Roofing
We walk on all roofs when it is safe and conditions permit. We inspect the condition of the roof coverings, the gutters, the downspouts, the vents, flashings, skylights, chimney, and other roof penetrations. We inspect the general structure of the roof from the readily accessible panels, doors, or stairs.
Exterior
We inspect the siding, flashing, and trim; all exterior doors, decks, stoops, steps, stairs, porches, railings, eaves, soffits and fascias; and report as in need of repair any spacing between intermediate balusters, spindles, or rails for steps, stairways, balconies, and railings that permit the passage of an object greater than four inches in diameter. We check a representative number of windows; the vegetation, surface drainage, and retaining walls when these are likely to adversely affect the structure and describe the exterior wall covering.
Foundation and Structure
We inspect the foundation, the basement, the crawlspace and report observed indications of active water penetration. We inspect for wood in contact with or near the soil, and report observed indications of possible foundation movement, such as sheetrock cracks, brick cracks, out-of-square door frames, and unlevel floors. We inspect and report on any observed cutting, notching, and boring of framing members that may, in the inspector’s opinion, present a structural or safety concern.
Heating and Cooling
We inspect the heating system and describe the energy source and heating method using normal operating controls and report as in need of repair furnaces which do not operate. We inspect the central cooling equipment using normal operating controls and report on cooling systems that do not function as intended. We inspect the visible distribution methods for deficiencies and visible venting methods for improper or deficient installations.
Plumbing
We verify the presence of and identify the location of the main water shutoff Valve; inspect the water heating equipment, including combustion air, venting, connections, energy sources, seismic bracing, and verify the presence or absence of temperature-pressure relief valves and/or Watts 210 valves. We flush all toilets and run water in sinks, tubs, and showers. We inspect the interior water supply including all fixtures and faucets; inspect the drain, waste, and vent systems, including all fixtures. We describe any visible fuel storage systems; inspect the drainage sump pumps and test pumps with accessible floats; inspect and describe the water supply, drain, waste, and main fuel shut-off valves, as well as the location of the water main and main fuel shut-off valves; inspect and determine if the water supply is public or private; inspect and report as in need of repair deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously, inspect and report as in need of repair deficiencies in installation and identification of hot and cold faucets; inspect and report as in need of repair mechanical drain-stops that are missing or do not operate if installed in sinks, lavatories, and tubs; inspect and report as in need of repair commodes that have cracks in the ceramic material, are improperly mounted on the floor, leak, or have tank components which do not operate.
Electrical
We inspect the service line, the meter box, the main disconnect and determine the rating of the service amperage. We inspect panels, breakers, and fuses, the service grounding, and bonding, a representative sampling of switches, receptacles, light fixtures, AFCI receptacles, and test all GFCI receptacles and GFCI circuit breakers observed and deemed to be GFCI’s during the inspection and report on any GFCI-tested receptacles in which power is not present, polarity is incorrect, the receptacle is not grounded, is not secured to the wall, the cover is not in place, the ground fault circuit interrupter devices are not properly installed or do not operate properly, or evidence of arcing or excessive heat is present. We inspect the service entrance conductors and the condition of their sheathing. We report the absence of smoke detectors and report the presence of solid conductor aluminum branch circuit wiring if readily visible.
Insulation and Ventilation
We inspect the insulation in unfinished spaces, the ventilation of attic spaces, mechanical ventilation systems, and report on the general absence or lack of insulation and ventilation in unfinished spaces.
Interior
We inspect the walls, ceiling, and floors; steps, stairways, balconies, and railings; counters and a representative number of installed cabinets; a representative number of doors and windows; report on signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components; garage doors and garage door openers by operating first by remote (if available) and then by the installed automatic door control, and report as in need of repair any installed electronic sensors that are not operable or not installed at proper heights above the garage door, and report as in need of repair any door locks or side ropes that have not been removed or disabled when garage door opener is in use, and report as in need of repair any windows that are obviously fogged or display other evidence of broken seals.
