home inspection report
Home. Safe. Home.
Each office is independently owned and operated. | ©2013 The HomeTeam Inspection Service, Inc. All rights reserved.
What is a home inspection?
The purpose of a home inspection is to visually examine
the readily accessible systems and components of the home.
The inspectors are not required to move personal property,
materials or any other objects that may impede access or limit
visibility. Items that are unsafe or not functioning, in the opinion
of the inspector, will be described in accordance with the
standards of practice by which inspectors abide.
What does this report mean to you?
This inspection report is not intended as a guarantee, warranty
or an insurance policy. Because your home is one of the largest
investments you will ever make, use the information provided in
this report and discuss the findings with your real estate agent
and family to understand the current condition of the home.
Our inspections exceed the highest
industry standards.
FAST
Because we use a team of inspectors, each an expert in his or
her field, our inspections are performed with greater efficiency
and more expertise and therefore exceed the highest industry
standards. We are pleased to provide this detailed report as a
service to you, our client.
TRUSTED
We believe in your dream
of home ownership.
We want to help you get into your dream home. Therefore,
we take great pride in assisting you with this decision making
process. This is certainly a major achievement in your life. We are
happy to be part of this important occasion and we appreciate
the opportunity to help you realize your dream.
We exceed your expectations.
Buying your new home is a major decision. Much hinges on the
current condition of the home you have chosen. That is why we
have developed the HomeTeam Inspection Report. Backed by
HomeTeam’s experience with hundreds of thousands of home
inspections over the years, the report in your hand has been
uniquely designed to meet and exceed the expectations of
today’s homebuyers. We are proud to deliver this high-quality
document for your peace of mind. If you have any questions
while reviewing this report, please contact us immediately.
Thank you for allowing us the opportunity to serve you.
ACCURATE
MasterInspector:Bill Sample
AddressofInspection:123 Sample Drive, Louisville, KY Bill Sample
123 Sample Drive, Louisville, KY
Page2of30
MasterInspector:Bill Sample
AddressofInspection:123 Sample Drive, Louisville, KY SUMMARY
Thefollowingisasummaryofourfindings.Manyofthefindingspresentedbelowdonotriseto
thelevelofamajordiscrepancybutarelistedasaservicetotheclientinordertogiveafuller
pictureofthestateofthehome.
SafetyConcerns
Atleastoneofthesmokealarmsismissingabattery
Someoftheroomsinthehomeweremissingsmokealarms
TheGFCIoutletlocatedintheupstairsbathroomisdefective
Exposedlivewireswereobservedintheupstairsrightbedroom
Exterior
Crackswerepresentonthebrickcladdingofthehome
Rottedwoodwaspresentaroundthefrontdoor
Holeswerenotedonthebackandrightsidesofthehome'sexterior
Exteriorlightfixturesareloose
Thedryerventcoverismissing
Plumbing
Thedrainlineunderthekitchensinkleaks
Electrical
Missingoutletcoverswereobservedinthegarage
Alightfixtureinthemasterbedroomisloose
Alooseoutletwasobservedintheupstairsleftrearbedroom
Oneormoreexterioroutletswerenotproperlycovered,allowingrainwatertoenterthecircuit
Interior,Windows,Doors
Abrokenbalusterlocatedonthestaircaseleadingtothesecondfloor
Therearexteriordoorhasabrokendeadbolt
Asubstancewiththecharacteristicsofmoldisvisibleinoneormoreareasoftheproperty
Kitchen
Thedisposalisnotoperable
HVAC
ThefurnacerequirescleaningandservicingbyaprofessionalHVACtechnician
TheHVACsystemairfilterisextremelydirty
Note-thissummaryispresentedtoassistinthepresentationofinformationandshouldneverbesolely
reliedupon.Thereportshouldbereadandunderstoodinitsentirety,andtheinclusionoromissionof
certainitemsinthesummarydoesnotindicateanyrelativeimportanceorspecialsignificance.Itis
Page3of30
MasterInspector:Bill Sample
AddressofInspection:123 Sample Drive, Louisville, KY importantforclientstoworkcloselywiththeirREALTORindevelopinganyrepairrequests.Pleasecontact
HomeTeamforclarificationofanyitemsinthisreport.
Page4of30
MasterInspector:Bill Sample
AddressofInspection:123 Sample Drive, Louisville, KY Ahomeinspectionisintendedtoassistinevaluationoftheoverallconditionofthedwelling.Theinspectionisbased
onobservationofthevisibleandapparentconditionofthestructureanditscomponentsonthedateofthe
inspection.Wewillnotrenderanopinionastotheconditionofanysystemsorcomponentsofthestructurethatare
concealedbywalls,floors,drywall,paneling,suspendedceilingtiles,insulation,carpeting,furnitureoranyother
itemsonthepropertyatthetimeoftheinspection.
Theresultsofthishomeinspectionarenotintendedtomakeanyrepresentationregardingthepresenceorabsence
oflatentorconcealeddefectsthatarenotreasonablyascertainableinacompetentlyperformedhomeinspection.No
warrantyorguarantyisexpressedorimplied.
Youmaybeadvisedtoseekaspecialist'sopinionastoanydefectsorconcernsmentionedinthereport.Atthat
time,additionaldefectsmayberevealedthatmaynothavebeenidentifiedintheinitialhomeinspection.Thisispart
ofthenormalduediligenceprocess.
Iftheage,conditionoroperationofanysystem,structureorcomponentofthepropertyisofaconcerntoyou,we
recommendthataspecialistintherespectivefieldbeconsultedforamoretechnicallyexhaustiveevaluation.
Thisinspectionreportincludesadescriptionofanymajorvisualdefects*notedduringtheinspection,alongwithany
recommendationthatcertainexpertsberetainedtodeterminetheextentofthenameddefectsandotherrelated
defectsandanycorrectiveactionthatshouldbetaken.Anymaterialdefectthatposesanunreasonableriskto
peopleonthepropertywillbeconspicuouslydefinedassuch.Anyrecommendationsmadetoconsultwithother
specialistsforfurtherevaluationasaresultofourfindingsshouldbecompletepriortotheconclusionofthe
inspectioncontingencyperiod.Thismayrequireanextensionoftheperiod.TheClientwarrantstheywillreadthe
entireInspectionReportwhenreceivedandshallpromptlycontactHomeTeamregardinganyquestionsorconcerns
theClientmayhaveregardingtheinspectionortheInspectionReport.
* MajorVisualDefect:Aproblemwitharesidentialrealpropertyoranyportionofitthatwouldhaveasignificant
adverseimpactonthevalueoftheproperty,oronethatinvolvesanunreasonablerisktothepeopleontheproperty.
Thefactthatastructuralelement,systemorsubsystemisnear,atorbeyondtheendofthenormalusefullifeof
suchastructuralelement,systemorsubsystemisnotbyitselfadefect.
Themajorityofhomeinspectionsareperformedonpre-existingstructures.Buildingtechniqueshavechanged
dramaticallyovertheyears,andahomeinspectionisnotdesignedtoidentifymethodsthatwerepreviously
acceptablethatmayhavebeensupersededbysuperiormethods.Wewillnotdeterminethecauseofanyconditionor
deficiency,ordeterminefutureconditionsthatmayoccur,includingthefailureofsystemsandcomponentsor
consequentialdamage.
Itisnotuncommontoobservecracksorforcrackstooccurinconcreteslabsorexteriorandinteriorwalls.Cracks
maybecausedbycuringofbuildingmaterials,temperaturevariationsandsoilmovementsuchas:settlement,
unevenmoisturecontentinthesoil,shockwaves,vibrations,etc.Whilecracksmaynotnecessarilyaffectthe
structuralintegrityofabuilding,cracksshouldbemonitoredsothatappropriatemaintenancecanbeperformedif
movementcontinuesatanabnormalrate.Properfoundationmaintenanceiskeytothepreventionofinitialcracksor
cracksenlarging.Thisincludes,butisnotlimitedtoproperwatering,foundationdrainageandremovalofvegetation
growthnearthefoundation.
Page5of30
MasterInspector:Bill Sample
AddressofInspection:123 Sample Drive, Louisville, KY CONFIDENTIALITY
Thisreportisintendedforthesole,confidential,andexclusiveuseandbenefitoftheClient(s)undera
writtenHomeTeamInspectionAgreement.Thisreportisnotintendedforthebenefitof,andmaynotbe
relieduponby,anyotherparty.Thedisclosureordistributionofthisreporttothecurrentowner(s)ofthe
propertyinspectedortoanyrealestateagentwillnotmakethosepersonsintendedbeneficiariesofthis
report.TheHomeTeamInspectionServicehasnoliabilitytoanyparty(otherthantheHomeTeamclient
namedabove,forwhomthisreportwasexpresslyprepared)foranyloss,damageorexpense(including,
withoutlimitation,attorneyfees)arisingfromanyclaimrelatingtothisreport.
Asconditionsinahomecanchangefromthetimeoftheinspectiontothetimeofclosing,HomeTeam
stronglyrecommendstheclientperformathoroughwalkthroughshortlypriortoclosing,turningonall
faucets,flushingtoilets,testinggarbagedisposals,turningonthefurnaceandairconditioner,andlooking
foranyleakage,signsofwaterintrusion,stains,orotherchangesthatmayhaveoccurredsincethetimeof
theinspection.
Anydefectsnotedinthebodyofthereportshouldbeaddressedbyaprofessionalinthatfieldwithinthe
duediligenceperiod.Additionalassessmentsmayuncovermoreextensivedamageorneededrepairs.
Ourrecommendationsforrepairmay,intheopinionofanotherprofessional,requirereplacementofthe
part,component,oritem.Insomecases,replacementisthemorefeasibleoptiongivenvariousother
factors,suchascomponentandlaborcostsanddepreciatedvalue.
Anyrecommendationstocleanorservicetheheatingandairconditioningsystemsareunderstoodto
includeanassessmentofHVACcomponentsatthattime.Servicinggenerallyincludescleaningthe
systems,replenishingrefrigerant,andperformingmoredetailedanalysisandassessmentwhichmay
revealfurtherneededrepairs.
Allpicturesthatmaybeincludedaretobeconsideredasexamplesofthevisibledeficienciesthatmaybe
present.Ifanyitemhasapicture,itisnottobeconstruedasmoreorlesssignificantthanitemswithno
pictureincluded.
Page6of30
MasterInspector:Bill Sample
AddressofInspection:123 Sample Drive, Louisville, KY INTRODUCTION
Asystemorcomponenthasamajorvisualdefectifitiseitherunsafeornotfunctioningandcannotbe
replacedorrenderedsafeorfunctionalforlessthan$1,000.Thecosmeticconditionofthepaint,wall
covering,carpeting,windowcoverings,toincludedrywalldamage,etc.,isnotaddressed.Allconditionsare
reportedastheyexistedatthetimeoftheinspection.Routinemaintenanceandsafetyitemsarenotwithin
thescopeofthisinspectionunlesstheyotherwiseconstitutemajor,visuallyobservabledefects.Although
somemaintenanceand/orsafetyitemsmaybedisclosed,thisreportdoesnotincludeallmaintenanceor
safetyitemsandshouldnotberelieduponforsuchitems.Commoncosmeticitems,suchasnailpops,
tapelifts,andsettlementordrywallcracksanddamagearenotaddressedinthisreport.Theclientshould
beawarethatoneofthemostcommonandseriouscausesofdeteriorationtoahomeiswaterintrusion
frombothexteriorandinteriorsources.HomeTeamlooksforevidenceofdamageaswellascluesthat
damagemayhaveoccurredorisimminent.However,manyfactors,includingrecentlypaintedorobscured
areasorperiodsofrecentdryness/lackofrain,mayhidethosecluesfromusatthetimeoftheinspection.
Additionally,someareasmayonlyshowsignsofleakageduringrainyperiods(exteriorwater)orprolonged
usage(plumbing).Itisimperativethatthebuyerremainvigilantforanywaterintrusion,andifanyis
experienced,thatitberepairedassoonaspossible.Routineregradingofexteriorlandscapingshouldbe
accomplishedatleastannuallytohelpensureproperdrainageawayfromthehome'sfoundation.
Generally,propergradingisapproximately5percent,oraboutsixinchesdeclineinthefirsttenfeetaway
fromthehome.Itisnotuncommontoobservecracks,orforcrackstooccurinconcreteslabsorexterior
andinteriorwalls.Cracksmaybecausedbycuringofbuildingmaterials,temperaturevariationsandsoil
movementsuchassettlement,unevenmoisturecontentinthesoil,shockwaves,vibrations,etc.While
cracksmaynotnecessarilyaffectthestructuralintegrityofabuilding,cracksshouldbemonitoredso
appropriatemaintenancecanbeperformedifmovementcontinuesatanabnormalrate.Properfoundation
maintenanceiskeytothepreventionofinitialcracksorcracksenlarging.Thisincludes,butisnotlimitedto
properwatering,foundationdrainageandremovalofvegetationgrowthnearthefoundation.
Ahomeinspectionisnotahomewarranty,andHomeTeamstronglyrecommendspurchasinga
homewarrantyfromareputablecompanytocoveritemsthatwillfailinthecourseoftime.Consult
withyourHomeWarrantyprovidertodetermineifanyspecificcomponentsrequireamoredetailed
inspectionthanthatprovidedbyASHIstandards.
Asareminder,accordingtothefirmofHSHAssociates,typicalannualmaintenancecostsforahomearea
minimumofapproximatelyonepercentofpurchaseprice.
Structuresthathavenotbeenoccupiedforaperiodoftimemaypresentuniqueproblemswhen
theyarere-occupied.Somestructuralandmechanicalcomponentsandsystemsthathavenot
beenusedonadailybasismaymalfunctionorpresentmaintenanceissuessoonafterbeing
placedbackintodailyservice,includingplumbingsystemsanddisposals.Werunlotsofwater
duringtheinspection;westopupsinksandtubslookingforleaks;weflushtoiletsaminimumof
3times.Nevertheless,avacanthomecomeswithacertainamountofriskassociatedwithit:leaks
maydevelopandareoftenatdishwashers,faucetsandothersupplyconnectionsandlinesandat
drainlineconnections.Thesearesometimescausedbyexcesssedimentsettlinginsupplylines
anddrainlinesandbysealsandwashersdryingoutinvalves,drainfittings,andother
areas.Flappervalvesandotherinternalpartsoftoiletsmaybedeterioratedandfail.Although
somewhatrare,sewerlinescanbecomeobstructedandbackupseveraldaysafterthehomeisrePage7of30
MasterInspector:Bill Sample
AddressofInspection:123 Sample Drive, Louisville, KY occupied.Sedimentthathardensinsideadrainlineorsewerpipethathasbeendryforan
extendedperiodoftimecanbreaklooseandclogtheline.Thisisusuallyremediedbyroutine
sewerauguringservice.HomeTeamrecommendscarefullymonitoringsupplyanddrainlines,and
waitingatleastoneweekbeforeplacingpersonalitemsundersinkstoensureanylatentleakage
problemsmanifestduringtheinitialtimeofoccupancy.Anyslowdrainsobservedduringinitial
occupancyshouldbemonitoredandclearedasneeded.
Therewasasignificantamountofdeferredmaintenancepresentthroughoutthepropertyandexterior
groundsatthetimeoftheinspection.Thispropertyprobablyneedssignificantrenovation,remodeling,
refurbishment,orrehabilitation.Whilewestrivetoprepareanaccuratereportoftheconditionofthe
propertyatthetimeoftheinspection,itisvirtuallyimpossibletocompileanexhaustive,complete,or
definitivelistofdefectsandareasofconcerninthesecircumstances.Duetothetime-limitednatureand
generalizationsinherentwithahomeinspection-aswellasareasofthepropertynotbeingvisible,not
beingaccessible,orbeingconsidereddangerousandunsafe-theinformationcontainedinthisreport
shouldnotbeconstruedasanexhaustive,complete,ordefinitivelistofdefectsandareasofconcern.
Renovationofthisproperty,oranypartofthisproperty,mayexposeadditionaldefects,whichwerenot
notedorwerenotvisibleatthetimeoftheinspection.
Theapproximatetemperatureatthetimeoftheinspectionwas75to80degreesFahrenheit,andthe
weatherwascloudy.Theutilitieswerenotonatthetimeoftheinspection.Theageofthehomeappeared
tobe11years.
LOTANDGRADE
Thehomewassituatedonaleveltoslopedlot.Thegeneralgradearoundthehomeappearedtobe
adequatetodirectrainwaterawayfromthefoundation,assumingnormaldrainageanddownspout,gutter,
andothersystemsarefunctioningproperly.
STRUCTUREANDCLADDING
Theinspectedpropertyconsistedofatwostorywood-framedstructurewithbrickandvinylcladdingthat
wasvacantatthetimeoftheinspection.
NOTE-Peelingpaintwaspresentontheexteriorofthehome.Inordertopreservethelifeoftheexterior
surfacesandmaterials,allareasshouldbescraped,sealed,andpaintedafteranydamagedwoodis
repaired.Thisisaroutinemaintenanceitem.
NOTE-steellintelsabovethewindowsontheexteriorofthehomeisrustingandappearstohave
expanded.Lintelssupportmasonrymaterialsabovedoorsandwindows.Keepingthelintelssealedwill
helppreventrustingandexpansion.Expandedlintelscanleadtocracksinthemasonryontheoutsideof
thehome.Theaffectedlintelsshouldbeproperlysealedtopreventfurtherexpansion.
Rottedwoodwaspresentonthefrontdoor.Theareasshouldberepairedandfurtherevaluatedatthe
timeofrepair.
Page8of30
MasterInspector:Bill Sample
AddressofInspection:123 Sample Drive, Louisville, KY Photo1
exampleofrottedwoodaroundthefrontdoor
Crackswerepresentonthebrickveneerofthehome.Thecrackswerelocatedonthefront.The
cracksarecommonanddonotusuallyhaveanystructuralsignificance.Nostructuralconcernonthebrick
veneerwasnoted.Allcracksshouldbemonitoredforsignificantchangesincharacteristics.Thecracks
shouldbesealedtopreventwaterintrusionbehindthebrick.
Photo2
mortarcrack
Holeswerenotedontherightandbacksidesofthehome'sexterior.Thisconditiondoesnothave
anyeffectonthestructuralintegrityofthebuilding.Theareasshouldberepairedtopreventwater
intrusion.
Page9of30
MasterInspector:Bill Sample
AddressofInspection:123 Sample Drive, Louisville, KY Photo4
Photo3
exampleofdamagedsiding
exampleofdamagedsiding
NOTE-Exteriorhosebibsdidnotfunctionwhentested.Duringwintermonthsandtimesofcolder
temperatures,homeownersoftenturnoffhosebibsfromtheinteriortopreventpipesfromfreezingand
bursting.Duetothepossibilityofuncontrollableleaksatthefaucethandleifactivated,HomeTeamdoes
notactivateshutoffvalves.Oncetemperaturesremainsafelyabovefreezingtheclientshouldcheckthe
hosebibsforproperoperation.
NOTE-thedoorbelldidnotfunctionwhentested.
Exteriorlightfixturesarelooseandshouldbesecured.
Thedryerventcoverismissing.Theventcovershouldberepairedorreplacedtopreventbirdsorother
smallanimalsfromenteringthehome.
Photo5
missingdryerventcover
MasterInspector:Bill Sample
AddressofInspection:123 Sample Drive, Louisville, KY NOTE-Althoughthevinylonthefluechaseisnotloosethereareareasthatappeartobebuckled.These
areasshouldbemonitoredforanyneededrepairsandrepairedasnecessary
Photo6
buckledvinyl
GASMETER
Thegasmeterandmainshutoffwerelocatedontherightexteriorwall.Therewasnonoticeableodorof
gasdetectedatthetimeoftheinspection.
Safetynote-HomeTeamrecommendsthatallhomeswithnaturalgassupplylinesbeprotectedwithCO
monitorslocatedinareaswhichwillmostimprovethesafetyofthehome'soccupants.
GUTTERS
Theroofdrainagesystemconsistedofaluminumguttersanddownspoutswhichappearedtobefunctional
atthetimeoftheinspection.Guttersanddownspoutsshouldreceiveroutinemaintenancetoprevent
prematurefailureanddrainageproblemsthatmayleadtowaterintrusion.Observationoffasciabehindthe
guttersisobscuredbythegutters.Keepingthegutterscleanwillhelpreducethelikelihoodofoverflows
andresultingdamagetofascia.Homeownersshouldbeawarethatguttersthathavebeendirtyorclogged
foranextendedtimemayhaveledtounobservabledamagetofasciaorroofingcomponents.
Waterflowfromdownspoutextensionsorsplashblocksshouldbecarriedseveralfeetfromthefoundation
towardsadownslopetoensurewaterdrainswellawayfromthefoundation.Thesemeasureswillhelp
ensureexcessivewaterisnotdepositedincloseproximitytothefoundation,whichcanleadtointerior
waterintrusion,particularlyduringperiodsofheavyrainorwater-saturatedsoil.Aproperly-functioning
drainagesystemisoneofthemostimportantitemsforextendingthelifeexpectancyofahouseandits
components.
Page11of30
MasterInspector:Bill Sample
AddressofInspection:123 Sample Drive, Louisville, KY Photo7
gutters
Severaldownspoutsweredrainingatortooclosetothebaseofthefoundation.Toreducethe
likelihoodofwaterproblemsatthebaseofthehome,allroofdrainageshouldbedirectedatleastsixfeet
fromthebaseofthefoundation.
Photo8
severaldownspoutsaredrainingadjacentto
thefoundation
Page12of30
MasterInspector:Bill Sample
AddressofInspection:123 Sample Drive, Louisville, KY ROOF
Theroofwasagabledesigncoveredwithasphalt/fiberglassshingles.Observationoftheroofsurfacesand
flashingwasperformedfromaladderattheeavesduetoexcessivepitch,andwiththeaidofanaerial
drone.Therewasonelayerofshingles.
Theroofshinglesexhibitedlightcurlingandmoderatesurfacewear.Severalareasweretestedforlifted
edges,andliftededgeswerenotobserved.Nailpopswereobserved.Evidenceofahaileventwasnot
observed.
Previousrepairswerenotobserved.
Theseconditionsindicatetheroofshingleswereinthesecondhalfoftheirusefullife.
NOTE:Sometimesouropinionofaroofmaydifferfromthatofaninsuranceprovider/adjusterorroofer.
Someinsuranceproviders/adjustersorroofersaremoreparticularthanothers.Wearetheretostatethe
overallconditionoftheroof;theroofisnotconsideredtobedefectiveunlesstherearevisibleleaksand/or
majordamageorwearthatindicatesfailureisimminent.Ifwenoteanymoderatetoseriouscurlingor
surfacewear,liftededges,orevidenceofahailevent,werecommendgettingasecondopinionregarding
theroof.DuetorecentlargeinsurancelossesinKentuckyandIndiana,manyinsuranceprovidershave
beguntorequireroofreplacementsorsignificantrepairspriortoinsuringaroof.Unlesstheroofisonlya
fewyearsold,itisprudenttohaveyourinsuranceproviderlookattherooftoconfirminsurability.Wedo
notmakeinstallationjudgmentsregardingroofcovering,appropriatepitch,etc.
Photo9
Photo10
Page13of30
MasterInspector:Bill Sample
AddressofInspection:123 Sample Drive, Louisville, KY Photo11
Photo12
CHIMNEYSANDFLUES
Thehomehadonefluechase.Observationofthefluechasewasmadefromthegroundwiththeaidof
binoculars.Theflashingaroundtheroofpenetrationpointwasnotobservable.
DRIVEWAY
Aconcretedrivewayispresentinthefrontofthehome.Cracksandspallingwereobservedonthe
driveway.Surfacedefectsindrivewaysdevelopandprogresswithageandareconsiderednormalaslong
astheydonotcreateasafetyhazard.Sealingdefectsmayhelpslowtherateofdeterioration.
GARAGE
Theattachedgaragewasdesignedfortwocarswithaccessprovidedbyoneoverhead-styledoor.The
garagefloorwasinfaircondition.
Theautomaticgaragedooropenerwasnottested.Themotorwasnotconnectedtothegaragedoorat
thetimeoftheinspection.Thegaragedoorwasopenedmanuallyandwasfunctional.
Page14of30
MasterInspector:Bill Sample
AddressofInspection:123 Sample Drive, Louisville, KY ATTICSTRUCTURE
Theatticwasaccessedviaascuttleinabedroomclosetandwasentered.
Theatticabovethelivingspacewasinsulatedwithfiberglassbattedandloosefillinsulation,approximately
ten-inchesindepth.
Ventilationthroughouttheatticwasprovidedbygable,soffitandroofvents.Theatticventilationappeared
tobeadequate.
Theroofstructureconsistedoftwo-inchbyfour-inchwoodtrussesspaced24inchesoncenterandOSB
(waferboard)sheathing.
Therewasnomoisturevisibleintheatticspace.
Aswithallaspectsofthehomeinspection,atticandroofinspectionsarelimitedinscopetothevisibleand
readilyaccessibleareas.Duetoconfiguration,partsoftheatticwerenotaccessible.Manyareasofthe
roofarenotvisiblefromtheatticespeciallynearthebase,wherethelargestvolumeofwaterdrains.The
presenceoractivestatusofroofleakscannotbedeterminedunlesstheconditionswhichallowleaksto
occurarepresentatthetimeoftheinspection,ie,heavyraincombinedwithhighwinds.Pleasebeaware
thatrainaloneisnotalwaysaconditionthatcausesaleaktorevealitself.Theconditionsthatcauseleaks
tooccurcanofteninvolvewinddirection,thelengthoftimeitrains,etc.
Photo13
Photo14
Page15of30
MasterInspector:Bill Sample
AddressofInspection:123 Sample Drive, Louisville, KY Photo15
Photo16
Partsoftheatticshowsignsofpreviouswaterintrusion.Theareasweredryatthetimeoftheinspection.
Thebuyershouldmaintainvigilanceinmonitoringtheareasforanyrecurrenceofthepreviousissueand
shouldrectifyanyissuesimmediatelyuponobservingthem.
ELECTRICSERVICE
Theundergroundelectricservicewireenteredthehomeontherightwall.Theelectricmeterwaslocated
ontheexteriorwall.
Theservicewireappearedtobe120/240voltand200ampandenteredaSquareDservicepanel,located
ontherightgaragewall.Themainservicedisconnectwas200-ampratedandwaslocatedinthemain
panel.Thebranchcircuitswithinthepanelwerecopperandaluminum.Thesebranchcircuitsandthe
circuitbreakertowhichtheywereattachedappearedtobeappropriatelymatched.Theinternal
componentsoftheservicepanel,i.e.mainlugs,busbars,etcwereingoodcondition.
ThevisiblehousewiringconsistedprimarilyoftheNM(non-metallic)typeandappearedtobeingood
condition.
Theelectricalserviceappearedtobeadequate.Asareminder,alarms,electronickeypads,remotecontrol
devices,landscapelighting,telephoneandtelevisionwiringarebeyondthescopeofthisinspection.
Page16of30
MasterInspector:Bill Sample
AddressofInspection:123 Sample Drive, Louisville, KY Photo17
Arepresentativenumberofinstalledlightingfixtures,switches,andreceptacleslocatedthroughoutthe
homeweretested.Thegroundingandpolarityofreceptacleswithinsixfeetofplumbingfixtures,andthose
attachedtogroundfaultcircuitinterrupters(GFCI),ifpresent,werealsotested,althoughwedonotcheck
alllightswitchesoroutletstodeterminewhichspecificoutletsorlightfixtureseachisconnectedto.
TheinstallationofGFCIprotectedcircuitsand/oroutletslocatedwithinsixfeetofwater,nearkitchen
countertops,inunfinishedbasementareas,garageandtheexteriorofthehomeisacommonlyaccepted
practiceandrequiredbymanymunicipalities.AllGFCIreceptaclesandGFCIandAFCIcircuitbreakers
shouldbetestedmonthly.
Pleasenotethatelectricalcodeshavechangedthroughtheyears.Althoughthehomedoesnotneedto
meetcurrentcodeforarealestatetransaction,anyworkanelectriciandoesmustmeetthecurrentcode
requirements.Often,electricianswillrecommendchangesthat,inthecontextofarealestatetransaction,
areconsideredupgradesratherthannecessaryrequirements.Keeptheseitemsinmindifnegotiating
repairs.
TheGFCIoutletlocatedintheupstairsbathroomisdefectiveandshouldbereplaced.
Missingoutletcoverswereobservedinthegarage.Allswitchandoutletboxesshouldbeproperly
coveredtoavoidashockhazard.Electricalrepairsshouldbeperformedbyaqualifiedelectrician.
Exposedlivewireswereobservedintheupstairsrightbedroom.Thewiresshouldeitherbe
disconnectedatthesourceorproperlyterminatedinanapproved,coveredelectricalbox.Consultwitha
qualifiedelectricianforrepairandfurtherassessment.
Page17of30
MasterInspector:Bill Sample
AddressofInspection:123 Sample Drive, Louisville, KY Photo18
Exposedlivewires.
Alooseoutletwasobservedintheupstairsleftrearbedroom.Thiscouldbeashockhazarddueto
exposedelectricalcontacts.Theaffectedoutlet(s)shouldbereplacedbyaqualifiedcontractor.
Oneexterioroutletswerenotproperlycovered,potentiallyallowingrainwatertoenterthecircuit.
Outletcoversdesignedforuseinwetlocationsshouldbeinstalledonallexterioroutlets.
Photo19
outletisnotproperlycovered
FOUNDATION
Thefoundationwasconstructedofaslabongrade.Asingleinspectioncannotdeterminewhether
movementofafoundationhasceased.Anycracksshouldbemonitoredregularly.
Page18of30
MasterInspector:Bill Sample
AddressofInspection:123 Sample Drive, Louisville, KY Thefullslabwasnotvisibleatthetimeoftheinspectionbecauseofcarpetorotherfloorcoverings.There
werenoindicationsofmoisturepresent.Therewerenomajorvisualdefectsobservedonthevisible
portionsoftheslab.Pleasenotethattheconditionofanyutilitieswithinorunderaslab-on-grade,suchas
plumbingorductwork,arenotwithinthescopeoftheinspection.Duetothenatureandexpenseofthese
items,HomeTeamrecommendshavingdrainlinesscopedbyaplumber.Thisisparticularlyimportantin
olderhomessincedrainlineproblemsarehiddenfromview.
PLUMBING
ThevisiblewatersupplylinesthroughoutthehomewerecopperandCPVCpipe.Watershutoffvalvesare
nottestedaspartofthehomeinspectionsincewatershutoffvalvesthathavenotbeenoperatedforan
extendedperiodoftimeoftenleakafterbeingoperated,andwewouldnotbeabletorepairaleakingvalve
duringthehomeinspection.
ThevisiblewastelinesconsistedofPVCpipe.Thefunctionaldrainageofthedrainwastelinesappearedto
beadequateatthetimeoftheinspection.Thefunctionalityofwashingmachinedrainsorunder-floordrain
linesisoutsidethescopeoftheinspection.Theselinesareconsideredundergroundutilitiesandare
specificallyexcluded.Thelinesarenotvisibleoraccessible,andtheirconditioncannotbeverifiedduringa
visiblehomeinspection.Simplyrunningwaterintofloordrainswillnotverifytheconditionofthewasteline
infrastructureunderthehome.Consultwithaqualifiedplumberforacamerainspectionofthesewer
lateralsifthereisanyconcernastotheconditionofthewastelinesunderthehome.
Allplumbingfixturesnotpermanentlyattachedtoahouseholdappliancewereoperatedandinspectedfor
visibleleaks.Waterflowthroughoutthehomewasaverage.Waterpressureappearedtobeadequate.
Pleasenotethatwaterpressureanddrainageoftenchangeandfluctuateovertime,andthebuyershould
monitorpressuresafteroccupancy.Higherwaterpressuresmaycauseadvanceddeteriorationofsupply
systemsandcomponents,prematurefailureoffaucetsandconnections,andleaks.Ifconcernedabout
excessivewaterpressure,consultwithaprofessionalplumberregardingoptions,suchasinstallationor
adjustmentofaregulatoratthemainwatershutofflocation.
Thisreportisnotintendedtobeanexhaustivelistofminorplumbingissues.Concealed,latentor
intermittentplumbingissuesmaynotbeapparentduringthetestingperiod.
Determiningwhethersupplyanddrainagesystemsarepublicorprivate(city,well,septic,etc)isnotpartof
ahomeinspection.Consultwiththeseller'sdisclosureandothersourcestohelpdeterminethat
information.
BATHROOMSANDMISCPLUMBING
Bathroomswereinspectedusingvarioustechniquestohelpidentifyanyareasofleakageordamage.
Pleasenotethatbathtubsandshowersaretestedwithouttheweightofapersonintheenclosure.We
attempttoidentifyareasofpotentialleakage,butsomeproblemareasmaynotbevisiblewithoutthe
weightofapersonintheenclosure,ie,apersontakingashowerorbath.Anylatentdeficienciesnoted
undertheseconditionsoncethehomeisoccupiedshouldbesealedtopreventwaterintrusionand
damage.
Thedrainlineunderthekitchensinkleaksandshouldberepairedtopreventfurtherwaterintrusion.At
Page19of30
MasterInspector:Bill Sample
AddressofInspection:123 Sample Drive, Louisville, KY thetimeofrepair,alldrainlinesshouldbefurtherassessed.
Photo20
Drainlineleaksunderthekitchensink.
NOTE-thetoiletinthehallbathroomruns.Thismaybeduetoanimproperlyseatedflappervalveorsome
othercomponentthatisnotproperlysealed.Exteriorleakagewasnotobservedatthetimeofthe
inspection.
WATERMETER
Themainwatershutoffvalveforthehomewaslocatedadjacenttothewaterserviceentrypointabovethe
waterheaterinthecloset.Watershutoffvalvesarevisuallyinspectedonly.Noattemptismadetooperate
themainoranyotherwatersupplyshutoffvalvesduringtheinspection.Thesevalvesareinfrequently
usedandcouldleakafterbeingoperated.
Photo21
Mainwatershutoff.
Page20of30
MasterInspector:Bill Sample
AddressofInspection:123 Sample Drive, Louisville, KY WATERHEATER
A50galloncapacity,naturalgaswaterheaterwaslocatedinthecloset.Thewaterheaterwas
manufacturedbyA.O.Smith,modelnumberGCV50100andserialnumberB05A046455.Informationon
thewaterheaterindicatedthatitwasmanufactured11yearsago.Hotwatertemperaturewas
approximately95degreesF.
Atemperatureandpressurereliefvalve(T&P)waspresent.Anoverflowlegwaspresent.Itdidterminate
properly.YoursafetydependsonthepresenceofaT&Pvalveandproperterminationoftheoverflowleg.
Thewaterheaterwasfunctional.
NOTE-codeschangeforproperwaterheaterinstallation.Asareminder,wedonotinspectforcurrent
codecompliancebutforsafety.Whenawaterheaterisreplacedbyalicensedtechnicianitisnecessary
forhimtobringthesetupuptothethen-currentcode.Thismayincludealteringtheconfigurationofthe
waterheater,includingflueconfiguration.
Photo22
GENERALINTERIOR
TheHomeTeaminspectsforevidenceofstructuralfailureandsafetyconcernsonly.Thecosmetic
conditionofthepaint,wallcovering,carpeting,windowcoverings,etc.,arenotaddressed.
Theonlywaytotellthepresenceandrelativeconcentrationofmoldistoperformavalidmoldtest.The
presenceofcertainmoldsandmoldsporesinbuildingscanresultinmildtoseverehealtheffectsinpeople
andcandeterioratethestructureofthebuildingresultinginstructuraldamage.HomeTeamrecommends
thatallhomesbetestedformoldtodeterminethetypeofmoldpresentinthebuilding.Clientsareurgedto
obtainfurtherinformationconcerningmoldandairqualityfromthefollowingandothersources:
www.doh.wa.gov/ehp/ts/IAQ/Got-mold.htmlandwww.iaqcouncil.org
Waterstainswerepresentontheceilingofthehome(garage,laundryroomandhallwaycloset).The
stainsappearedtobedryatthetimeoftheinspectionandshouldbemonitoredforanyfuturemoisture.
Page21of30
MasterInspector:Bill Sample
AddressofInspection:123 Sample Drive, Louisville, KY Mold-likegrowthisvisibleinthestructure(garage).TheEPAhashelpfulinformationthatmayassist
thebuyer(http://www.epa.gov/mold/moldresources.html).HomeTeamrecommendshavingtheareas
testedtodeterminepresence,typeandrelativeconcentrationofmoldspores,andprofessionally
remediatedbyareputablemoldremediationcompany,whichmayincluderemovingandreplacingaffected
segments.Amoldremediationcompanymayuncoveradditionalareasorissuesrequiringrepairor
remediation.
Photo23
moldlikegrowthinthegarage
SMOKEALARMSANDCODETECTORS
Smokealarmswerepresentinthehouse.
Carbonmonoxidedetectorswerenotpresentinthehouse.
Propertymaintenancecodesvaryfromareatoarea.Somemunicipalitiesrequiresmokealarmsinevery
bedroom,whileothersonlyrequirethemoneachfloor.Similarvariedrequirementsexistwithregardto
carbonmonoxidedetectors.Checkwiththelocalcodeenforcementofficerfortherequirementsinyour
area.Forsafetyreasons,thealarmsshouldbetesteduponoccupancy.Thebatteries(ifany)shouldbe
replacedwithnewoneswhenyoumoveintothehouseandtestedonamonthlybasisthereafter.
Thetestedsmokealarmdidnothavea10-yearlithiumbatteryinstalled.Theinspectedsmokealarmdid
appeartobewiredintothehomes'electricalsystem.HomeTeamtestsarepresentativesmokealarmfor
batterytype,wiring,andfunctionality.
Atleastoneofthesmokealarmsismissingabattery.Priortooccupancy,ensureallsmokealarms
haveappropriatelychargedandfunctioningbatteriesandaretestedforproperfunctionality.
Someoftheroomsinthehomeweremissingsmokealarms.Operablesmokealarmsshouldbe
installedintheappropriateplacespriortooccupancy.
Page22of30
MasterInspector:Bill Sample
AddressofInspection:123 Sample Drive, Louisville, KY WINDOWS,DOORS,WALLSANDCEILINGS
Arepresentativenumberofaccessiblewindowsanddoorswereoperatedandfoundtobefunctional.The
primarywindowswerevinyl-clad,singlehungstyle,withdoublepaneglass.Allexteriordoorswere
operatedandfoundtobefunctional.Theexteriordoorlocksshouldbechangedorrekeyedupon
occupancy.Possibleproblemareasmaynotbeidentifiedifthewindowsordoorshavebeenrecently
painted.
Exteriorwindowsrequireroutinecaulkingandmaintenancetopreventwaterintrusion.
NOTE-thecondition,presence,orabsenceofscreens,stormwindowsanddoorsisoutsidethescopeof
theinspection.Stormwindowsimproveenergyefficiency,assistinpreventingwaterintrusion,andslowthe
deteriorationofsomewindowframes.
Alightfixtureinthemasterbedroomislooseandshouldbesecured.
Photo24
Looselightfixture.
Abrokenbalusterlocatedonthestaircaseleadingtothesecondfloor,thebalustershouldbe
replacedforsafety.
Therearexteriordoorhasabrokendeadbolt.Afunctioningdeadboltshouldbeinstalledforappropriate
functionofthedoor.
Theinteriorwallandceilingsurfaceswerepredominantlyfinishedwithdrywall.Theinteriorwallandceiling
structureconsistedofwoodframing.Possibleproblemareasmaynotbeidentifiediftheinteriorwalland
ceilingsurfaceshavebeenrecentlypainted.
Peelingpaintwasobservedonthewallsinthemasterbathroom.Thepeelingpaintdidappeartobe
causedbywater(moisture).Therewasnoevidenceofanactiveleakatthetimeoftheinspection.Any
damagedareasshouldbescraped,repaired,leveledandprimedpriortoapplyingafinishcoatofpaint.
Unpaintedsurfacesarehighlysusceptibletowaterintrusionanddamage.
Page23of30
MasterInspector:Bill Sample
AddressofInspection:123 Sample Drive, Louisville, KY NOTE-Previousrepairsareevidentinthehome'sceiling(laundryroom).Thepresenceofrepairsdoesnot
indicateanycurrentorongoingissue.However,HomeTeamisnotabletoseebehindareasofrepairand
isunabletodetermineifthecauseofthepreviousdamagehasbeencorrected.Monitorandcorrectas
needed.
FIREPLACE
Therewasonefireplaceinthehome.Ahomeinspectionofthefireplaceandchimneyislimitedtothe
readilyvisibleportionsonly;perASHIstandardsofpractice,theflueisnotinspected.Forsafeandefficient
operationwerecommendannualinspectionsbyaqualifiedfireplaceprofessional.Aqualifiedchimney
sweepwillcleantheinteriorifnecessaryusingspecializedtools,testingprocedures,mirrors,andvideo
camerasasneeded,toevaluatethefireplacesystem.Ifthefireplacehasnotbeencleanedandinspected
byaqualifiedfireplaceprofessionalwithinthepastyearwerecommendthisservicepriortouse.The
resultsofsuchaninspectionmayrevealneededorrecommendedrepairs.
Thevisualconditionatthetimeoftheinspectionwasasfollows:
Aventedfireplaceinsertwithnaturalgasfuelsupplywaslocatedinthefamilyroom.Thechimney/fluewas
metalmaterial.Theunitwasoperatedandwasfunctional.Besuretoreadandunderstandtheoperating
procedurespriortooperatingtheunit.Therewerenomajorvisualdefectsobservedonthegasfireplace.If
thefireplaceisusedforburningwood,specialprecautionsshouldbetaken,includingafullassessmentby
achimneysweepforsuitabilityandanyconfigurationchangesthatshouldoccur.
Often,gasfireplacesthathavenotbeenoperatedforaprolongedtimerequireanextendednumberof
attemptsbeforetheywilllight.Thisisoftenduetoairinthelinesthatrequirestimetopurge.
KITCHEN
Thevisibleportionsofthekitchencabinetsandcountertopswereinfaircondition.Theapplianceswere
operatedtocheckbasicoperationalfunctiononly.Noconsiderationisgivenregardingtheageor
componentsthatmaybewornorotherwiseaffectedbywearandtearoruse.Thekitchencontainedthe
followingappliances:
NOTE-kitchencabinetdoorhingesareinneedofadjustment.Theseadjustmentsareusuallyrelatively
simpleandonlyrequirethetighteningofscrewsoralignmentofavariableadjustmenthinge.
NOTE-kitchencabinetdoorsweremissingduringthetimeoftheinspection.
Thedishwasherwastestedanddidappeartobefunctional.
NOTE-Thedishwashercouldnotberanthroughafullcycleduetothedrainlinesleaking.
Thedisposalwasinspectedanddidnotappeartobefunctional.Theefficiencyratingandchopping/
grindingabilityoftheunitisnotwithinthescopeoftheinspection.
Thedisposalisnotoperable.Consultwithaqualifiedplumberforrepairorreplacement.
Page24of30
MasterInspector:Bill Sample
AddressofInspection:123 Sample Drive, Louisville, KY WASHERANDDRYERCONNECTIONS
Thisnoteissuppliedforinformationalpurposesonly,asmanyclientswanttoknowthetypeofdryer
connectionsavailabletothem.A240voltstyleoutletforanelectricclothesdryerwasinstalledinthe
laundryarea.Forsafetyreasons,noattemptwasmadetoverifythattheelectricaloutletisproperlywired
orthatpowerispresent.Consultwithaqualifiedcontractorifthedesiredtypeofconnectionisnot
available.
Adryerventwasinstalled.
Adrainforawashingmachinewaspresent.
HEATINGSYSTEM-NATURALGAS
TheheatingsystemwasinspectedbyaqualifiedHomeTeamprofessional.Periodicpreventive
maintenanceisrecommendedtokeepthisunitingoodworkingcondition.Annualmaintenanceofthe
heatingandcoolingequipmentisessentialforsafeandefficientperformance,whichwillmaximizethe
system'susefullife.Theresultsofourvisualandoperationalinspectionoftheheatingsystemare
describedbelow:
ThehomewasheatedbyaPaynenaturalgasforcedairfurnace,modelnumberPG8MAA042090,serial
number4104A26848whichis12yearsold.Thetemperaturesplitwasmeasuredatseverallocationsand
wasapproximately30degreesF,whichisnormal.
Theunitwaslocatedintheatticofthehome.Theflueventappearedtobeconfiguredinsuchawayasto
properlyventthefluegases.
NOTE-codeschangeforproperfurnaceinstallation.Asareminder,thisisavisualandfunctionalcheckof
thesystemonly.WheneverafurnaceisreplacedbyalicensedHVACtechnicianitisnecessaryforhimto
bringthesetupuptothethen-currentcode.Thismayincludealteringthecurrentconfigurationofthe
system.Thisisafunctionaltestonly;ifacompleteandexhaustivecheckoutofallofthecomponentsofthe
HVACsystemisdesired,orifyourwarrantycompanyrequiresaspecificinspectionfromtheirapproved
HVACvendorlist,contactareputableandlicensedHVACcompanypriortoclosing.
Page25of30
MasterInspector:Bill Sample
AddressofInspection:123 Sample Drive, Louisville, KY Photo25
Photo26
Becauseofitsconditionandperformanceatthetimeoftheinspection,thefurnacerequirescleaning
andservicingbyaprofessionalHVACtechnician.Atthattime,thetechnicianwilltestrefrigerantlevels,
servicetheequipmenttoimproveitsperformance,andperformothertestsbeyondthescopeofthehome
inspectiontoassessandidentifyanyadditionalareasthatmayrequireattention.
AIRCONDITIONING
TheelectricoutdoorairconditionercondensingunitwasaPayne,ModelNumberPA10JA036CandSerial
Number4104E13255.Theunitislocatedontheleftsideofthehome.Thisunitisapproximately12years
old.Periodicpreventivemaintenanceisrecommendedtokeepthisunitingoodworkingcondition,and
HomeTeamstronglyrecommendspartneringwithareputableHVACcompanyforroutinemaintenancefor
theheatingandcoolingsystemsinthefallandspring.Theairconditioningsystemwastestedandfoundto
befunctional.Asareminder,thisisfunctionalitytestandvisualinspectiononly;wedonotchecksuction
pressures,contactoramps,orrefrigerantlevels.Ifamoredetailedinspectionisrequired,pleaseconsult
withanHVACcompany.
Page26of30
MasterInspector:Bill Sample
AddressofInspection:123 Sample Drive, Louisville, KY Photo27
Thetemperaturesplitfortheairconditionerwasmeasuredatseverallocationsandwasapproximately10
degreesF,whichisnormal.
Therewillbenormaltemperaturevariationsfromroomtoroomandleveltolevel,mostnoticeablebetween
levels.Airflowthroughoutthehousemaybebalancedbyadjustinganydampersinthesupplyducts,orby
adjustingthesupplyregisters.Inspectionofairandductsupplysystemforadequacy,efficiency,capacity
oruniformityoftheconditionedairtothevariouspartsofthestructureisbeyondthescopeofthehome
inspection.
Theairfiltershouldbereplacedorcleaned,asappropriate,onaregularbasistomaintaintheefficiencyof
thesystem.
Theairfilterisextremelydirtyandshouldbereplaced.ProlongedoperationofanHVACsystemwitha
dirtyfiltercancauseinternaldamagetothecompressorvalvesthatmaynotbeobservableduringthe
homeinspection;operatingwithadirtyfiltermayalsodamagetheairhandler.HomeTeamrecommends
havingtheHVACsystemcleanedandservicedforthisreason.
PESTINSPECTION
Thepurposeofapestinspectionistodetermineifthereareactivewooddestroyinginsects(WDI)present
inthehomeandwhetheranydamagehasoccurredfromtheseinsects.Thepestinspectiondoesnot
includedeterminingthepresenceofcommonhouseholdinsectssuchasspiders,ants,etc.
ThepestinspectionwasperformedbyBlackDiamond.Theircompletedreportissentunderseparate
cover
Page27of30
MasterInspector:Bill Sample
AddressofInspection:123 Sample Drive, Louisville, KY RADONTEST
AradontestwasperformedaccordingtoEPAguidelinesandtestingprotocol.Thetestisascreening
measurementtodeterminetheaverageradonconcentrationinthehomeduringthetestingperiod.The
testwasaccomplishedwithaContinuousRadonMonitor(CRM),asophisticatedEPA-approvedtesting
device.
Radon,thesecondleadingcauseoflungcancer,isaradioactivegasthatcomesfromthenatural
breakdownofuraniuminsoilandrockandgetsintotheairyoubreathe.Itmovesthroughthegroundand
intoyourhomethroughcracksandotherholesinthefoundationwhereitcanaccumulatetounsafelevels.
Becauseitisodorless,colorless,andtasteless,testingistheonlywaytoknowifyouandyourfamilyareat
riskfromradon.
Theradoninspectionreportwillfollowunderseparatecoveruponcompletionofthetestperiod.Radon
levelsvaryovertimebasedonmanydifferentfactors,andtheaverageconcentrationforthehomewill
change.HomeTeamrecommendsperformingperiodic,long-termradontestingoncethehomeis
occupied.
Theradontestwasnotcompleteatthetimeoftheinspection.Thetestmustrunforaminimumof48
hours.Theradontestresultswillbesentunderseparatecover.
Page28of30
MasterInspector:Bill Sample
AddressofInspection:123 Sample Drive, Louisville, KY REASONABLEEXPECTATIONSREGARDINGAPROFESSIONALHOMEINSPECTION:
Theremaycomeatimewhenyoudiscoversomethingwrongwiththehouse,andyoumaybeupsetordisappointed
withyourhomeinspection.Therearesomethingswe'dlikeyoutokeepinmind.
Intermittentorconcealedproblems:Someproblemscanonlybediscoveredbylivinginahouse.Theycannotbe
discoveredduringthefewhoursofahomeinspection.Forexample,someshowerstallsleakwhenpeopleareinthe
shower,butdonotleakwhenyousimplyturnonthetap.Someroofsandbasementsonlyleakwhenspecific
conditionsexist.Someproblemswillonlybediscoveredwhencarpetsarelifted,furnitureismovedorfinishesare
removed.
Noclues:Theseproblemsmayhaveexistedatthetimeoftheinspection,buttherewerenocluesastotheir
existence.Ourinspectionsarebasedonthepastperformanceofthehouse.Iftherearenocluesofapastproblem,
itisunfairtoassumeweshouldforeseeafutureproblem.
Wealwaysmisssomeminorthings:Somesayweareinconsistentbecauseourreportsidentifysomeminor
problemsbutnotothers.Theminorproblemsthatareidentifiedwerediscoveredwhilelookingformoresignificant
problems.Wenotethemsimplyasacourtesy.Theintentoftheinspectionisnottofindthe$200problems;itisto
findthe$1000problems.Thesearethethingsthataffectpeople'sdecisionstopurchase.
Contractor'sadvice:Acommonsourceofdissatisfactionwithhomeinspectorscomesfromcommentsmadeby
contractors.Contractors'opinionsoftendifferfromours.Don'tbesurprisedwhenthreeroofersallsaytheroofneeds
replacement,whenwesaidthattheroofwouldlastafewmoreyearswithsomeminorrepairs.
"Lastmanin"theory:Whileouradvicerepresentsthemostprudentthingtodo,manycontractorsarereluctantto
undertaketheserepairs.Thisisbecauseofthe"lastmanin"theory.Thecontractorfearsthatifheisthelastperson
toworkontheroof,hewillgetblamediftheroofleaks,regardlessofwhetherornottheroofleakishisfault.
Consequently,hewon'twanttodoaminorrepairwithhighliability,whenhecouldre-rooftheentirehouseformore
moneyandreducethelikelihoodofacallback.Thisisunderstandable.
Mostrecentadviceisbest:Thereismoretothe"lastmanin"theory.Itsuggeststhatitishumannaturefor
homeownerstobelievethelastbitofexpertadvicetheyreceive,evenifitiscontrarytopreviousadvice.Ashome
inspectors,weunfortunatelyfindourselvesinthepositionof"firstmanin"andconsequentlyitisouradvicethatis
oftendisbelieved.
Whydidn'tweseeit?:Contractorsmaysay,"Ican'tbelieveyouhadthishouseinspected,andtheydidn'tfindthis
problem."
Thereareseveralreasonsfortheseapparentoversights:
Conditionsduringinspection:Itisdifficultforhomeownerstorememberthecircumstancesinthehouseat
thetimeoftheinspection.Homeownersseldomrememberthatitwassnowing,therewasstorageeverywhere
orthatthefurnacecouldnotbeturnedonbecausetheairconditioningwasoperating,etc.It'simpossiblefor
contractorstoknowwhatthecircumstanceswerewhentheinspectionwasperformed.
Thiswisdomofhindsight:Whentheproblemmanifestsitself,itisveryeasytohave20/20hindsight.
Anybodycansaythatthebasementiswetwhenthereis2"ofwateronthefloor.Predictingtheproblemisa
differentstory.
Alonglook;Ifwespenthalfanhourunderthekitchensinkor45minutesdisassemblingthefurnace,we'd
findmoreproblems,too.Unfortunately,theinspectionwouldtakeseveraldaysandwouldcostconsiderably
more.
We'regeneralists:Wearegeneralists;wearenotspecialists.Theheatingcontractormayindeedhavemore
heatingexpertisethanwedo.Thisisbecauseweareexpectedtohaveheatingexpertiseandplumbing
expertise,structuralexpertise,electricalexpertise,etc.
Page29of30
MasterInspector:Bill Sample
AddressofInspection:123 Sample Drive, Louisville, KY Aninvasivelook:Problemsoftenbecomeapparentwhencarpetsorplasterareremoved,whenfixturesor
cabinetsarepulledout,andsoon.Ahomeinspectionisavisualexamination.Wedon'tperforminvasiveor
destructivetests.
Notinsurance:Inconclusion,ahomeinspectionisdesignedtobetteryourodds.Itisnotdesignedtoeliminateall
risk.Forthatreason,ahomeinspectionshouldnotbeconsideredaninsurancepolicy.Thepremiumthatan
insurancecompanywouldhavetochargeforapolicywithnodeductible,nolimitandanindefinitepolicyperiod
wouldbeconsiderablymorethanthefeewecharge.Itwouldalsonotincludethevalueaddedbytheinspection.
ReprintedfromASHIReporter,ByPermissionofAlanCarson,CarsonDunlop&Assoc.
Page30of30