The Scope and Purpose of a Home Inspection
Purchasing property involves risk
The purpose of a home inspection is to help reduce the risk associated with the purchase of a structure by providing a professional opinion about the overall condition of the structure. A home inspection is a limited visual inspection and it cannot eliminate this risk. Some homes present more risks than others. We cannot control this, but we try to help educate you about what we don’t know during the inspection process. This is more difficult to convey in a report and one of many reasons why we recommend that you attend the inspection.
A home inspection is not an insurance policy
This report does not substitute for or serve as a warranty or guarantee of any kind. Home warranties can be purchased separately from insuring firms that provide this service.
A home inspection is visual and not destructive
The descriptions and observations in this report are based on a visual inspection of the structure. We inspect the aspects of the structure that can be viewed without dismantling, damaging or disfiguring the structure and without moving furniture and interior furnishings. Areas that are concealed, hidden or inaccessible to view are not covered by this inspection. Some systems cannot be tested during this inspection as testing risks damaging the building. For example, overflow drains on bathtubs are generally not tested because if they were found to be leaking they could damage the finishes below. Our procedures involve non-invasive investigation and non-destructive testing which will limit the scope of the inspection.
This is not an inspection for code compliance
This inspection and report are not intended for city / local code compliance. During the construction process structures are inspected for code compliance by municipal inspectors. Framing is open at this time and conditions can be fully viewed. Framing is not open during inspections of finished homes, and this limits the inspection. All houses fall out of code compliance shortly after they are built, as the codes continually change. National codes are augmented at least every three years for all of the varying disciplines. Municipalities can choose to adopt and phase in sections of the codes on their own timetables. There are generally no requirements to bring older homes into compliance unless substantial renovation is being done.
This is just our opinion
Construction techniques and standards vary. There is no one way to build a house or install a system in a house. The observations in this report are the opinions of the home inspector. Other inspectors and contractors are likely to have some differing opinions. You are welcome to seek opinions from other professionals.
The scope of this inspection
This inspection will include the following systems: exterior, roof, structure, drainage, foundation, attic, interior, plumbing, electrical and heating. The evaluation will be based on limited observations that are primarily visual and non-invasive. This inspection and report are not intended to be technically exhaustive.
Your expectations
The overall goal of a home inspection is to help ensure that your expectations are appropriate with the house you are proposing to buy. To this end we assist with discovery by showing and documenting observations during the home inspection. This should not be mistaken for a technically exhaustive inspection designed to uncover every defect with a building. Such inspections are available but they are generally cost-prohibitive to most homebuyers.
Your participation is requested
Your presence is requested during this inspection. A written report will not substitute for all the possible information that can be conveyed verbally by a shared visual observation of the conditions of the property.
How to Read This Report
Getting the Information to You
This report is designed to deliver important and technical information in a way that is easy for anyone to access and understand. If you are in a hurry, you can take a quick look at our "Summary Page” and quickly get critical information for important decision making. However, we strongly recommend that you take the time to read the full Report, which includes digital photographs, captions, diagrams, descriptions, videos and hot links to additional information.
The best way to get the layers of information that are presented in this report is to read your report online (the HTML version), which will allow you to expand your learning about your house. You will notice some words or series of words highlighted in blue and underlined – clicking on these will provide you with a link to additional information. The HTML version of this report also contains streaming videos. Short video clips often contain important information and critical context and sounds that can be difficult to capture in words and still pictures.
For the most reliable viewing experience, I recommend viewing the report on as large a screen as practical, as much detail can be lost on small devices like smart phones. For similar reasons, reports should only be printed in color to retain as much detail as possible and minimize misinterpretation of photographs.
This report can also be printed on paper or to a PDF document.
Chapters and Sections
This report is divided into chapters that parcel the home into logical inspection components. Each chapter is broken into sections that relate to a specific system or component of the home. You can navigate between chapters with the click of a button on the left side margin.
Most sections will contain some descriptive information done in black font. Observation narrative, done in colored boxes, will be included if a system or component is found to be significantly deficient in some way or if we wish to provide helpful additional information about the system or the scope of our inspection. If a system or component of the home was deemed to be in satisfactory or serviceable condition, there may be no narrative observation comments in that section and it may simply say “tested,” or “inspected.”
Recommended Contractors
At the bottom of many narrative observations in this report you will find a recommended contractor such as Plumber. Whenever work is to be performed, it is recommended that only licensed and insured professional contractors perform work. It is also recommended that a paper trail of receipts for work performed be obtained for your records.
Observation Labels
All narrative observations are colored, numbered and labeled to help you find, refer to, and understand the severity of the observation. Observation colors and labels used in this report are:
- Major Concern:Repair items that may cost significant money to correct now or in the near future, or items that require immediate attention to prevent additional damage or eliminate safety hazards.
- Incomplete:Items that have not been completed
- Repair:Repair and maintenance items noted during inspection. Please note that some repair items can be expensive to correct such as re-finishing hardwood floors, but are considered simply repair items due to their cosmetic nature.
- Recommended Maintenance:These are repair items that should be considered "routine home ownership items," such as servicing the furnace, cleaning the gutters or changing the air filters in the furnace.
- Due Diligence:Observation such as a buried oil tank that may require further investigation to determine the severity and / or urgency of repair.
Pest Inspection
All items with the bug logo (
) are part of a structural pest inspection. If your inspector included a structural pest inspection as a part of the scope of your home inspection, you can distinguish pest inspection items by this logo. You can also go to the pest inspection summary page to see a summary of the items that are part of a pest inspection.
Summary Page
The Summary Page is designed as a bulleted overview of all the observations noted during inspection. This helpful overview is not a substitution for reading the entire inspection report. The entire report must be read to get a complete understanding of this inspection report as the Summary Page does not include photographs or photo captions.
Moisture Meter Testing
Where moisture meter testing is indicated in this report a Protimiter Survey Master Dual Function was used.
Summary
Major Concerns
- P-1 Plumbing:
A strong sulfur odor was noted when testing the water. This can be a problem with minerals such as manganese in the water, but it can also be related to stagnant pipes and even the sacrificial anodes in water heaters. Water quality testing is beyond the scope of this inspection. Consult with a plumber to further evaluate the water supply and make recommendations for filtration systems that may be able to help with this condition. Further investigation of the water heater may also be needed.
- Attached is an interesting article about this problem.
- Technical bulletin 23 for A.O. Smith unpacks a chlorination procedure for cleaning water heaters.
- It is possible that if this odor is from the sacrificial anode in the water heater, a powered anode may provide a solution.
Plumber
Incomplete Items
- K-2 Kitchen:
Tune-up repairs are needed to the cabinets. Complete repairs/installation of cabinets as needed.
- Repair caulking where failing on countertops/cabinets
Repairs
- RC-1 Roof and Chimney:
The roofing system was noted to be in marginal condition and will require repair or replacement in the near term. Examples of observations noted during inspection include:
- A number of exposed fasteners were noted on the roof indicating sloppy fastening
- Several damaged shingles were noted on the lower roof
- Drip edge flashings have been installed on top of the underlayment. This is not correct above gutters.
Roofing Contractor
- I-1 Interior:
Repairs are needed to the door(s). See the family bedroom.
- The door is not latching when closed
General Contractor
- I-2 Interior:
Stairs to garage: Repairs are needed to the stairs to ensure safe and reliable performance. Stairs are a common safety issue in buildings. Some older stairs can be difficult to correct. Repairs/improvements are recommended for safety as feasible.
- Stair treads are too narrow - these should be a minimum of 11-inches of these is no nosing present or 10-inches with a tread nosing.
General Contractor
- CS-1 Crawl Space:
Wood and cellulose debris was noted in the crawl space. This is conducive to wood destroying organisms. Removal of wood debris is recommended.
General Contractor/Crawl Space Clean-up Specialist
- CS-2 Crawl Space:
The sub-floor insulation is not correctly installed and requires repair or updating. See a few spots below the kitchen.
General Contractor/Crawl Space Specialist
- P-3 Plumbing:
The waste pipe has inadequate support. ABS and PVC type plastic pipe should be should be supported every 4 feet. This is an important repair to preform as the sagging pipes could collapse and fail. Support is incomplete in the crawl space.
Plumber
- HCS-1 Heating and Cooling Systems:
The cover for the heat pump disconnect is loose. Repair as needed for safety.
Electrician
- EBFW-1 Electric Branch and Finish Wiring:
Repairs are needed to the branch wiring system.
- Places were noted where the NM cable is poorly supported. This should have support every 4-feet.
Electrician
- EBFW-2 Electric Branch and Finish Wiring:
Repairs are recommended to carbon monoxide alarms. Carbon monoxide alarms are recommended on each floor of the building and outside of all sleeping areas.
- One or more sleeping rooms were found that did not have a CO alarm outside the room.
Electrician
Recommended Maintenance Items
- P-4 Plumbing:
The water temperature tested slightly below the recommended 120 degrees F. Adjust the water temperature as needed.
Due Diligence Items
- P-2 Plumbing:
A video camera sewer scope is recommended. An evaluation of the sewer line below the ground is beyond the scope of this inspection. A sewer scope is recommended to further evaluate the sewer line and the below ground connections between the building and the municipal sewer line. Sewer scopes are done using video cameras and can reveal the materials, condition and reliability of the sewer line. If that has been done recently, I recommend having a sewer scope performed.
The Full Report
General Comments
General Comments
For the purpose of this inspection, this house faces:
west
State of Occupancy:Vacant
Recent Rain/Snow:No
Ground Cover:Damp
Approximate Age:2022
Weather Conditions:Partly Cloudy
Temperature:Below 50 Degrees F
Grounds
Site Conditions
Site Grade:Satisfactory
Site Characteristics:Flat
New grass / sod was noted.
 |  |
Grounds Trees and Vegetation
Prune Trees and Vegetation:No
Arborist Recommended:No
Conditions Conducive to Wood Destroying Organisms:None noted
Window and Stairwells
Window Wells:None noted
Stairwells:None noted
Sidewalks
Condition:Satisfactory
Material:Concrete
Driveway
Condition:Satisfactory
Material:Concrete
Porch
Condition:Satisfactory
Support Materials:Concrete
Floor Materials:Concrete
Stoops, Steps and Stairs
Condition:Satisfactory
Material:Concrete
Patio
Condition:None noted
Covers - Patio / Deck / Porch
Condition:Satisfactory
Fence / Wall
Condition:Satisfactory
Materials:Wood
Retaining Walls
None
Carports
None noted
Exterior Siding
Siding
Material:Fiber cement
Condition:Satisfactory
Foundation (Visible portion of foundation wall on exterior)
Foundation Wall:Poured concrete
Condition:Satisfactory
Building(s) Exterior Wall Construction
Type:Not Visible
Condition:Not Visible
Soffits
Present
Condition:Satisfactory
Fascia
Present
Material:Wood
Condition:Satisfactory
Flashings
Present
Material:Metal
Condition:Satisfactory
Windows (As viewed from the exterior)
Material:Aluminum/vinyl
Condition:Satisfactory
Exterior Doors
Main Entrance Door Condition:Satisfactory
Rear Door Condition:Satisfactory
Exterior Services
Service Entry/Exterior Electrical
Location:Underground
Meter and Service Entrance:Square
Condition:Satisfactory
Exterior Receptacles:Present
GFCI Present:Yes
GFCI Operable:Yes
Main Fuel Shutoff
Location:Siding of building
📸 This shows the fuel shutoff for the building.
Evidence and Buried Oil tank:None noted
Hose Bibbs
Hose bibs:Present
Condition:Satisfactory
Anti-siphon present:Yes
Water Pressure
Water Pressure Tested:40-45 PSI📸
This shows the water pressure tested.
 |
Garage Interior
Overhead Doors
Material:Metal
Condition:Satisfactory
Automatic Opener
Present
Operation:Operable
Door Hardware
Door Tracks:Satisfactory
Torsion Spring:Satisfactory
Safety Reverse
Present
Safety reversal system should be tested monthly for safety and adjusted as needed. If the opener isn't equipped with photo eyes, it's recommended for additional safety to upgrade the opener with this safety feature.
Operation:Operable
Garage Walls and Ceilings
Finished
Walls and Ceilings:Satisfactory
Garage Floor
Material:Concrete
Condition:Satisfactory
Frost Walls
Material:Poured concrete
Condition:Satisfactory
Framing
Framing:Not visible
Framing Condition:Satisfactory
Garage Service Door
Present
Condition:Satisfactory
Garage Electrical
Electrical Switches:Present
Lights:Present and tested
Electrical Receptacles (Outlets):Tested and operable
GFCI protection:Present and tested
Receptacle for Garage Door Opener:Present
Decks and Balconies
Decks and Balconies
None
Roof and Chimney
Roof Access
Visibility:Partial
Inspection Methods:Drone
Please note that the roof was too tall to access by ladder and walk safely. A drone was used to try and get some information about the roof. This is not as good an inspection as walking the roof, but is the best and safest option given limited access. Any and all relevant photos or videos will be included in this report.
Style of Roof
Type:GableHip
Pitch:Medium
Roof Covering Material and Condition
Roof Covering Material :Composition shingles
Roof Covering Condition:Marginal
Issues:Repairs needed
Layers:1
Approximate Age of Roof Covering:New
The roofing system was noted to be in marginal condition and will require repair or replacement in the near term. Examples of observations noted during inspection include:
- A number of exposed fasteners were noted on the roof indicating sloppy fastening
- Several damaged shingles were noted on the lower roof
- Drip edge flashings have been installed on top of the underlayment. This is not correct above gutters.
Roofing Contractor
 |  |  |
 |  |  |
 |  |  |
 | ||
 |  |
Flashing
Roof Flashing Material:MetalRubber
Condition:Marginal
Valleys
Material:Woven shingle valley
Condition:Satisfactory
Skylights
None noted
Condition:Not applicable
Plumbing Vents
Present
Condition:Satisfactory
Ventilation System
Type:SoffitRoof
Gutters
Present
Material:Metal
Condition:Satisfactory
Leaking:No apparent leaks
Extensions needed:No
Chimneys
None
Attic
Attic General
Access:Scuttle hole/ Hatch
Inspection Method:Viewed from access pointCrawling limitation
Crawling into the attic space can pose risks to the building and the safety of the home inspector when there is no ramp provided for traversing the attic. There is also a risk of damaging thermal barriers in the building.
Location:Bedroom
Flooring:None
Moisture Control Problems:None noted
Fire Separation Between Units:Not applicable
Window(s):None
Roof Structure
Roof Structure:Trusses
Roof Sheathing:OSB
Ceiling Joists :TrussNot visible
Attic Insulation
Insulation Material :Fiberglass loose
Insulation Locations:Rafters/ Trusses
Insulation Condition:Satisfactory
Vapor Barriers:None noted
Attic Ventilation and Ductwork
Roof Venting:Ventilation appears adequate
Bath and Kitchen Fan Exhaust:Venting to the exterior
HVAC Ductwork:None noted
Attic Chimneys and Plumbing
Chimney:Not applicable
Plumbing Vents:Satisfactory
Vents and Flue Pipes:Satisfactory
Attic Electrical
Attic Electrical:Not visible
Kitchen
Kitchen Photos
 |  |
Kitchen Sink
Sink:Satisfactory
Faucet:No leaks found
Functional Flow:Satisfactory
Hot Water at Faucet:Yes
Sink Cabinet :Satisfactory
Waste Piping:No leaks Noted
Functional Drainage:Satisfactory
Kitchen Countertops/ Cabinets
Countertops:Satisfactory
Cabinets:SatisfactoryNew construction tune-up repairs needed
Tune-up repairs are needed to the cabinets. Complete repairs/installation of cabinets as needed.
- Repair caulking where failing on countertops/cabinets
Kitchen Finishes and Pantries
Floors:Satisfactory
Walls and Ceilings :Satisfactory
Closet :Satisfactory
Kitchen Electrical
Electrical Switches:Present
Lights:Present and tested
Electrical Receptacles (Outlets):Tested and operable
GFCI protection:Present and tested
Kitchen Windows
Window Material:Vinyl
Window Style:Sliders
Window Condition:Satisfactory
Kitchen Heating and Cooling
Heat Source:Present
Cooling Source:Present
Kitchen Doors
Kitchen Doors:Satisfactory
Kitchen Ventilation
Exhaust Fan:Operable
Kitchen Ceiling Fan
Ceiling Fan:None Noted
Kitchen Appliances
Sink Disposer
Disposal:Operable
Ranges, Ovens and Cooktops
Oven:ElectricOperable 📸
Infrared images show the oven operating during inspection.
 |
Cooktop:Gas
Bathrooms
Bathroom Photos
 |  |  |
Bathroom Sinks and Cabinets
Sink:Satisfactory
Faucet:No leaks found
Functional Flow:Satisfactory
Hot Water at Faucet:Yes
Sink Cabinet :Satisfactory
Waste Piping:No leaks Noted
Functional Drainage:Satisfactory
Toilets and Bidets
Toilet:Satisfactory/tested
Bidet:None
Caulking Needed:Satisfactory
Tubs and Showers
Bathtub:Satisfactory/tested
Jetted Tub:None
Shower:Satisfactory
Tub and Shower Materials:Acrylic/fiberglassTile
Shower/ Tub Area Condition:Satisfactory/tested
Water Flow:Satisfactory
Hot Water at Faucets:Present
Bathrooms Finishes and Closets
Floors:Satisfactory
Walls and Ceilings :Satisfactory
Closet :Satisfactory
Bathroom Windows
Window Material:Vinyl
Window Style:Sliders
Window Condition:Satisfactory
Bathroom Ventilation
Ventilation Type:FanWindow
Bathroom Doors
Bathroom Doors:Satisfactory
Bathroom Electrical, Ventilation and Heating and Cooling
Electric Receptacles Present:Present
GFCI Protection:Present
Heat Source:Present
Cooling source:Present
Interior
Walls, Ceilings and Closets
Walls and Ceilings :Satisfactory
Moisture Stains:No
Closets:Satisfactory
Floors
Floor Materials:CarpetSheet goodsWood
Floor:Satisfactory
Doors
Bedroom Doors:SatisfactoryRepairs Needed
Repairs are needed to the door(s). See the family bedroom.
- The door is not latching when closed
General Contractor
 |
Windows
Window Material:Vinyl
Window Style:Single hungSliders
Window Condition:Satisfactory
Escape and Rescue:Standard
Stairs/ Steps
Present
Handrail:Satisfactory
Guardrail:Satisfactory
Risers/ Treads:SatisfactoryMarginal
Stairs to garage: Repairs are needed to the stairs to ensure safe and reliable performance. Stairs are a common safety issue in buildings. Some older stairs can be difficult to correct. Repairs/improvements are recommended for safety as feasible.
- Stair treads are too narrow - these should be a minimum of 11-inches of these is no nosing present or 10-inches with a tread nosing.
General Contractor
 |  |
Laundry Room
Clothes Dryer
Clothes Dryer:PresentTested with IR Image 📸
It is recommended to use rigid all-metal duct for the dryer exhaust. If rigid all-metal duct cannot be used, then flexible all-metal ducting should be used.
 |
This shows the clothes dryer was tested and operating during the inspection.
 |
Clothes Dryer Condition:Satisfactory
Dryer Exhaust Condition:SatisfactoryNot visible
Gas Shut-off Valve:Not applicable
Clothes Washer
Clothes Washer:PresentMoisture alarm recommended
A moisture alarm with water shut-off features is recommended under the washing machine to protect against accidental leaks in the supply hoses. Pans can be effective when there is a drain, but even these will not protect against a burst supply connector. A moisture alarm with automatic shut-off will. Watts is a brand I have seen installed: Link.
.png) |  |
Clothes Washer Condition:Satisfactory
Washer Hook-up Lines/ Valves:Satisfactory
Laundry Sinks and Cabinets
Sink:Satisfactory
Faucet:No leaks found
Functional Flow:Satisfactory
Hot Water at Faucet:Yes
Sink Cabinet :Satisfactory
Waste Piping:No leaks Noted
Functional Drainage:Satisfactory
Laundry Ventilation
Ventilation Type:FanWindow
Laundry Walls, Ceilings, Closets and Floors
Walls and Ceilings :Satisfactory
Moisture Stains:No
Closets:Satisfactory
Floor:Satisfactory
Laundry Doors
Bedroom Doors:Satisfactory
Laundry Heating and Cooling
Heat Source:Present
Cooling Source:Present
Crawl Space
Crawl Space
Present
Foundation Type:Full crawl space
Conditioned (Heated/ Cooled):No
Access
Location:Interior hatch/ door
Inspection Method:Crawled
Foundation Walls
Material:Poured concrete
Condition:Satisfactory
Floor
Material:Dirt
Condition:Satisfactory
Wood and cellulose debris was noted in the crawl space. This is conducive to wood destroying organisms. Removal of wood debris is recommended.
General Contractor/Crawl Space Clean-up Specialist
 |  |  |
 |
Crawl Space Drainage
Sump pump:None noted
Standing Water:None noted
Evidence of moisture:No signs notedMonitor for Moisture
Moisture: No representation is made to future moisture that may appear in the crawl space after the home inspection is performed. It is recommended that any cracks be repaired (if present)and the grading on the exterior be pitched away from the home, gutters clear and properly sloped, and downspouts with extensions as far away as possible from the structure.
 |
Crawl Space Ventilation
Present
Location:Wall vents
Condition:Satisfactory
Beams
Material:Wood
Condition:Satisfactory
Columns
Material:Wood
Condition:Satisfactory
Joists
Material:Engineered I-Type
Condition:Satisfactory
Subfloor
OSB
It's recommended to periodically check the subfloor for any indications of active moisture or deterioration, especially around toilets and showers/ tubs. If active moisture is detected, it's recommended to contact a qualified plumber for any repairs of the leaks and to replace any damaged areas as needed.
Condition:Not visible - concealed by insulation
Insulation
Present
Type:Fiberglass
Location:Between floor joists
Insulation Condition:MarginalImproperly installed
The sub-floor insulation is not correctly installed and requires repair or updating. See a few spots below the kitchen.
General Contractor/Crawl Space Specialist
 |  |
Vapor Barrier (Installed on ground)
Present:Present
Material:Plastic
Condition:Satisfactory
Vapor Retarder (Installed on subfloor)
None noted
Plumbing
Water Service
Main Water Shut-off Location:Garage📸
This shows the main water shut off for the building.
Main Water Shut-off Condition:Poor
Pressure Reducing Valve:Present📸
This shows the pressure reducing valve for the building. This indicates the house is a closed piping system, so some type of expansion device is recommended. This is typically provided through an expansion tank by the water heater.
 |
Hose Bibb Shut Off(s):None found
Water Entry Piping:Not visiblePlastic
Visible Water Distribution Piping:PEX PlasticNot visible
Water Distribution Condition:Satisfactory
Water Pipe Insulation:Not visibleSatisfactory where visible
A strong sulfur odor was noted when testing the water. This can be a problem with minerals such as manganese in the water, but it can also be related to stagnant pipes and even the sacrificial anodes in water heaters. Water quality testing is beyond the scope of this inspection. Consult with a plumber to further evaluate the water supply and make recommendations for filtration systems that may be able to help with this condition. Further investigation of the water heater may also be needed.
- Attached is an interesting article about this problem.
- Technical bulletin 23 for A.O. Smith unpacks a chlorination procedure for cleaning water heaters.
- It is possible that if this odor is from the sacrificial anode in the water heater, a powered anode may provide a solution.
Plumber
Waste Piping
Sewer Type:Public Sewer System
Additional Inspections Recommended:Public Sewer - Video Scope recommended
Drain/Waste/Vent Pipe:ABS
Condition:Satisfactory
Support:MetalImproperly supported - repair
The waste pipe has inadequate support. ABS and PVC type plastic pipe should be should be supported every 4 feet. This is an important repair to preform as the sagging pipes could collapse and fail. Support is incomplete in the crawl space.
Plumber
 |  |  |
A video camera sewer scope is recommended. An evaluation of the sewer line below the ground is beyond the scope of this inspection. A sewer scope is recommended to further evaluate the sewer line and the below ground connections between the building and the municipal sewer line. Sewer scopes are done using video cameras and can reveal the materials, condition and reliability of the sewer line. If that has been done recently, I recommend having a sewer scope performed.
Sanitary/Grinder Pump
None noted
Water Heater
Manufacturer:American
Data Plate:📸
This shows the data plate for the water heater.
 |
Approximate Age: New
Capacity:65 gallons
Water Heater Condition:Satisfactory
Fuel Type:Electric
Water Heater Type:Hybrid - heat pump
Expansion Tank:Present
Relief Valve:PresentTPRV Maintenance Note
A temperature and pressure relief valve (TPRV) is required on all water heaters to discharge any excessive pressure within the tank. A discharge pipe should be attached to the valve and directed to a safe location away from body contact. Newer installations must be directed to the building exterior or to an approved indoor drain receptor. Most manufacturers suggest that homeowners test these valves at least once a year by lifting the lever to ensure the valve discharges properly and also recommend inspection of these safety devices every three years. The picture here shows a typical TPRV. They may also be found on the side of the heater on some models. I do not test these valves due to the possibility that they may leak after testing. A leaking or inoperative TPRV should be replaced immediately by a licensed plumber.
Due to inconsistencies between both UPC and IPC Plumbing codes, and water heater manufacturer's instructions, and TPRV manufacturer instructions, it is not actually possible to install the drain from the Water Heater TPRV "properly." There are conflicts with distance of termination to the floor/ground, types of pipes approved, and diameters of pipes approved. Additional confusion is added when jurisdictional inspectors approve installations/materials specifically not allowed by both codes and manufacturers. My recommendations will vary depending on the installation and will be included in the applicable narratives below.
Most codes defer to manufacturer instructions and I favor those recommendations. The yellow tag on the valve states clearly the termination should be 6" above the floor which is more consistent with the UPC code requirements.
 (1) (1).jpg)
Drain Pan:Not needed
Foam Pad:Present
Water Temperature:Slightly below 120 Degrees
The water temperature tested slightly below the recommended 120 degrees F. Adjust the water temperature as needed.
.jpg) |  |
Heating and Cooling Systems
Heat Pump / Air Conditioning
Air Conditioning/Heat Pump:Heat Pump
Location:Back of building
Energy Source:Electric
Unit Type:Ducted split system
Outside Disconnect :Present
Level:Yes
Proper Clearance (air flow):Yes
Insulation:Present
Data Plate:📸
This shows a photo of the heat pump/Air Conditioner data plate.
 |
Approximant Age: New
Listed Size:3 tons
The cover for the heat pump disconnect is loose. Repair as needed for safety.
Electrician
 |
Air Handler
None noted
Central Heating System
Present
Central Heating System Location:ClosetCloset off hallway
Brand Name: Hitachi
Approximate Age : New
Energy Source:Gas
Service Disconnect:Present
When Turned on by Thermostat:Operated
Condition:Satisfactory
Flue/Exhaust Piping:Satisfactory
Combustion and Dilution Air:Present
Heat Exchanger:Not visible
This building has a gas forced air furnace. A critical component to all combustion heating equipment is the heat exchanger. This is the welded metal assembly inside the furnace that contains the products of combustion so that moisture, carbon monoxide and other products of combustion do not mix with interior air and get safely vented to the exterior. Heat exchangers on modern furnaces have an average life expectancy of 15-20 years. Unfortunately, heat exchangers are concealed inside the heating equipment; they are not visible and specifically excluded from a home inspection. Cracks in heat exchangers may be concealed and can pose a potential safety hazard.
 (1) (1) (1) (1) (1) (1) (1) (1) (1) (1).PNG)
Gas Supply:Shutoff present
Air Filter
Filtration Type:Disposable
Filter Condition:Satisfactory
Heating and Cooling Distribution
Distribution Method:Ductwork
Distribution System Condition:Satisfactory
Boiler System
None noted
Gas Fireplaces
Present
Location:Living room
Type:Direct Vent
Damper:Not applicable
Physical Condition:Satisfactory
Solid Fuel Appliances
None noted
Electric Service Equipment
Main Panel
Location:Exterior
Adequate Clearance to Panel:Yes
Voltage:120V/240V
Amperage:200 amp
Copper Service Conductor Size:Not Applicable
Stranded Aluminum Service Size:Aluminum, 4/0, 200 amps
Panel Condition:Satisfactory
Service Conductor Condition:Satisfactory
Panel Manufacturer:Square D
Permits noted:📸
Attached photos show permit records on the electric panel.
 |  |  |
240-Volt Breakers and Multi-Wire Branch Circuits:Satisfactory
Breakers are Labeled:Yes
GFCI Breakers:Present
AFCI Breakers:Present
Sub Panel
Location:Garage
Adequate Clearance to Panel:Yes
Voltage:120V/240V
Amperage:200 amp
Stranded Aluminum Service Size:Aluminum, 4/0, 200 amps
Service Conductor Condition:Satisfactory
Panel Manufacturer:Square D
Breakers are Labeled:Yes
240-Volt Breakers and Multi-Wire Branch Circuits:Satisfactory
GFCI Breakers:Present
AFCI Breakers:Present
Grounding and Bonding
Electrical Grounding:Present - could not confirm📸
During a home or property inspection, every effort is made to inspect the visible components of the electrical system grounding. The grounding system is critical for safely discharging electrical surges, especially in the case of lightning strikes. There is no way in the context of a home inspection to verify the "effectiveness" of the grounding system as much of the system is not visible, and there are no practical tests one can perform in the way we can test a furnace or a plumbing fixture. However, many things can lead me to recommend further evaluation of the grounding system by a licensed electrical contractor, and they will be documented in the observations below if discovered.
The photos attached here show visible components of the grounding system that could be verified today with a visual inspection.
 |  |
Electrical Bonding:Present - Could Not Confirm
During the inspection, I attempt to visually document electrical system bonding. There is no way in the context of a home inspection to verify the "effectiveness" of system bonding. All metallic systems in the building must be "bonded" (connected) to the building's electrical grounding system. Bonding creates a pathway to shunt static charges (that would otherwise build up on the system) to earth and to provide a pathway to trip a breaker in the event that these bonded metallic components become energized. There are many things that can lead me to recommend further evaluation of this system by a licensed electrical contractor, and they will be documented as repair items in the observations below if discovered.
Electric Branch and Finish Wiring
Branch and Finish Wiring
Branch Wire:CopperStranded aluminum
Branch Wire Methods:Non-metallic sheathed cable (Romex)
Branch Wire Condition:SatisfactoryRepairs needed
Repairs are needed to the branch wiring system.
- Places were noted where the NM cable is poorly supported. This should have support every 4-feet.
Electrician
Electric Receptacles and Switches
Electrical Switches:Present
Lights:Present and tested
Electrical Receptacles (Outlets):Tested and operable
GFCI protection:Present and tested
Smoke and Carbon Monoxide Alarms
Smoke Alarms:Present
Carbon Monoxide Alarms:PresentRepairs needed
Repairs are recommended to carbon monoxide alarms. Carbon monoxide alarms are recommended on each floor of the building and outside of all sleeping areas.
- One or more sleeping rooms were found that did not have a CO alarm outside the room.
Electrician
Invoice -- The Full Report
7654 Sample Lane Poulsbo, WA
| Home Inspection | $875.00 |
| $875.00 | |
| DUE |
Orca Inspection Services LLC
C/O Dylan Chalk
5761 NE Tolo Rd
Bainbridge Island, WA 98110
206-865-2654
Signed Contracts
.png){kind=spacer}
Orca Inspection Services LLC
206-865-2654
www.orcainspect.com
Inspector: Dylan Chalk, WA State Inspector License
No. 365, WA State Pest License
No. 65540
orcainspect@gmail.com
.jpg){kind=logo}
.gif){kind=logo}
.gif){kind=logo}
.jpg)