Your Full Home Inspection Report

Roofing Standards of Practice

Inspected from ground level or the eaves: roof-covering materials; gutters; downspouts; vents, flashing, skylights, chimney and other roof penetrations; and the general roof structure from readily accessible panels, doors or stairs.

Described: the type of roof-covering materials.

Reported as in need of correction: observed indications of active roof leaks.

Not required: walking on any roof surface, or any area that appears unsafe or could be damaged; predicting service life; inspecting underground downspout drainage; removing snow, ice or debris; moving insulation; inspecting antennae, satellite dishes, lightning arresters or de-icing equipment; water testing; warranting or certifying the roof; confirming fastening or installation of roof-covering materials.

Exterior Standards of Practice

Inspected: exterior wall-covering materials; eaves, soffits and fascia; a representative number of windows; all exterior doors; flashing and trim; adjacent walkways and driveways; stairs, steps, stoops and ramps; porches, patios, decks, balconies and carports; railings, guards and handrails; and vegetation, surface drainage, retaining walls and grading where they may adversely affect the structure through moisture intrusion.

Described: the type of exterior wall-covering materials.

Reported as in need of correction: improper spacing between intermediate balusters, spindles and rails.

Not required: inspecting screens, storm windows, shutters, awnings, fences, outbuildings or accent lighting; items not visible or readily accessible from the ground, including window and door flashing; soil, geological or hydrological conditions; recreational facilities or playground equipment; seawalls or docks; erosion control; safety glass; underground utilities or items; wells or springs; solar, wind or geothermal systems; pools or spas; septic systems; irrigation systems; or thermal window seal integrity.

Interiors Standards of Practice

Inspected: a representative number of doors and windows by opening and closing them; floors, walls and ceilings; stairs, steps, landings, stairways and ramps; and railings, guards and handrails.

Reported as in need of correction: improper spacing between intermediate balusters, spindles and rails for steps, stairways, guards and railings; and any window that was obviously fogged or displayed other evidence of broken seals.

Not required: inspecting paint, wallpaper, window treatments or finishes; floor coverings or carpeting; central vacuum systems; safety glazing; security systems; fastening of islands, countertops, cabinets or sink tops; moving furniture, stored items, rugs or suspended-ceiling tiles; inspecting items not permanently installed; or inspecting elevators.

Structural Components Standards of Practice

Inspected: the foundation; the basement; the crawl space; and structural components.

Described: the type of foundation, and the location of access to the under-floor crawl space.

Reported as in need of correction: wood in contact with or near soil; active water penetration; indications of possible foundation movement, such as drywall or brick cracks, out-of-square door frames and unlevel floors; and cutting, notching or boring of framing members that may present a structural or safety concern.

Not required: entering a crawl space that is not readily accessible or where entry could cause damage or a hazard; moving stored items or debris; operating sump pumps with inaccessible floats; determining size, spacing, span or adequacy of bolting, bracing, joists or support systems; providing engineering or architectural services; or reporting on the adequacy of any structural system.

Insulation and Ventilation Standards of Practice

Inspected: insulation in unfinished spaces, including attics, crawl spaces and foundation areas; ventilation of those unfinished spaces; and mechanical exhaust systems in the kitchen, bathrooms and laundry area.

Described: the type of insulation observed, and its approximate average depth at the unfinished attic floor area or roof structure.

Reported as in need of correction: the general absence of insulation or ventilation in unfinished spaces.

Not required: entering attics or unfinished spaces that are not readily accessible or where entry could cause damage or a safety hazard; moving or disturbing insulation or vapor retarders; damaging finishes or seals around access panels; identifying insulation composition or R-value; activating thermostatically operated fans; or determining the adequacy of ventilation.

Air Conditioning 1st floor Standards of Practice

Inspected: the cooling system, using normal operating controls.

Described: the location of the cooling thermostat, and the cooling method.

Reported as in need of correction: any cooling system that did not operate, and any cooling system deemed inaccessible.

Not required: determining uniformity, temperature, flow, balance, distribution, size, capacity, BTU or supply adequacy; inspecting portable window units, through-wall units or electronic air filters; operating equipment when the exterior temperature is below 65°F or when operation may be unsafe or damage the equipment; determining thermostat calibration or automatic setbacks; or examining electrical current, coolant fluids or leakage.

Air Conditioning 2nd floor Standards of Practice

Inspected: the cooling system, using normal operating controls.

Described: the location of the cooling thermostat, and the cooling method.

Reported as in need of correction: any cooling system that did not operate, and any cooling system deemed inaccessible.

Not required: determining uniformity, temperature, flow, balance, distribution, size, capacity, BTU or supply adequacy; inspecting portable window units, through-wall units or electronic air filters; operating equipment when the exterior temperature is below 65°F or when operation may be unsafe or damage the equipment; determining thermostat calibration or automatic setbacks; or examining electrical current, coolant fluids or leakage.

Heating Standards of Practice

Inspected: the heating system, using normal operating controls.

Described: the location of the heating thermostat, the energy source, and the heating method.

Reported as in need of correction: any heating system that did not operate, and any heating system deemed inaccessible.

Not required: inspecting or evaluating the interior of flues or chimneys, fire chambers, heat exchangers, combustion air systems, fresh-air intakes, humidifiers, dehumidifiers, electronic air filters, geothermal or solar heating systems; inspecting fuel tanks or concealed fuel supply systems; determining temperature, flow, balance, distribution, size, capacity or supply adequacy; lighting pilot flames; operating equipment when conditions are not conducive to safe operation; overriding electronic thermostats; evaluating fuel quality; verifying thermostat calibration or setbacks; or calculating combustion or ventilation air.

Plumbing Standards of Practice

Inspected: the main water supply shut-off valve; the main fuel supply shut-off valve; water heating equipment, including energy source, venting connections, temperature/pressure-relief valves and seismic bracing; interior water supply, fixtures and faucets, by running the water; all toilets, by flushing; all sinks, tubs and showers for functional drainage; the drain, waste and vent system; and drainage sump pumps with accessible floats.

Described: whether the water supply is public or private; the location of the main water and fuel shut-off valves; the location of any observed fuel-storage system; and the capacity of the water heater, if labeled.

Reported as in need of correction: deficiencies in water supply flow with two fixtures operating simultaneously; improper hot and cold faucet installation; active plumbing leaks observed; and toilets that were damaged, loose, leaking, or with tank components that did not operate.

Not required: lighting pilot flames; measuring water heater capacity, age or adequacy; inspecting the interior of flues, combustion air systems, water softeners or filters, well pumps or tanks, floor drains, lawn or fire sprinkler systems; determining flow rate, pressure or water quality; opening sealed access panels; inspecting clothes washers or their connections; operating any valve; testing shower pans or enclosures for leakage; or evaluating fuel storage tanks or wastewater treatment systems.

Electrical Standards of Practice

Inspected: the service drop and overhead service conductors; service head, gooseneck and drip loops; service mast, conduit and raceway; the electric meter and base; service-entrance conductors; the main service disconnect; panelboards and over-current protection devices; service grounding and bonding; a representative number of switches, lighting fixtures and receptacles, including AFCI-protected receptacles tested where possible; GFCI receptacles and breakers tested where possible; and the presence of smoke and carbon monoxide detectors.

Described: the main service disconnect's amperage rating, if labeled, and the type of wiring observed.

Reported as in need of correction: deficiencies in service-entrance conductor insulation, drip loop and clearances; unfilled circuit-breaker panel openings; readily visible solid aluminum branch-circuit wiring; tested receptacles lacking power, with incorrect polarity, missing covers, improper or non-functioning GFCI devices, evidence of arcing or heat, or not grounded or secured; and the absence of smoke and/or carbon monoxide detectors.

Not required: inserting tools or probes into panelboards or fixtures; operating systems that are shut down; removing panel covers or dead fronts; re-setting over-current devices; testing smoke or carbon monoxide alarms; inspecting security, fire or alarm systems; measuring amperage or voltage not visibly labeled; inspecting ancillary or low-voltage wiring, de-icing tape or pool wiring; verifying the service ground; inspecting generators or solar collectors; conducting voltage-drop calculations; verifying label accuracy; or inspecting exterior lighting.

Utility Locations and Shut-offs Standards of Practice

Inspected and described: the location of the main water supply shut-off valve, the main fuel supply shut-off valve, the main electrical service disconnect, and the panelboard, together with their general accessibility.

Reported as in need of correction: shut-offs or disconnects that were not accessible, not identifiable, or that appeared damaged.

Not required: operating any valve; determining the adequacy of labeling; or verifying the service ground.

Fireplaces and Fuel-Burning Appliances Standards of Practice

Inspected: readily accessible and visible portions of fireplaces and chimneys; lintels above fireplace openings; damper doors, by opening and closing them where readily accessible and manually operable; and cleanout doors and frames.

Described: the type of fireplace.

Reported as in need of correction: joint separation, damage or deterioration of the hearth, hearth extension or chambers; manually operated dampers that did not open and close; the lack of a smoke detector in the same room as the fireplace; the lack of a carbon monoxide detector in the same room; and cleanouts not made of non-combustible material.

Not required: inspecting the flue or vent system or the interior of chimneys; inspecting fire doors, screens, seals, gaskets or mantels; determining the need for a chimney sweep; operating gas fireplace inserts; lighting pilot flames; inspecting automatic fuel-fed devices, combustion or make-up air devices, or heat-distribution assists; igniting or extinguishing fires; determining draft adequacy; moving inserts, stoves or firebox contents; performing smoke tests; or performing an NFPA-style or Phase I chimney inspection.

Built-in Appliances Standards of Practice

Inspected: permanently installed appliances observed in operation using normal operating controls, together with visible connections, and the immediate area for evidence of leakage or damage.

Reported as in need of correction: appliances that did not operate using normal controls, and observed leakage or damage.

Not required: operating or evaluating self-cleaning oven cycles, tilt guards, latches or signal lights; inspecting microwave ovens or testing them for leakage; operating saunas, steam generators, ice makers, coffee makers, can openers or other small ancillary appliances; inspecting appliances that are not permanently installed; inspecting remote controls; or determining the adequacy of any appliance's performance.

Kitchen Standards of Practice

Inspected: kitchen plumbing fixtures and functional drainage; permanently installed kitchen appliances using normal operating controls; receptacles, GFCI protection, switches and lighting; cabinets and counters; and mechanical exhaust ventilation.

Reported as in need of correction: leaks or damage observed at fixtures and connections; appliances that did not operate; receptacles lacking power, with incorrect polarity, or without required GFCI protection; and absent or non-functioning exhaust ventilation.

Not required: evaluating the fastening of islands, countertops, cabinets or sink tops; moving household appliances; inspecting appliances not permanently installed; inspecting microwave ovens for leakage; or determining the adequacy of appliance performance.

Laundry Standards of Practice

Inspected: the laundry area water supply and shut-off valves; visible drain and waste connections; receptacles, GFCI protection and lighting; and dryer exhaust ventilation, where visible.

Reported as in need of correction: active leaks at supply or drain connections; receptacles lacking power, with incorrect polarity, or without required GFCI protection; and dryer venting that was disconnected, damaged, or vented improperly.

Not required: inspecting clothes washing machines or dryers or their connections; operating any valve; or determining the adequacy of venting or drainage capacity.

Bathrooms Standards of Practice

Inspected: bathroom plumbing fixtures, including sinks, tubs and showers, for functional flow and drainage; toilets, by flushing; receptacles, GFCI protection, switches and lighting; exhaust ventilation; and floor, wall and ceiling surfaces in the immediate area.

Reported as in need of correction: active leaks; toilets that were damaged, loose at the floor, leaking, or with tank components that did not operate; receptacles lacking required GFCI protection; and absent or non-functioning exhaust ventilation.

Not required: testing shower pans, tub or shower surrounds or enclosures for leakage or overflow protection; operating any valve; inspecting whirlpool jets for adequacy; or opening sealed plumbing access panels.

Bedrooms Standards of Practice

Inspected: walls, ceilings and floors; a representative number of doors and windows, by opening and closing them; closets; receptacles, switches and lighting; and the presence of smoke and carbon monoxide detectors.

Reported as in need of correction: any window obviously fogged or with evidence of broken seals; doors or windows that did not operate; tested receptacles lacking power, with incorrect polarity, or missing covers; and the absence of smoke and/or carbon monoxide detectors.

Not required: inspecting paint, wallpaper, window treatments or finishes; inspecting floor coverings or carpeting; moving furniture, stored items or rugs; inspecting safety glazing; or testing smoke or carbon monoxide alarms.

Mechanical Standards of Practice

Inspected: heating and cooling equipment using normal operating controls; the water heating equipment and its venting connections; visible distribution, ventilation and exhaust components; and fuel supply shut-offs.

Described: the energy source, the heating and cooling methods, and the location of the thermostats.

Reported as in need of correction: equipment that did not operate using normal controls, and equipment deemed inaccessible.

Not required: inspecting the interior of flues, chimneys, heat exchangers or combustion air systems; inspecting fuel tanks or concealed fuel supply systems; determining size, capacity, BTU or supply adequacy; lighting pilot flames; operating equipment when conditions are not conducive to safe operation; or calculating combustion or ventilation air.

Garage Standards of Practice

Inspected: garage structure, walls, ceiling and floor; garage vehicle doors and the operation of door openers, using normal operating controls; the fire separation between the garage and the living space, where visible; receptacles, GFCI protection and lighting; and the occupant door between the garage and the house.

Described: a garage vehicle door as manually operated or installed with a garage door opener.

Reported as in need of correction: photo-electric safety sensors that did not operate properly; observed compromises in the fire separation; and receptacles lacking power or required GFCI protection.

Not required: verifying or certifying the proper operation of any pressure-activated auto-reverse or related safety feature; operating equipment housed in the garage except as otherwise noted; discovering firewall compromises that are concealed; or inspecting items not permanently installed.