New Inspection Report 625 S Ivy ST 4.8.19

ROGUE INSPECTION SERVICES LLC
5415077674
travis@rogueinspection.com
http://www.rogueinspection.com
RESIDENTIAL REPORT
625 S Ivy St
Medford OR 97501
Taggert Spillman
APRIL 4, 2019
Inspector
Ian Miller
OCHI# 2214
5414992125
ian@rogueinspection.com
Table of Contents
Table of Contents 2
SUMMARY 5
1: INSPECTION DETAILS 7
2: EXTERIOR 8
3: ROOF 12
4: FOUNDATION, CRAWLSPACE & STRUCTURE 17
5: HVAC 21
6: PLUMBING 26
7: ELECTRICAL 33
8: ATTIC, INSULATION & VENTILATION 39
9: INTERIOR, DOORS, & WINDOWS 42
10: BUILT-IN APPLIANCES 44
11: GARAGE 47
12: PEST INSPECTION 49
13: OUTBUILDING 50
Rogue Inspection Services LLC Page 2 of 55

INTRODUCTION, SCOPE, DEFINITIONS & COMPLIANCE STATEMENT
Introduction:
The following numbered and attached pages are your home inspection report. The
report includes pictures, information, and recommendations. This inspection was
performed in accordance with the current Standards of Practice and Code of Ethics of
InterNACHI (International Association of Certified Home Inspectors). The Standards
contain certain and very important limitations, expectations and exclusions to the
inspection. A copy is available upon request.
Scope:
A home inspection is intended to assist in evaluating the overall condition of the
dwelling. The inspection is based on observation of the visible, readily accessible and
apparent condition of the structure and its components on this day. The results of
this inspection are not intended to make any representation regarding the presence
or absence of concealed defects that are not reasonably ascertainable or readily
accessible in a competently performed inspection. No warranty, guarantee or
insurance by Rogue Inspection Services, LLC is expressed or implied. This report does
not include inspection for wood destroying insects, mold, lead or asbestos. A
representative sampling of the building components is viewed in areas that are
accessible at the time of the inspection. No destructive testing or dismantling of
components is performed. Not all defects will be identified during this inspection.
Unexpected repairs should be anticipated. The person conducting your inspection is
not a Structural Engineer or other professional whose license authorizes the
rendering of an opinion as to the structural integrity of a building or its other
component parts. You are advised to seek two professional opinions and acquire
estimates of repair as to any defects, comments, improvements or recommendations
mentioned in this report. Rogue Inspection Services, LLC recommends that the
professional making any repairs inspect the property further, in order to discover and
repair related problems that were not identified in the report. We recommend that all
repairs, corrections and cost estimates be completed and documented prior to
closing or purchasing the property. Feel free to hire other professionals to inspect the
property prior to closing, including Qualified HVAC, Plumbing, Electrical, Engineering
and Roofing Contractors.
Use of photos:
Your report includes many photographs which help to clarify where the inspector
went, what was looked at, and the condition of a system or component at the time of
the inspection. Some of the pictures may be of deficiencies or problem areas, these
are to help you better understand what is documented in this report and may allow
you see areas or items that you normally would not see. A pictured issue does not
necessarily mean that the issue was limited to that area only, but may be a
representation of a condition that is in multiple places. Not all areas of deficiencies or
conditions will be supported with photos.

Comment Key or Definitions:
The following definitions of comment descriptions represent this inspection report. All
comments by the inspector should be considered before purchasing this home. Any
recommendations by the inspector to repair or replace suggests a second opinion or
further inspection by a qualified contractor. All costs associated with further
inspection fees and repair or replacement of item, component or unit should be
considered before you purchase the property.
Inspected (IN) = I visually observed the item, component or unit and if no other
comments were made then it appeared to be functioning as intended allowing for
normal wear and tear.
Not Inspected (NI) = I did not inspect this item, component or unit and made no
representations of whether or not it was functioning as intended and will state a
reason for not inspecting.
Not Present (NP) = This item, component or unit is not in this home or building.
Deficiency (D) = The item, component or unit is not functioning as intended, or needs
further inspection by a qualified contractor. Items, components or units that can be
repaired to satisfactory condition may not need replacement.
What really matters in a home inspection:

The process can be stressful. A home inspection is supposed to give you reassurance
but often has the opposite effect. You will be asked to absorb a lot of information in a
short time. This often includes a written report, checklist, photographs, environmental
reports and what the inspector himself says during the inspection. All this combined
with the seller's disclosure and what you notice yourself makes the experience even
more overwhelming. What should you do? Relax. Most of your inspection will be
maintenance recommendations, life expectancies and minor imperfections. These are
nice to know about. However, the issues that really matter will fall into four
categories: 1. Major defects. An example of this would be a significant structural
failure. 2. Things that may lead to major defects. A small water leak coming from a
piece of roof flashing, for example. 3. Things that may hinder your ability to finance,
legally occupy or insure the home. Structural damaged caused by termite infestation,
for example. 4. Safety hazards. Such as a lack of AFCI/GFCI outlet protection. Anything
in these categories should be corrected. Often a serious problem can be corrected
inexpensively to protect both life and property (especially in categories 2 and 4). Most
sellers are honest and are often surprised to learn of defects uncovered during an
inspection. Realize that sellers are under no obligation to repair everything mentioned
in the report. No home is perfect.

SUMMARY
100 5 29 4
ITEMS INSPECTED MINOR/MAINTENANCE ISSUE RECOMMENDATION SIGNIFICANT/SAFETY
CONCERN
2.1.1 Exterior - Siding, Flashing & Trim: Failing Paint

2.2.1 Exterior - Exterior Doors: Repair Screen Door
2.2.2 Exterior - Exterior Doors: Weatherseal Insufficient
2.3.1 Exterior - Eaves, Soffits & Fascia: Paint/Finish Failing
2.4.1 Exterior - Sidewalks, Patios & Driveways: Driveway Cracking / Deterioration - Monitor
2.4.2 Exterior - Sidewalks, Patios & Driveways: Sidewalk / Patio Crack / Deterioration - Monitor
3.1.1 Roof - Coverings: Moss On Roof Surface
3.1.2 Roof - Coverings: Seal Fasteners
3.2.1 Roof - Roof Drainage Systems: Debris
3.2.2 Roof - Roof Drainage Systems: Downspouts Drain Near House
3.3.1 Roof - Flashings: Loose/Separated
3.4.1 Roof - Skylights, Chimneys & Other Roof Penetrations: Vent Boots Cracked
4.6.1 Foundation, Crawlspace & Structure - Roof Structure & Attic: Water Staining
5.1.1 HVAC - Heating Equipment: At / Near End Of Life (15-20 Years)
6.2.1 Plumbing - Drain, Waste, & Vent Systems: Cast Iron Waste Line
6.3.1 Plumbing - Supply Lines & Fixtures: Leak / Pipes / Fittings
6.3.2 Plumbing - Supply Lines & Fixtures: Old Galvanized Warning
6.4.1 Plumbing - Water Heater: Lifespan (8-12 Yrs)
6.4.2 Plumbing - Water Heater: No Sediment Trap On Gas Line
6.4.3 Plumbing - Water Heater: No Temperature & Pressure Relief Extension
6.4.4 Plumbing - Water Heater: Improper Combustion Exhaust Flue
7.2.1 Electrical - Panels: Labeling Substandard
7.4.1 Electrical - Lighting Fixtures, Switches & Receptacles: 3 Prong Ungrounded 2 Wire
7.4.2 Electrical - Lighting Fixtures, Switches & Receptacles: Exterior Outlet Cover Damaged/Missing
7.4.3 Electrical - Lighting Fixtures, Switches & Receptacles: No Power
7.5.1 Electrical - Wiring : Exposed Wire Splice / No Junction Box
7.6.1 Electrical - GFCI & AFCI: Non-grounded GFCI
7.7.1 Electrical - Smoke Detectors: Additional Smoke Detectors

8.4.1 Attic, Insulation & Ventilation - Attic & Crawlspace Ventilation: Gable Vent Damaged
8.5.1 Attic, Insulation & Ventilation - Exhaust Systems: Repair Dryer Damper
9.1.1 Interior, Doors, & Windows - Doors: Door Sticks
9.8.1 Interior, Doors, & Windows - Bathrooms: Caulking - Missing/Insufficient
11.4.1 Garage - Garage Door: Paint Failing
11.7.1 Garage - Windows: Window Missing
13.2.1 Outbuilding - Exterior Siding: Broken Siding
13.4.1 Outbuilding - Gutter System: Debris
13.4.2 Outbuilding - Gutter System: Downspouts Drain Near Foundation
13.8.1 Outbuilding - Doors: Paint Failing

1: INSPECTION DETAILS
Information
Age of Building Home Faces In Attendance

Over 50 Years SW Client, Inspector
Occupancy Soil Conditions Style

Occupied Damp Ranch
Temperature Type of Building Utilities

40-50 F Single Family All Utilities On
Weather Conditions
Cloudy
Limitations
General
PHOTOS ARE REPRESENTATIVE
Photos are only a representative sample of conditions observed. There may be more than one area of
concern not shown by photo
General
PRE- 1980 HOME
Homes built before 1980 have an increased chance of containing materials like asbestos and lead. These
materials typically don't pose any threat unless they're improperly disturbed, so if you do ever plan on any
remodeling or demolition, you should plan for additional costs related to testing and remediation, and
always hire a certified professional before doing any work yourself.

2: EXTERIOR
IN NI NP D
2.1 Siding, Flashing & Trim X X
2.2 Exterior Doors X X
2.3 Eaves, Soffits & Fascia X X
2.4 Sidewalks, Patios & Driveways X X
2.5 Patio / Deck Covers X
2.6 Decks & Steps X
2.7 Grounds X
2.8 Retaining Walls X
2.9 Vegetation X
2.10 Fences/Gates X
IN = Inspected NI = Not Inspected NP = Not Present D = Deficiencies
Information
Siding, Flashing & Trim: Siding Exterior Doors: Exterior Entry Sidewalks, Patios & Driveways:
Material Door Approachment
Vinyl Glass, Wood Sidewalk
Sidewalks, Patios & Driveways: Grounds: Grounds

Driveway Material Level
Concrete
Limitations
Siding, Flashing & Trim

EXTERIOR LIMITATIONS
The inspector performs a visual inspection of accessible components or systems at the exterior. Items
excluded from this inspection include exterior surfaces or components obscured by vegetation, stored
items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding,
trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from
the ground or from a ladder. This may limit a full evaluation.
Deficiencies
2.1.1 Siding, Flashing & Trim Recommendation

FAILING PAINT
The paint finish over much of the exterior of the structure was failing (e.g. peeling, faded, worn, thinning).
Siding and trim with a failing finish can be damaged by moisture. Recommend that a qualified contractor
prep (e.g. clean, scrape, sand, prime, caulk) and repaint the entire building exterior per standard building
practices. Any repairs needed to the siding or trim should be made prior to this.
Recommendation
Contact a qualified painting contractor.

2.2.1 Exterior Doors Recommendation
REPAIR SCREEN DOOR
BACK DOOR
The screen door is damaged in the bottom corner. Recommend
repair to prevent pest access.
Recommendation
Contact a qualified door repair/installation contractor.
2.2.2 Exterior Doors Recommendation

WEATHERSEAL INSUFFICIENT
BACK DOOR
Minor damage to weatherstripping on back door. Recommend replacing weatherstripping, as it appears to
be at the end of its life.
Recommendation
Contact a qualified handyman.

2.3.1 Eaves, Soffits & Fascia Recommendation
PAINT/FINISH FAILING
EAVES
The paint or finish is failing on the eaves. I recommend repainting and caulking to prevent water damage to
the material.
Recommendation
2.4.1 Sidewalks, Patios & Driveways Minor/Maintenance Issue

DRIVEWAY CRACKING /
DETERIORATION - MONITOR
DRIVEWAY
Minor deterioration (e.g. cracks, holes, settlement, heaving) was

found in the driveway, but no trip hazards were found. The client may
wish to have repairs made for cosmetic reasons.
Recommendation
Recommend monitoring.
2.4.2 Sidewalks, Patios & Driveways Minor/Maintenance Issue

SIDEWALK / PATIO CRACK /
DETERIORATION - MONITOR
SIDEWALK
found in sidewalks or patios, but no trip hazards were found. The
client may wish to have repairs made for cosmetic reasons.
Recommendation

3: ROOF
IN NI NP D
3.1 Coverings X X
3.2 Roof Drainage Systems X X
3.3 Flashings X X
3.4 Skylights, Chimneys & Other Roof Penetrations X X
Information
Inspection Method Roof Drainage Systems: Gutter Flashings: Material

Roof Material Aluminum
Seamless Aluminum
Skylights, Chimneys & Other Skylights, Chimneys & Other

Roof Penetrations: Chimney Roof Penetrations: Skylights
(exterior) None
Metal Flue Pipe
Life Expectancy 10+ Years

Roof
The roof was in good condition at the time of inspection. estimate 10+ years of remaining life on the roof.
Coverings: Life Expectancy

Roof
As prescribed in the inspection authorization and agreement, this is a visual inspection only. Roofing life
expectancy can vary depending on several factors. Any estimates of remaining life are approximations only.
Coverings: Material
Asphalt

Deficiencies

3.1.1 Coverings Recommendation
MOSS ON ROOF SURFACE
ROOF
Moss was growing on the roof. Leaks can result and/or the roof
surface can fail prematurely. Efforts should be made to kill the moss
during its growing season (wet months). Typically, zinc or phosphate-
based chemicals are used for this and must be applied periodically.
Recommendation
Contact a qualified roofing professional.
3.1.2 Coverings Minor/Maintenance Issue

SEAL FASTENERS
ROOF
The fasteners on the ridge cap and roof penetrations are not sealed. I recommend sealing all exposed
fasteners. As the nails (fasteners) age, they begin to rust and shrink and that can allow water to penetrate
the hole and cause damage to the roof structure.
Recommendation
Contact a handyman or DIY project
3.2.1 Roof Drainage Systems Recommendation

DEBRIS
GUTTER
Debris has accumulated in the gutters. Recommend cleaning to

facilitate water flow.
Here is a DIY resource for cleaning your gutters.
Recommendation
Recommended DIY Project
3.2.2 Roof Drainage Systems Recommendation

DOWNSPOUTS DRAIN NEAR HOUSE
DOWNSPOUTS
Downspout on East side of house drains too close to the home's
foundation. This can result in excessive moisture in the soil at the
foundation, which can lead to foundation/structural movement and
damage to concrete driveway. Recommend a qualified contractor
repair damaged drain pipe to properly channel water away from
home.
Here is a helpful DIY link and video on draining water flow away from
your house.
Recommendation
3.3.1 Flashings Recommendation

LOOSE/SEPARATED
ROOF
Flashings on roof appeared to be loose or separated, which can lead
to water intrusion and/or mold. Recommend a qualified roofing
contractor repair and apply sealant to fasteners.
Recommendation

3.4.1 Skylights, Chimneys & Other Roof Penetrations Recommendation
VENT BOOTS CRACKED
ROOF
The vent boot is cracked and in need of replacement. Recommend replacing to prevent water from
entering the attic.
Recommendation

4: FOUNDATION, CRAWLSPACE & STRUCTURE
IN NI NP D
4.1 Foundation X
4.2 Crawlspace X
4.3 Floor Structure X
4.4 Wall Structure X
4.5 Ceiling Structure X
4.6 Roof Structure & Attic X X
Information
Foundation: Material Crawlspace: Columns or Peirs Crawlspace: Crawlspace Entry

Concrete Wood Piers Exterior
Crawlspace: Method of Crawlspace: Percent of Floor Structure:

Observation Crawlspace Traveled Basement/Crawlspace Floor
Fully Traversed, Crawled 100% Vapor Retarder

Floor Structure: Floor Structure Floor Structure: Sub-floor Ceiling Structure: Ceiling
2x8 Plank Structure
2x6
Roof Structure & Attic: Attic Info Roof Structure & Attic: Material Roof Structure & Attic: Method
Garage Wood of Observation
Attic Hatch Walked

Roof Structure & Attic: Roof Roof Structure & Attic: Type
Structure Gable
2x4 Rafters, Lateral Bracing
Limitations
Crawlspace
CRAWL SPACE LIMITATIONS
Structural components such as joists and beams, and other components such as piping, wiring and/or
ducting that are obscured by under-floor insulation are excluded from this inspection. The inspector does
not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning
or spacing. The inspector does not guarantee or warrant that water will not accumulate in the crawl spaces
in the future. Complete access to all crawl space areas during all seasons and during prolonged periods of
all types of weather conditions (e.g. heavy rain) would be needed to do so.The inspector attempts to locate
all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings
or stored items. In such cases, the client should ask the property owner where all access points are that are
not described in this inspection, and have those areas inspected. Note that crawl space areas should be
checked at least annually for water intrusion, plumbing leaks and pest activity.
Deficiencies
4.6.1 Roof Structure & Attic Recommendation

WATER STAINING
NORTHWEST
There were visible water stains on the sheathing and rafters at the time of inspection. Recommend
monitoring after a heavy rain to determine of corrective action is needed.
Recommendation

5: HVAC
IN NI NP D
5.1 Heating Equipment X X
5.2 Cooling Equipment X
5.3 Thermostat & Filters X
5.4 Ducts & Registers X
Information
Heating Equipment: Brand Heating Equipment: Energy Heating Equipment: Heat Type
Pacific Source Gas-Fired Heat, Radiant Heat, In-
Natural Gas Floor

Heating Equipment: Location Cooling Equipment: Brand Cooling Equipment:
Living Room Frigidaire Configuration
Window AC
Cooling Equipment: Energy Cooling Equipment: Location Cooling Equipment:

Source/Type Living Room Maintenance
Window AC Recommend maintenance
annually.
Thermostat & Filters: Filter Thermostat & Filters: Filter Size Thermostat & Filters: Filter Type
Location N/A N/A
None
Thermostat & Filters:

Thermostat
Living Room
The thermostat was operable.

Service Heating / Cooling System
HVAC
Ask the property owner when it was last serviced. If unable to determine the last service date, or if this system
was serviced more than 1 year ago, recommend that a qualified HVAC contractor service this system and make
repairs if necessary. Because this system has a compressor and refrigerant system, this servicing should be
performed annually in the future. Any needed repairs noted in this report should be brought to the attention of
the contractor when it's serviced.
Heating Equipment: Appears Functional

Furnace
Heat system appears to be in working order. Supply air from the heating system should be 100 degrees
Fahrenheit or higher.
The photo(s) below is/are a thermal image of the supply air temperature at register(s) at the time of this
inspection.
Heating Equipment: Manufacture Date

Unknown Unknown
Typical Life Expectancy
Gas Furnace 15-25 years

Electric Furnace 15-25 years
Heat Pump 10-20 years
Boilers 20-35 years
Mini Split 8-15 years
Baseboard / Wall Heaters 12-18 years
Electric Radiant Heat (heated floor) 25-40 years
Many factors including preventive maintenance, consistency of use, and load demand can play a large factor in
the life expectancy of a heating system. Towards the end of a units life, expect to have increased energy usage
and maintenance cost.

Cooling Equipment: Manufacture Date
0000 Manufacture Date
Typical Life Expectancy
Stand Alone 12-15 years

Heat Pump 10-20 years
Mini Split 8-15 years
Many factors including preventive maintenance, consistency of use, and load demand can play a large factor in
the life expectancy of a cooling system. Towards the end of a units life, expect to have increased energy usage
and maintenance cost.
Limitations
General
HVAC LIMITATIONS
HVAC
The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters;
solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions;
heating components concealed within the building structure or in inaccessible areas; underground utilities
and systems; safety devices and controls (due to automatic operation). Any comments made regarding
these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life
on heating or cooling system components, does not determine if heating or cooling systems are
appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to
be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency
switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are
intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be
monitored while in operation in the future. Where buildings contain furnishings or stored items, the
inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms,
kitchens and living/dining rooms).
Cooling Equipment
WINDOW AC UNITS
LIVING ROOM
We do not inspect window AC units.
Deficiencies

5.1.1 Heating Equipment Recommendation
AT / NEAR END OF LIFE (15-20
YEARS)
FURNACE
The estimated useful life for most forced air furnaces is 15-20 years.
This furnace appeared to be near, at or beyond this age and/or its
useful lifespan and may need replacing or significant repairs at any
time. Recommend budgeting for a replacement in the future.
Recommendation

6: PLUMBING
IN NI NP D
6.1 Water Service X
6.2 Drain, Waste, & Vent Systems X X
6.3 Supply Lines & Fixtures X X
6.4 Water Heater X X
6.5 Fuel Systems X
6.6 Sump Pump X
Information
Filters Water Service: Location Water Service: Water Source

Sediment Filter Street Public
Water Service: Water Supply

Material
Unknown

Drain, Waste, & Vent Systems: Drain, Waste, & Vent Systems:
Clean-out Location Drain Size
Exterior 1 1/2"
Drain, Waste, & Vent Systems: Supply Lines & Fixtures: Water Heater: Capacity
Material Distribution Material 50 gallons
Galvanized Galvanized
Water Heater: Location

Laundry Room

Water Heater: Manufacture Water Heater: Power
Date Source/Type
1999 Year Gas
Fuel Systems: Appliances On Gas Fuel Systems: Main Gas Shut-Off

Range, Water Heater, Furnace Location
Gas Meter
Life Expectancy
Water Heater
Water heaters have a typical life expectancy of 7 to 12 years. The existing unit has surpassed this age range. One
cannot predict with certainty when replacement will become necessary.
Water Service: Water Pressure

Not Taken
View of water pressure at the time of the inspection. 50 to 80 PSI is acceptable 60 to 75 PSI is ideal.

Water Heater: Manufacturer
American
I recommend flushing & servicing your water heater tank annually for optimal performance. Water temperature
should be set to at least 120 degrees F to kill microbes and no higher than 130 degrees F to prevent scalding.
Here is a nice maintenance guide from Lowe's to help.
Water Heater: Working

Water Heater
The hot water heater was in good working condition at the time of inspection.
Limitations
Deficiencies
6.2.1 Drain, Waste, & Vent Systems Recommendation

CAST IRON WASTE LINE
CRAWLSPACE
The drain lines and vent pipes are made of cast iron. This material
The drain lines and vent pipes are made of cast iron. This material
has a useful life span of 50-75+ years depending on conditions. No
observable leaks were found at time of inspection but client should
plan on budgeting for replacement of drain lines in the future.
Periodic checkups in the crawl space should be performed to ensure
that waste-water is not leaking into crawlspace areas.
Recommendation
Contact a qualified plumbing contractor.
6.3.1 Supply Lines & Fixtures Significant/Safety Concern

LEAK / PIPES / FITTINGS
CRAWLSPACE
One or more leaks were found in water supply pipes and/or fittings.
A qualified plumber should evaluate and repair as necessary.
Recommendation
6.3.2 Supply Lines & Fixtures Recommendation

OLD GALVANIZED WARNING
WATER SUPPLY LINES
Some or all of the water supply pipes were made of galvanized steel.
Some or all of the water supply pipes were made of galvanized steel.
Based on the age of this structure and the 40-60 year useful life of
this piping, it will likely need replacing in the future. Leaks can
develop, flow can be restricted due to scale accumulating inside the
piping, and water may be rusty. Note that it is beyond the scope of
this inspection to determine what percentage of the piping is older,
galvanized steel, as much of it is concealed in wall, floor and/or
ceiling cavities. Some insurance companies in the state do not insure
galvanized plumbing. Recommend the following:
~ Budget for replacement in the future
~ Monitor these pipes for leaks and decreased flow in the future
~ Consider replacing old, galvanized steel piping proactively as client
sees fit
Recommendation
6.4.1 Water Heater Minor/Maintenance Issue

LIFESPAN (8-12 YRS)
WATER HEATER
The estimated useful life for most water heaters is 8-12 years. This water heater appeared to be near, at or
beyond this age and/or its useful lifespan and may need replacing at any time. Recommend budgeting for
a replacement in the near future, or considering replacement now before any leaks occur. The client
should be aware that significant flooding can occur if the water heater fails. If not replaced now, consider
having a qualified person install a catch pan and drain or a water alarm to help prevent damage if water
does leak.
Recommendation
6.4.2 Water Heater Recommendation

NO SEDIMENT TRAP ON GAS LINE
WATER HEATER
Recommend have qualified professional install sediment trap for
maximum efficiency.
Recommendation

6.4.3 Water Heater Recommendation
NO TEMPERATURE & PRESSURE
RELIEF EXTENSION
WATER HEATER
An extension should be placed on the T&P valve that extends within 6
inches of the floor. Recommend repair by a licensed plumber.
Recommendation
6.4.4 Water Heater Significant/Safety Concern

IMPROPER COMBUSTION
EXHAUST FLUE
WATER HEATER
Water heater flue is improper material. Recommend rigid metal duct
be installed for combustion exhaust vent on water heater.
Recommendation

7: ELECTRICAL
IN NI NP D
7.1 Service Entrance X
7.2 Panels X X
7.3 Panel Wiring & Breakers X
7.4 Lighting Fixtures, Switches & Receptacles X X
7.5 Wiring X X
7.6 GFCI & AFCI X X
7.7 Smoke Detectors X X
7.8 Carbon Monoxide Detectors X
Information
Service Entrance: Electrical Panels: Main Panel Location Panels: Panel Capacity
Service Conductors Exterior North 200 AMP
Overhead, 220 Volts
Panels: Panel Manufacturer Panels: Panel Type Panels: Sub Panel Location
ITE Circuit Breaker None
Panel Wiring & Breakers: Branch

Wire 15 and 20 AMP
Copper

Panel Wiring & Breakers: Panel Panel Wiring & Breakers: Wiring
With Cover Removed Method
Electrical Panel Romex
Carbon Monoxide Detectors:

Carbon Monoxide Alarm
Installed / Location
Yes, Living Room
Smoke Detectors: Smoke Detector Location

Hallway
The smoke detector should be tested at common hallway to bedrooms upon moving in to home. For many years
NFPA 72, National Fire Alarm and Signaling Code, has required as a minimum that smoke alarms be installed
inside every sleep room (even for existing homes) in addition to requiring them outside each sleeping area and
on every level of the home.
Smoke Detectors: Test Smoke Detectors

Recommend testing all smoke and CO2 detectors upon moving into the home. According to the U.S. Fire
Administration (USFA),smoke detectors should be tested at least once a month and batteries should be replaced
at least once or twice a year.

Deficiencies
7.2.1 Panels Recommendation

LABELING SUBSTANDARD
ELECTRICAL PANEL
Panel legend(s) was/were missing, incomplete, illegible or confusing.
This is a hazard in the event of an emergency when power needs to
be turned off. Recommend correcting the legend so it's accurate,
complete and legible. Evaluation by a qualified electrician may be
necessary.
Recommendation
Contact a qualified electrical contractor.
7.4.1 Lighting Fixtures, Switches & Receptacles Significant/Safety Concern

3 PRONG UNGROUNDED 2 WIRE
ELECTRICAL OUTLETS
3-slot receptacles (outlets) were installed in one or more areas without a ground wire hookup. These do
not have an equipment ground. These outlets should either be swapped out with a 2 prong outlet, or
upgrade to grounded receptacles, which typically requires installing new wiring from the main panel. The
NEC (National Electric Code) also allows these outlets to be replaced with GFCI protection as a repair to use
grounded appliances with them. Appliances that require a ground should not be used with ungrounded
receptacles. Examples of such appliances include computers and related hardware, refrigerators, freezers,
portable air conditioners, clothes washers, aquarium pumps, and electrically operated gardening tools. The
client should be aware of this limitation when planning use for various rooms, such as an office. Consult
with a qualified electrician about upgrading to 3-wire, grounded circuits or installing GFCI protection.
Recommendation

7.4.2 Lighting Fixtures, Switches & Receptacles Recommendation
EXTERIOR OUTLET COVER
DAMAGED/MISSING
OUTLETS
Outlets should be protected by an outlet cover. Recommend
installation to prevent risk of electrical shock.
Recommendation
7.4.3 Lighting Fixtures, Switches & Receptacles Recommendation

NO POWER
KITCHEN SWITCH
One or more electric switches appeared to have no power.
Recommend asking the property owner about this. Switches may
need to be operated to make some receptacles energized. If
necessary, recommend that a qualified electrician evaluate and
repair.
Recommendation

7.5.1 Wiring Significant/Safety Concern
EXPOSED WIRE SPLICE / NO
JUNCTION BOX
CRAWLSPACE
Wire splices were exposed and were not contained in a covered
junction box. This is a potential shock or fire hazard. Recommend
that a qualified electrician repair per standard building practices. For
example, by installing permanently mounted junction boxes with
cover plates where needed to contain wiring splices.
Recommendation
7.6.1 GFCI & AFCI Recommendation

NON-GROUNDED GFCI
BATHROOM/KITCHEN
The GFCI outlets in the bathroom and kitchen are not grounded.
While this is an acceptable practice, the GFCI should be labeled as
non-equipment ground. Recommend proper labeling for safety.
Recommendation

7.7.1 Smoke Detectors Recommendation
ADDITIONAL SMOKE DETECTORS
BEDROOMS
For many years NFPA 72, National Fire Alarm and Signaling Code, has required as a minimum that smoke
alarms be installed inside every sleep room (even for existing homes) in addition to requiring them outside
each sleeping area and on every level of the home. Recommend installing smoke detectors in sleeping
rooms. Recommend installing per manufacture recommendations.
Recommendation

8: ATTIC, INSULATION & VENTILATION
IN NI NP D
8.1 Attic Insulation X
8.2 Floor insulation X
8.3 Vapor Retarders (Crawlspace or Basement) X
8.4 Attic & Crawlspace Ventilation X X
8.5 Exhaust Systems X X
Information
Attic Insulation: Attic Insulation Attic Insulation: Insulation Type Floor insulation : Floor
Attic Batt, Fiberglass insulation
The attic insulation was None
sufficient.

Vapor Retarders (Crawlspace or Attic & Crawlspace Ventilation: Attic & Crawlspace Ventilation:
Basement): Good Condition Attic Ventilation Type Crawlspace Ventilation Type
Crawlspace Gable Vents Vented
The vapor retarder is installed
and in good condition.
Exhaust Systems: Dryer Power Exhaust Systems: Dryer Vent Exhaust Systems: Exhaust Fans
Source Metal - Flex Fan with Light
220 Volt
Deficiencies
8.4.1 Attic & Crawlspace Ventilation Recommendation

GABLE VENT DAMAGED
ATTIC
Gable vent screen is dirty and clogged, which could cause poor
ventilation. Recommend cleaning off gable vent screens to increase
ventilation.
Recommendation
8.5.1 Exhaust Systems Recommendation

REPAIR DRYER DAMPER
EXTERIOR
The dryer damper was stuck open. Recommend repair or

The dryer damper was stuck open. Recommend repair or
replacement to prevent pests from entering the space.
Recommendation

9: INTERIOR, DOORS, & WINDOWS
IN NI NP D
9.1 Doors X X
9.2 Windows X
9.3 Floors X
9.4 Walls X
9.5 Ceilings X
9.6 Steps, Stairways & Railings X
9.7 Countertops & Cabinets X
9.8 Bathrooms X X
Information
Doors: Interior Doors Windows: Window Manufacturer Windows: Window Type

Solid, Wood Unknown Single-hung
Floors: Floor Coverings Walls: Wall Material Ceilings: Ceiling Material

Engineered Wood, Tile, Vinyl Plaster Plaster
Countertops & Cabinets: Countertops & Cabinets:

Cabinetry Countertop Material
Wood Tile
Limitations
General
COSMETIC ISSUES NOT ADDRESSED
INTERIOR
Issues that are considered as cosmetic are not addressed in this report. (Holes, stains, scratches,
Issues that are considered as cosmetic are not addressed in this report. (Holes, stains, scratches,
unevenness, missing trim, paint and finish flaws or odors). It is not the intent of this report to make the
house new again.
Deficiencies
9.1.1 Doors Minor/Maintenance Issue

DOOR STICKS
BEDROOM
Door sticks and is tough to open. Recommend sanding down
offending sides.
Here is a helpful DIY article on how to fix a sticking door.
Recommendation
9.8.1 Bathrooms Recommendation

CAULKING - MISSING/INSUFFICIENT
KITCHEN
The caulking where the countertop meets the wall is
insufficient/deteriorated. The caulking provides a waterproof barrier
and joints and seems prevent water from damaging unfinished
surface. Recommend updating or replacing sealant to prevent water
damage to the surrounding areas.
Recommendation

10: BUILT-IN APPLIANCES
IN NI NP D
10.1 Dishwasher X
10.2 Range/Oven/Cooktop X
10.3 Garbage Disposal X
10.4 Built-in Microwave X
10.5 Refrigerator X
10.6 Range Hood X
Information
Dishwasher: Brand Range/Oven/Cooktop: Range/Oven/Cooktop:

Whirlpool Range/Oven Brand Range/Oven Energy Source
Whirlpool Gas
Refrigerator: Brand Refrigerator: Refrigerator Refrigerator: Refrigerator

GE Opening Height Opening Width
66.5” 38”

Refrigerator: Working Range Hood: Brand Range Hood: Range Hood Type
Kitchen Unknown Vented
The refrigerator was in good
working condition at the time of
inspection.
Range Hood: Working

Kitchen
The range hood was in good
working condition at the time of
inspection.
Appliance Limitation
Appliances
The following items are not included in this inspection: household appliances such as stoves, ovens, cook tops,
ranges, warming ovens, griddles, broilers, dishwashers, trash compactors, refrigerators, freezers, ice makers, hot
water dispensers and water filters; appliance timers, clocks, cook functions, self and/or continuous cleaning
operations, thermostat or temperature control accuracy, lights, central vacuum systems, elevators and stair lifts.
Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an
estimate of the remaining life of appliances, and does not determine the adequacy of operation of appliances.
Areas and components behind and obscured by appliances are inaccessible and excluded from this inspection.

Dishwasher: Working
Kitchen
The dishwasher was in good working condition at the time of inspection. It was run on a rinse cycle.
Range/Oven/Cooktop: Working
Kitchen
The cooktop and oven were tested and in good working condition at the time of inspection.
Limitations

11: GARAGE
IN NI NP D
11.1 Ceiling X
11.2 Floor X
11.3 Walls & Firewalls X
11.4 Garage Door X X
11.5 Overhead Door & Opener X
11.6 Occupant Door (From garage to inside of home) X
11.7 Windows X X
Information
Garage Door: Material Overhead Door & Opener: Brand Overhead Door & Opener:
Wood, Glass Craftsman Material
Wood
Overhead Door & Opener: Type

Automatic
Floor: Typical Settlement Cracks

Garage Floor
Cracks in the garage floor slab are typical. They are not indicative of structural issues.
Limitations
General
EXCESSIVE STORAGE
GARAGE
The occupants belongings restricted access and the complete

The occupants belongings restricted access and the complete
inspection of the garage.
Deficiencies
11.4.1 Garage Door Recommendation

PAINT FAILING
GARAGE DOOR
Recommend repainting to protect wood from deterioration.
Recommendation
11.7.1 Windows Recommendation

WINDOW MISSING
GARAGE
Window missing in the garage. Recommend replacing with operable
window for proper indoor climate control.
Recommendation

12: PEST INSPECTION
IN NI NP D
12.1 Exterior X
12.2 Deck X
12.3 Garage X
12.4 Outbuildings X
12.5 Interior X
12.6 Attic X
12.7 Crawlspace X
Information
Evidence Type Crawlspace: Pest Activity

Feces, Urine Stains Rodents Observed In Crawlspace
Crawlspace
Recommend baiting as needed.
Limitations
General
FUTURE INFESTATIONS
CRAWLSPACE
Future infestations of vermin, insects or other animal activity can not be known or predicted.

13: OUTBUILDING
IN NI NP D
13.1 Foundation X
13.2 Exterior Siding X X
13.3 Roof Covering X
13.4 Gutter System X X
13.5 Roof Structure X
13.6 Walls (Interior) X
13.7 Flooring (interior) X
13.8 Doors X X
13.9 Windows X
13.10 Service Entry X
13.11 Electrical Panel(s) X
13.12 Branch Circuits, Connected Devices, & Fixtures X
13.13 Garage Door Operations X
13.14 HVAC X
13.15 Pest X
13.16 Plumbing X
Information
Foundation: Foundation Exterior Siding: Material Exterior Siding: Style

Slab, Concrete Engineered Wood Lap
Gutter System: Aluminum Roof Structure: Roof Structure Flooring (interior): Flooring
Gutters 2x4 Rafters Concrete
Doors: Doors Windows: Window Manufacture Windows: Window Type

Wood Unknown Sliders

Electrical Panel(s): Panel Electrical Panel(s): Panel Electrical Panel(s): Panel Type
Capacity Manufacturer Circuit Breaker
100 Amp General Electric
Branch Circuits, Connected Garage Door Operations: Door Garage Door Operations: Type
Devices, & Fixtures: Panel Cover Opener Manufacture Automatic
Removed Blue Max
Electrical Panel

Outbuilding Photos
Outbuilding
Roof Covering: Roof Material

Asphalt

Walls (Interior): Material
Unfinished, Peg Board
Limitations
Deficiencies
13.2.1 Exterior Siding Recommendation

BROKEN SIDING
OUTBUILDING
Recommend repair to prevent further wood deterioration.
Recommendation
Contact a qualified siding specialist.

13.4.1 Gutter System Recommendation
DEBRIS
facilitate water flow.
Here is a DIY resource for cleaning your gutters.
Recommendation
13.4.2 Gutter System Recommendation

DOWNSPOUTS DRAIN NEAR
FOUNDATION
Recommend installing downspout extensions to move the water
away from the foundation and driveway. Water can cause settlement
overtime so it should be moved 3-6 ft away from the foundation.
Recommendation
13.8.1 Doors Recommendation

PAINT FAILING
DOOR
Paint is failing on entry door, recommend painting to prolong life of
wood door.
Recommendation


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What really matters in a home inspection:

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2.1.1 Exterior - Siding, Flashing & Trim: Failing Paint

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Age of Building Home Faces In Attendance

Occupancy Soil Conditions Style

Temperature Type of Building Utilities

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Sidewalks, Patios & Driveways: Grounds: Grounds

Siding, Flashing & Trim

2.1.1 Siding, Flashing & Trim Recommendation

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2.2.2 Exterior Doors Recommendation

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2.4.1 Sidewalks, Patios & Driveways Minor/Maintenance Issue

Minor deterioration (e.g. cracks, holes, settlement, heaving) was

2.4.2 Sidewalks, Patios & Driveways Minor/Maintenance Issue

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Inspection Method Roof Drainage Systems: Gutter Flashings: Material

Skylights, Chimneys & Other Skylights, Chimneys & Other

Life Expectancy 10+ Years

Coverings: Life Expectancy

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3.1.2 Coverings Minor/Maintenance Issue

3.2.1 Roof Drainage Systems Recommendation

Debris has accumulated in the gutters. Recommend cleaning to

3.2.2 Roof Drainage Systems Recommendation

3.3.1 Flashings Recommendation

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Foundation: Material Crawlspace: Columns or Peirs Crawlspace: Crawlspace Entry

Crawlspace: Method of Crawlspace: Percent of Floor Structure:

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4.6.1 Roof Structure & Attic Recommendation

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Cooling Equipment: Energy Cooling Equipment: Location Cooling Equipment:

Thermostat & Filters:

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Heating Equipment: Appears Functional

Heating Equipment: Manufacture Date

Gas Furnace 15-25 years

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Stand Alone 12-15 years

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Filters Water Service: Location Water Service: Water Source

Water Service: Water Supply

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Water Heater: Location

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Fuel Systems: Appliances On Gas Fuel Systems: Main Gas Shut-Off

Water Service: Water Pressure

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Water Heater: Working

6.2.1 Drain, Waste, & Vent Systems Recommendation

6.3.1 Supply Lines & Fixtures Significant/Safety Concern

6.3.2 Supply Lines & Fixtures Recommendation

6.4.1 Water Heater Minor/Maintenance Issue

6.4.2 Water Heater Recommendation