My job as your Home Inspector is to point out items or conditions on your property which may be in need of repair, may be a risk to other components of the building or it’s occupants, or may effect the property’s ability to qualify for certain types of financing or insurance. Every inspection report will vary depending on the specific property – as each home is unique. However, there are eight essential categories which, without a doubt, will be on your home’s inspection report. Here is an abbreviated description of each:

1. Exterior

Defects on the exterior of the home are usually noticeable – even without the trained eye of a professional inspector. I will be looking for:

• Cracks, peeling, loose or damaged siding
• Stains, old paint or peeling paint
• Clearance between the ground and siding materials on the walls
• If the walls of the home are free from climbing vines & trees are planted far enough away from the home
• Condition of windows, doors and flashings
• Proper installation of vents and hoods
• Condition and operation of electrical switches, fixtures and receptacles
• Plumbing fixtures for leaks and adequate water flow

2. Roof/Attic

Damaged or old roofs can lead to bigger issues, so I will need to inspect the attic structure and integrity of the roof and roofing materials. The attic’s condition can affect the roof, and vice versa, which is why inspecting both is necessary.

Roof Items:

• What kind of shingles are used
• Condition of shingles
• Proper use of flashing
• Condition of plumbing, gas and mechanical vents
• Installation and condition of gutters and downspouts
• Chimney condition (has proper flashing, bricks are intact, chimney is straight)

Attic Items: 

• Sufficient insulation is present and installed correctly
• Proper ventilation through soffit vents, gable vents, ridge vents, etc.
• Plumbing, exhaust or appliance vents do not vent into attic
• Electrical splices are all enclosed
• No evidence of damage or decay to structure
• Staining or water spots on ceiling
• Presence of notched or cut trusses, rafters or joists
• General presence of moisture – especially near roof penetrations

3. Foundation/Grounds

A damaged foundation can lead to costly repairs. Since the foundation of the home is essential to a home’s structural integrity, it is something I look at closely during every home inspection.

• Proper grading (drainage) away from the base of the home
• No standing water near the home or in the yard
• Downspouts and gutters in good condition and directed away from the home
• Garages, fences, decks, etc in good condition & free from rot or termite damage
• Driveways and sidewalks aren’t cracked/shifting

4. Interior

The interior of the home should be well maintained and free from damage. Every home will have typical wear and tear, however I will be looking for signs of abnormal damage which could mean underlying problems.

• Walls and ceilings are painted & in good condition
• Cracks on walls or ceilings
• Windows latch, are intact, & sealed with caulk/weather stripping
• Doors leading to exterior are sealed & open/close easily
• Walls and ceilings are free from moisture spots
• Flooring (especially hardwood) are level to the ground & free of moisture or soft spots
• Inspect all lights, switches, fans and receptacles
• Perform a thermal infrared scan of all floors, walls and ceilings to detect hidden moisture, displaced insulation and electric issues

5. Structure

The structure of the home is the wooden framework that was built before drywall, insulation and anything else was added. The structure is the bones of the house, and if it is damaged or built incorrectly the home may be unsafe to live in.

• Foundation is in good condition – if the foundation is cracked or shifting this will affect the structural integrity of the home
• Door frames are straight allowing doors to swing in and out of the frame with ease
• Window frames are straight on all four sides & without gaps
• Ridge and fascia board lines are level & straight
• Baseboards around all interior walls are flush with the flooring & not lifting or separated
• Flooring (especially hardwood) is flat and not bowed or lifting
• Exterior walls are straight and free of bowing or sagging
• Digitally measure the foundation to see if it is flat and level

6. Electrical

Electrical problems are dangerous and costly to repair if there is severe damage, so I will be checking the electrical systems thoroughly. If I do find defects in the home’s electrical systems, you should have a professional electrician out to determine the severity and cost to repair.

•  DIY repair jobs – electrical systems should never be DIY jobs as this can cause significant damage to the entire system
• Absence of electrical faults
• All cables are attached to service panel with cable connectors
• Visible wiring is in good condition, secured, protected, & without exposed splices
• Branch circuits are free from solid aluminum conductors
• All wall outlets are working, correctly wired & securely installed
• GFCI outlets are present and functioning correctly (bathrooms, kitchens, laundry rooms, garages, crawl spaces, exteriors & anywhere a water source is present.)
• Proper grounding of the meter, main panel and all sub panels, as well as all receptacles

7. Plumbing

Plumbing problems are some of the most expensive repairs – and not something I would recommend you deal with on your own. I will check all of the plumbing systems and determine if a professional plumber should be contacted for further analysis.

• Visible pipes intact, free from damage
• Pipes are free from signs of leaking or staining on surrounding materials
• Toilets are dry around the base & free of warped or water-stained flooring
• Water heater working properly, free of rust, vented properly
• Well water pump produces steady flow and doesn’t short cycle
• All faucets in working condition, sealed, & without leaks
• Hot water available at all indoor faucets
• Water runs clear through all faucets
• All drains are clear, don’t bubble, and drain at reasonable pace
• Yard is free from soft spots, without pooling or soggy areas

8. HVAC (Heating/Cooling System)

I will make sure the HVAC system is working and properly maintained, so you and your family will have a comfortable & safe home to enjoy.

• HVAC is in working condition, properly wired and properly fused
• Air conditioner system produces cold air
• Air filters are present and maintained
• Condensate is properly and safely drained from the evaporator coil
• Type of heating/cooling system (gas, electric, heat pump)
• Furnace flues slope up to vents with no open seams
• Vents are clear and properly ventilated
• Ductwork is installed correctly with no damage
• Absence of odors from gas

No home is perfect, so you can expect me to find a few defects during the inspection, but that doesn’t mean that the home isn’t right for you! After the inspection, I will give you a copy of the report and walk you through my findings to make sure you understand the current condition of the home, and give suggestions of repairs that you and your agent can consider negotiating with the seller. Remember, each home is different, and this is just an abbreviated list.  Your report will have many more details about all of the systems and components of your home. My goal is to make sure you have the information you need, when you need it, to make sound decisions regarding the condition of your home.