Example of a home inspection report

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 I get this question a lot. “What does a home inspection report look like”?

Well every report is different in style and presentation and and and. There is no standard form here in Florida.

Below is just one summery home inspection report to give you an idea.

Dear Mr. …………
At your request a visual inspection of the above referenced property was conducted on March 4, 2009.  This is a summarization of the general inspection results and areas warranting repair and/or further evaluation, as well as maintenance suggestions you should consider.  The report summary should not be used in lieu of a complete inspection report.  It  is essential that all portions of the report be read and carefully considered, rather than limiting disclosure to summary highlights only.  A complete, detail report will also be provided.

REPORT SUMMARY

Overall, the home was constructed in a workmanlike manner, consistent with the local building trades  in effect at the time of construction, and has had average maintenance over the years.  The building exhibits no visible evidence of structural defects and appears structurally sound at the time of inspection.  The following is a list of items of concern.   Each of these items will likely require further evaluation and repair by licensed tradespeople.  Obtain competitive estimates for them.

INSPECTION CONDITIONS
OTHER INFORMATION:
COMMENTS:
Dry wood termite dropping found in the jam of the air handler closet on the second story west exterior.

EXTERIOR – FOUNDATION
WALLS:
CONDITION:
Needs repair, stucco is cracking, falling off on the front of the home on the north west side, window sill on north side has a crack, seal, paint..  Step cracks, Horizontal cracks Vertical cracks, Cracks noted are typical hair line cracks, most likely from soil settlement, Scrubs block complete visual access, should be trimed.   Some of the stucco band is starting to rust on the front of the home.

TRIM:
CONDITION:
Loose or deteriorated material noted, torn screens on the south east side of the home.  Rotted facia in the following areas: second story, south side, west side, gap in soffit same area.

ROOF SYSTEM
ATTIC AND INSULATION:
ACCESSIBILITY AND CONDITION:
Attic is full size, ENTERED, No access to remote areas, eves, Ventilation is provided, Soffit vents, Ridge vent, Gable vents .   No access to office access, it is above desk.  The is a “mystery” stain in the attic, just south of the garage access.   The insulation is missing in this area and the stain contains 12-14% moisture in the attic and the ceiling stain inside the home.   There is no evidence of roof leakage in the area.  Truss framing, Plywood sheathing, Rodents, evidence of rodent activity was noted, you may wish to have a licensed exterminator carry out a treatment.

GARAGE – CARPORT
GARAGE DOOR(S):
CONDITION:
Service door/jamb is damaged.  Damage is from moisture intrusion. Automatic door opener(s)- operational, Automatic reverse feature is.  operational.

HEATING – AIR CONDITIONING
HEATING SYSTEM DESCRIPTION:
SECONDARY HEATING SYSTEM:
2 ton heat strips, 7 yrs old. center cover is missing, replaced with tape, worked well at time of inspection.

KITCHEN – APPLIANCES – LAUNDRY
DISHWASHER:
CONDITION:
Appears serviceable.  Inoperative in mother in law suite.

BATHROOMS
BATHROOM AREA:
BATH LOCATION:
Hall.

CONDITION OF SINK:
The following problems were noted at the drain: Stopper did not operate properly.

TUB/SHOWER PLUMBING FIXTURES:
Divereter valve leaks.

BATHROOM AREA:
BATH LOCATION:
Master bedroom.

CONDITION OF SINK:
The following problems were noted at the drain: Stopper did not operate properly.

BATHROOM AREA:
BATH LOCATION:
Mother in law.

CONDITION OF TOILET:
Appears serviceable.  Seat is very loose.

INTERIOR
DOORS:
OTHER EXTERIOR DOORS:
Sliding glass, Hinge, doors on west pool deck have rot at bottom of door and jam.

POOL/HOT TUB & EQUIPMENT
POOL DECKING:
TYPE AND CONDITION:
Bominite patterned concrete, drain cover on the north side is broken.

 

The following are safety hazards:

GROUNDS
DECKS:
CONDITION:
The second story deck is poor condition, the railing is weak, the deck that over hangs the patio is only “toe nailed” in.  The wood is shrinking additional support or replacement is need in this area.   Railings are not meant to be leaned or sat on.   Low elevation of ground floor deck prevents any viewing under the deck structure, Maintain deck surface .

ELECTRICAL SYSTEM
ELECTRICAL PANELS:
SUB PANEL NOTES:
Multiple wires are connected to a single lug on a circuit breaker where only one wire should be connected on the top right breaker on the pool panel.

CONDUCTORS:
BRANCH WIRING:
Copper, Romax wire present, Open junction boxes are noted in the attic north of the hall access, covers should be attached to box.  Exposed Splice noted in the same area: Electrical connections made with no junction boxes, increase the danger of electrician shock and fire.  Junction boxes not only protect the connection itself, but secure the wires comming into the box and hold them in place.

SWITCHES & OUTLETS:
CONDITION:
Missing or damaged cover plates viewed, GFCI not operational on the west exterior. Some grounded type outlets did not appear to be properly grounded in the upstairs bedroom, south wall under reading light, below the pool panel.  A grounded outlet is required wherever a grounded appliance is used.  This is of greatest concern with electronic equipment such as computers because surge protectors do not work unless they are grounded.  Ground Fault Circuit Interrupter (GFCI) outlets are recommended for installation at exterior, garage, bath rooms & kitchen outlets, or within 6 ft. of water source. A representative sampling of switches and outlets was tested.  As a whole, outlets and switches throughout the house are in serviceable condition.  Stored items prevent access and testing at some outlets and switches.  Ceiling fans appear operational.

INTERIOR
STAIRS & HANDRAILS:
CONDITION:
Improvement needed to stairs, a threshold is missing.   Stair handrail serviceable.

In addition,  the following maintenance suggestions are provided for your consideration and future reference:

GROUNDS
LANDSCAPING:
CONDITION:
Trim plants away from structure.

ROOF SYSTEM
ROOF:
ROOF COVERING STATUS:
Appears serviceable/within useful life.   Ponding water, evidence of ponding water, leaks on flat or low slope roofs most often occurs in these area’s, evidence of previous repair on the utility room on the west side, stain on the inside contained no moisture at the time of inspection.  Trim trees away from roof area, serious damage can result from trees rubbing on roof.

HEATING – AIR CONDITIONING
HEATING SYSTEM CONDITION:
AIR FILTERS:
Suggest cleaning/changing filter, you may wish to have the unit serviced, coils cleaned.

INTERIOR
SMOKE / FIRE DETECTOR/ CARBON MONOXIDE:
COMMENTS:
4, We suggest additional smoke detectors be installed in appropriate locations.   Every home should have at least one carbon monoxide detector.

 
Other minor items are also noted in the detail report and should receive eventual attention, but none of them affect the
habitability of the house.

Thank you for selecting our firm to do your  home inspection.  If you have any questions regarding the inspection report or the home, please feel free to call us.

Sincerely,

Inspector

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