Sample: Home Inspection Report.

This is an example of the kind of reporting you can expect:


XXXXXX – Property Inspection Report
Property address:   XXXXXX
Inspection date:  Saturday, January 04, 2014

This report published on Sunday, January 05, 2014 7:55:12 PM EST

This report is the exclusive property of Home Inspections LLC and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.


This inspection was conducted in accordance with the Standards of Professional Practice and the Rules of Professional Conduct as specified by the State of Pennsylvania. Additional information as to inspection standards is included at the end of the report.

A standard Home Inspection Report is based on a visual assessment of the condition of the accessible features of the residence at the time of inspection. The inspection and inspection report are offered as an opinion only. Although every reasonable effort is made to discover and correctly interpret indications of previous or ongoing defects that may be present, no guarantee is implied nor responsibility assumed by the inspector or inspection company, for the actual condition of the building or property being examined.

 How to Read this Report

This report is organized by the property’s functional areas.  Within each functional area, descriptive information is listed first and is shown in bold type.  Items of concern follow descriptive information. Concerns are shown and sorted according to these types:

Safety Poses a safety hazard
Repair/Replace Recommend repairing or replacing
Repair/Maintain Recommend repair and/or maintenance
Evaluate Recommend evaluation by a specialist
Monitor Recommend monitoring in the future
Serviceable Item or component is in serviceable condition
Comment For your information


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3)  One or more exhaust ducts (e.g. bathroom fan, clothes dryer) in the water heater vent were not insulated. This can result in moisture forming inside the duct or “sweating” on the outside of the duct depending on the surrounding air temperature and the exhaust air temperature. Recommend that a qualified person install insulation on exhaust ducts per standard building practices (typically R-4 rating), or replace uninsulated ducts with insulated ducts.

– Missing Vent Cap and Screen:
– Pests could enter pvc Pipe tube.
– Condensation freezing on exterior of house.

Photo 22

missing vent cap/screen.
pest could enter


*   *   *   *   *

Attic and Roof:

Limitations: The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing.

Attic inspection method: Viewed from hatch(es) and small acccess way in drywall at back of closet.

Condition of roof structure: Appeared serviceable
Roof structure type: Rafters
Ceiling structure: Ceiling joists
Condition of insulation in attic (ceiling, skylight chase, etc.): Appeared serviceable
Ceiling insulation material: Fiberglass roll or batt
Approximate attic insulation R value (may vary in areas): R-13
Condition of roof ventilation: Appeared serviceable
Roof ventilation type: Ridge vent(s), Open soffit vents

6)  The ceiling insulation installed in the attic was substandard and appeared to have an R rating that’s significantly less than current standards (R-38). Heating and cooling costs will likely be higher due to poor energy efficiency. Recommend that a qualified contractor install insulation for better energy efficiency and per standard building practices.

Photo 16

attic batting

7)  No accessible attic spaces were found or inspected at this property. The inspector attempts to locate attic access points and evaluate attic spaces where possible. Such access points may be obscured by stored items or furnishings, but various home inspection standards of practice do not require inspectors to move stored items, furnishings or personal belongings. If such access points are found in the future and/or made accessible, a qualified person should fully evaluate those attic spaces and roof structures.

Photo 14

view of attic area from opening in back of closet

Photo 15

Photo 16

attic batting


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Limitations: The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client’s specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system.

Any repairs recommended should be made by a licensed electrician.
Electric service condition: Appeared serviceable
Primary service type: Underground
Service voltage (volts): 120
Estimated service amperage: 200
Primary service overload protection type: Circuit breakers
Service entrance conductor material: Stranded aluminum
Main disconnect rating (amps): 200 amp. cut off switch adjacent to main A panel
System ground: Ground rod(s) in soil
Condition of main service panel: Appeared serviceable
Condition of sub-panel(s): Appeared serviceable
Location of main service panel #A: Laundry room
Location of main service panel #B: Basement
Location of main disconnect: Breaker at top of main service panel
Condition of branch circuit wiring: Serviceable
Branch circuit wiring type: Non-metallic sheathed, Copper
Ground fault circuit interrupter (GFCI) protection present: Yes
Arc fault circuit interrupter (AFCI) protection present: Not determined

8)  Two 100 amp linked breakers, as shut off for panel A

Photo 4

Sub Panel A – laundry

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