| Property Inspection Report | |
| Client(s): | Sample Report |
| Property address: | xxxx XXXX Drive Birmingham, AL 35242 |
| Inspection date: | Saturday, August 23, 2008 |
Thank you for allowing Magic City Inspection Services, LLC the opportunity to inspect and report on your home. We appreciate your business.
To prepare this report, a visual inspection was made of the visible and accessible areas of the structures on property.
This report is for your exclusive use in determining the physical condition of the property inspected. Although a thorough inspection of the property was made, we wish to CAUTION you that conditions may change and equipment may become defective. The report should not be construed as a guarantee or warranty of the premises or equipment, or of future uses thereof. The section (2) of our SERVICE AGREEMENT, entitled "Standards of Practice of the National Association of Certified Home Inspectors posted at http://www.nachi.org/sop.htm", provides additional details. PLEASE READ IT CAREFULLY!
THE INSPECTION, BY NECESSITY, DEALS WITH AN EXISTING STRUCTURE THAT MAY HAVE OLDER TYPES OF PLUMBING OR WIRING. ALTHOUGH THE SYSTEMS DID MEET REQUIREMENTS AT THE TIME THEY WERE INSTALLED, IT IS VERY PROBABLE THAT THEY WOULD NOT MEET PRESENT STANDARDS.
A good example of this situation is the current requirement for Ground Fault Interrupter (GFI) circuits in kitchens, bathrooms, garages, basements, and for outdoor outlets. To determine the Durability and Serviceability of the components of the home for this report, the current requirements were not applied in these types of circumstances.
 | Safety | Poses a risk of injury or death |
 | Repair/Replace | Recommend repairing or replacing |
 | Repair/Maintain | Recommend repair and/or maintenance |
 | Minor defect | Correction only involves a minor expense |
 | Maintain | Recommend ongoing maintenance |
 | Evaluate | Recommend evaluation by a specialist |
 | Monitor | Recommend monitoring in the future |
 | Comment | For your information |
Structural Pest Inspection Concerns
Items of concern relating to the structural pest inspection are shown as follows:
 | WDO/WDI Infestation | Evidence of infestation of wood destroying insects or organisms (Live or dead insect bodies, fungal growth, etc.) |
 | WDO/WDI Damage | Damage caused by wood destroying insects or organisms (Rot, carpenter ant galleries, etc.) |
 | WDO/WDI Conducive conditions | Conditions conducive for wood destroying insects or organisms (Wood-soil contact, shrubs in contact with siding, roof or plumbing leaks, etc.) |
Click here for a glossary of building construction terms.
Contact your inspector if there are terms that you do not understand, or visit the glossary of construction terms at http://www.reporthost.com/glossary.asp| General Information | Return to table of contents |
Hornet, bee and/or wasp nests were found in one or more areas, including the exterior. These can pose a safety hazard. Nests should be removed as necessary.
Evidence of rodent infestation was found in the form of feces, poison in one or more areas including the attic. Recommend consulting with the property owner about this. A qualified person should make repairs to seal openings in the structure, set traps, and clean rodent waste as necessary. Recommend following guidelines in these Center for Disease Control articles:
The natural gas and the water service were turned off. As a result, some appliances such as water heater(s), forced air furnace(s), gas fireplace(s), stove(s), range(s) and/or gas and water supply lines weren't fully evaluated. The inspector was unable to test for gas leaks or water leaks.
| Grounds | Return to table of contents |
Exterior stairs were substandard. A qualified person should evaluate and repair or replace as necessary.
 Photo 7 Stringers should be supported
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One or more sets of stairs were unstable due to lack of bracing. A qualified contractor should evaluate and repair as necessary. For example, by installing additional bracing or supports.
 Photo 9 Steps need additional bracing
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Flashing was missing from above one or more deck ledger boards. This can cause moisture to accumulate between the ledger board(s) and the building. Rot may result in this area and cause the ledger board fasteners to fail. The deck may separate from the building in this event and poses a significant safety hazard. A qualified contractor should install flashing above ledger board(s) where necessary. For more information on installing deck ledger boards visit:
Guardrails in one or more areas were damaged, loose. This is a safety hazard. A qualified person should repair or replace as necessary, and as per standard building practices.
 Photo 10 |
Handrails at one or more flights of stairs were wobbly, substandard. This is a safety hazard. Standard building practices require that handrails be:
One or more retaining walls higher than three feet were found on this property and guardrails or barriers were missing. This is a safety hazard due to the risk of falling. At a minimum, the client should be aware of this hazard, especially when children are present. Ideally a qualified contractor should install adequate guardrails or make modifications to existing barriers as necessary above retaining walls higher than 3 feet to eliminate fall hazards. Dense shrubbery or vegetation may be acceptable as a barrier, but only when mature enough to be effective.
 Photo 2 |
One or more decks, porches and/or balconies were with loose fasteners or decking boards. A qualified person should evaluate and repair or replace as necessary.
One or more large tree stumps were close to the building exterior. Wood destroying insects such as carpenter ants nest in such stumps and are more likely to infest the building as a result. Recommend having large tree stumps within a few feet from the building removed, by a qualified tree service contractor if necessary.
Minor cracks and/or deterioration were found in one or more retaining walls. Recommend repairing cracks with mortar, elastomeric sealant, or other suitable material to prevent water intrusion and further deterioration. The client should monitor such walls in the future for continued deterioration (cracking, leaning, bowing, etc.). Repairs and/or replacement by a qualified contractor may be necessary in the future.
 Photo 8 Moderate crack in the rear retaining wall
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Vegetation such as trees, shrubs and/or vines was in contact with or less than one foot from the building exterior. Vegetation can serve as a conduit for wood destroying insects and may retain moisture against the exterior after it rains. Vegetation should be pruned and/or removed as necessary to maintain a one foot clearance between it and the building exterior.
Vegetation was overgrown around equipment for one or more utilities, such as gas or electric meters. Vegetation should be pruned or removed as necessary to allow unobstructed access.
 Photo 6 |
One or more significantly sized diseased or dead trees were found on the property grounds. The client may wish to have them removed, or to have them evaluated by a qualified arborist.
Minor cracks, settlement, heaving and/or deterioration were found in the driveway. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
Minor cracks, settlement, heaving and/or deterioration were found in one or more sidewalk or patio sections. However they don't appear to be a structural concern and no trip hazards were found. No immediate action is recommended, but the client may wish to have repairs made or have cracked sections replaced for aesthetic reasons.
 Photo 12 This should be repaired to prevent future deterioration
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| Exterior / Foundation | Return to table of contents |
Some sections of siding and/or trim were damaged by wood boring bees. A qualified person should evaluate and repair, replace or install as necessary.
Minor cracks or deterioration were found in one or more sections of brick veneer. A qualified contractor should evaluate and make repairs as necessary, such as repointing mortar to prevent water intrusion and further deterioration in the future.
 Photo 4 Minor cracks in the brick veneer in some areas
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Wooden support posts were not securely fastened to beams above. This is a safety hazard since they can separate during a seismic event. A qualified contractor should evaluate and make repairs as necessary, such as installing metal ties, bracing with lumber and/or plywood gussets as per standard building practices.
 Photo 25 This can possibly be driven tight
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Gaps existed at one or more openings around the exterior, such as those where outside faucets, refrigerant lines, and/or gas supply pipes penetrate the exterior. Gaps should be sealed as necessary to prevent moisture intrusion and entry by vermin.
 Photo 5 Seal all wall penetrations
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Caulk was missing, deteriorated around windows, around doors, at siding butt joints, at siding-trim junctions, at wall penetrations. A qualified person should repair or replace as necessary. For more information, visit: Photo 18 Caulk is missing from most windows
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 Photo 20 Caulk missing from the front copper awning
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Minor cracks, heaving and/or settlement were found in one or more sections of slab floors.
| Roof / Attic | Return to table of contents |
One or more downspouts or downspout extensions drained onto walkways. This may result in ice or moss forming on walkways, and may pose a fall hazard. A qualified person should evaluate and install or modify extensions as necessary so rainwater isn't directed onto walkways.
Recessed "can" lights that are not rated for contact with insulation were installed in the ceiling below the attic. One or more of these lights are in contact with insulation. This is a fire hazard. Insulation should be moved, and wells or barriers should be installed or repaired as necessary to keep the insulation away from these lights as per the manufacturer's installation instructions.
Roof repairs were needed because some composition shingles had the following conditions: lifting, damage. Leaks may occur as a result. A qualified contractor should evaluate and repair as necessary.
 Photo 11 |
 Photo 13 |
Extensions such as splashblocks or drain pipes for some downspouts were substandard. Water may accumulate around the building foundation as a result. A qualified person should evaluate and repair, replace or install as necessary
Some downspouts were substandard. Water may accumulate around the building foundation as a result. A qualified person should evaluate and repair as necessary.
The siding on one or more exterior walls above lower roof sections was in contact with or had less than a one inch gap between it and the roof surface below. A gap of at least one inch is recommended so water isn't wicked up into the siding from the shingles below, and also to provide room for additional layers of roofing materials when the current roof surface fails. Recommend having a qualified contractor make repairs as necessary, such as trimming siding, so at least a one inch gap exists between the siding and the roofing below where necessary.
Paper facing on batt insulation was oriented towards open spaces, rather than against interior space surfaces. The paper facing acts as a vapor barrier, and if located away from the interior surfaces, can trap moisture from condensation in the cavity between the paper facing and the interior spaces. This is a conducive condition for wood destroying insects. The inspector was unable to evaluate the structure obscured by the insulation. The insulation should be reinstalled or replaced by a qualified person, and as per the manufacturer's instructions.
The ceiling insulation in some areas of the attic was uneven. This may result in increased heating or cooling costs due to decreased energy efficiency. A qualified person should repair, replace or install insulation as necessary. For more information, visit:
No weatherstrip was installed around the attic access hatch. Weatherstrip should be installed around the hatch to prevent heated interior air from entering attic. For more information, visit:
Debris had accumulated in one or more gutters. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the building exterior or make water accumulate around the foundation. Gutters should be cleaned now and as necessary in the future.
One or more downspouts are clogged with debris. This is a conducive condition for wood destroying insects since gutters may overflow and cause water to come in contact with the building exterior or make water accumulate around the foundation. Downspouts should be cleared now and as necessary in the future.
One or more downspouts terminated above roof surfaces rather than being routed to gutters below or to the ground level. This is very common, but it can reduce the life of roof surface materials below due to large amounts of water frequently flowing over the roof surface. Granules typically are washed off of composition shingles as a result, and leaks may occur. Recommend considering having a qualified contractor install extensions as necessary so downspouts don't terminate above roof surfaces.
Because of the roof configuration, weather, the inspector was unable to traverse the roof and wasn't able to fully evaluate the entire roof.
The attic fan was controlled by a thermostat. Because of the ambient temperature at the time of the inspection and/or the thermostat controls, the inspector was unable to evaluate the attic fan. It is excluded from this inspection.
| Garage / Carport | Return to table of contents |
The auto-reverse mechanism on the vehicle door opener needs adjustment. This is a safety hazard, especially for small children. A qualified contractor should evaluate and repair as necessary. For more information on garage door safety issues, visit: Photo 26 These doors need adjustment
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Weatherstrip around or at the base of the garage-dwelling door was missing. A qualified person should repair or replace as necessary to prevent vehicle fumes from entering living spaces.
 Photo 23 |
Minor cracks, heaving and/or settlement were found in one or more sections of slab floors.
| Electric | Return to table of contents |
One or more kitchen electric receptacles and/or the boxes they are installed in were loose and/or not securely anchored. Wire conductors may be damaged due to repeated movement and/or tension on wires, or insulation may be damaged. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary.
Some light fixtures were loose. A qualified person should evaluate and repair or replace as necessary.
Lamp holders or light fixtures with fully or partially exposed bulbs were installed in one or more closets or attic spaces. This is a safety hazard due to the risk of fire. Flammable stored items may come into contact with hot bulbs, and hot fragments from broken bulbs may fall on combustible materials. Standard building practices require closet lighting to use fluorescent light fixtures, or to use fully enclosed incandescent fixtures. Installing a compact fluorescent lamp in a lamp holder is not an acceptable practice. A qualified electrician should replace closet lights as necessary and as per standard building practices.
 Photo 17 Front attic access
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This property had one or more fuel burning appliances and/or an attached garage, and no carbon monoxide detectors were visible. This is a safety hazard. Recommend installing one or more carbon monoxide detectors as necessary and as per the manufacturer's instructions. For more information, visit http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
One or more wall-mounted exterior light fixtures had wiring that's subject to water intrusion due to caulk not being installed around the light fixture's back plate. Caulk should be applied around the perimeter of back plates where missing. A gap should be left at the bottom for condensation to drain out.
 Photo 3 Caulk should be applied to the tops and sides of exterior light fixtures but not the bottoms
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Some light fixtures were inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner. Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.
Some bulbs in light fixtures were missing. As a result, some light fixtures couldn't be fully evaluated. Recommend replacing bulbs to fully evaluate fixtures where necessary.
| Plumbing / Fuel Systems | Return to table of contents |
All water supply pipes in the attic, basement were uninsulated. Recommend insulating pipes as per standard building practices for better energy efficiency and to prevent water pipes from freezing.
The water service was not turned on during the inspection. As a result, plumbing supply, drain and waste lines, fixtures, and some appliances such as water heaters weren't fully evaluated. Recommend that a full evaluation of the plumbing system be made after the water supply is turned back on.
| Water Heater | Return to table of contents |
This water heater was not fully evaluated because the following condition(s) existed: gas supply turned off. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the appliance is operable. Note that as per the standards of practice for NACHI (http://www.nachi.org) and ASHI (www.ashi.org), the inspector is not required to operate shut-off valves, pilot lights or overcurrent protection devices, or any controls other than "normal controls".
| Heating | Return to table of contents |
The last service date of this system appeared to be more than one year ago, or the inspector was unable to determine the last service date. The client should 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 one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future. For more information visit: http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
One or more air filters were dirty. A qualified person should replace filter(s) as necessary. Filters should be checked monthly and maintained as necessary in the future.
This heating system was not fully evaluated because the following condition(s) existed for the furnace: gas supply turned off. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the system is operable. Note that as per the standards of practice for NACHI (http://www.nachi.org) and ASHI (www.ashi.org), the inspector is not required to operate shut-off valves, pilot lights or overcurrent protection devices, or any controls other than "normal controls".
| Heating 2 | Return to table of contents |
The last service date of this system appeared to be more than one year ago, or the inspector was unable to determine the last service date. The client should 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 one year ago, a qualified heating and cooling contractor should inspect, clean, and service this system, and make repairs if necessary. For safety reasons, and because this system is fueled by gas or oil, this servicing should be performed annually in the future. For more information visit: http://www.cpsc.gov/CPSCPUB/PREREL/prhtml05/05017.html
One or more air filters were dirty. A qualified person should replace filter(s) as necessary. Filters should be checked monthly and maintained as necessary in the future.
This heating system was not fully evaluated because the following condition(s) existed for the furnace: gas supply turned off. Recommend that a full evaluation be made by a qualified person when conditions have been corrected so the system is operable. Note that as per the standards of practice for NACHI (http://www.nachi.org) and ASHI (www.ashi.org), the inspector is not required to operate shut-off valves, pilot lights or overcurrent protection devices, or any controls other than "normal controls".
| Cooling / Heat Pump | Return to table of contents |
The cooling fins at the heat pump were dirty. A qualified person should clean fins as necessary.
The last service date of this system appeared to be more than one year ago, or the inspector was unable to determine the last service date. The client should 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 one year ago, a qualified contractor should service this system and make repairs if necessary. This servicing should be performed annually in the future.
One or more air filters were dirty. A qualified person should replace filter(s) as necessary. Filters should be checked monthly and maintained as necessary in the future.
| Cooling / Heat Pump 2 | Return to table of contents |
The cooling fins at the heat pump were dirty. A qualified person should clean fins as necessary.
The last service date of this system appeared to be more than one year ago, or the inspector was unable to determine the last service date. The client should 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 one year ago, a qualified contractor should service this system and make repairs if necessary. This servicing should be performed annually in the future.
One or more air filters were dirty. A qualified person should replace filter(s) as necessary. Filters should be checked monthly and maintained as necessary in the future.
| Fireplaces / Stoves / Chimneys | Return to table of contents |
The gas fireplace at location #A, B was not fully evaluated because of the following conditions: gas supply turned off. As per the Standards of Practice for both the National Association of Certified Home Inspectors (NACHI) and the American Society of Home Inspectors (ASHI) the inspector does not operate gas shut off valves or light pilot lights during inspections.
| Kitchen | Return to table of contents |
Caulk was deteriorated where counters meet backsplashes. A qualified person should repair as necessary.
| Bathrooms / Laundry / Sinks | Return to table of contents |
The clothes dryer exhaust duct was damaged. Air flow will be restricted as a result. This is a safety hazard due to the risk of fire. A qualified person should evaluate and replace or repair as necessary. For more information, visit:
The toilet at location #D was loose. A qualified contractor should remove the toilet(s) for further evaluation and repairs if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.
 Photo 19 Front bath
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Moderate deterioration or damage was found in the tiled shower enclosure, including cracked, missing grout. A qualified contractor should evaluate and repair as necessary. Note that damage to the wall or other structures behind this tile may be found upon further evaluation, and additional repairs may be needed.
 Photo 14 Upstairs front bath
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Water damage was found in the shelving or cabinet components below one or more sinks at location #C, D. A qualified contractor should evaluate and make repairs as necessary.
The shower head at location #A was missing. A qualified person should repair or replace as necessary.
Caulk was missing by the floor, wall, fixtures at the bathtub at location #A, C, D, E. A qualified person should repair as necessary.
Caulk was deteriorated at the counter backsplash at location #A, C, D, E. A qualified person should repair as necessary.
The equipment for the jetted tub at location #A was inaccessible (no access hatch, permanently installed hatch, etc.). The inspector was unable to evaluate the jetted tub equipment.
| Interior Rooms / Areas | Return to table of contents |
Stains and elevated levels of moisture were found in one or more ceiling areas. The stain(s) appear to be due to roof leaks. A qualified contractor should evaluate and repair as necessary.
 Photo 22 Dining room
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Some interior doors wouldn't latch. A qualified person should evaluate and repair as necessary.
Some windows that were built to open were difficult to open and close. A qualified person should evaluate and repair as necessary.
Some windows were damaged. A qualified person should evaluate and repair or replace as necessary.
Water stains or evidence of leaking were found at some basement windows. A qualified person should evaluate and repair as necessary.
 Photo 27 Basement window
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The sash spring mechanisms in some windows were broken or loose. A qualified contractor or service technician should evaluate and make repairs as necessary so the window operate as intended (open easily, stay open without support, close easily, etc.).
 Photo 16 Upstairs front left bedroom
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 Photo 24 This window
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One or more exterior doors had minor damage. A qualified person should repair or replace as necessary.
The weatherstrip around one or more exterior doors was deteriorated, missing. A qualified person should repair or replace as necessary.
Thresholds at one or more exterior doors are deteriorated. A qualified person should repair, replace or install as necessary.
 Photo 21 Master bedroom
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Deadbolts on one or more exterior doors were difficult to operate. A qualified person should repair as necessary.
Crank handles at some windows were missing. A qualified person should repair or replace as necessary.
Lock mechanisms on some windows were missing. A qualified person should repair as necessary.
Glass in some windows was cracked or broken. A qualified contractor should replace glass where necessary.
 Photo 15 Upstairs front left bedroom
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Trim was missing in some areas. A qualified person should repair as necessary.
Fixtures such as closet shelving were loose, damaged. A qualified person should repair or replace as necessary.
Significant damage (holes, etc.) were found in one or more ceiling sections. A qualified person should repair as necessary.
Minor cracks and/or holes were found in walls in one or more areas. They do not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons.
Minor cracks and/or holes were found in ceilings in one or more areas. They do not appear to be a structural concern, but the client may wish to repair these for aesthetic reasons.
Screens in many windows were missing.
