Note, quality pictures are available via email or on free CD Rom.

Reports are always being improved on and not posted for proprietary reasons, this is a sample only.
                  Sample Home Inspection Report
                                                                          © 2004-2005 Bruce A. King  
                                B. A. King Home Inspections, LLC
                      6777 Campbell Rd. York SC 29745   803 417 2116


Property address: 1234 Example Ave.  Rock Hill, SC 29732 

Client:  Mr. and Mrs. Homebuyer                 Inspected by: Bruce A. King, Lic. #1597

Date: Dec 22, 2004            Weather conditions: clear                 Temperature: 48

Time: 12pm-4pm                 Building faces: N                              Approx. age: 36yr.

Property type: one-level, one family dwelling, basement, occupied
Attached carport

Disclaimer Notice: Information contained in this Report is required to be used
in conjunction with and limited by the Inspector's Inspection Agreement. Receipt of this Report and making payment of the fee indicates Clients agreement and acceptance of the entire Inspector's Inspection Agreement. This Inspection and Report are in accordance with the SC Standards of Practice for Home Inspectors. Nationally accepted professional Inspection Standards were also observed and standard guidelines for a visual Inspection were used.
It is recommended that reported items be repaired before closing date by a licensed specialist, who may identify additional defects or recommend upgrades.


Page Reference Guide:

Grounds - page 2                             Exterior - page 2
Foundation - page 5                        Roof/Attic - page 7
HVAC - page 8                                Garage/Carport - page 10
Plumbing/Laundry page 11             Electrical - page 12
Kitchen - page 14                             Interior/Bedrooms page 15
Bathrooms - page 17                       Misc. - page 18
Detached - page 18


Inspection Report Summary - page 19

Note: Asterisk *  denotes item in abnormal condition and included in summary section.
Note: As required by SC Standards of Practice, items with overall Observed Condition remarks are reported by the Inspector with the house age taken into consideration.

Grounds Section

1. - Driveway - inspected: yes         material description: asphalt
condition: appears serviceable

2. - Grade - inspected: yes           slope: flat
soil conditions at time of inspection: dry
condition: appears serviceable 


3. - Retaining wall/fences - inspected: n/a       
pool and spa safety fences:  n/a


4. - Drainage - inspected: yes          
condition: appears serviceable

5. - Sidewalk - inspected: yes            material description: concrete
condition: appears serviceable

6. - Trees/Plants - inspected: yes
condition: appears serviceable


Exterior Section

7. - Exterior Stairs - inspected: yes      material description: concrete/wood
accessibility underneath: no
* stairs: no handrails on front steps, recommended for safety purposes.
* Openings between balusters/spindles: more than 4 in. At rear.
overall observed condition: fair

8. - Patio - inspected: yes        material description: concrete
condition: appears serviceable

9. - Deck - inspected: yes       material description: wood
accessibility underneath: yes 
condition: appears serviceable
railings: appears serviceable              opening in railings:  4in. or less


10. - Porch, Stoops - inspected: yes      material description: wood
accessibility underneath: no
condition: appears serviceable


11. - Balcony - inspected: n/a      

12. - Exterior Walls - inspected: yes        material description: brick
all framing and components are not visible or accessible.
1st floor condition: appears serviceable  
overall observed condition: good


13. - Exterior Trim - inspected: yes      material description: wood
historical evidence not available due to new paint or trim: no
visible wood to soil clearance less than 8 inches: no
condition: appears serviceable
overall observed condition: fair



14. - Soffits / Fascia - inspected: yes       material description: wood
historical evidence not available due to new paint or trim. no
vents present in soffits: none
complete inspection of eaves, soffits, fascia: partial/visual
condition: appears serviceable

15. - Exterior Paint - inspected: yes
condition: appears serviceable
comments: Recommend annual evaluation of condition.
overall observed condition: fair

16. - Exterior Columns - inspected: yes       material description: wood
historical evidence not available due to new paint or trim: no
condition: appears serviceable
overall observed condition: fair

17. - Exterior Doors - inspected: yes       material description: wood
condition: appears serviceable
overall observed condition: fair

18. - Exterior Caulk - inspected: yes
condition: appears serviceable
comments: Recommend annual evaluation.
overall observed condition: good


19. - Screens and Storm Windows - inspected: yes
note: see Interior section for Window details.
screens present: partial storm windows: no
condition: appears serviceable

20. - Gas Utility - inspected: yes        gas type and location: LP bottle/carport
shutoff valve location: on tank                    drip leg present: no
condition: appears serviceable

 
21. - Misc. Utilities Equipment - inspected: yes      
Mounting method used for antenna and/or satellite dish: on chimney
Description of visible fuel storage systems: none


22. - Exterior Outlets / Lights - inspected: yes
* GFCI: no    weather guards: no   
action needed: correction for safety purposes.
GFCI’s are tested with an AEMC circuit tester with a ground fault feature.

23. - Exterior Faucets - inspected: yes       * backflow devices present: no
lawn sprinkler system present: no           inspected: no

24. -Structure Alterations / Additions - present: none evident

25. Gas venting locations near operable windows: n/a
comments:


Foundation Section

26. - Foundation - inspected: yes       type: poured concrete basement
condition: appears sound         cracks: yes-common
above ground exterior portion partially blocked from view: yes
action needed: seal cracks
comments: Recommend checking for new cracks every few months.


27. - Basement structure/area - inspected: yes      description: full basement
all framing and components are not visible.
gas appliances present: no combustion air source: no
historical evidence not available due to new paint or trim: no
accessibility and visibility: partial
ceiling: normal
stairs: exterior-adequate
sump pump present: no
wall and sole plate anchoring method: not visible
leaks present: no        dampness present: no
If no leaks present, can not predict if leaks will occur or how often.
type of leaks present: none
HVAC ductwork present in basement: no
Basement floor observed condition: good






28. - Crawlspace - inspected: n/a    

29. - Floor Structure viewed from under floor - inspected: yes
all framing and components are not visible.
subfloor: plywood             layers: one
floor joist type: 2x8          4 inch steel posts in basement
floor system beam(s) and girder(s):  wood partial view
masonry to wood contact: regular lumber
approx. wood moisture content measured: 19%
condition: appears serviceable

30. - Foundation Piers - inspected: n/a            

31. - Floor Insulation - inspected: thickness: 6in.
insulation material: fiberglass batts
condition: appears serviceable, some not visible due to ceiling tiles.

32. - Concrete Slab - inspected: yes               locations: basement / carport
Installation method, thickness and footer condition unknown.
condition: appears serviceable
visible cracks present: common cracks at carport
Can not predict if cracks will occur or how much.
comments: cracks in any slab may be present underneath flooring.
overall observed condition: good





33. - Chimney - inspected: yes      description and height: brick / above roofline
* condition: appears serviceable but needs spark screen
* flue/rain cap: yes             spark screen: no            flue damper: yes
mortar condition: adequate         ash dump door: n/a
creosote buildup at visible areas: clean
overall observed condition: good




Roof Section

34. - Roof Covering - inspected: yes
roof material description: fiberglass-asphalt
roof type: gable
metal drip edge present at roof edges: no      felt present: yes
evidence of prior patching or repairs: no   
roof viewed from: walked and roof edge from ladder
roof covering approx. age: 1 stated by: owner
first shingle course bonded to starter course: yes
condition: appears serviceable
overall observed condition: excellent
note: all roofs need ongoing monitoring and caulk renewing.
comments: recommend monitoring attic area for leaks during heavy rain.


35. - Roof Structure - inspected: yes      description: gable
all framing and components are not visible.
condition: appears serviceable
approx. slope: 4 in 12 rafters: 2x6 16in. on center
trusses: no sheathing type: plywood
sheathing condition: adequate

36. - Roof protrusions / skylights - inspected: yes
regular inspection and maintenance necessary.
condition: appears serviceable
* plumbing vent pipes painted: no      skylights operable: n/a
* Exterior PVC should be painted to resist UV deterioration.

37. - Flashing - inspected: yes       material description: plastic
type of valleys: none
regular inspection and maintenance necessary on caulk and flashing.
condition: appears serviceable
overall observed condition: good


38. - Attic Access - inspected: yes     Hallway scuttle
condition: appears serviceable
attic area viewed from: inside attic
attic visibility: limited
attic entered: yes
light and switch: yes inaccessible areas: 30% 
*  floored space: marginal for hvac maintenance 
location and installation of sheetrock walls within attic area: n/a


39. - Attic Plumbing Vents - inspected: yes     description: pvc pipe
slopes: adequate visibility: partial
condition: appears serviceable

40. - Attic Insulation - inspected: yes      approximate thickness: 2-6in.
insulation type: loose fill
insulation material : rockwool
soffit vents covered with insulation: n/a
vapor barrier present: no
recessed can lights covered with insulation: n/a
condition: needs repair or replacement
action needed: correction
* comments: attic needs more insulation to achieve 10-12 inches.


41. - Attic Ventilation - inspected: yes
condition: appears serviceable
Gable vents: yes            whole house fan present: no
overall observed condition: fair

42. - Gutters / Downspouts - inspected: yes        material description: aluminum
condition: appears serviceable
debris filled gutters: none
action needed: monitoring
* directional control troughs: no discharge onto proper grade: no
comments: gutters clog and require frequent cleaning.
overall observed condition: fair



Heating and Cooling section

note: Heat pump and air handler approx. 8 yrs. old
All HVAC equipment accessibility: partially

Supplemental Heating Units present : yes
Location: basement- office, bath, storage
type of fuel: electric with integral controls

43. - HVAC unit 1 Distribution - inspected: yes      area served: main floor
HVAC ductwork distribution: flex / metal
Ductwork insulated: yes
Supply and return observed condition: good

44. - HVAC unit 1 - inspected: yes        description/btu: 2-ton heat pump
compressor audible operation: normal
nameplate information: Carrier
location: center rear                        refrigerant line insulation: adequate
electrical outlet: yes                         electrical disconnect: yes
exterior condensate drain: yes                  filter present: hallway
fuel type: 220v
unit accessibility: adequate
condition: appears serviceable
overall observed condition: good
comments: hvac equipment can fail without warning, especially during seasonal changes.


45. - HVAC unit 1 Attic Equipment - inspected: yes
description/btu: airhandler with 10kw heat strip
nameplate information: Carrier
audible operation: normal                   blower: direct drive
location: center attic              refrigerant line insulation: adequate
electrical outlet: yes              electrical disconnect: yes
condensate drains / pan: yes              filter present: no
fuel type: 220v
unit accessibility: adequate
condition: appears serviceable
overall observed condition: good
comments: hvac equipment can fail without warning, especially during seasonal changes.


46. - HVAC unit 2 Distribution - inspected: n/a

47. - HVAC unit 2 - inspected: yes       description/btu: baseboard units
nameplate information: Fahrenheit
location: around family room basement walls
fuel type: 220v
Condition: appears serviceable
comments: hvac equipment can fail without warning, especially during seasonal changes.

48. - HVAC unit 2 Attic Equipment - inspected: n/a




49. - HVAC controls - inspected: yes        programmable: no
unit 1 heat differential: 20         cooling differential: not tested
unit 1 thermostat location: hallway
condition: appears serviceable       overall observed condition: good

unit 2 heat differential: n/a         cooling differential: n/a
unit 2 thermostat location: basement wall
condition: appears serviceable, baseboard units

50. - Through Wall Unit - inspected: n/a

51. - Window Unit - inspected: n/a


Garage Section
Recommend future monitoring of visible surfaces for any new problems.

52. - Garage / Carport - inspected: yes        description: one car- carport
historical evidence not available due to new paint or trim. no
* walls: normal              ceiling: stains
view blocked by personal items: no
* condition: marginal, looks like previous leaks before new roof
* action needed: correction and monitoring
overall observed condition: fair

53. Door / Opener - inspected: n /a

54. - Garage Electrical / Lights - inspected: n/a

55. - Garage Venting - inspected: n/a

56. - Garage Floor slope / drains / cracks - inspected: carport
condition: appears serviceable

57. - Garage to house Door - inspected: yes- carport entrance Wood
condition: appears serviceable

58. - Garage Water Pipes - inspected: n/a

59. - Gas Exhaust Venting - inspected: n/a





Plumbing Section

See Kitchen and Bathroom sections for other plumbing information.

60. - Main Water Supply - inspected: yes 70psi    operated: no     description: public type of pipe: copper
location of main shutoff valve: panel in front basement wall
* condition:  needs repair
Distribution lines: copper
* Note: small leak noticed at tee joint in basement left rear.
comments: water lines can fail without warning, monitor water bills for changes and turn off water supply when not at home for lengthy periods.


61. Copper to galvanized pipe connections without brass dielectric union:
Locations: none observed

62. - Waste Piping - inspected: yes      material description: cast iron/pvc
waste ejection system present: no            Sewage disposal: public
drains and traps: inspected / appears adequate
condition: appears serviceable
comments: septic lines and sewer lines can become clogged without warning due to a number of reasons.

63. - Water Heater - inspected: yes age: 4 yr.
nameplate information: Enviro-Temp 50 gallon
* condition: needs repair- missing pressure relief tube
* action needed: correction
temperature/pressure valve present: yes type: TPRV
hot water circulation pump present no
drain pan and overflow pipe present: none
fuel type: 220v
seismic straps present:  no        unit accessible: adequate
proper ground present for electric water heater: yes
comments: water heaters can fail to operate or leak without warning.  
overall observed condition: good

64. - Extra Water Heater - inspected: n/a







65. - Washer / Dryer hookups - inspected: yes      location: basement
note: washer or dryer not operated or inspected
condition: appears serviceable
hose on dryer: metal flex                   washer hoses: rubber
dryer vent outlet location: rear wall
comments: lint from washer and dryer can cause clogs to appear.
note: failure of washing machine hoses is common cause of interior flooding and personal losses. Recommend metal clad hoses or quality rubber hoses no more that 5 years old.


66. - Laundry facilities - inspected: yes      description: utility room
sink / tub: adequate
electrical circuits: 120v: 220v:        outlet: new circuit- 4 wire
lighting adequate: yes                     gas dryer: no
condition: appears serviceable
overall observed condition: fair

67. - Well tank/gauge - inspected: n/a


Electrical Section

68. - Electrical Service - inspected: yes description: 120/ 240v
number of conductors: 3 overhead            drip loop: yes
location of electrical disconnect(s) : rear wall and utility room
* condition: marginal             action needed: correction
overall observed condition: fair
* comments: all disconnects should be grouped together, this requires shutting off 3 breakers at 2 different locations to kill power to whole house.


69. - Electrical grounding - inspected: yes      material description: copper rod
condition: appears serviceable
overall observed condition: good
comments: some grounding connections can become loose over time and need checking at times.


70. - Electrical Main panel - inspected: yes
manuf. ITE bulldog pushmatic
type of overcurrent devices: breakers labeled: yes
panel info: adequate panel bonded to ground: yes
Voltage: 120/240 Amperage: 200 location : basement
Anti-oxidant present on aluminum wiring: not visible
condition: appears serviceable
circuit breakers in off position: none
overall observed condition: fair
comments: older panels are prone to more problems than new ones.

71. - Electrical sub-Panel - inspected: yes    manuf. CH
location of sub-panels: rear wall, for hvac system
type of overcurrent devices: breakers labeled: yes
panel info: adequate panel bonded to ground: yes
Voltage: 220v Amperage: 125A
condition: appears serviceable, for HVAC system
circuit breakers in the off position: none
neutral and ground incorrectly connected at sub panel: no
overall observed condition: fair

72. - Branch Circuit Wiring - inspected: partial
material description: copper and aluminum
electrical wiring methods: non-metallic
condition: appears serviceable
aluminum wiring present: yes
Anti-oxidant present on aluminum wiring: not visible
* Note: a live wire was found in the attic that may be part of the previous electric ceiling heat, recommend licensed electrician correct and verify
that others are safe and correct.

73. - Light Switches and Fixtures - inspected: yes
dimmers present: no
condition: appears serviceable


74. - Electrical Outlets - inspected: yes        description: grounded
* condition: needs repair or replacement
* action needed: correction
GFCI’s are tested with an AEMC circuit tester with a ground fault feature.
* comments: 2 receptacles in basement family room and utilty room have no ground present.


75. - Extension Cord use -
evidence of improper use of extension cords: no


76. - Other Electrical observations - : Due to the majority of the electrical system components and workmanship being hidden from view it is impossible to inspect the whole system. Every effort was made to find problems but some may still exist in any home and problems could result later.  Any problems noted should be corrected as soon as possible.




Kitchen Section

note: kitchen has been updated recently.
77. - Countertops - inspected: yes       description: laminate
condition: appears serviceable               overall observed condition: good
comments: any countertop can crack at any time due to top loads or inadequate mounting/shimming of the base cabinets which is not inspected or tested for in this inspection.


78. - Sink - inspected: yes          description: stainless steel
sealing around kitchen sink: adequate
condition: appears serviceable
GFCI’s are tested with an AEMC circuit tester with a ground fault feature.
GFCI outlets present: yes
comments: due to the high useage of some sinks, new leaks, blockages or failure of the fixture is possible at any time.


79. - Kitchen Cabinets - inspected: yes           description: wood veneer
condition: appears serviceable      overall observed condition: excellent
comments: wooden cabinets are subject to humidity changes and wear and tear that can result in warping, cracking or failure at any time.


80. - Oven / Range / Stove - inspected: yes            description: HotPoint
condition: needs repair
* action needed: correction - oven lamp does not work.
fuel type : 220v door gaskets: adequate


81. - Microwave / vent hood - inspected: yes
condition: appears serviceable
exhaust termination: recirculates


82. - Dishwasher - inspected: yes             description: Hot Point
note: panels are not removed for inspection.
condition: appears serviceable
drain hose/ pipe: adequate
door seals leak: no                condition of racks: adequate
type of cycle run: regular dishes present:
wall switch present for dishwasher: no


83. - Wet Bar - inspected: n/a

84. - Trash Compactor - inspected: n/a

85. - Garbage Disposal - inspected: yes description: sinkmaster
condition: appears serviceable
comments: disposals can malfunction due to age, overuse etc.

85a. - Refrigerator - inspected: yes        description: Hot Point
door seals: adequate
condition: appears serviceable               overall observed condition: good


Interior Section

86. - Living Space - inspected: yes
historical evidence not available due to new paint or trim: no
flooring: carpet
condition: appears serviceable

87. - Windows - inspected: yes        description: single pane wood
type: double hung
condition: appears serviceable    overall observed condition: fair
bedroom window sizes adequate for ingress/egress: yes

88. - Smoke Detectors - not tested for response to actual fire or smoke.
description: kidde
indicator lights: present
test buttons activated: yes
* present in bedrooms: no           total in house: 3
action needed: correction
* comments: recommend smoke detectors in bedrooms.


89. - Interior Stairs - inspected: yes     description: carpet
* handrail security: marginal           safety lighting: yes
* openings between balusters / spindles: more than 4 in.
* condition: needs repair              overall observed condition: poor
* action needed: correction
* comments: handrail is loose and openings too large for safety.


90. - Doorbell - inspected: yes       description: two locs.
condition: appears serviceable

91. - Interior Floors - inspected: yes       rugs present: no
condition: appears serviceable             overall observed condition: good 
kitchen: linoleum       hallway: carpet      den: carpet
dining room: linoleum      master br: carpet          master bath: linoleum
other bath: linoleum         laundry room: concrete
bedrooms: carpet         foyer: n/a        bonus: n/a

92. - Interior Lighting - inspected: yes      dimmers present: no
recessed can lights: no
ceiling fans: no
condition: appears serviceable



94. - Interior Trim - inspected: yes       description: wood
condition: appears serviceable


95. - Interior Paint - inspected: yes     condition: appears serviceable
        overall observed condition: good




96. - Interior Closets - inspected: yes
view blocked due to personal items: partial
condition: appears serviceable
lighting present: no




97. - Interior Doors - inspected: yes         description: hollow core
air space under doors: all adequate
* door frames: minor wood rot on basement door jambs
* condition: marginal                  overall observed condition: fair




98. - Fireplace - inspected: yes   two fireplaces
material description: masonry
condition: appears serviceable        overall observed condition: good
distance to combustibles: adequate         fuel type: LP gas
gas logs: upstairs yes       vent outside: yes        damper clamp present: yes
Electric decorative logs downstairs with damper closed.


Bathroom Section

It is recommended to clean all spa type tubs, including the piping for the jets, with anti-bacterial agent periodically.

Some shower pan or tub leaks may only occur under normal use and the inspection does include testing to this level.

99. - Bathroom 1 - inspected: yes           description: master
         condition: appears serviceable
         Sink / faucet: adequate          Shower: n/a
         Tub / shower-tub: fiberglass/tile          Window: yes
         Water pressure / flow: adequate
         Drain performance: adequate
         Ventilation: fan           vent termination: outside
         Toilet: flushing: adequate              leaks: not visible
          GFCI’s are tested with an AEMC circuit tester with a ground fault feature.
         * GFCI outlets present: no
         Overall observed condition of shower, tub, fixtures:  good

 

100. - Bathroom 2 - inspected: yes                description: half upstairs
            condition: appears serviceable 
            Sink / faucet: adequate
            Tub / shower-tub: n/a               Window: yes
            Water pressure / flow: adequate
            Drain performance: adequate
            Ventilation: fan            termination: outside
            Toilet flushing: adequate            Leaks: not visible
            GFCI’s are tested with an AEMC circuit tester with a ground fault feature.
            * GFCI outlets present: no
           Overall observed condition of shower, tub, fixtures: good


101 - Bathroom 3 - inspected: yes            description: full bath
            condition: appears serviceable
            Sink / faucet:  adequate               Shower: fiberglass one piece
            Tub / shower-tub:           Window: yes
            Water pressure / flow: adequate
            Drain performance: adequate
            Ventilation: window
            Toiletflushing: adequate              leaks: yes / not visible
            GFCI’s are tested with an AEMC circuit tester with a ground fault feature.
            * GFCI outlets present: no
           Overall observed condition of shower, tub, fixtures:  good






102. - Bathroom 4 - inspected: n/a

103. - Bathroom 5 - inspected: n/a


Misc. Section

104. - Central Vacuum - n/a

105. - Unfinished Spaces - inspected: yes

description: storage room in basement

view blocked due to personal items: yes

vapor barriers present: yes

electrical circuits present: yes            lighting: yes

GFCI outlets present: no plumbing hookups available: no

ceiling: none                     tiles floors: carpet walls: paneling

106. Other Item: n/a



107. - Detached Building - inspected: n/a
           Overall observed condition of building: n/a 







 

Report Summary Section

Note: Summary should not be used as the only source of information.
Refer to each numbered item in the report for complete information and need for necessary monitoring during other weather conditions.

Refer to Inspection Agreement  for more information.
Inspector not responsible for any item not further investigated and repaired promptly and resulting in more damage to the house or person(s).

Items not inspected and reasons: 30% attic not easily accessible, basement wall condition behind paneling not known. Floor insulation and structure not all visible due to fixed basement ceiling tiles.  20% interior due to personal items.




General Condition and maintenance: Home is typical for its age and normal maintenance seems to have been done with need for ongoing maintenance and monitoring for new problems to prevent new damage. Refer to entire report for more information on the condition. Generic maintenance suggestions included.




Defective Items : #40 attic insulation,  #60 water line leak,  #63 water heater missing discharge pipe,  #72 live wire in attic,  #74 two receptacles missing the ground,
#80 oven lamp not working,  #89 interior basement stairway handrail is loose.


Safety Items: 

#99, #100, #101 bathrooms need GFCI type outlets.

#22, exterior outlets need GFCI protection and weather shields.

#88 smoke detectors should be in bedrooms for safety.
#89 interior stair handrails have openings that are too large for safety.



Substandard Items:

#23 exterior faucets need anti backflow devices installed.

#38 floor space in attic should be increased to service hvac equipment.

#68 electrical disconnects are in two different locations, inside and outside.

#33 chimney needs a spark screen installed.


Marginal or Maintenance Items:

#42 gutter downspouts need directional control plates installed.

#52 carport ceiling stain needs monitoring and repairing.

#97 basement door jambs have minor wood rot.


All items require frequent ongoing monitoring and evaluation due to varying weather conditions and their importance for property protection and maintenance budgeting. It is recommended to have annual home Inspections, HVAC equipment and termite inspections performed. 


                                                  © 2004-2006 Bruce A. King