Scope of the Inspection
Below is a generalized list of features included in a full inspection and report. There is not enough space here to list everything that will be inspected. Features of a house that are inaccessible, obstructed by heavy, valuable, and/or delicate possessions of occupants, would have to be damaged or could cause damage, or are unsafe to inspect will not be inspected. The inspection is not a code inspection, as old homes may have features that are functioning effectively and safely, but do not conform to current codes, and may be "grandfathered". Some code issues, especially matters that are likely to be cited in city inspections, such as absence of GFCI outlets in wet locations, may be reported. If you have any questions, please call or text.
Structure - The foundation, floors, framework, and chimneys. This will also include the inspector entering the crawl space, basement and attic when applicable, and if possible. I have no problem entering almost all attics and crawl spaces.
Electrical - Service line, main breaker, fuse/breaker box (location and internal condition) service grounding, correct sizing of breakers and/or fuses, panels (location and internal condition), wiring installation, condition of wiring, electrical distribution, operation of GFCI and AFCI breakers and outlets (where practical), switches and outlets, light fixtures.
Heating - Operational check and visual inspection of the primary heating system, including duct work, radiators and pipes (for boiler systems), and a test for carbon monoxide to verify the condition of the heat exchanger for forced air or gravity systems. Such inspection may be limited by gas being off or hot weather in occupied buildings without effective air conditioning.
Air Conditioning - Operational check and visual inspection of the central AC system (weather permitting - the outside temperature must be about 65 degrees F or 18C to operate the unit without risking damage).
Plumbing - The condition of water supply and waste removal systems, including evidence of leaks, proper venting, etc. All functional fixtures and drains will be operated (if water service is on) and inspected. Numerous fixtures will be run at once to visually test for water flow and drainage from the sewer line when possible.
Roof - Covering material, decking (sheathing), underlayment, gutters, downspouts, flashings, fascia, and soffit (to the extent observable).
Exterior - Porches, decks, stairways, grounds (including grading,
drainage, etc.), masonry and siding, fascia, trim, eaves, soffits,
sidewalks, driveway, windows, and doors.
Interior - Cracks, water stains, windows, doors, stairways, fireplaces, and structural condition of walls, floors, and ceilings to the extent observable. Ordinary hairline cracks and obvious cosmetic deficiencies such as stained or worn carpets and cosmetic paint condition are generally not reported unless related to functional issues, such as leakage, structural issues, or improper construction.
Garages and Out-buildings - Structural condition, roof, floor, doors, windows, electrical, automatic door openers, miscellaneous features.
Other features - Built-in appliances such as dishwashers and disposals, built-in stoves, microwaves, and ovens, exhaust fans, garage door operators, sump pumps (to the extent possible), and lawn sprinkler systems. It is not customary to inspect appliances that are not built-in, because those are considered personal property, and not part of the real estate, but in some circumstances they may be inspected if included in the sale and such inspection is authorized by the seller or agent.