123 Main Street

Any Town, USA, 32817

Febuary 5th, 2021


Ashley Ashton


John and Jane Smith

Estimated Square Feet


Foundation Type


In Attendance

Client's Agent

Inspection Fee


Number of Bathrooms


Number of Bedrooms


Number of Stories




Structure Orientation

West Facing

Type of Construction


Type of Residence

Single Family Detached

Year Built


General Information

This report is the exclusive property of A Squared Home Inspections and the client. A Squared Home Inspections is not responsible for misinterpretations by 3rd parties. The report is not transferable. The inspection was performed according to the InterNACHI Standards of Practice, which is available prior to the inspection and publicly available at www.nachi.org/sop.

For additional information, please consult your signed pre-inspection agreement which can be accessed via https://www.nachi.org/viewagreement/

This report is not intended to be a "check list" of items that need repair or general maintenance, it is designed to identify material defects or deficiencies that would have an adverse impact on the value of the real-property, or that involve an unreasonable risk to people on the property. This home inspection report will likely reveal many minor defects discovered during the inspection of the property, but it will not reveal every condition that exists or ever could exist, and is intended to identify only those material defects that were observed on the day of the inspection.

In accordance with the terms of the pre-inspection agreement, any and all further evaluation recommendations that are made in this report should be completed during your inspection contingency period by qualified, licensed specialists, who may well identify additional defects or recommend some upgrades that could affect the evaluation of the property.

Failure to follow the recommendations constitutes a violation of this agreement, which would hold A Squared Home Inspections 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 pre-inspection agreement, which was presented to you prior to the inspection. If you do not have a copy of the pre-inspection agreement, please contact A Squared Home Inspections and a copy will be provided to you. If you do not agree with these conditions, you must contact A Squared Home Inspections 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.


Definitions of Conditions

AS = Appears Serviceable: The system/component appeared to be in working or usable condition with no major discrepancies observed.

S = Safety Issue/Repair Needed: The system/component that exists presents a safety issue and needs to be addressed ASAP by a qualified professional.

L = Inspection Limitation: The system/component could not be inspected due to limitations, i.e. no access, unsafe conditions, personal storage, furnishings, etc.


Scope of Work

The scope of this inspection and report is limited to a visual inspection of the systems and components as listed below, in order to identify those, if any, which may need further evaluation, replacement/repair and/or monitoring. See InterNACHI Standards of Practice for a detailed description of the scope of inspection. (www.nachi.org). The provided report is a snap-shot in time of the listed systems and does not reflect nor predict future conditions. This is not a guarantee nor a warranty. Systems and components that were working during the inspection may fail at any given time.


Landscaping, retaining walls, gutters, downspouts, sidewalks and driveways (both the condition and as they affect foundation drainage).

Roof, chimney, flashing, and valleys (for evidence of water penetration and a description of materials).

Siding, fascia, soffit, walls, widows, doors, foundation, attached porches, decks, balconies, patios, and garages (both structural and condition).


Plumbing System

Water supply, drains, vents, water heaters, fixtures, and locating (but not testing) shut off valves.

Electrical System

Service drop, service panel, ground wire, GFCI plugs, switches, receptacles, installed fixtures, and smoke detectors.

Heating/Cooling System

Permanent systems, operating controls, filters, ducts, insulation, vapor barrier, and ventilation.

Bathrooms/Kitchen/Other Rooms

Doors, windows, walls, floors (as to general condition), cabinets, countertops, and installed fixtures.


Ceilings, walls, floors, stairs, basements, attic, and crawl spaces (as to evidence of water damage and general condition and if readily accessible)


Any area which is not exposed to view or is inaccessible because of soil, walls, floors, carpets, ceilings, furnishings, lack of access or crawl spaces or any major system (water or electrical systems, heating system, or air conditioner) that is not currently functional is not included in this inspection.

The inspection does not include any destructive testing, mold testing/Inspection or dismantling. Client agrees to assume all the risk for all conditions which are concealed from view at the time of the inspection. This is not a home warranty, guarantee, insurance policy, or substitute for real estate disclosures which may be required by law. Whether or not they are concealed, the following are outside the scope of the inspection:

Building code or zoning ordinance violations.

Thermostatic or time clock controls, or low voltage wiring systems.

Geological stability or soils conditions.

Water softener, water purifier, or solar heating systems.

Structural stability or engineering analysis.

Saunas, steam baths, or fixtures and equipment.

Building value appraisal or cost estimates.

Pools, spa bodies, underground piping, or sprinkler systems.

Radio-controlled devices, automatic gates, elevators, lifts, and dumbwaiters.

Furnace heat exchanger, freestanding appliances, security alarms or personal property.

Specific components noted as being excluded on the individual system inspection form.

Adequacy or efficiency of any system or component.

Prediction of life expectancy of any item.


The Inspector is a home inspection generalist and is not acting as an engineer or expert in any craft or trade. If the Inspector recommends consulting other specialized experts, Clients do so at Clients expense. Clients are HIGHLY recommended to thoroughly read through the report in its entirety once they receive the report. The inspector may recommend further evaluation and/or repair by a qualified professional, which in many instances should be addressed in a timely manner and/or prior to close (if applicable). If further evaluation by a qualified specialist is recommended for a single component or system, Inspector recommends the ENTIRE system be evaluated, as latent or hidden issues NOT observed by the Inspector could be found by the specialist.

1 · Roof


Inspection Method

Walked Roof

Roof Type/Style


Moisture & Water Intrusion

1.1 · Indication(s) of Past/Present Roof Leaks

There were one or more indications of past/present roof leaks observed from the attic space. Consult seller's disclosure. Roof sheathing material showed indications of deterioration, rot and POSSIBLE organic growth. Recommend further evaluation from a qualified specialist to assess the leak and subsequent growth.
F/R = Further Evaluation/Repair Recommended



Asphalt Fiberglass

1.2 · Discoloration

There was a gutter observed that empties rain run off onto the lower roof section. This is incorrect and has caused discoloration, which may be fungal growth, signs of moisture and excessive granular loss. Recommend further evaluation by a qualified roofing specialist.
F/R = Further Evaluation/Repair Recommended

1.3 · Improper/Incomplete Nailing

Roof covering showed signs of improper fastener installations. Exposed fasteners were observed along the entire roof. Temporary roof cement was observed over many exposed fasteners. Recommend further evaluation and repair by qualified roofing professional to ensure against water penetration.
F/R = Further Evaluation/Repair Recommended


1.4 · Incorrect Installation

Incorrect installation of flashing was observed around several vent pipes. Highly recommend correction and/or replacement of flashing by a qualified professional to ensure against water penetration.
F/R = Further Evaluation/Repair Recommended

1.5 · Corroded - Minor

In addition to being incorrectly installed, there was minor degradation on boot of vent pipe. This could lead to water intrusion. Should be replaced by a qualified roofing contractor.
F/R = Further Evaluation/Repair Recommended

Roof Drainage Systems

Gutter Material


1.6 · Downspout Observations

There were one or more downspouts that appeared improper or insufficiently installed. Rainwater runoff may leak out of or spill over, which may result in water collecting too close to the foundation. Recommend further evaluation and/or correction by a qualified gutter specialist to ensure water is being properly directed away from the structure.
F/R = Further Evaluation/Repair Recommended

1.7 · Debris

Debris has accumulated in the gutters. Recommend cleaning to facilitate water flow.
MR = Monitoring/Maintenance Recommended

Skylights, Chimneys & Other Roof Penetrations

1.8 · Not Inspected

The solar panel located on south facing side of roof was not inspected. Beyond scope of this inspection. Recommend evaluation by a qualified solar contractor.
L = Inspection Limitation

1.9 · Chimney General

Inspector is NOT a chimney specialist and could not observe inside the chimney flue. It is highly recommended that chimney's be inspected on an annual basis, depending on use, for safety reasons. Inspector recommends chimney and fireplace system get inspected before first use when moving into a new home.
I = Informational

1.10 · Chimney Flashing

The flashing at the chimney could not be inspected and inspector could not observe if there was counter and step flashing present. There was roofing cement/tar noted around the base of the chimney. This is a temporary fix and showed signs of deterioration which could lead to water penetration. Recommend further evaluation by a qualified roofing specialist.
F/R = Further Evaluation/Repair Recommended

1.11 · Metal Chimney Rust

The metal chimney crown showed evidence of rusting and possible puddling. Recommend further evaluation by a qualified chimney specialist to ensure no water is penetrating inside the chimney.
F/R = Further Evaluation/Repair Recommended

2 · Grounds

Driveway and Walkways

2.1 · Appears Serviceable

Driveway and walkway appeared serviceable, with only slight predictable cracking. Driveway appeared properly sloped away from the house. Recommend routine maintenance and sealing to ensure longevity.
AS = Appeared Serviceable

Landscape Conditions

2.2 · Vegetation too close

Vegetation was observed to be too close to or touching the structure. This can be a highway system for pests, create moisture issues, as well as foundation issues if the roots are large enough. Recommend trimming back a minimum of 12 inches and routine monitoring/maintenance.
MR = Monitoring/Maintenance Recommended

2.3 · Trees on property

There were trees observed on the property, within close proximity to the structure. Inspector did not readily observe damage due to tree roots, however recommends consulting a tree specialist/arborist for further evaluation on impact and future growth. Tree roots can have damaging effects on drain pipes, water pipes, irrigation lines, and foundation.
MR = Monitoring/Maintenance Recommended

Grading Conditions

2.4 · Moderately sloped

Grading around the property appeared moderately sloped to allow rain water to shed away from the house and foundation. Per industry standards, grading should slope away 6 inches within the first 10 feet of the foundation. Grading that is sloped too little or sloped towards the foundation may allow for water intrusion and ultimately foundation issues. No evidence of flooding or puddling was observed, however, Inspector recommends consulting seller's disclosure to confirm this, as only the seller will have intimate knowledge of activity during a heavy rainstorm.
MR = Monitoring/Maintenance Recommended

Irrigation System

2.5 · Not Inspected

There was an irrigation system present at the property. This system was NOT inspected. Beyond scope of this inspection. Recommend having a qualified irrigation specialist evaluate the system prior to first use.
L = Inspection Limitation

3 · Exterior


3.1 · General Comments

It is important to maintain a property, which includes keeping the house cladding material(s) painted and sealed. Cladding provides the first barrier against deterioration and water intrusion. Unsealed cracks around different siding materials, windows, doors, and thresholds can allow for entry of moisture and pests. Recommend routine monitoring and maintenance to ensure longevity.
I = Informational

Eaves, Soffits & Fascia

3.2 · Fascia - Rotted

The fascia in the front right corner of property appears rotten due to water intrusion. Recommend repair by qualified professional.
F/R = Further Evaluation/Repair Recommended

3.3 · Wasps Nest

Wasp nests were visible under the soffits. Recommend a qualified exterminator evaluate and remove.
S = Safety Issue/Repair Needed

Siding, Flashing & Trim

Siding Material

Brick Veneer
Fiber Cement

3.4 · Siding Material

The exterior cladding of a home is its first defense against the elements. Routine maintenance, painting, sealing, and caulking is essential to ensure longevity of cladding materials.
I = Informational

3.5 · Cracking - Minor

Exterior showed cracking in one or more places. This is a result of temperature changes, and typical as homes with stucco age. Recommend sealing, painting, monitoring, and maintaining.
MR = Monitoring/Maintenance Recommended

3.6 · Evidence of Water Intrusion

The wood trim around the front window showed signs of water intrusion and possible wood rot. Recommend further evaluation by qualified contractor and routine maintenance to ensure against further water damage.
MR = Monitoring/Maintenance Recommended

3.7 · Evidence of Water Intrusion

Siding was installed too close to the roof covering material. This allowed for water intrusion into the siding. Wood rot was evident. Caulking or sealant was observed. Needs further evaluation and correction by a qualified contractor.
F/R = Further Evaluation/Repair Recommended

3.8 · Evidence of Water Intrusion

The bottom of the wood trim around the garage door showed indications of wood rot due to moisture intrusion. This is a very common issue. Recommend monitoring. If bothersome, recommend replacing the trim and sealing/painting.
MR = Monitoring/Maintenance Recommended

3.9 · Flashing/Trim Improperly Installed

The flashing over the front brick veneer appeared inadequate or improperly installed. There were no indications of water intrusion from inside, however recommend further evaluation by a qualified contractor to maintain appropriate protection.
F/R = Further Evaluation/Repair Recommended

3.10 · Loose Boards

There was loose and unsecured siding/trim observed on the South side of the home. This was observed very readily from the attic space, where sunlight could be seen through this gap. Recommend prompt correction by a qualified contractor, as this gap may allow for wind driven rain, moisture and unwanted pests to enter the attic space.
F/R = Further Evaluation/Repair Recommended


3.11 · Lighting

One or more of the exterior light fixtures were not secured flush to or sealed to the wall cladding. These openings may allow for pest and water intrusion. Recommend further evaluation and repair by a qualified electrician.
F/R = Further Evaluation/Repair Recommended

3.12 · Exterior Outlets/GFCIs

The tested exterior outlets were GFCI protected, as required. However there were several outlets that were loosely connected to the wall and should be secured (one at the front entrance and several on the back covered porch). Recommend correction by a qualified electrician.
F/R = Further Evaluation/Repair Recommended


3.13 · General Comments

A representative number of windows were inspected from the exterior side. Most appeared to be original to the house except for two. The older, single-pane windows, were showing normal signs of aging. There were cracks noted in the exterior seals. Recommend monitoring and maintenance to ensure against water intrusion. For higher energy efficiency and security, recommend considering budgeting for higher quality, double-pane windows down the line.
MR = Monitoring/Maintenance Recommended

Exterior Doors

Exterior Entry Door


3.14 · Exterior Door Locks

For safety reasons, inspector recommends replacing door locks or changing lock codes on all exterior doors when moving into a new home.
I = Informational

3.15 · Door Inaccessible

The exterior porch door was not inspected. Inspection limitation. Exterior doors with exposed hinges are recommended to have extra security features. Inspector could not confirm this. Recommend client confirms or installs hinge safety devices, i.e. setscrews, stud hinges.
L = Inspection Limitation

Fences and Gates

3.16 · General Comments

Exterior fences and gates were not part of the inspection, however as a courtesy, it was noted that the fences and gates appeared serviceable, but had deterioration commensurate with their age. Routine maintenance is recommended to ensure longevity.
AS = Appeared Serviceable

Decks, Balconies, Porches & Steps

3.17 · Back Porch

There was a small gap along the back porch ceiling where the wood met the stucco, recommend sealing to ensure against pest intrusion.
MR = Monitoring/Maintenance Recommended

4 · Basement, Foundation, Crawlspace & Structure

Floor Structure



5 · Attic, Insulation & Ventilation

Method of Evaluation

5.1 · Direct Access

The attic was inspected from direct access, through the drop-down stairs located in the garage as well as through the attic hatch in the master closet.
I = Informational

Inspection Limitations

5.2 · Storage and Ductwork

There was a heavy presence of personal storage and duct work in the attic space at the garage access point. Inspection Limitation. Inspector could only visibly inspect the immediate area. A large portion of the attic space beyond this area was not visible nor observed at time of inspection. It was possible that deficiencies were missed due to this limitation of access.
L = Inspection Limitation

Attic Insulation

Insulation Type


5.3 · Insufficient Insulation

There were spots where the insulation was moved or out of place. Insulation should be corrected and filled in for better energy efficiency.
MR = Monitoring/Maintenance Recommended

5.4 · Insufficient Insulation

Insulation depth was inadequate in regards to current building standards. To improve energy efficiency, recommend installing additional insulation as needed.
I = Informational

5.5 · R-value

The approximate R value observed in the visible attic space was about R-19 (a depth of approximately 6").
I = Informational


Ventilation Type

Ridge Vents
Soffit Vents


5.6 · Electrical Wires

There were many wires located in the attic space. Romex was observed however there were additional unknown wires (phone, coaxial?) that were unorganized or simply discarded in the attic space. Recommend further evaluation and clean up by a qualified electrician.
F/R = Further Evaluation/Repair Recommended


5.7 · Engineered Truss System

The roof framing consisted of an engineered truss system, comprised of components called chords, webs, and struts that are connected by wood or metal gussets nailed or glued in place. Each component of the truss is designed for a specific purpose, and cannot be removed or modified without compromising the integrity of the entire truss. The lowest component, which is called the chord and to which the ceiling is attached, can move by thermal expansion and contraction, and may cause common drywall pops and drywall cracks.
I = Informational

6 · Garage

Exterior Door

6.1 · Weatherstripping

The weather stripping around the garage exterior door was in poor condition and should be replaced to ensure a proper seal.
F/R = Further Evaluation/Repair Recommended

6.2 · Wood rot present

The garage entry door on the North side of the house appeared to have wood rot along the bottom edge. There was also a large gap along the bottom of the door which can allow for pest intrusion. Recommend budgeting for a replacement door.
F/R = Further Evaluation/Repair Recommended


6.3 · Damaged

The garage ceiling had a crack at the drywall tape joint. Recommend repair by a qualified ceiling contractor to keep the crack from spreading or getting worse, although it was primarily a cosmetic issue.
MR = Monitoring/Maintenance Recommended

Garage Door





6.4 · Panel Damage

The garage door panels showed damage commensurate with age. Garage door appeared original to the house.
I = Informational

Garage Door Opener

6.5 · Safety Features

The garage door photoelectric eye-sensors were inspected and appeared serviceable at time of inspection. They were within 6 inches of the ground. Disclaimer: Inspector does NOT perform a pressure test on garage doors.
AS = Appeared Serviceable

6.6 · Appeared Serviceable

The automatic garage door opener was inspected using normal operating controls. Appeared serviceable at time of inspection.
AS = Appeared Serviceable

6.7 · Electrical

There was a live (hot) wire hanging down from the garage door opener. Recommend further evaluation and service by a qualified garage door specialist.
S = Safety Issue/Repair Needed


6.8 · Inspection Limitations

There was a heavy presence of storage items, personal belongings and wall coverings in the garage at the time of inspection. Inspector could not fully inspect the garage walls and flooring. Inspector is not responsible for any hidden deficiencies that may be found once items are removed. Recommend a follow up inspection once items are removed.
L = Inspection Limitation

Occupant Door (From garage to inside of home)

6.9 · Door Does Not Meet Separation Requirements

Door separating garage and home does not meet safety standards. Doors in firewalls should be at least 1 3/8-inch thick, metal/steel, or a 20-minute fire-rated door.
F/R = Further Evaluation/Repair Recommended

6.10 · Not Self-closing

Door from garage to home should have self-closing hinges to help prevent spread of a fire to living space. Recommend a qualified contractor install self-closing hinges. DIY Resource Link. http://www.familyhandyman.com/doors/self-closing-door-making-an-existing-garage-service-door-automatic/view-all
F/R = Further Evaluation/Repair Recommended

Walls & Firewalls

6.11 · Firewall Compromised

There were holes observed in the garage ceiling and wall. These compromise the firewall protection and need to be sealed appropriately. Recommend further evaluation and repair by a qualified drywall contractor.
S = Safety Issue/Repair Needed

7 · Electrical

Service Entrance Conductors

Electrical Service Conductors

Below Ground/Lateral

Main & Subpanels, Service & Grounding, Main Overcurrent Device

Main Panel Location


Panel Capacity

150 AMP

Panel Manufacturer

Square D

Panel Type

Circuit Breaker

Sub Panel Location


7.1 · Panel Loose

The main electrical panel box was loose and needs to be re-secured and sealed to prevent water from entering behind the panel. Recommend further evaluation by a qualified electrician.
F/R = Further Evaluation/Repair Recommended

7.2 · Main Panel Location

Main electrical panel located outside, North side of house. 150 amp
I = Informational

7.3 · Panel Manufacturer

Distribution (Sub-panel) located in the garage.
I = Informational

Branch Wiring Circuits, Breakers & Fuses

Branch Wire 15 and 20 AMP


Improper Wiring

Double tapped neutrals

Wiring Method


7.4 · Improper Wiring

There were double tapped neutrals observed in the distribution panel. This is not proper according to current electrical standards. Recommend further evaluation by a qualified electrician.
F/R = Further Evaluation/Repair Recommended


7.5 · AFCIs Not Present

There was no AFCI protection present at time of inspection. Per current industry standards, all branch circuits feeding living spaces should be AFCI protected. This is a requirement for all new construction, and highly recommended for houses built prior to new standards. Recommend installation of AFCI receptacles or breakers by a qualified electrician. For more information on the importance of AFCI protection, please visit https://www.afcisafety.org/
F/R = Further Evaluation/Repair Recommended

7.6 · GFCIs Appeared Serviceable

There was appropriate and functional GFCI protection noted in the bathrooms, kitchen, garage, and exterior locations. Per industry standards, recommend monthly "Test" tripping to ensure protection.
AS = Appeared Serviceable

7.7 · No GFCI Protection Installed

There was no GFCI protection at the laundry receptacle located above the sink. Recommend installation of GFCI protection by qualified electrician.
S = Safety Issue/Repair Needed

Smoke Detectors


Smoke Detector

7.8 · Inaccessible

Smoke detector located outside of master bedroom was NOT tested due to inaccessibility. Per most manufacturer standards, smoke detectors should be tested at least monthly and replaced at least every 10 years. Recommend replacing all smoke detectors when moving into a new house, for peace of mind.
L = Inspection Limitation

7.9 · Defective

Smoke detector located in back of the house hallway did not function and appears old. Needs replacement. Recommend replacing all smoke detectors when moving into a new house, for peace of mind.
F/R = Further Evaluation/Repair Recommended

Carbon Monoxide Detectors

7.10 · Not Present

In accordance with current building standards, all homes with an attached garage, fuel burning fireplace and/or fuel burning appliances should have at least one carbon monoxide detector located in a central location within the home. Recommend installation of a carbon monoxide detector and routine maintenance according to manufacturer instructions.
S = Safety Issue/Repair Needed

8 · Plumbing

Main Water Shut-off Device



8.1 · Location

Main water shut off valve was located on the exterior North side of the house, by the garage.
I = Informational

Water Supply, Distribution Systems & Fixtures

Main Water Supply Material


Distribution Material


8.2 · Polybutylene Supply Pipes

Water supply pipes were made from polybutylene material. This material can be prone to fail without warning, causing damage to the home structure. Recommend a qualified plumber replace pipes and fittings with an approved material like PEX. You can read more about polybutylene piping here http://www.polybutylene.com/poly.html.
F/R = Further Evaluation/Repair Recommended

Drain, Waste, & Vent Systems



Hot Water Systems, Controls, Flues & Vents


50 gallon


AO Smith



Power Source/Type


8.3 · Capacity

Water heater data plate.
I = Informational

8.4 · Location

Electric 50 gal water heater located in the garage.
I = Informational

8.5 · TPR Valve

The TPR valve appeared inappropriately installed. The drain extension pipe should end in a conspicuous manner so that it is easier to see if there may be a leak. The pipe should extend to about 6" off the floor, into a drain if possible. For safety reasons, recommend further evaluation and possible reinstallment by a qualified plumber.
F/R = Further Evaluation/Repair Recommended

8.6 · No Expansion Tank

No expansion tank was present. Expansion tanks allow for the thermal expansion of water in the pipes when the house has a "closed" plumbing system, as most houses do. Recommend a qualified plumber evaluate and install if deemed necessary.
F/R = Further Evaluation/Repair Recommended

8.7 · Maintenance

Per most manufacturer recommendations, water heaters should be serviced and drained annually to ensure longevity. Sediment may gather at the bottom of the tank over time, lessening the efficiency of the unit. Routine maintenance is key to having a system last its intended life span.
I = Informational


Water Source


8.8 · Water Source

The water meter was located at the street. Property had separate water distribution lines for both the house and the irrigation.
I = Informational

9 · Bathroom(s)


9.1 · Appears Serviceable

Toilets were flushed and inspected for both looseness and water leakage. Appeared to function properly at time of inspection.
AS = Appeared Serviceable

Tub(s) & Shower(s)

9.2 · Showers

Caulking around tub spout had a small gap. Would recommend resealing to ensure against water penetration behind tile wall.
MR = Monitoring/Maintenance Recommended

9.3 · Showers

Grout around shower tiles and shower base should be redone and/or resealed. Further evaluation by qualified contractor recommended to ensure against water intrusion.
MR = Monitoring/Maintenance Recommended

9.4 · Showers

Recommend to always use vent fan while showering to prevent moisture buildup. Possible sign of organic growth on shower ceiling, appeared old, recommend monitoring.
MR = Monitoring/Maintenance Recommended

9.5 · Showers

The hot and cold settings in spare bathroom shower were reversed. This may be an easy fix or cartridge may need replacement. Recommend consulting qualified plumber.
F/R = Further Evaluation/Repair Recommended

9.6 · Showers

The tub spout diverter in the spare bathroom leaks. If bothersome, recommend evaluation and possible replacement by a qualified plumber.
MR = Monitoring/Maintenance Recommended

Exhaust fan(s)

9.7 · Appeared Serviceable

The bathroom exhaust fans appeared serviceable at time of inspection. Recommend always running the exhaust fan when using the shower to help fight excessive moisture.
AS = Appeared Serviceable

Bathroom Sink(s)

Water Off

Water turned off at supply line.

9.8 · Water Off

The hot water supply was turned off to master tub. Inspector does not operate valves. Possible sign of leakage. Recommend further evaluation by a qualified plumber.
F/R = Further Evaluation/Repair Recommended

9.9 · Water Off

The cold water supply was turned off on master bath sink. Inspector does not operate valves. Possible sign that water leaks, recommend evaluation from a qualified plumber.
F/R = Further Evaluation/Repair Recommended

9.10 · Defective Stopper

Sink drain stoppers did not function as intended. May not have been connected properly.
F/R = Further Evaluation/Repair Recommended

9.11 · Poor Sealant

The sealant around the sinks and/or fixtures appeared inadequate. Recommend resealing to prevent water from leaking under the sink.
MR = Monitoring/Maintenance Recommended

10 · Kitchen(s)


10.1 · Appeared Serviceable

The countertops showed normal wear and tear commensurate with age. Appeared original to the house.
AS = Appeared Serviceable


10.2 · Appeared Serviceable

The cabinets showed normal wear and tear commensurate with age. Appeared original to the house.
AS = Appeared Serviceable

11 · HVAC/Split-System


Inspector is not an HVAC professional. Feel free to hire one prior to closing. This inspection of the HVAC system is a visual inspection using only the normal operating controls for the system. The inspection of the HVAC system is general and not technically exhaustive. A detailed evaluation of the interior components of the system is beyond the scope of a home inspection. Inspector does not inspect humidifiers or dehumidifiers, the electronic air filter, or determine heating supply adequacy or distribution balance. Inspector does not operate the heating system when the outside air temperature is too hot, to prevent damaging the unit. Inspector does not operate the cooling system when the outside air temperature is too cold, to prevent damaging the unit. It is essential that any recommendation that is made for service, correction, or repair be scheduled prior to closing or purchasing the property, because the hired-professional could reveal defects or recommend further repairs that could affect your evaluation of the property. Note: Health is a deeply personal responsibility. You should have the air quality tested and the ductwork or baseboards cleaned as a prudent investment in environmental hygiene, especially if any family member suffers from allergies or asthma.


11.1 · Electrical Disconnect

The electrical disconnect to the inside air handler unit was located at the top section of the air handler unit.
I = Informational

11.2 · Electrical Disconnect

The electrical disconnect to the outside unit was not within sight, per current industry electrical standards. For safety reasons, in regards to working on the unit, the disconnect switch should be easily accessible and within sight of the outdoor unit. Recommend have a disconnect installed by a qualified professional electrician.
F/R = Further Evaluation/Repair Recommended

11.3 · Location

The outdoor heat pump unit was located on the North side of the house. The inside air handler was located in the garage.
I = Informational

11.4 · Filter

Per most manufacturer recommendations, air filters should be cleaned and/or changed monthly.
I = Informational

11.5 · Filter

The filter was located at the bottom of the return air plenum/duct. Size 16x20. Filter appeared new and in good condition.
AS = Appeared Serviceable

11.6 · Data Plates

Air handler data plate. Manufactured August 2020.
I = Informational

11.7 · Data Plates

Exterior unit data plate. Manufactured date April 2019.
I = Informational

11.8 · Maintenance

All HVAC systems are highly recommended to be serviced by a qualified professional on an annual basis to ensure longevity of the system.
I = Informational

11.9 · Service Record

There was no service label present on the unit at time of inspection. Unit appeared new however recommend a label to keep track of annual maintenance inspections.
MR = Monitoring/Maintenance Recommended

Energy Source

Energy Source


System Type



11.10 · Air-Source Heat Pump

Inspector ran the heat pump unit on the cool setting using normal operating procedures, i.e. using the thermostat. Appeared Serviceable at time of inspection. The temperature differential between the return and supply registers appeared appropriate. Normal difference is between 15-20 degrees.
AS = Appeared Serviceable

11.11 · Air-Source Heat Pump

The central air conditioning system was a split-system heat pump, with an outside unit and the air handler inside unit. This type of system provides both the cooling and heating components for the home.
I = Informational

11.12 · Air-Source Heat Pump

Due to high outside temperatures, the heat function of the system was not operated, therefore could not be fully inspected. Inspection Limitation. Running the heat while too hot may cause damage to the unit and the refrigerant lines.
L = Inspection Limitation

11.13 · Air Handler/Blower

The air handler located in the garage appeared relatively new at time of inspection. The coils and condensate pan appeared clean.
AS = Appeared Serviceable

11.14 · Refrigerant Lines

The refrigerant lines appeared new and in serviceable condition at time of inspection.
AS = Appeared Serviceable


11.15 · Location

The digital thermostat was the same used for both cooling and heating. Located in front hallway near kitchen. Honeywell brand. Functioned appropriately.
AS = Appeared Serviceable

Distribution System

11.16 · Insulated Fiberglass Ducts

The visible air distribution and air return ductwork appeared new at time of inspection. No indications of deficiencies were observed.
AS = Appeared Serviceable

12 · Doors, Windows & Interior


Wall Material

Glass mirror
Gypsum Board

12.1 · Cracked mirror wall

There was a large crack in the mirror wall. Recommend further evaluation or replacement by specialist.
F/R = Further Evaluation/Repair Recommended


Ceiling Material

Gypsum Board

12.2 · Recessed Lighting

There were recessed light fixtures present at time of inspection. When seen from the attic, one or more of these fixtures were surrounded by or covered by attic fiberglass insulation. Inspector does NOT check recessed lights for IC or IC-AT (Insulation Contact/Air-Tight) ratings. According to industry standards, all recessed lighting should be rated "Insulation Contact" for fire safety reasons. Recommend further evaluation by a qualified electrician.
F/R = Further Evaluation/Repair Recommended

12.3 · Appeared Serviceable

At time of inspection, the ceilings appeared serviceable. No indications of deficiencies were observed.
AS = Appeared Serviceable


12.4 · Appeared Serviceable

The interior doors that were inspected appeared serviceable at time of inspection.
AS = Appeared Serviceable


12.5 · Hard to Operate

The back bedroom window was difficult to open and close. Most likely the track was worn due to old age as window appeared original to the house. For fire escape/safety reasons, recommend further evaluation by a qualified window specialist.
S = Safety Issue/Repair Needed


Floor Coverings


12.6 · Missing Tile Grout

There was cracked and missing grout in one or more portions of the tile flooring. If bothersome, recommend correction by a qualified flooring specialist.
MR = Monitoring/Maintenance Recommended

13 · Fireplace



Wood Burning

13.1 · Fireplace General

Inspector is NOT a fireplace specialist and could not observe inside the chimney flue. It is highly recommended that fireplaces be inspected on an annual basis, depending on use, for safety reasons. Inspector recommends chimney and fireplace system get inspected before first use when moving into a new home.
I = Informational

13.2 · Type

At time of inspection there appeared to be evidence of recent activity in the fireplace.
I = Informational

Pre-Fabricated Panels

13.3 · Gap(s) Present

The pre-fabricated fireplace refractory panels may have shifted over time. There was a gap located along the back right edge. Recommend correction and further evaluation by a qualified chimney specialist, before first use.
F/R = Further Evaluation/Repair Recommended

Damper Doors

13.4 · Damper Appeared Serviceable

At time of inspection, the fireplace damper appeared serviceable and functioned as intended using normal hand operation.
AS = Appeared Serviceable

14 · Laundry


Inspector does not test clothes dryers, nor washing machines and their water connections and drainpipes. Inspector can operate them using normal controls, but only as courtesy if the appliances are remaining with the property after closing. If a water catch pan is installed, it is not possible for Inspector to check its performance. Recommend routine cleaning of dryer lint trap and annual inspections of the dryer exhaust pipe.

Laundry Tub/Utility Sink

14.1 · Observations

There was water leakage observed at the laundry tub faucet while running water. Recommend further evaluation and correction by a qualified plumber.
F/R = Further Evaluation/Repair Recommended


14.2 · Dryer Vent/Exhaust

The exterior dryer vent damper would not close. This may allow for pest intrusion. Recommend further evaluation and/or replacement by a qualified technician.
F/R = Further Evaluation/Repair Recommended


Appeared Serviceable


14.3 · Appeared Serviceable

The water connections appeared serviceable at time of inspection. No indications of leakage or observed.
AS = Appeared Serviceable

15 · Appliances

Built-in Microwave

15.1 · Appeared Serviceable

At time of inspection, microwave oven appeared functional.
AS = Appeared Serviceable




15.2 · Inoperable

Dishwasher was inoperable using standard controls. Recommend a qualified plumber or contractor evaluate.
F/R = Further Evaluation/Repair Recommended

Garbage Disposal

Appeared Serviceable

Seemed to function as intended


Exhaust Hood Type


Range/Oven Brand


Range/Oven Energy Source


15.3 · Appeared Serviceable

The range/oven/cooktop appeared functional and working at time of inspection.
AS = Appeared Serviceable

15.4 · Range Not Fastened

Range was not fastened with anti-tip brackets. This poses a safety hazard to children. Recommend a qualified contractor secure range so it cannot tip.
S = Safety Issue/Repair Needed




15.5 · Appeared serviceable

The refrigerator appeared serviceable at time of inspection.
AS = Appeared Serviceable