Basement and Structural Components:

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• Foundation

• Visible piers or footings

• Basement walls. We inspect the walls for cracks, settlement and evidence of dampness or moisture intrusion.

• Crawl Spaces

• Beams, columns, joists, trusses and sheathing or decking

• Sump pumps and baskets

• Evidence of moisture intrusion or damp basements. We use industry standard moisture meters to confirm suspected moisture intrusion.

 

Exterior Components:

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• Garage

• Windows

• Doors, including vehicle door operators.

• Wall coverings including siding, trim and paint

• Soffit and fascia

• Wall and deck flashings

• Caulking and sealants

• Decks and balconies, including the structural components

• Porches

• Steps and stoops

• Handrails and guardrails

• Walkways

• Driveways and parking surfaces

• Patios

• Visible portions of the foundation walls

• Trees, shrubs and vegetation that are likely to affect the structures or site utilities

• Vent terminals, intakes and wall penetrations

• Retaining walls

• Fencing

• Drainage and site grading

 

Roof System:

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• Shingles

• Low slope or flat roof membranes

• Flashings, including kick out flashing, valley flashing and termination components

• Roof penetrations, including vents and chimneys

• Gutters, downspouts, scuppers and internal roof drains

• Skylights

• Structural components related to the roof system

• We typically walk the roof when safe to do so. We carry 24 foot extension pole cameras to photograph the roof when access is limited.

 

Electrical System: 

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• Visible portion of the electrical service entrance

• Service and distribution transformers if present

• Mains disconnect

• Service distribution panels and sub panels. Panel covers are removed to inspect the internal wiring and panel components.

• Circuit breakers and/or fuses

• Service grounding

• Branch circuit components, including outlets, switches, fixtures and visible wiring.

• Ground fault circuit interrupters

• Arc fault circuit interrupters

• Smoke detectors and carbon monoxide (CO) alarms are tested via the test switch.

 

Plumbing Systems:

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• Visible portion of the water service entrance

• Supply piping

• Drain, waste and vent piping

• Floor drains

• Gas lines

• Water heaters

• Water heater venting

• Toilets

• Sinks

• Tubs

• Showers

• Faucets

• Clothes washers and dryers

• Heating System

• Furnaces

• Boilers

• Heat pumps

• Permanently installed space heaters

• Rooftop Units or packaged units (RTU)

• Heat Recovery Ventilators (HRVs), commonly referred to as air exchangers

• Filters

• Vent connectors and vents

• Duct work

• Registers and grills

• We report the age of all heating equipment when the data plates are readily accessible and serial number cross reference data is readily available.

 

Fireplaces:

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• Chimneys, including masonry, flashing, caps and crowns

• Rain caps and screens

• Visible portion of the chimney flue. Since a limited portion is visible, we generally recommend professional cleaning or sweeping of wood burning fireplace flues prior to use.

• Firebox

• Hearth or extension

• Gas fired inserts

Cooling System:

• Permanently installed cooling equipment, including condensers (central air), heat pumps and packaged units.

• Refrigerant lines

• Condensate drain system

• Air handlers

• Filters

• Duct work

• Registers and grills

• We report the age of all cooling equipment when the data plates are readily accessible and serial number cross reference data is readily available.

 

Interior Components:

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• Evidence of water damage or moisture intrusion

• Visible insulation

• Ceilings

• Walls

• Floors and floor coverings

• Windows

• Doors

• Stairs, handrails and guardrails

• Countertops and cabinets

• Trim carpentry

• Kitchen appliances

• Vent fans

 

Attic:

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• Evidence of water damage or leaking roof

• Structural components

• Hatch or attic access

• Knee walls if present

• Insulation

• Air or vapor barrier

• Ventilation

• Exhaust fans and ducts

• Heating or cooling ducts if present

 

What items are excluded from a home inspection?

 

The following items are generally excluded, but are generally available at an additional fee or by engaging additional consultants. Please refer to the standards of practice for a complete list. 

• Structural testing or engineering services

• Concealed items such as insulation concealed behind wall coverings, concealed plumbing, electrical and duct work.

• Concealed surfaces such and snow and ice covered roofs. We do our best to provide a thorough inspection and carry brooms and shovels to inspect a portion of snow covered surfaces.

• Concealed foundation walls and structural components. We will look for evidence of settlement or structural cracks in the walls, floors and ceilings above concealed foundations that suggest potential problems.

• Wells. Water testing is available for an additional fee.

• Septic systems. The state requires that septic systems are pumped prior to the inspection. A state septic inspector license is required. Most cities require the seller to provide the septic inspection.

• Accessory buildings such as sheds, barns, shops and pole buildings. This service can be provided for an additional fee.

• Radon testing. This service can be provided at an additional fee.

• Environmental concerns including asbestos, mold and Chinese drywall. If we suspect these items we will document it in the report and recommend further assessment by an environmental specialist.

• Technical analysis of heating and cooling equipment.

• Heating and cooling components that are not visible or that cannot be observed via normal operating controls.

• Humidification equipment

• Irrigation equipment. This service is available at an additional fee.

• Pools. Heaters and some electrical components are inspected when requested. We recommend a pool specialist to inspect the drains, pumps and other relevant components.

• Spas or hot tubs

• Security systems and alarms

• Playground, fitness and recreational equipment

• Areas that are not accessible

• Water treatment equipment such as filters and water softeners

• Invasive testing or removing wall, floor or ceiling coverings. If we suspect damage to concealed components we will recommend further evaluation or intrusive testing services.