.org/pressroom/press-inspection-levels-explained.htm. It is also advised that this inspection be conducted by a chimney sweep certified by the Chimney Safety Institute of America (www.csia.org).


11.3 · Deterioration

Deterioration in brick observed in chimneys. Recommend repair by a qualified mason.