Home Inspection Sample Report

American Certified Home Inspections
Confidential Home Inspection Report
Sample
Jacksonville, Florida
Sample
Date: July 8, 2016
By
Glenn McMillan-License HI1206
American Certified Home Inspections
4083 Sunbeam Road #904
Jacksonville, Florida, 32257
Office Phone
904-307-2557
[email protected]
A Proud Member of the Best Inspectors Network™
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Invoice No: 2016111
Job ID: Sample
Name Order Date 30-Jun-2016
Address Job Date July 8, 2016
City Jacksonville State FL. ZIP Invoice Date 8-Jul-16
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Notes and Special Instructions
American Certified Home Inspections

PROPERTY INSPECTION REPORT

(Name of Client)
(Address or Other Identification of Inspected Property)
By: Glenn McMillan HI1206 July 8, 2016
(Name of Inspector) (Date)
(Name, License Number and Signature of Sponsoring Inspector or company, if required)
This property inspection report may include an inspection agreement (contract), addenda, and other information
related to property conditions. If any item or comment is unclear, you should ask the inspector to clarify the
findings. It is important that you carefully read ALL of this information.
The International Association of Certified Home Inspectors (InterNACHI) Standards of Practice are the minimum
standards for inspections by certified inspectors. An inspection addresses only those components and
conditions that are present, visible, and accessible at the time of the inspection. While there may be other parts,
components or systems present, only those items specifically noted as being inspected were inspected. The
inspector is not required to move furnishings or stored items. The inspection report may address issues that are
code-based or may refer to a particular code; however, this is NOT a code compliance inspection and does NOT
verify compliance with manufacturer’s installation instructions. The inspection does NOT imply insurability
or warrantability of the structure or its components. Conditions may change at any time without
warning.
Standards of Practice
©2012 InterNACHI

Table of Contents
1. Definitions and Scope
2. Standards of Practice
2.1. Roof
2.2. Exterior
2.3. Basement, Foundation, Crawlspace & Structure
2.4. Heating
2.5. Cooling
2.6. Plumbing
2.7. Electrical
2.8. Fireplace
2.9. Attic & Insulation
2.10. Doors, Windows & Interior
3. Limitations, Exceptions & Exclusions

1. Definitions and Scope
1.1. A home inspection is a non-invasive, visual examination of a residential dwelling, performed for
a fee, which is designed to identify observed material defects within specific components of said
dwelling. Components may include any combination of mechanical, structural, electrical, plumbing,
or other essential systems or portions of the home, as identified and agreed to by the Client and
Inspector, prior to the inspection process.
I. A home inspection is intended to assist in evaluation of the overall condition of the dwelling. The
inspection is based on observations of the visible and apparent condition of the structure and its
components on the date of the inspection, and not the prediction of future conditions.
II. A home inspection will not reveal every concern that exists or ever could exist, but only those
material defects observed on the day of the inspection.
III. A home inspection can include a survey and/or analysis of energy flows and usage in a residential
property if the client requests it.
1.2. A material defect is a condition of a residential real property, or any portion of it, that would
have a significant, adverse impact on the value of the real property, or that involves an unreasonable
risk to people on the property. The fact that a structural element, system or subsystem is near, at or
beyond the end of the normal useful life of such a structural element, system or subsystem is not by
itself a material defect.
1.3. An inspection report shall describe and identify, in written format, the inspected systems,
structures and components of the dwelling, and shall identify material defects observed. Inspection
reports may contain recommendations regarding conditions reported or recommendations for
correction, monitoring or further evaluation by professionals, but this is not required.

2.1. Roof
I. The inspector shall inspect from ground level or eaves:
A. the roof covering;
B. the gutters;
C. the downspouts;
D. the vents, flashing, skylights, chimney and other roof penetrations; and
E. the general structure of the roof from the readily accessible panels, doors or stairs.
II. The inspector is not required to:
A. walk on any pitched roof surface.
B. predict the service life expectancy.
C. inspect underground downspout diverter drainage pipes.
D. remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces.
E. move insulation.
F. inspect antennae, lightning arresters, de-icing equipment, or similar attachments.
G. walk on any roof areas that appear, in the opinion of the inspector, to be unsafe.
H. walk on any roof areas if it might, in the opinion of the inspector, cause damage.
I. perform a water test.
J. warrant or certify the roof.
K. confirm proper fastening.
2.2. Exterior
I. The inspector shall inspect:
A. the siding, flashing and trim;
B. all exterior doors, decks, stoops, steps, stairs, porches, railings, eaves, soffits and fascias;
C. and report as in need of repair any spacing between intermediate balusters, spindles and rails for
steps, stairways, balconies and railings that permit the passage of an object greater than 4 inches in
diameter;
D. a representative number of windows;
E. the vegetation, surface drainage, and retaining walls when these are likely to adversely affect the
structure;
F. and describe the exterior wall covering.
II. The inspector is not required to:
A. inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior
accent lighting.
B. inspect items, including window and door flashing, that are not visible or readily accessible from
the ground.
C. inspect geological, geotechnical, hydrological and/or soil conditions.
D. inspect recreational facilities or playground equipment.
E. inspect seawalls,

breakwalls

or docks.
F. inspect erosion-control and earth-stabilization measures.
G. inspect for safety-type glass.
H. inspect underground utilities.
I. inspect underground items.
J. inspect wells or springs.
K. inspect solar, wind or geothermal systems.
L. inspect swimming pools or spas.
M. inspect septic systems or cesspools.
N. inspect sprinkler systems.
O. inspect

drainfields

or dry wells.
P. determine the integrity of the thermal window seals or damaged glass.
Q. inspect any damaged glass.
2.3. Basement, Foundation & Crawlspace
I. The inspector shall inspect:
A. the basement;
B. the foundation;
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C. the crawlspace;
D. the visible structural components;
E. and report on the location of under-floor access openings;
F. and report any present conditions or clear indications of active water penetration;
G. for wood in contact or near soil;
H. and report any general indications of foundation movement, such as, but not limited to: sheetrock
cracks, brick cracks, out-of-square door frames, and floor slopes;
I. and report on any cutting, notching and boring of framing members that may present a structural
or safety concern.
II. The inspector is not required to:
A. enter any crawlspaces that are not readily accessible or where entry could cause damage or pose a
hazard to the inspector.
B. move stored items or debris.
C. operate sump pumps with inaccessible floats.
D. identify size, spacing, span, location or determine adequacy of foundation bolting, bracing, joists,
joist spans or support systems.
E. provide any engineering or architectural service.
F. report on the adequacy of any structural system or component.
2.4. Heating
I. The inspector shall inspect:
A. the heating systems, using normal operating controls, and describe the energy source and heating
method;
B. and report as in need of repair heating systems that do not operate;
C. and report if the heating systems are deemed inaccessible.
II. The inspector is not required to:
A. inspect or evaluate the interior of flues or chimneys, fire chambers, heat exchangers, combustion
air systems, fresh air intakes, humidifiers, dehumidifiers, electronic air filters, geothermal systems or
solar heating systems.
B. inspect fuel tanks or underground or concealed fuel supply systems.
C. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply
adequacy of the heating system.
D. light or ignite pilot flames.
E. activate heating, heat pump systems or other heating systems when ambient temperatures or
other circumstances are not conducive to safe operation or may damage the equipment.
F. override electronic thermostats.
G. evaluate fuel quality.
H. verify thermostat calibration, heat anticipation, or automatic setbacks, timers, programs or clocks.
2.5. Cooling
I. The inspector shall inspect:
A. the central cooling equipment using normal operating controls.
II. The inspector is not required to:
A. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply
adequacy of the cooling system.
B. inspect window units, through-wall units, or electronic air filters.
C. operate equipment or systems if the exterior temperature is below 60° Fahrenheit, or when other
circumstances are not conducive to safe operation, or may damage the equipment.
D. inspect or determine thermostat calibration, cooling anticipation, or automatic setbacks or clocks.
E. examine electrical current, coolant fluids or gases, or coolant leakage.
2.6. Plumbing
I. The inspector shall:
A. inspect and determine if the water supply is public or private;
B. verify the presence of and identify the location of the main water shut-off valve;
C. inspect the water heating equipment, including venting, connections, energy source supply
system, and seismic bracing, and verify the presence or absence of temperature-pressure relief
valves and/or Watts 210 valves;
D. flush toilets;
E. water-test sinks, tubs and showers for functional drainage;
F. inspect the interior water supply, including all fixtures and faucets;
G. inspect the drain, waste and vent systems, including all fixtures;
H. describe any visible fuel-storage systems;
I. inspect the drainage sump pumps and test pumps with accessible floats;
J. inspect and describe the water supply, drain, waste and main fuel shut-off valves, as well as the
location of the water main and main fuel shut-off valves;
K. inspect and report as in need of repair deficiencies in the water supply by viewing the functional
flow in two fixtures operated simultaneously;
L. inspect and report as in need of repair deficiencies in installation and identification of hot and cold
faucets;
M. inspect and report as in need of repair mechanical drain stops that are missing or do not operate
if installed in sinks, lavatories and tubs; and
N. inspect and report as in need of repair commodes that have cracks in the ceramic material, are
improperly mounted on the floor, leak, or have tank components that do not operate.
II. The inspector is not required to:
A. light or ignite pilot flames.
B. determine the size, temperature, age, life expectancy or adequacy of the water heater.
C. inspect the interior of flues or chimneys, combustion air systems, water softening or filtering
systems, well pumps or tanks, safety or shut-off valves, floor drains, lawn sprinkler systems or fire
sprinkler systems.
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D. determine the exact flow rate, volume, pressure, temperature or adequacy of the water supply.
E. determine the water quality, potability or reliability of the water supply or source.
F. open sealed plumbing access panels.
G. inspect clothes washing machines or their connections.
H. operate any main, branch or fixture valve.
I. test shower pans, tub and shower surrounds or enclosures for leakage.
J. evaluate the compliance with local or state conservation or energy standards, or the proper design
or sizing of any water, waste or venting components, fixtures or piping.
K. determine the effectiveness of anti-siphon, back-flow prevention or drain-stop devices.
L. determine whether there are sufficient cleanouts for effective cleaning of drains.
M. evaluate gas, liquid propane or oil storage tanks.
N. inspect any underground or concealed fuel supply systems.
O. inspect any private sewage waste disposal system or component thereof.
P. inspect water treatment systems or water filters.
Q. inspect water storage tanks, pressure pumps or bladder tanks.
R. evaluate wait-time to obtain hot water at

or perform testing of any kind to water heater
elements.
S. evaluate or determine the adequacy of combustion air.
T. test, operate, open or close safety controls, manual stop valves and/or temperatur-e or pressurerelief
valves.
U. examine ancillary systems or components, such as, but not limited to, those relating to solar water
heating and hot water circulation.
V. determine the existence or condition of polybutylene plumbing.
2.7. Electrical
I. The inspector shall inspect:
A. the service drop/lateral;
B. the meter socket enclosures;
C. the means for disconnecting the service main;
D. and describe the service disconnect amperage rating, if labeled;
E. panelboards and over-current devices (breakers and fuses);
F. and report on any unused circuit breaker panel openings that are not filled;
G. the service grounding and bonding;
H. a representative number of switches, lighting fixtures and receptacles, including receptacles
observed and deemed to be arc-fault circuit interrupter or AFCI-protected during the inspection
using the AFCI test button, where possible;
I. and test all ground-fault circuit interrupter or GFCI receptacles and circuit breakers observed and
deemed to be GFCIs during the inspection using a GFCI tester, where possible;
J. and report the presence of solid conductor aluminum branch circuit wiring, if readily visible;
K. and report on any tested receptacles in which power was not present, polarity was incorrect,
the cover was not in place, the GFCI devices were not properly installed or did not operate
properly, evidence of arcing or excessive heat was present, or where the receptacle was
not grounded or was not secured to the wall;
L. the service entrance conductors and the condition of the conductor insulation;
M. and report the absence of smoke detectors; and
N. service entrance cables, and report as in need of repair deficiencies in the integrity of the
insulation, drip loop, or separation of conductors at weatherheads and clearances from grade or
rooftops.
II. The inspector is not required to:
A. insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or
electrical fixtures.
B. operate electrical systems that are shut down.
C. remove panelboard cabinet covers or dead

fronts,

if they are not readily accessible.
D. operate or re-set over-current protection devices or overload devices.
E. operate non-accessible smoke detectors.
F. measure or determine the amperage or voltage of the main service equipment, if not visibly
labeled.
G. inspect the fire and alarm system and components.
H. inspect the ancillary wiring or remote control devices.
I. activate any electrical systems or branch circuits that are not energized.
J. inspect low-voltage systems, electrical de-icing tapes, swimming pool wiring, or any timecontrolled
devices.
K. verify the service ground.
L. inspect private or emergency electrical supply sources, including, but not limited to: generators,
windmills, photovoltaic solar collectors, or battery or electrical storage facility.
M. inspect spark or lightning arrestors.
N. inspect or test de-icing equipment.
O. conduct voltage-drop calculations.
P. determine the accuracy of labeling.
Q. inspect exterior accent lighting.
2.8. Fireplace
I. The inspector shall inspect:
A. the fireplace, and open and close the damper door, if readily accessible and operable;
B. hearth extensions and other permanently installed components;
C. and report as in need of repair deficiencies in the lintel, hearth and material surrounding the
fireplace, including the fireplace opening's clearance from visible combustible materials.
II. The inspector is not required to:
A. inspect the flue or vent system.
B. inspect the interior of chimneys or flues, fire doors or screens, seals or gaskets, or mantels.
C. determine the need for a chimney sweep.
D. operate gas fireplace inserts.
E. light pilot flames.
F. determine the appropriateness of any installation.
G. inspect automatic fuel-feed devices.
H. inspect combustion and/or make-up air devices.
I. inspect heat-distribution assists, whether gravity-controlled or fan-assisted.
J. ignite or extinguish fires.
K. determine

adequacy

of drafts or draft characteristics.
L. move fireplace inserts, stoves or firebox contents.
M. perform a smoke test.
N. dismantle or remove any component.
O. perform a National Fire Prevention Association (NFPA)-style inspection.
P. perform a Phase I fireplace and chimney inspection.
2.9. Attic, Ventilation & Insulation
I. The inspector shall inspect:
A. the insulation in unfinished spaces;
B. the ventilation of attic spaces;
C. mechanical ventilation systems;
D. and report on the general absence or lack of insulation in unfinished spaces.
II. The inspector is not required to:
A. enter the attic or any unfinished spaces that are not readily accessible, or where entry could cause
damage or pose a safety hazard to the inspector, in his or her opinion.
B. move,

touch,

or disturb insulation.
C. move, touch or disturb vapor retarders.
D. break or otherwise damage the surface finish or weather seal on or around access panels or
covers.
E. identify the composition or exact R-value of insulation material.
F. activate thermostatically operated fans.
G. determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers or
wiring.
H. determine the adequacy of ventilation.
2.10. Doors, Windows & Interior
I. The inspector shall:
A. open and close a representative number of doors and windows;
B. inspect the walls, ceilings, steps, stairways and railings;
C. and report as in need of repair any spacing between intermediate balusters, spindles or rails for
steps, stairways and railings that permit the passage of an object greater than 4 inches in diameter;
D. inspect garage doors and garage door openers by operating first by remote (if available), and then
by the installed automatic door control;
E. and report as in need of repair any installed electronic sensors that are not operable or not
installed at proper heights above the garage floor;
F. and report as in need of repair any door locks or side ropes that have not been removed or
disabled when garage door opener is in use;
G. and report as in need of repair any windows that are obviously fogged or display other evidence of
broken seals.
II. The inspector is not required to:
A. inspect paint, wallpaper, window treatments or finish treatments.
B. inspect central vacuum systems.
C. inspect safety glazing.
D. inspect security systems or components.
E. evaluate the fastening of countertops, cabinets, sink tops or fixtures.
F. move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the
concealed floor structure.
G. move drop-ceiling tiles.
H. inspect or move any household appliances.
I. inspect or operate equipment housed in the garage, except as otherwise noted.
J. verify or certify safe operation of any auto-reverse or related safety function of a garage door.
K. operate or evaluate any security bar release and opening mechanisms, whether interior or
exterior, including their compliance with local, state or federal standards.
L. operate any system, appliance or component that requires the use of special keys, codes,
combinations or devices.
M. operate or evaluate self-cleaning oven cycles, tilt guards/latches or signal lights.
N. inspect microwave ovens or test leakage from microwave ovens.
O. operate or examine any sauna, steam jenny, kiln, toaster, ice maker, coffee maker, can opener,
bread warmer, blender, instant hot water dispenser, or other small, ancillary devices.
P. inspect elevators.
Q. inspect remote controls.
R. inspect appliances.
S. inspect items not permanently installed.
T. discover firewall compromises.
U. examine or operate any above-ground, movable, freestanding, or otherwise non-permanently
installed pool/spa, recreational equipment or self-contained equipment.
V. come into contact with any pool or spa water in order to determine the system structure or
components.

W. determine the adequacy of spa jet water force or bubble effect.
X. determine the structural integrity or leakage of a pool or spa.
3. Limitations, Exceptions & Exclusions
3.1. Limitations:
I. An inspection is not technically exhaustive.
II. An inspection will not identify concealed or latent defects.
III. An inspection will not deal with aesthetic concerns or what could be deemed matters of taste,
cosmetic defects, etc.
IV. An inspection will not determine the suitability of the property for any use.
V. An inspection does not determine the market value of the property or its marketability.
VI. An inspection does not determine the insurability of the property.
VII. An inspection does not determine the advisability or inadvisability of the purchase of the
inspected property.
VIII. An inspection does not determine the life expectancy of the property or any components or
systems therein.
IX. An inspection does not include items not permanently installed.
X. These Standards of Practice apply only to homes with four or fewer dwelling units.
3.2. Exclusions:
I. The inspector is not required to determine:
A. property boundary lines or encroachments.
B. the condition of any component or system that is not readily accessible.
C. the service life expectancy of any component or system.
D. the size, capacity, BTU, performance or efficiency of any component or system.
E. the cause or reason of any condition.
F. the cause for the need of repair or replacement of any system or component.
G. future conditions.
H. compliance with codes or regulations.
I. the presence of evidence of rodents, animals or insects.
J. the presence of mold, mildew, fungus or toxic drywall.
K. the presence of airborne hazards.
L. the presence of birds.
M. the presence of other flora or fauna.
N. the air quality.
O. the existence of asbestos.
P. the existence of environmental hazards.
Q. the existence of electromagnetic fields.
R. the presence of hazardous materials including, but not limited to, the presence of lead in paint.
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S. any hazardous waste conditions.
T. any manufacturers' recalls or conformance with manufacturer installation, or any information
included for consumer protection purposes.
U. operating costs of systems.
V. replacement or repair cost estimates.
W. the acoustical properties of any systems.
X. estimates of the cost to operate any given system.
II. The inspector is not required to operate:
A. any system that is shut down.
B. any system that does not function properly.
C. or evaluate low-voltage electrical systems such as, but not limited to:
1. phone lines;
2. cable lines;
3. antennae;
4. lights; or
5. remote controls.
D. any system that does not turn on with the use of normal operating controls.
E. any shut-off valves or manual stop valves.
F. any electrical disconnect or over-current protection devices.
G. any alarm systems.
H. moisture meters, gas detectors or similar equipment.
III. The inspector is not required to:
A. move any personal items or other obstructions, such as, but not limited to:
A. throw rugs;
B. furniture;
C. floor or wall coverings;
D. ceiling tiles;
E. window coverings;
F. equipment;
G. plants;
H. ice;
I. debris;
J. snow;
K. water;
L. dirt;
M. foliage; or
N. pets.
B. dismantle, open or uncover any system or component.
C. enter or access any area that may, in the opinion of the inspector, be unsafe.
D. enter crawlspaces or other areas that are unsafe or not readily accessible.
E. inspect underground items such as, but not limited to, underground storage tanks or other
indications of their presence, whether abandoned or actively used.
F. do anything which, in the inspector's opinion, is likely to be unsafe or dangerous to the inspector
or others, or damage property, such as, but not limited to: walking on roof surfaces, climbing ladders,
entering attic spaces, or negotiating with pets.
G. inspect decorative items.
H. inspect common elements or areas in multi-unit housing.
I. inspect intercoms, speaker systems, radio-controlled security devices, or lawn irrigation systems.
J. offer guarantees or warranties.
K. offer or perform any engineering services.
L. offer or perform any trade or professional service other than home inspection.
M. research the history of the property, report on its potential for alteration, modification,
extendibility or suitability for a specific or proposed use for occupancy.
N. determine the age of construction or installation of any system structure or component of a building, or differentiate between original construction and subsequent additions, improvements,
renovations or replacements.
O. determine the insurability of a property.
P. perform or offer Phase 1 environmental audits.
Q. inspect on any system or component which is not included in these Standards.
4. Glossary of Terms
4.1. accessible: can be approached or entered by the inspector safely, without difficulty, fear or
danger.
4.2. activate: to turn on, supply power, or enable systems, equipment, or devices to become active
by normal operating controls. Examples include turning on the gas or water supply valves to the
fixtures and appliances, and activating electrical breakers or fuses.
4.3. adversely affect: to constitute, or potentially constitute, a negative or destructive impact.
4.4. alarm system: warning devices, installed or freestanding, including, but not limited to: carbon
monoxide detectors, flue gas and other spillage detectors, security equipment, ejector pumps and
smoke alarms.
4.5. appliance: a household device operated by use of electricity or gas. Not included in this
definition are components covered under central heating, central cooling or plumbing.
4.6. architectural service: any practice involving the art and science of building design for
construction of any structure or grouping of structures, and the use of space within and surrounding
the structures or the design, design development, preparation of construction contract documents,
and administration of the construction contract.
4.7. component: a permanently installed or attached fixture, element or part of a system.
4.8. condition: the visible and conspicuous state of being of an object.
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4.9. crawlspace: the area within the confines of the foundation and between the ground and the
underside of the lowest floor structural component.
4.10. decorative: ornamental; not required for the operation of essential systems and components
of a home.
4.11. describe: to report in writing a system or component by its type, or other observed
characteristics to distinguish it from other components used for the same purpose.
4.12. determine: to arrive at an opinion or conclusion pursuant to examination.
4.13. dismantle: to open, take apart or remove any component, device or piece that would not
typically be opened, taken apart or removed by an ordinary occupant.
4.14. engineering service: any professional service or creative work requiring engineering education,
training, and experience and the application of special knowledge of the mathematical, physical and
engineering sciences to such professional service or creative work as consultation, investigation,
evaluation, planning, design and supervision of construction for the purpose of assuring compliance
with the specifications and design, in conjunction with structures, buildings, machines, equipment,
works or processes.
4.15. enter: to go into an area to observe visible components.
4.16. evaluate: to assess the systems, structures or components of a dwelling.
4.17. examine: to visually look (see inspect).
4.18. foundation: the base upon which the structure or wall rests; usually masonry, concrete, or
stone, and generally partially underground.
4.19. function: the action for which an item, component, or system is specially fitted or used, or for
which an item, component or system exists; to be in action or perform a task.
4.20. functional: performing, or able to perform, a function.
4.21. home inspection: the process by which an inspector visually examines the readily accessible
systems and components of a home, and operates those systems and components utilizing these
Standards of Practice as a guideline.
4.22. household appliances: kitchen and laundry appliances, room air conditioners, and similar
appliances.
4.23. inspect: to visually look at readily accessible systems and components safely, using normal
operating controls, and accessing readily accessible panels and areas in accordance with these
Standards of Practice.
4.24. inspected property: the readily accessible areas of the buildings, site, items, components and
systems included in the inspection.
4.25. inspector: one who performs a real estate inspection.
4.26. installed: attached or connected such that the installed item requires a tool for removal.
4.27. material defect: a condition of a residential real property or any portion of it that would have a
significant adverse impact on the value of the real property or that involves an unreasonable risk to
people on the property. The fact that a structural element, system or subsystem is near, at or beyond
the end of the normal useful life of such a structural element, system or subsystem is not by itself a
material defect.
4.28. normal operating controls: devices, such as thermostats, that would be operated by ordinary
occupants which require no specialized skill or knowledge.
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4.29. observe: to see through visually directed attention.
4.30. operate: to cause systems to function or turn on with normal operating controls.
4.31. readily accessible: an item or component that is, in the judgment of the inspector, capable of
being safely observed without the removal of obstacles, detachment or disengagement of
connecting or securing devices, or other unsafe or difficult procedures to gain access.
4.32. recreational facilities: spas, saunas, steam baths, swimming pools, tennis courts, playground
equipment, and other exercise, entertainment and athletic facilities.
4.33. report: a written communication (possibly including images) of any material defects observed
during the inspection.
4.34. representative number: a sufficient number to serve as a typical or characteristic example of
the item(s) inspected.
4.35. safety glazing: tempered glass, laminated glass, or rigid plastic.
4.36. shut down: turned off, unplugged, inactive, not in service, not operational, etc.
4.37. structural component: a component which supports non-variable forces or weights (dead
loads) and variable forces or weights (live loads).
4.38. system: an assembly of various components which function as a whole.
4.39. technically exhaustive: a comprehensive and detailed examination beyond the scope of a real
estate home inspection which would involve or include, but would not be limited to: dismantling,
specialized knowledge or training, special equipment, measurements, calculations, testing, research,
analysis or other means.
4.40. unsafe: a condition in a system or component which is judged to be a significant risk of
personal injury during normal, day-to-day use. The risk may be due to damage, deterioration,
improper installation, or a change in accepted residential construction standards.
4.41. verify: to confirm or substantiate.

Sample
Attribute
Age (approx.)
Area (approx.)
Building Type  Single family
Condominium
Mobile Home
Commercial
Construction Wood frame
 Brick
Stucco
Concrete block
Client Name
Address
Phone(s), e-mail
Buyer's agent
Phone(s), e-mail
Seller's agent
Phone(s), e-mail
Temperature Start Time
96° Fahrenheit 1:00PM
Additional Building Description/ Comments
Note: Items with red marks or red text throughout this report indicating damage, or items marked as needing
repair, may result in further damage or may present a health or safety hazard if not repaired.
Notes/ Special Instructions
General Weather Conditions
Weather at the Time of the Inspection
Clear
American Certified Home Inspections
General Information
4, 120 Square Feet
Built in 1931
Description / Type Address / Comments
Building Description Inspector: Glenn McMillan
Date of Inspection: July 8, 2016

Client and Real Estate Agents Information
Age and area information obtained

from:

Public records if possible.

STRUCTURAL SYSTEMS
  A. Foundations and Exterior Walls
Type of Foundation(s): Concrete Slab
Comments:
Major exterior

caulking/sealing,

should be done on many wall joints, wall penetrations, doors and
windows. Some repointing needs to be done in the front.
.
.
.
.
  B. Grading and Drainage
Comments:
Gutters need to be cleaned out and splash pans at downspouts installed.
American Certified Home Inspections
I=Inspected NI=Not Inspected NP=Not present D=Deficient
Sample
Page 18 of 31
.
.
  C. Roof Covering Materials and Fascia
Asphalt shingles
Viewed from: Ground
Comments:
Exposed nails should be covered with asphalt sealant. Soffit at roof needs painted.
.
.
  D. Roof Structures and Attics
Viewed from: Attic
Attic Insulation: Blown in, Blanket
Comments:
Damaged wood in attic area. Junction box with no cover and one that is bad and taped up should be
fixed and replaced. Phone wires should be assessed and repaired as needed.
.
.
.
 E. Walls (Interior)
Comments:
Page 19 of 31
.
.
.
 F. Ceilings and Floors
Comments:
.
.
.
  G. Doors (Interior and Exterior)
Comments:
Some closet doors do not stay closed.
.
Page 20 of 31
.
.
  H. Windows
Comments:
Many windows do not open or are painted closed. Several windows are fogged or stained from
condensation probably from broken seals. Some windows will not lock. Screens are missing. Buyers list
of broken seal windows on summery page. Damaged wood at front window.
.
.
.
 I. Stairways (Interior and Exterior)
Comments:
Side entry steps have settled and have cracked and missing mortar.
.
.
Page 21 of 31
.
  J. Fireplaces and Chimneys
Comments:
Fireplace is not safe for use.
.
.
  K. Porches, Balconies, Decks and Carports
Comments:
Back porch has at least 3 damaged wood sections. Roof should be kept cleaned off.
.
.
.
 Garage
Comments:
.
.
II. ELECTRICAL SYSTEMS
Page 22 of 31
  A. Service Entrance and Panels
Comments:
Service entry cable insulation is in poor condition.
.
.
 B. Branch Circuits, Connected Devices and Fixtures
Comments:
Junction box needs replaced and another needs cover installed in attic areas. Several open ground
outlets found in different rooms.
.
.
.
III. HEATING, VENTILATION AND AIR CONDITIONING SYSTEMS
 A. Heating Equipment
Forced air
Energy sources: Electricity
Comments:3 units, 2 standard and 1 package unit.
.
.
Page 23 of 31
 B. Cooling Equipment
Type of Systems: Central air conditioner
Comments:
.
.
.
 C. Duct Systems, Chases, and Vents
Comments:
.
.
IV. PLUMBING SYSTEM
 A. Plumbing Supply, Distribution

Systems

and Fixtures
Location of Water Meter: Front
Location of main water supply valve: Side
Comments:
.
Page 24 of 31
.
.
 B. Drains, Wastes, and Vents
Comments:
.
.
.
  C. Water Heating Equipment
Energy sources: Electricity
Capacity: 50 US Gallons
Comments:

Water

heater should be sitting in a pan.
.
.
  D. Exterior Faucets
Comments:
At least one exterior faucet does not work.
Page 25 of 31
.
.
 E. Crawlspace
Comments:
.
.
.
V.APPLIANCES (Conditions may change without notice, these are not part of a
typical home inspection. I operate items when possible as a courtesy.)
 A. Dishwashers
Comments:
.
.
 B. Food Waste Disposers
Comments:
Page 26 of 31
.
.
 C. Range Hood and Exhaust Systems
Comments:
.
.
 D. Ranges, Cooktops, and Ovens
Comments:
.
.
 E. Microwave Ovens
Comments:
.
 F. Exhaust Vents
Comments:
.
Page 27 of 31
.
 G. Garage Door Openers
Comments:

 H. Dryer Vent and Cap, Washing Machine

Hook Ups

  I. Baths and Kitchen
Comments:
Upstairs bathrooms need grout repairs in tub and shower areas, and caulk repairs at vanity tops.
.
.
.
VI. OPTIONAL SYSTEMS (These are specialty fields and should be assessed by
specialists.)
 A. Landscape Irrigation (Sprinkler) Systems
Page 28 of 31
Comments:
.
.
 B. Swimming Pools, Spas, Hot Tubs, and Equipment
Type of Construction:
Comments:
.
 C. Outbuildings
Comments:
.
 D. Private Water Wells (A coliform analysis is recommended.)
Type of Pump:
Type of Storage Equipment:
Comments:
.
 E. Private Sewage Disposal (Septic) Systems
Type of System:
Location of Drain Field:
Comments:
.
 F. Dock
Comments:
Dock has many boards that need to be replaced which some are dangerous.

Summary
Major exterior

caulking/sealing,

should be done on many wall joints, wall penetrations, doors and
windows. Some repointing needs to be done in the front.
Gutters need to be cleaned out and splash pans at downspouts installed.
Exposed nails should be covered with asphalt sealant. Soffit at roof needs painted.
Damaged wood in

attic

area. Junction box with no cover and one that is bad and taped up should be
fixed and replaced.
Some closet doors do not stay closed.
Many windows do not open or are painted closed. Several windows are fogged or stained from
condensation probably from broken seals. Some windows will not lock. Screens are missing. Buyers list
of broken seal windows on summery page. Damaged wood at front window.
Dinning room-2 lower sections, 1 transom
Living room-2 back transoms, 1 back side section, 1 front transom
Kitchen-1 center section
Kitchen Dinning-1 large center section
Kitchen Bath-1 window
Entry way-1 transom
Staircase-1 main window
Side entry steps have settled and have cracked and missing mortar.
Back porch has at least 3 damaged wood sections.

Roof

should be kept cleaned off.
Junction box needs replaced and

another needs

cover installed in attic areas. Several open

ground

outlets found in different rooms.
Service entry cable insulation is in poor condition.

Water

heater should be sitting in a pan.
At least one exterior faucet does not work.
Dock has many boards that need to be replaced which some are dangerous.
Respectfully submitted, Glenn McMillan
.
American Certified Home Inspections