Fillable Printable Home Inspection Sample Report with Summary
Fillable Printable Home Inspection Sample Report with Summary
Home Inspection Sample Report with Summary
Home Inspection Report
Property Address:
5678 Le m o n Str ee t
Mount Prospect, IL
60056
Inspector Information
Name: John Smith
Company: Smith's Home Inspections
Address: 1234 Maple Avenue
City: Rosemont
State/Province: IL
Zip/Postal: 60018
Phone: 847-555-2922
Cell: 847-555-1017
Fax: 847-555-2921
License #: 450.1001001
E-mail: js@s-inspect-co.com
Web: http://s-inspect-co.com
Client Information
Name: John and Teresa Reynolds
Address: 1234 Sugar Court
City: Mount Prospect
State/Province: IL
Zip/Postal: 60056
Phone: 627-555-2822
Cell: 627-555-3488
E-mail: jtr[email protected]
Date of
Inspection:
Octobe r 10 , 2 00 6
Time: 2:30 P.M.
Weather
Conditions:
Fair, 70 degrees F.
Attendance:
Buyer, Buyer's Agent
IMPORTANT INFORMATION
This report is solely for the benefit of the Client. Any person or party designated by the Client to receive
informa tion in this report shall be subject to the TERMS AND CONDITIONS contai ned herein. Such designation
shall be provided in writing to the inspector.
Items in Need of Immediate Attention:
-- The deck is in very poor condition and will need to replaced.
-- Asphalt ro of coveri ng needs to be replaced soon and appears to have active leaks.
-- One of the wires shown in the photo has melted insulation which could indicate an over-fused circuit.
-- It appears that a roof leak is draining down the wall in the laundry room.
-- The wall was exposed behind the bathtub where the supply pipes appear to have a slow leak
REPORT SUMMARY
General Co mments:
This inspection report identifies items in need of attention, maintenance, or repair, which is the
primary function of a home inspection. Overall, it is the insp ec to r's op in io n th at this is a quality-built
dwelling that is in need of moderate repair to keep it in serviceable condition. Some additional
maintenance items may be discovered in the course of repairs, up grading, or when the home is
vacant. We recommend that you obtain repair estima tes from competent specialists as an aid in
plann ing your future course of action.
The items listed in this report are marked as Satisfactory, In Need of Maintenance, Professional
Consultation, or Not Satisfactory. The inspector has identified and described the home' s major
systems and components, and has listed problems found in readily accessible areas as explained in
the pre-inspection agreement. You should refer to the pages in this report for information about a
specific component or system. This summary is an overview, not an all-inclusive list of defects found
in the dwelling. It is the client's responsibility to read the entire report and contact the inspector if you
have any questions.
Site Grounds and Grading Summary:
Trees and Shrubs:
Shrubbery is contacting structure which can cause damage or retain water. (Refer to report section for
details.)
Grading at House Wall:
Slope of grade away from structure is inadequate. The grade slopes toward structure. (Refer to report
section for details.)
Steps to Building:
The stoop has settled near the house creating reverse drainage. The area is not properly flashed or
caulked. Cracks in concrete or mortar are in need of repair. (R ef er to repor t section fo r de ta ils. )
Deck:
Deck has deteriorated severely. Rail sys tem is not securely attached. Consult a licensed contractor
about the needed repairs. (Refer to report section for details.)
Retaining Walls:
The retaining wall at the back of the home has been damaged. (Refer to report section for details.)
Driveway:
There are some large cracks that are consisten t with the age of the property, but they do not affect the
functionality of the driveway. (Refer to report section for details.)
Eaves and Soffits:
Some of the soffit vents appear to be blocked or covered. (Refer to report section for details.)
Exterior and Structure Summary:
Windows:
Windows are not properly caulked and req uire minor repair. (Refer to report section for details.)
Gutters and Downspouts:
Downspout does not divert water away from foundation properly. There are downspouts that need to
be extended. (Refer to report section for details.)
Chimney:
Rusting was observed on chimney cap. Chimney flashing is improperly installed. (Refer to report
section for details.)
Gas Meter/Piping:
The gas meter is right next to the driveway where it could be damaged by a vehicle. (Re fer to report
section for details.)
Exterior Receptacles:
All exterior outlets should be GFI protected. All exterior outlets need weatherproof covers. (Refer to
report section for details.)
Roofing Components Summary:
Roof Leaks:
There are some sunken areas where it is apparent that the shingles have failed and water is
penetrating onto the s heathing. (Refer to report section for details.)
Flashing:
Leaking observed at the chimney flue. (Refer to report section for details.)
Gutters and Downspouts:
There are down spouts that need to be extended. Damage or failure was observed. (Refer to report
section for details.)
Plumbing Components Summary:
Waste:
Cast iron part of system appears to have a small amount of seepage near clean-out. (Refer to report
section for details.)
Pipes:
Corrosion, slow seeping water leaks found on galvanized piping. (Refer to report section for details.)
Fixtures:
Corrosion and indications of slow leaks were detected. (Refer to report section for details.)
Electrical Components Summary:
Service Entrance Cable:
It appears that the roof anchor for this overhead service has been pulling away from the roof
sheathing. (Refer to report section for details.)
Main Panel:
One of the wires has melted insulation which could indicate an over-fused circuit. This could represent
a fire hazard and should be examined by an licensed electrician. (Refer to report se ction for details.)
Outlets, Fixtures, and Switches:
No power was observed at the receptacle outlet in family room. Outlet covers a r e broken. Reve rse
polarity of receptacle outlets was observed in the den. Receptacle outlet spacing appears to be
inadequate in some r ooms. (Refer to report section for details.)
Smoke Detectors:
Smoke detectors are installed too far from bedrooms. (Refer to report section fo r details.)
Attic Summary:
Attic Ventilation:
Insulation is blocking eaves vents. (Refer to report section for details.)
Attic Insulation:
Insulation has no vapor barrier to prevent moisture condensation within insulation material. (Refer to
report section for details.)
Attic Sheathing:
Dark areas indicative of water penetratio n on SE area of sheathing below area of suspected shingle
failure. (Refer to report section for details.)
Ceiling Frame:
The roof leak has caused some limited damage to the ceiling frame. (Refer to report section for
details.)
Attic Vent Pipes:
There are some apparent leaks at flashing points where an exhaust flue goes through the roof. The
stains on the flue are indications of this leak. (Refer to report section for details.)
Attic Moisture:
Darkened areas where water is penetrating roof surface at failed shingles. (Refer to report section for
details.)
Interior Summary:
Windows:
Window sashes do not operate properly in lower level bedroom. Window weather stripping is
damaged or defective. Fire egress fo r the window is inadequate in NE bedroom. (Refer to report
section for details.)
Stairs/Railings:
The handr ail is loose. The handrail bracket is loose. This can constitute a safety hazard. (Refer to
report section for details.)
Walls:
There is a crack in the kitchen wall near the ceiling which could indicate uneven settlement in one
area of the house. (Refer to report section for details.)
Fireplace:
The flue is in apparent need of cleaning. Combustibles are too close to the fireplace opening. (Refer
to report section for details.)
Den/Home Office
This converted room is no t connected to the primar y source of ventilation. (Refer to report section for
details.)
Interior Door 4
The lower den door does not close properly. (Refer to report section for details.)
Bedroom 1
This northeast bedroom does not have an operable window. Legal bedrooms must have a method of
egress.
Bathrooms Summary:
Bathtub in Bathroom 1:
Slow drainage was observed. Faucet handles are missing, broken or defective. The wall was exposed
behind the bathtub where the supply pi pes appear to have a slow leak. (Refer to report section for
details.)
Sinks in Bathroom 1:
Water pressure app ears low at this fixture. Corroded galvanized pip e beneath sink appears to be
seeping and rust build-up inside the pipe could be occurring. (Refer to report section for details.)
Bathtub in Bathroom 2:
Rehabilitation of caulking is needed. (Refer to report section for details.)
Floor in Bathroom 2:
Tile is cracked near tub and needs to be repaired and re-grouted. (Refer to report section for details.)
Basement and Crawlspace Summary:
Basement Walls:
There are several thin cracks visible in the foundation less than a quarter inch wide which are typical
of an older masonry foundation. (Refer to report section for details.)
Vapor Barrier:
The basement contains an additional gravel-covered crawlspace that needs to be covered completely
by a vapor barrier. (Refer to report section for details.)
Sewage Ejector:
The sewage ejector pump was unplugged and may not function properly. (Refer to report section for
details.)
Heating Components Summary:
Heating System in Heating System 1:
Furnace is not efficien t and is nearing the end of its useful life. (Refer to report section for details.)
Unit Venting in Heating System 1:
Supply air is drawn from inside the house. (Refer to report sec tion for details .)
Air Conditioning Summary:
AC Unit 1:
The insulation on the return line is missing, damaged, or defective decre asing efficiency. Clean leaves
and debris away from outdoor conden ser coil. (Refer to report section for details.)
Garage and Carport Summary:
Separation Wall:
Repair all breaches in common drywall. Floor penetrations are not properly fire stopped. Ceiling
penetrations are not properly fire stopped. (Refer to report section for details.)
Receptacles:
Garage receptacles are not ground fault circuit interrupter type. (Refer to repor t section for details.)
Site Grounds & Grading
This inspection is not intended to address or include any geological conditions or site stability information. For
information concerning these conditions, a geologist or soils engineer should be consulted. Any referen ce to grade
is limited to only areas around the exterior of the exposed foundation or exterior walls. This inspection is visual in
nature and does not attempt to determine drainage performance of the site or the condition of any underground
piping, including municipal water and sewer service piping or septic systems. When decks and porches are built
close to the ground where no viewing or access is possible, we cannot make accurate opinions. These ar eas as
well as others that are too low to enter, or in some other manner not accessible, are excluded from the inspection
and are not add ressed in this report. We routinely recommend that inquiry be made with the seller about
knowledge of conditions.
Driveway
Type: Concrete
Condition: Needs Maintenance
Problems:
-There are large cracks in the driveway.
Comments:
There are some large cracks that are consistent with the age of the property,
but they do no t af fe ct th e fu nc tio n alit y of th e dr ive wa y . Th es e cr acks shou ld be
monitored.
Steps To Building
Stair Type: Concrete
Landing: Concrete
Railing: No
Condition: Needs Maintenance
Problems:
-The step s ar e sett lin g aw ay from th e ho u se
Comments:
The stoop has settled near the house creating reverse drainage. We recommend railings on landing & stairs for
safety. The area is no t properly flashed or caulked. There is evidence of poor drainage. Cracks in concrete or
mortar are in need of repair.
Sidewalks/Walkways
Type: Concrete
Condition: Satisfactory
Comments:
Some settlement was observed that is consistent with the age of the prope rty and does not pose a serious
problem in the opinion of this inspector.
Retaining Walls
Type: Brick
Location: South wall
Condition: Needs Maintenance
Problems:
-The retaining wall shows signs of deterioration.
Comments:
The retaining wall at the back of the home has been damaged. The retaining
wall is deteriorating. Cracks in the retaining wall could lead to further cracking and erosion.
Window Wells
Type: M etal
Condition: Satisfactory
General Grading/Drainage
Condition: Needs Maintenance
Problems:
-The ground slopes toward the house creating a flooding hazard.
-There are low-lying areas where water can pool.
Comments:
Suggest asking home owner about any yard flooding problems that occur during heav y rains. There are often
simple solutions to prevent water from pooling on the pr operty near the ho use.
Trees & Shrubs
Condition: Needs Maintenance
Problems:
-There are trees growing within 6 feet of the house.
-There are tree branches rubbing against the house.
-Ther e are trees growing too close to power lines.
-There are shrubs growing too close to the foundation.
Comments:
Keep tree bran ches trimmed away from the roof. Keep tree branches trimmed away from the siding. Shrubbery is
contacting structure. Keep shrubs trimmed away from the siding. We suggest that broken tree limbs be remo ved.
Grading At House Wall
Condition: Needs Maintenance
Problems:
-The ground slopes toward the house creating a flooding hazard.
-There are low-lying areas where water can pool.
*The grounds were not inspected for roof run-o ff.
Comments:
Slope of grade away from structure is inadequate. The grade slopes toward
structure. Add fill near the house to slope away approximately 1" per ft. within 6 ft. Keep downspouts extended 5-6
ft. from the house.
Patio/Terrace
Condition: Satisfactory
Type: Concrete
Location: south
Deck/Porch
Condition: Needs Maintenance
Type: Wo od
Construction: Nailed to Ho use
Deck: On Grade
Railing: Yes
Problems:
-There is evidence of de terioration where the deck comes in contact with the
ground.
-There is evidence of rot on the surfaces of untreated wood.
-There is cracking/deterioration on the deck floor or railings.
-There is separation or sagging due to deterioration.
-There is flashing missing between the deck and the house.
Comments:
Deck has deteriorated severely due to pour poor drainage which has caused water damage. Rail system is not
securely attached. You should consult a licensed contractor about the needed repairs.
Out Buildings
Condition:
Out Building: None Observed
Fences
Condition: Needs Maintenance
Type: Wo od
Problems:
-The fences/gates are rotting or deteriorating.
-The gates are sagging or falling off the hinges.
-There are untreated wooden fence posts buried directly in the ground.
Comments:
The fence is showing signs of deterioration/rot.
Exterior & Structure
Our inspection of the Exter ior grounds in cludes the surface drainage , grading, some fencing, gates, sidewalks,
patios, driveways, and retaining walls adjacent to the structure . The inspection of the exterior of the building
includes the cladding, trim, eaves, fascias, decks, porches, downspouts, railings, doors, windows and flashings.
Areas hidden from view by finished walls or stored items cannot be judged and are not a part of this inspection.
Minor cracks are typical in many foundations and most do not repr esent a structural problem. If majo r cracks
present along with rotation, we routinely recommend further evaluation be mad e by a qualified professional
structural engineer. The gra ding of the soil should allow for surface and roof water to flow away from the
foundation. All concrete slabs experience some degree of cracking due to shrinkage in the drying process or minor
settlement. All items listed are inspected for their proper function, poor installation, excessive wear and general
state of repair. Where deck carp eting, stacked firewood, excessive vegetation, soil and other coverings are
installed over decking and patio surfaces, the materials or their nature of construction and condition of the
underneath these coveri ngs cannot be dete rmined.
Building Information
Year Constructed: 1964
Type: Sin gle
Wall Structure
Condition: Satisfactory
Type: Wo od Fr a me
Comments:
This component is functioning properly.
Wall Covering
Condition: Satisfactory
Type: Brick, Vinyl
Problems:
-There are no weep holes in the bottom of brick veneers.
Comments:
Recommend adding weep holes to the bottom course of bricks to allow possible trapped water to drain out from
wall cavity.
Exterior Receptacles
Condition: Needs Maintenance
Type: Non-GFCI
Problems:
-There are exterior outlets being exposed to the weather without a weather plate.
Comments:
All exterior outlets should be GFI protected. All exterior outlets need weatherproof covers.
Gas Meter & Piping
Condition: Professional Consultation
Comments:
The gas meter is right next to the driveway where it could be damaged by a vehicle. A gas meter in such a
location should be moved or protected against impact.
Exterior Windows
Condition: Needs Maintenance
Problems:
-There are gaps or openings around the window(s) that need to be caulked.
-There are cracked, broken, or missing windows.
Comments:
This component is in need of minor repair. Windows are not properly caulked.
Over time all caulking compounds will deteriorate and require maintenance.
Exterior Doors
Condition: Satisfactory
Type: Wo od
Foundation
Condition: Satisfactory
Type: Concrete
Comments:
A portion of the exterior foundation was hidden by plant growth and other ob structions that prevented it from being
readily accessible. What could be observed was satisfactory.
Trim
Condition: Satisfactory
Type: Metal, Vinyl
Downspouts
Condition: Needs Maintenance
Problems:
-The downspouts cause water to pool and run toward the house.
-There are spots where downspouts are missing resulting in de terioration to
the house.
-There are downspouts missing from the building.
Comments:
Downspout does not divert water away from foundation properly. There are downspouts that need to be extended.
Keep downspouts extended 5' - 6' from the building. Gutters and downspouts need to be added.
Eaves & Soffits
Condition: Needs Maintenance
Comments:
Some of the soffit vents appear to be blocked or covered. It is important to have adequate soffit vents for proper
attic ventilat ion.
Columns
Condition: Satisfactory
Type: Steel
Comments:
Columns are located in base ment to support spans.
Chimney(s)
Condition: Needs Maintenance
Type: M etal
Location: East side
Comments:
Rusting was observed on chimney cap. Chimney flashing is improperly
installed. You should consult a licensed contractor about the needed repairs.
Roofing Components
The inspection of the roof system includes a visual examination of the surface materials, connections,
penetrations and roof drainage systems. We examine the roofing materia l for damage and deterio ration. We
examine the roof system for possible leaks, damage and conditions that suggest limited remaining service life. We
may offer opinions concerning repair and/or replacement if warranted. Opinions stated her ein concerning the
roofing material are based on the general condition of the roof system as evidence by our visual inspection. These
do not constitute a warranty that the roof is or will remain, free of leaks. All roofing systems require annual
maintenance. Failure to perform routine maintenance will usually result in leaks and accelerated deterioration of
the roof covering and flashings. When provided, our estimates of the roof's life expectancy are based on the
assumption that the roof will be properly maintained during that period. The only way to determine whether a roof
is absolutely watertight i s to observe it during a prolonged rainfall. Many times, this situation is not present during
the inspection and we cannot confirm this condition. We suggest that an annual inspection of the Attic area be
performed where accessible to identify if any leaks are evident.
Roof Style
Type: Gable
Viewed from: Ladder
Comments:
The roof was inspected from the top of a ladder. The view of some areas of the roof was obstructed by exhaust
flues, vent pipes, and the roof structure and pitch.
Roof Covering
Shingles: Asphalt
Layers: 3 Layers
Approximate Age: years
Condition: Professional Consultation
Problems:
-There are gaps between the shingle s.
-There are more than 2 layers of shingl es.
-The shingle tabs are clawing or curling up at the edges.
-The shingle tabs are loose and can be lifted.
-The shingles are brittle.
-There are sagging, uneven, or damaged sections of roof covering.
Roof Leaks
Leaks: Some
Viewed: Ladder
Problems:
-The roof has weather-worn flashing.
-Ther e is discoloration, rot, mold, or mildew on the roof framing.
Comments:
There are some sunken areas where it is apparent that the shingles have
failed and water is penetrating onto the sheathing. In such case s some of the sheathing may need to be replaced
when the shingles are replaced. Further water damage could be occurring within the walls or ceilings as the result
of water intrusion.
Gutters & Downspouts
Type: Aluminum
Condition: Needs Maintenance
Extensions: Has Extensions
Problems:
-The gutters are clogged with debris from overhanging trees.
-The gutter/downspout connections are bad.
-There are missing sections of gutters/downspouts.
Comments:
There are down spouts that need to be extended. Downspout does not divert water away from foundation
properly. Damage or fa ilure was observed.
Skylights
Condition: None
Exposed Flashing
Type: Aluminum, Rubber
Condition: Needs Maintenance
Problems:
-The flashing is not properly installed.
-There are vents flashed with roofing cement.
-There is evidence of seep age from flashed areas.
Comments:
Leaking observed at the chimney flue. Amateur patch job done with roof cement. Flashing at faux chimney cover
is flush over shingles and needs replaced.
