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InterNACHI Narrative Library for HomeGauge


Price: $129.99
Item Number: 0302
tax free

This template is a digital file, you must have HomeGaguge (HG) software installed to use it!    

TEMPLATE INSTALLATION INSTRUCTIONS HERE

This template is for HG but not produced by HG. For questions and support contact kenton@internachi.org 

All content Copyright 2018, by Kenton Shepard, CMI    
About the author

 

Is writing report taking you longer than it should?
Stop writing all those narrative
s, we've done it for you!

 

THE LIBRARY

The InterNACHI Narrative Library is a huge, highly organized collection of home inspection narratives. With over 2,100 unique headings and subheadings it dwarfs any other narrative library available anywhere. The HG search feature allows you to find narratives fast!

You download the Library template as a digital file that you install in the HG "Template" folder. When you open the HG program, it appears as one of the template choices. 

This template does not affect how HG works; it simply gives users immediate access to more reference material and many more narratives, greatly reducing report-writing time. 
 

SPECIALTY NARRATIVES

This template also includes comprehensive narrative sections on: 

  • Log Homes (100 headings/subheadings);
  • Pool & Spa (75 headings/subheadings);
  • Thermal Imaging  (17 headings/subheadings); and 
  • Commercial roofing  (115 headings/subheadings: EPDM, Built-up, TPO, PVC)

 

ONBOARD REFERENCE MATERIAL

The library also includes 40,000+ words of reference material, including:

  • Inspection checklists;
  • System descriptions, explanations and regulations;
  • HVAC date codes;
  • Links to online manuals;
  • Lists of educational resources;
  • Articles on:
    • Inspection approaches;
    • Report writing;
    • Systems and components;
    • Using photos/videos, and much more!

Reference material is accessible any time the template is open.


LIBRARY COMPARISON
Compare the libraries from the HG default narrative library template to the InterNACHI Narrative Library HG template.


PREVIEW THE SCREENS
View the screens showing Inspection Items and Styles and Materials from the InterNACHI narrative Library HG template.


NOTE: This template is for HG software but is not produced by HG. For questions about this template please contact the author:
Kenton Shepard               kenton@internachi.org             (720) 646-8724


Also available as a Home Inspector Pro digital template and as a series of MS Word documents.


OTHER WRITTEN WORKS BY KENTON SHEPARD

Home Inspection Report Writing Guide (PDF)

Log Home Inspection Checklist (PDF)

Expert Witness Contract Template (PDF)


FIELD GUIDES

InterNACHI Asphalt Shingle Defect Recognition Guide (PDF)

InterNACHI Field Guide for the Inspection of Tile Roofs (PDF)

InterNACHI Field Guide for the Inspection of Wood Roofs (PDF)

InterNACHI Field Guide for the Inspection of Slate Roofs (PDF)

InterNACHI Roof Field Guide Total Package (PDFs)


 

 INTERNACHI REFERENCE and NARRATIVE LIBRARY

                                                HEADINGS and SUBHEADINGS

 

                                                    FULL TABLE of CONTENTS

                                         HOMESITE

                                                         BUILDING PERMITS   

Building Permits...................................................................................................................... 1

No permit-finished basements............................................................................................... 1

No permit-home................................................................................................................. 1

No permit-detached structure-long......................................................................................... 1

Setback Encroachments........................................................................................................... 2

Setback encroachment......................................................................................................... 2

 

 

                                            INSPECTION and SITE DETAILS   

Disclaimers.............................................................................................................................. 1

SOP Compliance................................................................................................................... 1

Homesite Introduction............................................................................................................... 1

Dog Onsite.............................................................................................................................. 1

Occupancy............................................................................................................................... 2

Utilities.................................................................................................................................. 3

Weather Conditions.................................................................................................................. 3

Clear................................................................................................................................... 3

Overcast............................................................................................................................... 4

Snowing.............................................................................................................................. 4

Recent Weather Conditions..................................................................................................... 4

Ground/Surface Condition....................................................................................................... 4

Homesite Elevation................................................................................................................ 5

Marine Environment.............................................................................................................. 5

Structures Not Inspected......................................................................................................... 5

 

                                              NATURAL HAZARDS   

Flood..................................................................................................................................... 2

Wildfire................................................................................................................................. 4

Wildlife.................................................................................................................................. 5

Hillside Hazards..................................................................................................................... 6

Hurricane Potential................................................................................................................. 6

Earthquake Potential............................................................................................................... 7

  

 

                       USING PHOTOGRAPHS and VIDEOS IN YOUR REPORT   

 

USING PHOTOGRAPHS and VIDEOS IN YOUR REPORT.............................................. 1

MARKETING...................................................................................................................... 1

Eye Candy........................................................................................................................ 2

COMMUNICATION................................................................................................................ 2

SHOOTING PHOTOS.............................................................................................................. 2

NUMBER of PHOTOS............................................................................................................. 4

PHOTOS as RECORDS........................................................................................................ 4

ANNOTATION.................................................................................................................... 5

VIDEO................................................................................................................................ 5

THERMAL (InfraRed) IMAGES................................................................................................. 6

CAMERAS............................................................................................................................. 6

 

                                             ROOF EDUCATION SOURCES   

ROOF REFERENCE         1

About Minimum Roof Pitch.................................................................................................... 1

Mastering Roof Inspection Series............................................................................................ 1

INTERNACHI ROOF COURSES      2

Asphalt Shingle Inspection.................................................................................................... 2

Tile Roof Inspection.............................................................................................................. 2

Wood Shake and Shingle Inspection....................................................................................... 3

Slate Roof Inspection............................................................................................................ 4

Skylight Exteriors................................................................................................................. 4

 

 

 

 

                                       ROOF

                                     ROOF STRUCTURE EXTERIOR  
 
 

REFERENCE........................................................................................................................... 1

Appearance........................................................................................................................... 1

Sagging Ridge................................................................................................................... 1

Sagging Rafters.................................................................................................................. 1

Sagging Rake Overhangs..................................................................................................... 2

Localized Depressions in the Roof......................................................................................... 2

Humps in the Roof............................................................................................................. 2

Walking the Roof.................................................................................................................. 2

Excessive Deflection........................................................................................................... 2

NARRATIVES.......................................................................................................................... 3

Method of Inspection.............................................................................................................. 3

Disclaimers.......................................................................................................................... 3

Roof Configuration................................................................................................................ 4

Gable/Hip......................................................................................................................... 4

Combinations.................................................................................................................... 5

Other Configurations........................................................................................................... 5

Flat/Slow-Slope................................................................................................................. 6

Roof Slope........................................................................................................................... 6

Roof Structure Exterior Condition............................................................................................ 7

Exterior Appearance............................................................................................................ 8

Sags and Bumps................................................................................................................... 8

Sagging ridge/bowed out walls............................................................................................... 8

Sagging overhang............................................................................................................... 8

Tree Problems................................................................................................................... 9

Roof Conditions.................................................................................................................... 9

Soft Sheathing................................................................................................................... 9

 

                                                    UNDERLAYMENT    

REFERENCE........................................................................................................................... 1

About Underlayment.............................................................................................................. 1

Asphalt Shingle (IRC and most manufacturers)........................................................................... 2

Tile................................................................................................................................. 2

Wood.............................................................................................................................. 2

Stone Slate....................................................................................................................... 2

Roofing Underlayment Types.................................................................................................. 2

Black Felt Underlayment..................................................................................................... 3

Installation Of Felt Underlayment......................................................................................... 3

Slope Limitations.................................................................................................................4

Fastening............................................................................................................................. 4

Felt Underlayment Failure...................................................................................................5

Self-adhering/Self-sealing..................................................................................................... 6

Non-Bitumen Synthetics..................................................................................................... 8

Installing Synthetic Underlayment.......................................................................................9

NARRATIVES...................................................................................................................... 10

Underlayment Material.......................................................................................................... 10

Underlayment Condition........................................................................................................ 11

Disclaimer.......................................................................................................................... 11

Damage.............................................................................................................................. 11

End of useful life.................................................................................................................. 12

Exposed to weather.............................................................................................................. 12

Underlayment Installation...................................................................................................... 12

No ice barrier...................................................................................................................... 13

None installed..................................................................................................................... 13

Improper eave overlap........................................................................................................... 13

 

 

 

 ROOF FLASHING   

 

REFERENCE.......................................................................................................................... 1

General Flashing Information................................................................................................... 1

NARRATIVES.......................................................................................................................... 2

General Flashing Condition................................................................................................... 2

General Defects................................................................................................................ 3

Corrosion......................................................................................................................... 3

Headwall Flashing............................................................................................................... 4

Improper Conditions......................................................................................................... 4

Corrosion......................................................................................................................... 5

Counter-Flashing.............................................................................................................. 5

Sidewall Flashing................................................................................................................ 6

General Condition............................................................................................................ 6

Missing Flashing............................................................................................................... 6

Improper installation........................................................................................................ 7

Corrosion......................................................................................................................... 7

Counter-Flashing.............................................................................................................. 8

Valley Flashing.................................................................................................................... 9

Sealant Only.................................................................................................................... 9

Potential Crosswash.......................................................................................................... 9

Roll Roof Lining.............................................................................................................. 10

Corrosion....................................................................................................................... 10

Excessively narrow......................................................................................................... 11

Kickout Flashing................................................................................................................. 11

Missing Kickout............................................................................................................... 11

Needs Sealant................................................................................................................. 12

Improper installation...................................................................................................... 12

Corrosion....................................................................................................................... 12

Roof-Edge Flashing............................................................................................................. 13

Electrical Mast.................................................................................................................... 13

General Defects............................................................................................................... 13

Evaporative Cooler............................................................................................................. 14

Transition  Flashing............................................................................................................ 14

Installation Problems....................................................................................................... 14

Corrosion....................................................................................................................... 15

Chimney And Vent Penetrations.......................................................................................... 15

 

 

                                                           ROOF VENTS  

INSPECTOR REFERENCE......................................................................................................... 1

Plumbing and Combustion Vents........................................................................................... 1

NARRATIVES.......................................................................................................................... 2

Combustion Vents.................................................................................................................... 2

Corrosion............................................................................................................................ 2

Vent condition..................................................................................................................... 2

Damage.............................................................................................................................. 3

Flashing Condition............................................................................................................... 3

No flashing...................................................................................................................... 4

Corrosion......................................................................................................................... 4

Plumbing Vents....................................................................................................................... 5

Flashing Condition............................................................................................................... 5

Installation.......................................................................................................................... 5

Vent Condition.................................................................................................................... 6

Attic vents............................................................................................................................... 7

Installation.......................................................................................................................... 7

Corrosion............................................................................................................................ 7

Vent flashing....................................................................................................................... 7

Dryer vents............................................................................................................................. 8

Installation.......................................................................................................................... 8

 

 

                                                CHIMNEY at ROOF
  

REFERENCE........................................................................................................................... 1

Chimney Structure................................................................................................................. 1

Chimney Flue....................................................................................................................... 2

Chimney Penetration.............................................................................................................. 2

NARRATIVES.......................................................................................................................... 2

Chimney General Condition.................................................................................................... 2

Condition......................................................................................................................... 3

Too close to valley............................................................................................................. 3

Crown................................................................................................................................. 4

Material............................................................................................................................ 4

Condition......................................................................................................................... 4

Cracking............................................................................................................................ 4

End of useful life................................................................................................................ 5

None installed................................................................................................................... 5

Chimney Penetration Flashing................................................................................................. 5

Counter-flashing.................................................................................................................... 5

Soffit damage........................................................................................................................ 6

Chimney Flue....................................................................................................................... 6

Flue Material..................................................................................................................... 6

Chimney Flue Condition..................................................................................................... 7

Damaged flue tile.............................................................................................................. 7

Flue Needs cleaning..........................................................................................................7

Flue not visible.................................................................................................................. 8

Obstructions.......................................................................................................................8

Spark Arrestor....................................................................................................................... 9

Cricket................................................................................................................................ 9

No Cricket........................................................................................................................ 9

Sealant only.................................................................................................................... 10

Cricket valley corrosion..................................................................................................... 10

Bad flashing installation.................................................................................................... 10

Chimney Bracing................................................................................................................. 10

Brick Chimney.................................................................................................................... 11

 

 

                                              ROOF DRAINAGE SYSTEM  

REFERENCE........................................................................................................................... 1

Gutter Problems.................................................................................................................... 1

Downspout Problems............................................................................................................. 2

NARRATIVES.......................................................................................................................... 2

General System Condition...................................................................................................... 2

End of useful life.............................................................................................................. 2

Debris............................................................................................................................. 2

System Description................................................................................................................ 3

No drainage system........................................................................................................... 3

Gutter System Material...................................................................................................... 3

Gutter Condition................................................................................................................... 3

No gutters........................................................................................................................ 4

Partial gutters.................................................................................................................. 4

Improper slope................................................................................................................. 4

Debris............................................................................................................................. 5

Disconnected gutters......................................................................................................... 5

Loose/damaged gutters..................................................................................................... 6

Leaking........................................................................................................................... 6

Corrosion......................................................................................................................... 6

Downspout Condition............................................................................................................ 7

Discharges to foundation................................................................................................... 7

Erosion............................................................................................................................ 7

Downspout problems........................................................................................................ 8

Perimeter Drain Tie............................................................................................................... 9

Parapet................................................................................................................................ 9

Flat Roof............................................................................................................................. 9

Scuppers........................................................................................................................ 10

 

 


                                            SKYLIGHT EXTERIORS  
 

REFERENCE.......................................................................................................................... 1

Damage............................................................................................................................... 1

Installation........................................................................................................................... 1

General Condition................................................................................................................. 1

NARRATIVES........................................................................................................................ 1

Skylight Condition................................................................................................................ 1

 

 

                                                ASPHALT SHINGLES
  

REFERENCE.......................................................................................................................... 2

ASPHALT SHINGLE INSPECTION CHECKLIST................................................................... 2

Asphalt Shingle Bonding........................................................................................................ 4

Diagnosing Wind Damage...................................................................................................... 5

Roof Structure Ventilation and Premature Shingle Failure...................................................... 6

Blisters VS Hail Damage:....................................................................................................... 6

Craze-Cracking...................................................................................................................... 7

Batch Problems..................................................................................................................... 8

Factors Affecting Shingle Aging............................................................................................... 8

Uniform Granule Loss:........................................................................................................... 9

Algae Discoloration of Roofs................................................................................................... 9

Controlling Ice Dam Growth:................................................................................................. 10

Voiding the Manufacturer’s Warranty...................................................................................... 10

NARRATIVES...................................................................................................................... 10

Shingle Type...................................................................................................................... 10

Batch Problems................................................................................................................... 11

Biological Growth............................................................................................................... 12

Blisters.............................................................................................................................. 13

Bonding............................................................................................................................. 14

Cracking/Splitting............................................................................................................... 15

Craze-Cracking................................................................................................................... 15

Thermal Cracking/Splitting..................................................................................................16

Delamination................................................................................................................... 16

Damage.............................................................................................................................. 17

Wind Damage.................................................................................................................. 17

Hail Damage.................................................................................................................... 19

Tree Damage................................................................................................................... 20

Deterioration....................................................................................................................... 20

End of Useful Life................................................................................................................ 21

Discoloration...................................................................................................................... 21

Distortion........................................................................................................................... 22

Fastening........................................................................................................................... 23

Disclaimers..................................................................................................................... 23

Fastener Type.................................................................................................................. 24

Fastening Methods........................................................................................................... 24

Fastening Deficiencies....................................................................................................... 24

Flashing............................................................................................................................. 26

Headwall Flashing............................................................................................................ 26

Sidewall Flashing............................................................................................................. 27

Skylight Flashing............................................................................................................. 28

Granules............................................................................................................................. 28

Installation......................................................................................................................... 30

Installation Deficiencies..................................................................................................... 31

Mechanical Damage.............................................................................................................. 32

Number Of Layers................................................................................................................ 32

Repairs.............................................................................................................................. 33

Substrate Deficiencies........................................................................................................... 34

Underlayment Deficiencies..................................................................................................... 35

Valleys.............................................................................................................................. 35

Open Valley.................................................................................................................... 35

Conventional Valley......................................................................................................... 36

California cut valley.......................................................................................................... 36

Woven Valley.................................................................................................................. 36

Roll Roof Valley Lining.................................................................................................... 37

Warranties.......................................................................................................................... 37

Manufacturer's Warranty.................................................................................................. 37

Wind Warranty:  Separate and Shorter.............................................................................38

Contractor's Warranty.......................................................................................................39

   
OTHER WRITTEN WORKS BY KENTON SHEPARD

Home Inspection Report Writing Guide (PDF)

Log Home Inspection Checklist (PDF)

Expert Witness Contract Template (PDF)


                        FIELD GUIDES

InterNACHI Asphalt Shingle Defect Recognition Guide (PDF)

InterNACHI Field Guide for the Inspection of Tile Roofs (PDF)

InterNACHI Field Guide for the Inspection of Wood Roofs (PDF)

InterNACHI Field Guide for the Inspection of Slate Roofs (PDF)

InterNACHI Roof Field Guide Total Package (PDFs)

 

                                                CONCRETE TILE
  

INSPECTOR REFERENCE...................................................................................................... 2

CONCRETE TILE INSPECTION CHECKLIST....................................................................... 2

Aging Characteristics of Concrete Tile....................................................................................... 4

Note on Standards................................................................................................................. 4

Minimum Roof Slope (underlayment)....................................................................................... 4

Minimum Headlap:................................................................................................................ 5

NARRATIVES........................................................................................................................ 6

Tile Description.................................................................................................................... 6

Substrate.............................................................................................................................. 7

Underlayment....................................................................................................................... 7

Installation deficiencies........................................................................................................... 8

Starter Course.................................................................................................................... 8

Fastener Deficiencies........................................................................................................... 8

Misc. Installation Defects..................................................................................................... 9

Flashing Deficiencies......................................................................................................... 10

Headwall Flashing................................................................................................................10

Sidewall Flashing................................................................................................................ 10

Penetration flashing.............................................................................................................11

Tile Roof Condition............................................................................................................. 12

Cracked/Broken................................................................................................................ 12

Loose/Displaced............................................................................................................... 13

Damaged......................................................................................................................... 13

Debris............................................................................................................................ 14

Improper repairs............................................................................................................... 14

Aging............................................................................................................................. 14

Biological growth............................................................................................................. 15

Hail Damage.................................................................................................................... 16

Snowguards........................................................................................................................ 16

OTHER WRITTEN WORKS BY KENTON SHEPARD:............................................................. 17

Home Inspection Report Writing Guide (PDF).......................................................................... 17

Log Home Inspection Checklist (PDF).................................................................................... 18

Expert Witness Contract Template (PDF)................................................................................ 18

Field Guides.......................................................................................................................... 18

InterNACHI Asphalt Shingle Defect Recognition Guide (PDF)..................................................... 18

InterNACHI Field Guide for the Inspection of Tile Roofs (PDF)................................................... 18

InterNACHI Field Guide for the Inspection of Wood Roofs (PDF)................................................ 18

InterNACHI Field Guide for the Inspection of Slate Roofs (PDF).................................................. 19

InterNACHI Roof Field Guide Total Package (PDFs)................................................................. 19

 

 

                                                          CLAY TILE
  

REFERENCE.......................................................................................................................... 2

How Clay Tile Ages and Fails................................................................................................. 2

Clay Tile Classification.......................................................................................................... 3

Fastening............................................................................................................................. 3

Sidewall Flashing.................................................................................................................. 4

Biological Growth................................................................................................................. 4

Walking Clay Tile................................................................................................................ 4

Historic Tile......................................................................................................................... 4

NARRATIVES........................................................................................................................ 5

Clay Tile Description............................................................................................................. 5

Tile Profile........................................................................................................................... 5

Substrate.............................................................................................................................. 6

Underlayment....................................................................................................................... 6

Installation Deficiencies.......................................................................................................... 6

Starter Course.................................................................................................................... 6

Fastener Deficiencies........................................................................................................... 7

Misc. Installation Problems................................................................................................. 7

Flashing Deficiencies.......................................................................................................... 8

Sidewall Flashing.................................................................................................................. 8

Headwall Flashing................................................................................................................ 9

Penetration flashing............................................................................................................. 9

Tile Roof Condition............................................................................................................. 10

Cracked/Broken Tiles........................................................................................................ 10

Loose/Displaced............................................................................................................... 10

Damaged......................................................................................................................... 11

Debris............................................................................................................................ 12

Aging............................................................................................................................. 12

Biological growth............................................................................................................. 13

Hail Damage.................................................................................................................... 13

Snowguards........................................................................................................................ 14

OTHER WRITTEN WORKS BY KENTON SHEPARD:............................................................. 15

Home Inspection Report Writing Guide (PDF).......................................................................... 15

Log Home Inspection Checklist (PDF).................................................................................... 15

Expert Witness Contract Template (PDF)................................................................................ 16

Field Guides.......................................................................................................................... 16

InterNACHI Asphalt Shingle Defect Recognition Guide (PDF)..................................................... 16

InterNACHI Field Guide for the Inspection of Tile Roofs (PDF)................................................... 16

InterNACHI Field Guide for the Inspection of Wood Roofs (PDF)................................................ 16

InterNACHI Field Guide for the Inspection of Slate Roofs (PDF).................................................. 17

InterNACHI Roof Field Guide Total Package (PDFs)................................................................. 17

RESOURCES........................................................................................................................ 17

 

 

                                                  METAL ROOF   

REFERENCE........................................................................................................................... 1

Definitions:......................................................................................................................... 1

Minimum Slope................................................................................................................... 2

Galvanic Corrosion............................................................................................................... 2

Fastening............................................................................................................................ 2

Offset Side Joints.................................................................................................................. 2

Flashing.............................................................................................................................. 2

NARRATIVES.......................................................................................................................... 2

Metal Roof Type...................................................................................................................... 2

Installation Deficiencies........................................................................................................... 3

Minimum slope.................................................................................................................... 3

Substrate............................................................................................................................. 4

Flashing.............................................................................................................................. 4

Fastener Deficiencies............................................................................................................ 5

Snowguards........................................................................................................................ 6

Metal Roof Condition............................................................................................................... 6

Damage.............................................................................................................................. 7

Trim................................................................................................................................... 8

Seams................................................................................................................................. 8

Corrosion............................................................................................................................ 8

Miscellaneous Conditions..................................................................................................... 9

Metal Shingles....................................................................................................................... 10

OTHER WRITTEN WORKS BY KENTON SHEPARD:............................................................. 10

Home Inspection Report Writing Guide (PDF).......................................................................... 10

Log Home Inspection Checklist (PDF).................................................................................... 11

Expert Witness Contract Template (PDF)................................................................................ 11

Field Guides.......................................................................................................................... 11

InterNACHI Asphalt Shingle Defect Recognition Guide (PDF)..................................................... 11

InterNACHI Field Guide for the Inspection of Tile Roofs (PDF)................................................... 11

InterNACHI Field Guide for the Inspection of Wood Roofs (PDF)................................................ 11

InterNACHI Field Guide for the Inspection of Slate Roofs (PDF).................................................. 12

InterNACHI Roof Field Guide Total Package (PDFs)................................................................. 12

 

 

                                                               SLATE
  

REFERENCE.......................................................................................................................... 2

Color.................................................................................................................................. 2

Density................................................................................................................................ 2

Inspecting Slate..................................................................................................................... 2

Installation........................................................................................................................... 2

Headlap............................................................................................................................ 3

Underlayment.................................................................................................................... 3

Flashing........................................................................................................................... 3

Fasteners.......................................................................................................................... 3

Age and Weathering............................................................................................................... 4

Slate Quality..................................................................................................................... 4

Damage............................................................................................................................ 4

Signs of Age..................................................................................................................... 4

NARRATIVES........................................................................................................................ 4

Installation Type................................................................................................................... 4

Slate Description................................................................................................................ 4

Manufacturing Variations..................................................................................................... 5

Type of Installation............................................................................................................ 5

General Condition................................................................................................................. 6

General Information............................................................................................................ 6

Damaged Slates................................................................................................................. 6

Deterioration..................................................................................................................... 7

Repairs............................................................................................................................. 7

Cleaning Slates.................................................................................................................. 8

Installation Deficiencies.......................................................................................................... 8

Underlayment.................................................................................................................... 8

Flashing........................................................................................................................... 9

Fastening........................................................................................................................ 10

Starter Course.................................................................................................................. 11

Snowguards........................................................................................................................ 13

Composite Slate.................................................................................................................. 14

Description...................................................................................................................... 14

Installation...................................................................................................................... 15

Defective Conditions......................................................................................................... 16

OTHER WRITTEN WORKS BY KENTON SHEPARD:............................................................. 16

Home Inspection Report Writing Guide (PDF).......................................................................... 16

Log Home Inspection Checklist (PDF).................................................................................... 17

Expert Witness Contract Template (PDF)................................................................................ 17

Field Guides.......................................................................................................................... 17

InterNACHI Asphalt Shingle Defect Recognition Guide (PDF)..................................................... 17

InterNACHI Field Guide for the Inspection of Tile Roofs (PDF)................................................... 17

InterNACHI Field Guide for the Inspection of Wood Roofs (PDF)................................................ 18

InterNACHI Field Guide for the Inspection of Slate Roofs (PDF).................................................. 18

InterNACHI Roof Field Guide Total Package (PDFs)................................................................. 18

 

 

                                               WOOD SHAKE ROOF
  

INSPECTOR REFERENCE......................................................................................................... 2

WOOD SHAKE INSPECTION CHECKLIST................................................................................. 2

Aging/Failure Characteristics................................................................................................ 4

Curling, Leakage, and Replacement........................................................................................ 4

Roof Sheathing.................................................................................................................... 4

Interlayment, Ice Barrier, and Rainscreen............................................................................... 5

Flashing.............................................................................................................................. 5

Types of  Shakes................................................................................................................... 6

Grain Type.......................................................................................................................... 6

Shake Grades....................................................................................................................... 7

Making Recommendations.................................................................................................... 7

NARRATIVES.......................................................................................................................... 7

Wood Shake Roof..................................................................................................................... 7

Wood species....................................................................................................................... 8

Roof Sheathing........................................................................................................................ 8

Type of sheathing................................................................................................................ 9

Sheathing deficiencies.......................................................................................................... 9

Roof Membrane..................................................................................................................... 10

Flashing............................................................................................................................... 11

Headwall Flashing............................................................................................................. 11

Sidewall Flashing............................................................................................................... 11

Installation Deficiencies......................................................................................................... 11

Roof slope.......................................................................................................................... 11

Starter Course.................................................................................................................... 12

Field Shakes...................................................................................................................... 12

Inadequate sidelap......................................................................................................... 12

Vertical joints................................................................................................................. 13

Exposure....................................................................................................................... 13

Fasteners........................................................................................................................... 14

Shake Roof Condition............................................................................................................. 14

Poor quality shakes......................................................................................................... 15

Poor workmanship.......................................................................................................... 15

Distortion.......................................................................................................................... 15

Curling.......................................................................................................................... 15

Cupping........................................................................................................................ 16

Damage/Deterioration........................................................................................................ 16

End of useful life............................................................................................................. 17

Hail Damage...................................................................................................................... 17

OTHER WRITTEN WORKS BY KENTON SHEPARD:.......................................................18

Home Inspection Report Writing Guide (PDF)........................................................................ 18

Log Home Inspection Checklist (PDF).................................................................................... 19

Expert Witness Contract Template (PDF).............................................................................. 19

Field Guides.......................................................................................................................... 19

InterNACHI Field Guide for the Inspection of Wood Roofs (PDF)............................................... 19

InterNACHI Asphalt Shingle Defect Recognition Guide (PDF).................................................. 19

InterNACHI Field Guide for the Inspection of Tile Roofs (PDF)................................................. 20

InterNACHI Field Guide for the Inspection of Slate Roofs (PDF)................................................ 20

InterNACHI Roof Field Guide Total Package (PDFs)................................................................ 20

 

 

                                                WOOD SHINGLE ROOF
  

INSPECTOR REFERENCE......................................................................................................... 1

WOOD SHINGLE INSPECTION CHECKLIST.............................................................................. 1

Aging/Failure Characteristics................................................................................................ 4

Roof Sheathing.................................................................................................................... 4

Underlayment, Rainscreen, and Ice Barrier............................................................................. 5

Ventilation.......................................................................................................................... 6

Flashing.............................................................................................................................. 6

Types of  Wood Shingles....................................................................................................... 6

Grain Type.......................................................................................................................... 6

Making Recommendations.................................................................................................... 7

NARRATIVES.......................................................................................................................... 7

Wood Shingle Roof.................................................................................................................. 7

Roof Sheathing........................................................................................................................ 8

Type of sheathing................................................................................................................ 8

Sheathing deficiencies.......................................................................................................... 9

Underlayment......................................................................................................................... 9

Shingle Installation Deficiencies.............................................................................................. 10

Low Slope.......................................................................................................................... 10

Starter Course.................................................................................................................... 10

Field Shingles.................................................................................................................... 11

Fasteners........................................................................................................................... 12

Flashing............................................................................................................................... 13

Headwall Flashing............................................................................................................. 13

Sidewall Flashing............................................................................................................... 13

Shingle Roof Condition........................................................................................................... 13

Distortion.......................................................................................................................... 14

Damage/Deterioration........................................................................................................ 15

End of useful life............................................................................................................. 16

Hail Damage......................................................................................................................... 16

OTHER WRITTEN WORKS BY KENTON SHEPARD:......................................................... 17

Home Inspection Report Writing Guide (PDF)........................................................................ 17

Log Home Inspection Checklist (PDF).................................................................................... 17

Expert Witness Contract Template (PDF).............................................................................. 18

Field Guides.......................................................................................................................... 18

InterNACHI Asphalt Shingle Defect Recognition Guide (PDF).................................................. 18

InterNACHI Field Guide for the Inspection of Tile Roofs (PDF)................................................. 18

InterNACHI Field Guide for the Inspection of Wood Roofs (PDF)............................................... 18

InterNACHI Field Guide for the Inspection of Slate Roofs (PDF)................................................ 18

InterNACHI Roof Field Guide Total Package (PDFs)................................................................ 19

 

 

                                                      FIBER-CEMENT
  

INSPECTOR REFERENCE............................................................................................... 1

Identification....................................................................................................................... 1

Health Concerns.................................................................................................................. 1

Financial Concerns............................................................................................................... 2

NARRATIVES.......................................................................................................................... 2

Fiber-cement Description...................................................................................................... 2

Roof General Condition......................................................................................................... 3

Damaged Tiles..................................................................................................................... 3

 

 

                                                    ROLL ROOFING   

REFERENCE.......................................................................................................................... 1

Installation Details................................................................................................................. 1

Lifespan............................................................................................................................... 1

NARRATIVES........................................................................................................................ 2

Roll Roofing Description........................................................................................................ 2

Installation........................................................................................................................... 2

General Condition................................................................................................................. 3

Damage............................................................................................................................ 3

Deterioration..................................................................................................................... 3

Cracking........................................................................................................................... 4

 

 

                                                    BUILT-UP ROOF 
 

INSPECTOR REFERENCE.................................................................................................. 1

Built-up Roofs...................................................................................................................... 1

Base Sheets......................................................................................................................... 2

Ply Sheets........................................................................................................................... 3

Bitumen.............................................................................................................................. 4

Weather-Surfacing; Cap Sheets & Flood Coats................................................................. 6

Membrane Flashings............................................................................................................ 6

Accessories.......................................................................................................................... 6

Problems Common to Built-Up Roofs.................................................................................. 8

Inspecting Built-up Roof Membranes...................................................................................... 8

The Defects/Deficiencies...................................................................................................... 9

Cracking/Splitting............................................................................................................ 9

Buckling.......................................................................................................................... 9

Blisters.......................................................................................................................... 10

Inadequate Drainage....................................................................................................... 11

Non-Visible Transport/Storage/Application-Based Problems............................................... 11

NARRATIVES......................................................................................................................... 12

Built-Up Roof Description....................................................................................................... 12

Built-Up Roof Condition.......................................................................................................... 14

Gravel-related.................................................................................................................... 14

Damaged Membrane........................................................................................................... 14

Cracks/splits...................................................................................................................... 14

Blisters.............................................................................................................................. 15

Buckling............................................................................................................................ 17

Poor Drainage.................................................................................................................... 18

End of Useful Life............................................................................................................... 19

Parapet Wall......................................................................................................................... 19

Parapet Description............................................................................................................ 20

Coping.............................................................................................................................. 20

Wall Exterior..................................................................................................................... 20

Cant Strip Missing.............................................................................................................. 21

Membrane Termination at Wall............................................................................................ 21

 

 

                                                   EPDM ROOFING
  

INSPECTOR REFERENCE................................................................................................. 1

ABOUT EPDM...................................................................................................................... 1

Thickness............................................................................................................................ 2

Width................................................................................................................................. 2

Splicing Seams..................................................................................................................... 2

Evaluation by Age................................................................................................................ 3

NARRATIVES.......................................................................................................................... 5

System Description............................................................................................................... 5

General Condition................................................................................................................ 5

Seam Problems.................................................................................................................... 5

Damage.............................................................................................................................. 6

Blisters............................................................................................................................... 6

Installation.......................................................................................................................... 8

 

 

                                           POLYVINYL CHLORIDE (PVC)
 

INSPECTOR REFERENCE...................................................................................................... 1

About PVC Roofing.............................................................................................................. 2

Thickness......................................................................................................................... 2

Reinforcement.................................................................................................................... 2

Plasticizers........................................................................................................................ 2

Attachment....................................................................................................................... 2

Flashing........................................................................................................................... 3

Accessories....................................................................................................................... 3

PVC Alloys...................................................................................................................... 3

General Considerations........................................................................................................... 3

Installation Types.................................................................................................................. 3

Mechanically Attached Membranes........................................................................................ 3

Fastener Types:..................................................................................................................... 4

Fastening methods:.............................................................................................................. 4

Fastening Schedules, Sheet Installation, and Uplift................................................................. 4

Adhered Membranes........................................................................................................... 4

Adhesives................................................................................................................................ 4

Application.............................................................................................................................. 4

Ballasted Membranes.......................................................................................................... 5

Inspection Considerations....................................................................................................... 5

Air Movement Across the Membrane:.................................................................................... 5

Blisters............................................................................................................................ 6

Embrittlement................................................................................................................... 6

Shrinkage......................................................................................................................... 6

NARRATIVES........................................................................................................................ 6

System Description................................................................................................................ 6

Installation Deficiencies.......................................................................................................... 7

Adhesion Failure................................................................................................................... 7

Seam Failure........................................................................................................................ 7

Damage............................................................................................................................... 8

Deterioration......................................................................................................................... 9

Blisters.............................................................................................................................. 10

Drainage............................................................................................................................. 12

Penetrations........................................................................................................................ 13

Flashing............................................................................................................................. 13

Improper Termination........................................................................................................... 14

 

 

                                   THERMOPLASTIC POLYOLEFIN (TPO) 

INSPECTOR REFERENCE...................................................................................................... 1

About TPO Roofing.............................................................................................................. 2

Installation Types.................................................................................................................. 2

Mechanically Attached Membranes........................................................................................ 3

Fastener Types:....................................................................................................................... 3

Fastening methods:.................................................................................................................3

Fastening Schedules, Sheet Installation, and Uplift................................................................. 3

Adhered Membranes........................................................................................................... 3

Application............................................................................................................................. 4

Fleece-backed Membranes................................................................................................... 4

Ballasted Membranes.......................................................................................................... 4

Inspection Concerns............................................................................................................... 4

Blisters............................................................................................................................ 4

Air Movement Across the Membrane:.................................................................................... 5

Heat-source Degradation...................................................................................................... 5

NARRATIVES........................................................................................................................ 6

System Description................................................................................................................ 6

Mechanically fastened TPO.................................................................................................. 6

Adhered TPO.................................................................................................................... 6

Ballasted TPO................................................................................................................... 6

Types of Failure.................................................................................................................... 6

Adhesion Failure................................................................................................................ 6

Seam Failure..................................................................................................................... 7

Installation Deficiencies.......................................................................................................... 7

Repairs............................................................................................................................. 7

Damage............................................................................................................................ 8

Discoloration..................................................................................................................... 8

Deterioration..................................................................................................................... 8

Blisters........................................................................................................................... 10

Drainage......................................................................................................................... 11

Penetrations..................................................................................................................... 12

Flashing......................................................................................................................... 13

Improper Termination....................................................................................................... 14

Manufacturing Defects........................................................................................................ 14

 

 

                                                                PEST 
  

INSPECTOR REFERENCE......................................................................................................... 1

STINGING INSECTS.............................................................................................................. 1

NARRATIVES.......................................................................................................................... 1

RACCOON........................................................................................................................... 1

BIRD................................................................................................................................... 1

STINGING INSECTS.............................................................................................................. 2

 

 

 

 

 

                                     EXTERIOR

                                                          GROUNDS 
  

REFERENCE.......................................................................................................................... 2

Grade.................................................................................................................................. 2

Planters............................................................................................................................... 2

Retaining Walls.................................................................................................................... 2

NARRATIVES........................................................................................................................ 2

Exterior Views........................................................................................................................ 2

Home Views 2 Sides............................................................................................................. 2

Home Views 1 Side............................................................................................................... 3

Driveway............................................................................................................................... 3

Driveway Material............................................................................................................... 3

Driveway Condition............................................................................................................. 4

Cracks............................................................................................................................. 4

Soil Movement.................................................................................................................. 4

Deterioration................................................................................................................... 5

Surface............................................................................................................................ 5

Walkways............................................................................................................................... 6

Walkway Condition.............................................................................................................. 6

Concrete walkways........................................................................................................... 7

Cracks.................................................................................................................................... 7

Soil Movement........................................................................................................................ 8

Deterioration............................................................................................................................. 8

Surfaces.................................................................................................................................. 9

Wood Walkways............................................................................................................... 9

Building Lot............................................................................................................................ 9

Description......................................................................................................................... 9

Condition.......................................................................................................................... 10

Grading............................................................................................................................. 11

Planting Beds.................................................................................................................... 11

Window Wells....................................................................................................................... 12

Radon Riser.......................................................................................................................... 12

Retaining Walls..................................................................................................................... 12

Retaining Wall Condition.................................................................................................... 13

Tree Problems....................................................................................................................... 15

Overhanging Tree Limbs..................................................................................................... 15

Dead/Dying Trees.............................................................................................................. 15

Tree Roots......................................................................................................................... 15

Vegetation............................................................................................................................ 16

Fences.................................................................................................................................. 16

Fence Material................................................................................................................... 16

Fence Condition................................................................................................................. 17

Wrought Iron.................................................................................................................. 18

Gates.................................................................................................................................... 19

Gate Material..................................................................................................................... 19

Gate Condition................................................................................................................... 19

Boundary Walls..................................................................................................................... 20

Boundary Wall Materials..................................................................................................... 20

Boundary Wall Condition.................................................................................................... 20

 

 

                                EXTERIOR ELECTRICAL and PLUMBING
  

REFERENCE.......................................................................................................................... 1

UF Wire.............................................................................................................................. 1

NARRATIVES........................................................................................................................ 1

Exterior Electrical Receptacles.................................................................................................. 1

General Description............................................................................................................. 1

GFCI Protection.................................................................................................................... 2

Receptacle Deficiencies......................................................................................................... 3

Exterior Electrical Wiring...................................................................................................... 4

Exterior Lighting.................................................................................................................. 5

Exterior Plumbing................................................................................................................... 6

Exterior Faucets................................................................................................................... 6

Water Pressure.................................................................................................................... 7

Improper Materials.............................................................................................................. 8

 

 

                                                                 TREES
  

REFERENCE............................................................................................................................... 1

Tree Parts And Their Functions:..................................................................................................1

Evaluating Trees........................................................................................................................... 2

NARRATIVES................................................................................................................................. 5

Tree Root Concerns....................................................................................................................... 5

Tree Limb Concerns......................................................................................................................... 5

Standing Tree Concerns................................................................................................................. 6

Insect Infestation............................................................................................................................. 6

 

 

                                                   LANDSCAPE IRRIGATION
  

Operation............................................................................................................................... 1

Irrigation Waters Foundation.................................................................................................... 1

Control Panel Location............................................................................................................. 2

Zone Valves............................................................................................................................ 3

Sprinkler Heads...................................................................................................................... 3

Main Valve............................................................................................................................. 3

Distribution Pipes................................................................................................................... 4

 

 

                                                                 PESTS
  

Stinging Insects....................................................................................................................... 1

Raccoons................................................................................................................................ 1

Squirrels................................................................................................................................ 2

Bats....................................................................................................................................... 2

Birds...................................................................................................................................... 2

Skunks................................................................................................................................... 3

 

 

 

 

                                            WALL EXTERIORS

 

                                              GENERAL EXTERIOR    

NARRATIVES........................................................................................................................ 1

General Condition................................................................................................................. 1

Wall Penetrations.................................................................................................................. 1

Plumbing Vent Terminations.................................................................................................. 2

Direct Vent........................................................................................................................... 2

Exterior Wall Flashing........................................................................................................... 3

Exterior Wall Membrane......................................................................................................... 4

Security Bars........................................................................................................................ 5

 

                                          DOOR/WINDOW EXTERIORS 
  

REFERENCE.......................................................................................................................... 1

Door Exteriors...................................................................................................................... 1

Window Exteriors................................................................................................................. 1

NARRATIVES........................................................................................................................ 2

Door Exteriors................................................................................................................... 2

Deterioration....................................................................................................................... 2

Damage............................................................................................................................... 2

Paint/Sealant......................................................................................................................... 3

Flashing................................................................................................................................ 3

Cellar Doors...................................................................................................................... 4

Miscellaneous.................................................................................................................... 4

Windows............................................................................................................................. 5

General Condition.............................................................................................................. 5

Deterioration..................................................................................................................... 5

Damage............................................................................................................................ 5

Paint/Sealant..................................................................................................................... 6

Flashing........................................................................................................................... 7

MISC.............................................................................................................................. 7

 

 

                                           SOFFITS, FASCIA and TRIM   

Trim Material.......................................................................................................................... 1

Soffits..................................................................................................................................... 1

Deterioration....................................................................................................................... 1

Stains, Damage.................................................................................................................... 2

Stinging Insects.................................................................................................................... 3

Fascia..................................................................................................................................... 3

Deterioration....................................................................................................................... 3

Damage.............................................................................................................................. 3

Corner, Window and Door Trim................................................................................................ 4

Corner Trim........................................................................................................................ 4

Window Trim...................................................................................................................... 5

Door Trim........................................................................................................................... 7

Gable and Eve Trim................................................................................................................. 8

 

 

                                                       BRICK EXTERIOR    

REFERENCE........................................................................................................................... 1

Brick Veneer VS Solid Masonry walls...................................................................................... 1

Crack Causes....................................................................................................................... 2

Differential Soil Movement.................................................................................................. 2

Crack Appearance................................................................................................................ 3

Stepped Cracking............................................................................................................... 3

Straight cracking................................................................................................................ 3

Cracking/Deterioration Above Arched Openings....................................................................... 4

Cracking at Parapets........................................................................................................... 4

Craze Cracking.................................................................................................................. 4

Crack Description................................................................................................................. 4

Spalling Brick...................................................................................................................... 5

Staining.............................................................................................................................. 5

Erosion/pitting.................................................................................................................... 6

Mortar Joint Deterioration..................................................................................................... 6

Brick Window Sills............................................................................................................... 6

NARRATIVES.......................................................................................................................... 7

Type of Brick Construction..................................................................................................... 7

General Condition................................................................................................................. 7

Cracking.............................................................................................................................. 8

Above Openings................................................................................................................ 8

Stepped Cracking............................................................................................................... 9

Through Cracking............................................................................................................ 10

Stucco Over Brick................................................................................................................ 10

Deterioration....................................................................................................................... 11

Surface Deterioration......................................................................................................... 11

Mortar Deterioration.......................................................................................................... 12

Damage.............................................................................................................................. 13

Hail Damage.................................................................................................................... 13

Air Space for Ventilation....................................................................................................... 13

Loose sill bricks.................................................................................................................. 14

Lintels & Ledges................................................................................................................. 14

Efflorescence........................................................................................................................ 15

Installation......................................................................................................................... 16

 

 

                                                    WOOD SIDING   

Type of Wood Siding................................................................................................................ 1

General Condition................................................................................................................... 2

Damage.............................................................................................................................. 2

Hail Damage.................................................................................................................... 3

Deterioration....................................................................................................................... 3

Installation.......................................................................................................................... 4

Clearances.......................................................................................................................... 5

Finish Coating..................................................................................................................... 5

 

 

                                                       STUCCO/EIFS   

REFERENCE.......................................................................................................................... 1

Stucco................................................................................................................................. 1

NARRATIVES........................................................................................................................ 2

Type of Stucco...................................................................................................................... 2

Disclaimers.......................................................................................................................... 2

General Condition................................................................................................................. 3

Cracking.............................................................................................................................. 3

Damage............................................................................................................................... 5

Hail Damage..................................................................................................................... 6

Terminations/Clearances......................................................................................................... 6

 

 

                                     OTHER EXTERIOR WALL COVERINGS   

REFERENCE.......................................................................................................................... 2

HardiePlank.......................................................................................................................... 2

General Requirements:........................................................................................................ 2

Clearances and Flashing...................................................................................................... 2

General Installation............................................................................................................. 2

Fastening.......................................................................................................................... 3

LP SmartSide (composite)...................................................................................................... 3

Clearances and Flashing...................................................................................................... 3

General Installation............................................................................................................. 3

Fastening.......................................................................................................................... 4

Warranty Information!......................................................................................................... 4

Vinyl.................................................................................................................................. 4

General Installation............................................................................................................. 4

Fastening.......................................................................................................................... 5

Stucco................................................................................................................................. 5

Adhered Manufactured Stone Veneer (AMSV)............................................................................. 6

General installation method:................................................................................................. 6

Clearances:........................................................................................................................ 6

Inspection:........................................................................................................................ 7

Fiber-cement......................................................................................................................... 7

NARRATIVES........................................................................................................................ 7

Cementicous Lapped Siding.................................................................................................... 7

Installation........................................................................................................................ 8

Clearances......................................................................................................................... 9

Damage.......................................................................................................................... 10

Composite Siding................................................................................................................ 10

Clearances....................................................................................................................... 11

Installation...................................................................................................................... 12

Fasteners......................................................................................................................... 14

Damage.......................................................................................................................... 14

Deterioration.................................................................................................................... 15

Hail Damage.................................................................................................................... 15

Vinyl Siding....................................................................................................................... 15

Hail Damage.................................................................................................................... 17

Wood Shingles................................................................................................................... 17

Deterioration.................................................................................................................... 18

Damage.......................................................................................................................... 19

Clearances....................................................................................................................... 20

Hail Damage.................................................................................................................... 20

Log Veneer......................................................................................................................... 21

Condition....................................................................................................................... 21

Veneer Deficiencies........................................................................................................... 22

Finish Coating................................................................................................................. 23

Hail Damage.................................................................................................................... 23

Aluminum Siding................................................................................................................ 23

Hail Damage.................................................................................................................... 24

Fiber-cement (asbestos) Siding............................................................................................... 25

Hail Damage.................................................................................................................... 26

Stone................................................................................................................................. 26

Mortar............................................................................................................................ 26

Stone Installation............................................................................................................. 27

Adhered Manufactured Stone Veneer (AMSV)........................................................................... 28

 

 
    
                              EXTERIOR FEATURES

 

                                              CHIMNEY GENERAL CONDITION   

Chimney Foundation............................................................................................................... 2

Stone Chimney........................................................................................................................ 2

Brick Chimney........................................................................................................................ 3

Stucco Chimney....................................................................................................................... 4

Cracking............................................................................................................................. 5

Damage.............................................................................................................................. 6

Chimney Siding...................................................................................................................... 6

Damage.............................................................................................................................. 6

Deterioration....................................................................................................................... 7

CMU Chimney......................................................................................................................... 7

 

 

                                                                PORCH  

Porch Location........................................................................................................................ 1

Porch General Condition.......................................................................................................... 1

Porch Foundation.................................................................................................................... 2

Framed Porch Structure........................................................................................................... 3

Concrete Slab.......................................................................................................................... 4

Guardrail............................................................................................................................... 4

Violations............................................................................................................................ 5

Condition............................................................................................................................ 5

Posts................................................................................................................................... 6

Porch Stairs............................................................................................................................ 6

Condition............................................................................................................................ 7

Treads................................................................................................................................ 8

Risers................................................................................................................................. 8

 

 

                                                            DECK   

REFERENCE.......................................................................................................................... 1

Girders Supporting Cantilevers................................................................................................ 2

Ledger Attachment................................................................................................................. 2

Wood Species....................................................................................................................... 2

Cantilever Distance................................................................................................................ 2

Joist End Connections............................................................................................................ 2

Support posts....................................................................................................................... 3

Handrails Posts..................................................................................................................... 3

Spaces Between Balusters....................................................................................................... 3

Climbable guards.................................................................................................................. 3

Planking (floorboard) Fastening................................................................................................ 3

Composite Materials.............................................................................................................. 3

NARRATIVES........................................................................................................................ 4

Deck Location....................................................................................................................... 4

Deck General Condition.......................................................................................................... 4

Deck Planking...................................................................................................................... 5

Planking Materials............................................................................................................. 5

Planking Deficiencies.......................................................................................................... 6

Fastener Deficiencies........................................................................................................... 7

Finish Coating...................................................................................................................... 7

Finish Coating Material...................................................................................................... 7

Finish Coating Condition.................................................................................................... 7

Deck Structure...................................................................................................................... 8

General Condition.............................................................................................................. 8

Deck Foundation................................................................................................................. 10

Foundation Material.......................................................................................................... 10

Foundation Condition....................................................................................................... 10

Structural Material............................................................................................................... 11

Structural Framing............................................................................................................... 11

Structural Hardware.............................................................................................................. 12

Support Posts..................................................................................................................... 13

Excessive Movement............................................................................................................ 14

Deck Attachment To Home................................................................................................... 14

Attachment Method.......................................................................................................... 14

Attachment Condition....................................................................................................... 15

Ledger Flashing............................................................................................................... 16

Deck Guardrails................................................................................................................... 17

Guardrail Material............................................................................................................. 17

Guardrail Condition.......................................................................................................... 17

Safety Deficiencies............................................................................................................ 19

Guardrail Posts.................................................................................................................... 20

 

                                                 EXTERIOR STAIRS   

Stair Location.......................................................................................................................... 1

Stair General Condition............................................................................................................ 2

Stair Structure......................................................................................................................... 2

Stair Foundation.................................................................................................................. 2

Structural Material............................................................................................................... 3

Stringers............................................................................................................................. 3

Stringer Materials............................................................................................................. 3

Stringer Condition............................................................................................................ 4

Landing Condition............................................................................................................... 5

Support Posts...................................................................................................................... 5

Stair Angle.......................................................................................................................... 5

Treads and Risers................................................................................................................ 6

Tread Material................................................................................................................. 6

Tread Condition............................................................................................................... 6

Risers.............................................................................................................................. 7

Stair Handrails.................................................................................................................... 7

Violations........................................................................................................................ 7

Handrail Condition.............................................................................................................. 9

Decay.............................................................................................................................. 9

Posts............................................................................................................................... 9

 

                                                           PATIO   

Patio Location......................................................................................................................... 1

Patio Materials........................................................................................................................ 1

Patio Condition....................................................................................................................... 2

Patio Slab Condition................................................................................................................ 3

Patio Cover/Roof..................................................................................................................... 4

Patio Cover Type.................................................................................................................. 4

Patio Cover Condition........................................................................................................... 4

 

 

                                                         BALCONIES   

Balconies, General Condition.................................................................................................... 1

(single) Balcony Condition....................................................................................................... 2

Balcony Attachment Home........................................................................................................ 2

Attachment.......................................................................................................................... 2

Hardware........................................................................................................................... 3

Flashing.............................................................................................................................. 3

Balcony Structural Integrity...................................................................................................... 4

Balcony Walking Surface....................................................................................................... 5

Planking Material............................................................................................................. 5

Planking Deficiencies........................................................................................................ 5

Fastener Deficiencies........................................................................................................ 6

Guardrail............................................................................................................................ 6

Guardrail Material............................................................................................................ 6

Guardrail Condition.......................................................................................................... 7

Violations........................................................................................................................ 7

Posts............................................................................................................................... 8

Decay.............................................................................................................................. 8

Balcony Finish Coating............................................................................................................. 9

Finish Coat Type.................................................................................................................. 9

Finish Coat Condition........................................................................................................... 9

 

 

                                                             BRIDGE   

General  Condition.................................................................................................................. 1

Understructure....................................................................................................................... 2

Bridge Attachment to Home...................................................................................................... 2

Bridge Planking...................................................................................................................... 4

Planking Material................................................................................................................ 4

Planking Condition.............................................................................................................. 4

Planking Damage/Deterioration............................................................................................ 4

Planking Decay.................................................................................................................... 5

Fasteners............................................................................................................................ 5

Bridge Guardrails.................................................................................................................... 5

Guardrail Violations............................................................................................................. 6

Guardrail Condition............................................................................................................. 7

Support Posts...................................................................................................................... 7

Finish Coating......................................................................................................................... 8

Finish Coating Material......................................................................................................... 8

Finish Coating Condition...................................................................................................... 8

 

 

                                                 WATER FEATURES   

Fountain................................................................................................................................ 1

Main-Made Stream.................................................................................................................. 1

Pond...................................................................................................................................... 1

 

 

 

 

                                 STRUCTURE

                                                FOUNDATION TYPE   

Crawlspace............................................................................................................................. 1

Basement............................................................................................................................... 1

Slab-On-Grade........................................................................................................................ 1

Drilled-Pier Foundation........................................................................................................... 2

Footings................................................................................................................................. 2

 

 

                                   CONCRETE FOUNDATION WALLS  
 

FOUNDATION REFERENCE................................................................................................... 1

Cracking............................................................................................................................. 1

Differential Soil Movement................................................................................................ 1

Hydrostatic pressure......................................................................................................... 3

Rocks in backfill................................................................................................................ 3

Corners........................................................................................................................... 4

Resistance to Shrinkage..................................................................................................... 4

Crack Appearance................................................................................................................ 4

Stepped Cracking............................................................................................................. 4

Straight cracking............................................................................................................... 4

Cracking/Deterioration Above Arched Openings.................................................................. 4

Crack Descriptions............................................................................................................ 5

Other Foundation Issues....................................................................................................... 5

Foundation bowing........................................................................................................... 5

Efflorescence/ Subflorescence............................................................................................ 5

Cone of Compression......................................................................................................... 6

Foundation Hardware............................................................................................................. 6

Cold joints....................................................................................................................... 7

Honeycombing................................................................................................................. 7

NARRATIVES........................................................................................................................ 7

General Condition................................................................................................................... 7

Cracks................................................................................................................................. 8

Bowing............................................................................................................................. 10

Surface Condition............................................................................................................... 10

Compromised Cone Of Compression........................................................................................ 11

Out of Flat or Level................................................................................................................. 12

Foundation Hardware............................................................................................................ 12

Damp-Proofing...................................................................................................................... 13

 


                                                        EXTERIOR WALLS  

Exterior Walls Structural Condition........................................................................................... 1

Wood Frame........................................................................................................................... 1

Brick...................................................................................................................................... 2

Concrete Masonry Units CMU.................................................................................................... 2

MISC...................................................................................................................................... 2

Loft Structure.......................................................................................................................... 3

NARRATIVES FOR NON-EXTERIOR EXTERIOR WALL CONDITIONS are located in EXTERIOR/EXTERIOR WALLS

 

 

                                                 FLOOR STRUCTURE   

REFERENCE.......................................................................................................................... 1

Floor Structure Checklist........................................................................................................ 1

Main Floor Structure.............................................................................................................. 2

Framing fasteners............................................................................................................... 2

Minimum Bearing.............................................................................................................. 3

Allowable Notching and Boring............................................................................................ 3

Joists R502.8.1.................................................................................................................... 3

Studs R602.6........................................................................................................................ 3

NARRATIVES........................................................................................................................ 4

Floor Joist Assembly Description............................................................................................. 4

Floor Structure Material...................................................................................................... 4

Perimeter Bearing............................................................................................................... 4

Intermediate Bearing........................................................................................................... 5

Girders............................................................................................................................. 5

Pony Walls (crawlspace)...................................................................................................... 5

General Framing Condition..................................................................................................... 6

Not Flat or Level............................................................................................................... 6

Fire................................................................................................................................. 7

Decay............................................................................................................................... 7

Floor Joists.......................................................................................................................... 8

Floor Joist Type................................................................................................................ 8

Floor Joist Condition......................................................................................................... 9

Decay............................................................................................................................. 11

Engineered joists.............................................................................................................. 11

Fasteners/Hardware............................................................................................................... 12

Girders............................................................................................................................... 13

Girder Material/Configuration............................................................................................. 13

Girder Condition.............................................................................................................. 13

Support posts...................................................................................................................... 14

Adjustable Steel Columns..................................................................................................... 15

 

                                   MISC. FOUNDATION WALL MATERIALS  

CMU Foundation Walls............................................................................................................. 1

Wall Condition.................................................................................................................... 1

Cracks in Mortar................................................................................................................... 2

Cracks in Block..................................................................................................................... 2

Surface Condition................................................................................................................ 3

Brick Foundation Walls............................................................................................................ 3

Stone Foundation Walls........................................................................................................... 4

Localized Damage................................................................................................................ 4

Widespread Damage............................................................................................................ 5

Stone Rubble Foundation Walls................................................................................................. 5

ICF  Foundation Walls.............................................................................................................. 6

Terra Cotta Foundation Walls................................................................................................... 6

Wood Frame Foundation Walls................................................................................................. 7

NARRATIVES....................................................................................................................... 7

WOOD FOUNDATION REFERENCE:....................................................................................... 8

 

 

                                               CONCRETE SLAB-ON-GRADE   

Concrete Slab.......................................................................................................................... 1

Slab Condition........................................................................................................................ 1

Cracks................................................................................................................................. 1

Surface Deterioration........................................................................................................... 2

Moisture Intrusion............................................................................................................... 2

Not Flat or Level................................................................................................................... 3

 

 

                                                      BASEMENT   

REFERENCE........................................................................................................................... 1

Basement Checklist............................................................................................................... 1

Egress/Ingress Requirements:................................................................................................... 2

Evaluating Adjustable Steel Support Posts................................................................................. 2

NARRATIVES.......................................................................................................................... 3

Basement Configuration.......................................................................................................... 3

Basement General Condition................................................................................................... 4

Debris Accumulation......................................................................................................... 4

Odor............................................................................................................................... 5

Compromised Cone of Compression......................................................................................... 5

Egress................................................................................................................................. 5

Building Permit.................................................................................................................... 7

Basement Electrical................................................................................................................ 7

Basement Plumbing............................................................................................................... 8

Supply Pipes.................................................................................................................... 8

Drain, Waste & Vent Pipes................................................................................................. 9

Traps............................................................................................................................. 10

Gas................................................................................................................................... 10

Sump Pump................................................................................................................... 11

Sewage Ejector............................................................................................................... 11

Basement Floor................................................................................................................... 12

Floor Material................................................................................................................. 12

Slab Description.............................................................................................................. 12

Slab Condition................................................................................................................ 13

Cracks............................................................................................................................ 13

Soil Movement................................................................................................................. 13

Not Flat or Level.............................................................................................................. 14

Moisture Intrusion............................................................................................................... 15

Walls............................................................................................................................. 15

Floor.............................................................................................................................. 15

Basement Structure.............................................................................................................. 16

Framing......................................................................................................................... 16

Floating Walls................................................................................................................. 17

Steel Support Posts.......................................................................................................... 19

Girder............................................................................................................................ 20

 

 

                                                    CRAWLSPACE   

REFERENCE.......................................................................................................................... 2

Safety:................................................................................................................................. 2

Hazardous wildlife:................................................................................................................ 2

Minimum access size (IRC):.................................................................................................... 2

Minimum Joist/Beam Bearing................................................................................................. 2

Support Posts....................................................................................................................... 3

NARRATIVES........................................................................................................................ 3

Crawlspace Inspection............................................................................................................. 3

Crawlspace Access Location................................................................................................... 4

Crawlspace General Condition.............................................................................................. 4

Debris Accumulation......................................................................................................... 5

Odor............................................................................................................................... 5

Floor Structure........................................................................................................................ 5

Framing.............................................................................................................................. 5

Support Posts...................................................................................................................... 6

Steel................................................................................................................................ 6

Wood.............................................................................................................................. 7

CMU................................................................................................................................ 7

Concrete Pad.................................................................................................................... 7

Compromised Cone of Compression....................................................................................... 7

Crawlspace Walls.................................................................................................................... 8

Crawlspace Floor..................................................................................................................... 9

Floor Material...................................................................................................................... 9

Slab Condition..................................................................................................................... 9

Cracks............................................................................................................................ 10

Soil Movement................................................................................................................ 10

Not Flat Level.................................................................................................................. 11

Soil Cover.......................................................................................................................... 11

Moisture Intrusion................................................................................................................. 12

Visible Moisture................................................................................................................. 12

Floor Drain........................................................................................................................ 13

Walls................................................................................................................................ 13

Floor................................................................................................................................. 13

Efflorescence..................................................................................................................... 14

Flooding............................................................................................................................ 15

Wood Decay....................................................................................................................... 15

Mold................................................................................................................................. 17

Undermining..................................................................................................................... 17

Insulation............................................................................................................................. 19

Main Floor Insulation.......................................................................................................... 19

Fiberglass Batt................................................................................................................ 19

Blown-In........................................................................................................................ 19

Wall Insulation.................................................................................................................. 19

Insulation Condition........................................................................................................... 19

HVAC Ducts........................................................................................................................... 20

Electrical.............................................................................................................................. 20

Crawlspace Plumbing............................................................................................................ 22

Supply Pipes..................................................................................................................... 22

Drain, Waste & Vent Pipes...................................................................................................... 22

Traps................................................................................................................................ 23

Sump Pump....................................................................................................................... 24

Sewage Ejector................................................................................................................... 24

Gas....................................................................................................................................... 25

Pest...................................................................................................................................... 26

Wood-Destroying Insects..................................................................................................... 26

Termites............................................................................................................................ 26

Carpenter Ants................................................................................................................... 26

Raccoons........................................................................................................................... 27

 

 

                                           FOUNDATION PROBLEMS   

Cracking Causes         

Differential Soil Movement................................................................................................ 1

Hydrostatic pressure......................................................................................................... 3

Rocks in backfill................................................................................................................ 3

Corners........................................................................................................................... 3

Resistance to Shrinkage..................................................................................................... 4

Crack Appearance-------------------------------------------------------------------------------------------- 4

Stepped Cracking............................................................................................................. 4

Straight cracking............................................................................................................... 4

Crack Descriptions............................................................................................................ 4

Other Foundation Issues------------------------------------------------------------------------------------- 5          

Foundation bowing........................................................................................................... 5

Efflorescence/ Subflorescence............................................................................................ 5

Cone of Compression......................................................................................................... 6

Foundation Hardware.......................................................................................................... 6

Cold joints....................................................................................................................... 7

Honeycombing................................................................................................................. 7

 

 

 

                                                   ELECTRICAL

                                                 ELECTRICAL SERVICE  

REFERENCE.......................................................................................................................... 1

Clearances............................................................................................................................ 1

Service Conductors................................................................................................................ 1

Mast................................................................................................................................... 2

Meter.................................................................................................................................. 2

NARRATIVES........................................................................................................................ 2

Service Conductors............................................................................................................... 2

Clearances......................................................................................................................... 3

Clearance from Trees....................................................................................................... 3

Vertical Clearance........................................................................................................... 4

From Home Structure...................................................................................................... 5

Drip Loop......................................................................................................................... 6

Point of Attachment............................................................................................................ 6

Service Lateral...................................................................................................................... 7

Weatherhead......................................................................................................................... 7

Service Mast......................................................................................................................... 8

 

 

                                                      ELECTRIC METER   

Electric Meter Location............................................................................................................. 1

Electric Meter Condition........................................................................................................... 2

Meter Installation.................................................................................................................... 2

Meter Condition...................................................................................................................... 2

Net Meter............................................................................................................................... 3

 

 

                                              SERVICE ENTRANCE CABLES  

Amperage Rating................................................................................................................... 1

Inspected At…...................................................................................................................... 1

Markings............................................................................................................................. 1

Rating Defects....................................................................................................................... 2

 

 

                                                         SERVICE PANEL   

REFERENCE........................................................................................................................... 2

Fused Disconnect Installed with a Load Center........................................................................... 2

Dead Front Covers................................................................................................................ 3

Amperage............................................................................................................................. 3

Types of Panelboards............................................................................................................. 3

Main Breaker Panelboard..................................................................................................... 4

Main Lug Panelboard.......................................................................................................... 4

Panelboard Categories............................................................................................................ 4

Dangers of Fused Neutrals....................................................................................................... 4

Panelboard Working Clearances............................................................................................... 4

Backfed Disconnect................................................................................................................ 5

Bonding Bushings................................................................................................................. 5

NARRATIVES........................................................................................................................ 5

What’s Inspected?................................................................................................................. 5

Panel Location........................................................................................................................ 6

No Access/Inadequate Clearance........................................................................................... 6

Illumination Requirements................................................................................................... 7

Service Panel Description......................................................................................................... 7

Load Center Service Panel..................................................................................................... 7

Meter-main panel................................................................................................................ 7

Fused Disconnect Service Panel............................................................................................. 7

Split Bus............................................................................................................................. 8

Remote Breaker Main Disconnect........................................................................................... 8

Multiple Service Panels........................................................................................................ 9

Service in Separate Building................................................................................................. 9

Service Panel General Condition............................................................................................... 9

Installation........................................................................................................................ 11

Exterior............................................................................................................................. 12

Interior............................................................................................................................. 13

Service Panel Manufacturer.................................................................................................... 16

Bad Brands........................................................................................................................ 16

Older Types....................................................................................................................... 17

Labels................................................................................................................................... 17

Manufacturer's Label.......................................................................................................... 17

Branch Circuit Directory...................................................................................................... 18

Cabinet Exposure Type.......................................................................................................... 19

Cabinet Amperage Rating....................................................................................................... 20

Dead Front Cover................................................................................................................... 21

Service Entrance Cables.......................................................................................................... 22

Main Disconnect.................................................................................................................... 23

Location............................................................................................................................ 23

Breaker Type Disconnect..................................................................................................... 24

Main Disconnect Amperage Rating....................................................................................... 24

Disconnect Violations.......................................................................................................... 25

Overcurrent Protection- Breakers............................................................................................ 25

Location............................................................................................................................ 25

Breakers............................................................................................................................ 25

Breaker Defects................................................................................................................. 26

Overcurrent Protection- Fuses................................................................................................. 28

Fused Service Panel Description.......................................................................................... 28

Fuse Deficiencies................................................................................................................ 28

Fuse Installation Deficiencies............................................................................................... 30

Rating Defects....................................................................................................................... 31

Service Grounding................................................................................................................. 32

Grounding Electrode.......................................................................................................... 32

Driven Rod Electrode........................................................................................................ 32

Water Pipe Electrode......................................................................................................... 32

Ufer Electrode.................................................................................................................. 33

Grounding Electrode Conductor (GEC)................................................................................. 33

Equipment Grounding........................................................................................................ 34

Equipment Grounding Defects............................................................................................. 34

Bonding............................................................................................................................... 34

Main Bonding Jumper......................................................................................................... 34

Bonding Bushing............................................................................................................... 35

Water/Gas Pipes................................................................................................................ 35

Panel Wiring Defects.............................................................................................................. 36

Improper Taps................................................................................................................... 36

Overheating...................................................................................................................... 36

Damaged Wires.................................................................................................................. 37

Energized Neutrals not Marked........................................................................................... 37

Misc. Defects...................................................................................................................... 37

Backup Generator.................................................................................................................. 38

 

 

                                                          SUB-PANEL  

Sub-Panel Description............................................................................................................. 2

Sub-Panel Location.................................................................................................................. 2

No Access/Inadequate Clearance........................................................................................... 3

Illumination Requirements................................................................................................... 4

Electrical Service Mast.............................................................................................................. 4

Weatherhead...................................................................................................................... 4

Mast................................................................................................................................... 4

Feeder Conductor Condition..................................................................................................... 5

Feeder Clearance.................................................................................................................... 6

Vertical Clearance................................................................................................................ 6

Point Of Attachment................................................................................................................. 7

Feeder Conductor Ratings........................................................................................................ 8

Labels.................................................................................................................................... 8

Manufacturer's  Label........................................................................................................... 8

Manufacturer...................................................................................................................... 9

Bad Brands......................................................................................................................... 9

Branch Circuit Directory...................................................................................................... 10

Cabinet Exposure Type.......................................................................................................... 10

Sub-Panel Amperage Rating.................................................................................................... 12

Cabinet Condition.................................................................................................................. 13

Interior............................................................................................................................. 13

Exterior............................................................................................................................. 14

Installation........................................................................................................................ 15

Dead Front Cover................................................................................................................... 16

Panel Disconnect................................................................................................................... 17

Breaker Type Disconnect..................................................................................................... 18

Main Disconnect Amperage Rating....................................................................................... 18

Disconnect Violations.......................................................................................................... 18

Overcurrent Protection........................................................................................................... 19

Location............................................................................................................................ 19

Breakers............................................................................................................................ 19

Defects.............................................................................................................................. 20

Fuses................................................................................................................................ 21

Sub-Panel Grounding............................................................................................................. 22

EQUIPMENT GROUNDING...................................................................................................... 22

Bonding............................................................................................................................... 23

Water/Gas Pipes................................................................................................................ 23

Wiring Defects....................................................................................................................... 23

Overheating...................................................................................................................... 24

Damaged Wires.................................................................................................................. 24

Panel Wiring......................................................................................................................... 25

Sub-Panel General Condition.................................................................................................. 25

Separate Building Requirements.......................................................................................... 26

 

 

                                                     BRANCH CIRCUITS  

INSPECTOR REFERENCE......................................................................................................... 1

Testing GFCI outlets............................................................................................................. 1

Receptacles/Switches.............................................................................................................. 1

Wiring................................................................................................................................ 2

NARRATIVES.......................................................................................................................... 2

Branch Wiring Description...................................................................................................... 2

Ungrounded System........................................................................................................... 3

Wire Type........................................................................................................................... 4

Surface-Mount....................................................................................................................... 6

Electrical Receptacles............................................................................................................. 6

Ungrounded Receptacles...................................................................................................... 6

Receptacle Deficiencies........................................................................................................ 7

Mis-wired Receptacles....................................................................................................... 10

GFCI Receptacles............................................................................................................ 10

AFCI Receptacles............................................................................................................ 12

Switches............................................................................................................................ 12

Lighting............................................................................................................................. 14

Recessed Ceiling Light Fixtures.......................................................................................... 15

Misc. Wiring Deficiencies..................................................................................................... 16

Ceiling Fan........................................................................................................................ 17

Exterior Receptacles............................................................................................................. 18

Exterior Receptacle Types.................................................................................................. 18

Condition....................................................................................................................... 19

Response........................................................................................................................ 19

Improper Wiring.............................................................................................................. 20

Exterior Wiring................................................................................................................... 21

Conductors...................................................................................................................... 21

Junction Box................................................................................................................... 21

Exterior Lighting................................................................................................................. 22

Demand-Control System....................................................................................................... 22

 

            
       ELECTRICAL REFERENCE

All articles by by Kenton Shepard UNO

Articles by title:

  • BONDING BUSHINGS 
  • CONCERNS WITH NEUTRALS 
  • FUSED DISCONNECTS  
  • GFCI LOCATIONS by Jerry Peck
  • SERVICE CLEARANCES CAN VARY!  
  • TYPES OF CONDUCTORS   

 

 

                                                  INTERIOR

 

                                              THERMAL IMAGING  

REFERENCE........................................................................................................................... 1

About Thermal Imaging For Home Inspectors........................................................................... 1

Advantages:..................................................................................................................... 1

Disadvantages:................................................................................................................. 2

NARRATIVES.......................................................................................................................... 2

About Thermal Imaging........................................................................................................ 2

Thermal Envelope............................................................................................................... 2

Moisture............................................................................................................................. 3

Ceiling Moisture............................................................................................................... 3

Wall Moisture................................................................................................................... 4

Foundation Moisture......................................................................................................... 5

Electrical............................................................................................................................. 5

Service Panel................................................................................................................... 5

Sub-panel........................................................................................................................ 5

Receptacles...................................................................................................................... 6

Switches.......................................................................................................................... 6

Wood-Destroying Insects....................................................................................................... 6

 

 

                                             GENERAL INTERIOR   

INSPECTOR REFERENCE......................................................................................................... 1

ENVIRONMENTAL HAZARDS.................................................................................................... 1

MOLD................................................................................................................................. 1

RADON............................................................................................................................... 2

ASBESTOS........................................................................................................................... 3

LEAD PAINT........................................................................................................................ 4

SMOKE DETECTORS............................................................................................................ 5

CARBON MONOXIDE (CO) ALARMS....................................................................................... 6

BUILDING SCIENCE................................................................................................................. 6

THE GRADIENTS (Building Science)...................................................................................... 6

STACK EFFECT (Building Science)......................................................................................... 7

FIREPLACE CERTIFICATIONS................................................................................................... 8

CERTIFICATION: GAS-BURNING............................................................................................. 8

CERTIFICATION: WOOD-BURNING........................................................................................ 8

NARRATIVES.......................................................................................................................... 9

General Wear And Deterioration............................................................................................... 9

Odor................................................................................................................................... 9

Doorbell............................................................................................................................ 10

Signs of Flooding................................................................................................................ 10

Ceiling Fan........................................................................................................................ 11

Fire Suppression System..................................................................................................... 11

Environmental Hazards......................................................................................................... 12

Asbestos............................................................................................................................ 12

Radon............................................................................................................................... 14

Lead Paint......................................................................................................................... 15

Mold................................................................................................................................. 15

Smoke/Co Detectors............................................................................................................ 16

Smoke Detectors.............................................................................................................. 16

CO Detectors................................................................................................................... 17

 

Note:  HVAC REGISTER narratives are located in the 4. FLOORS, WALLS & CEILINGsection

 

 

                                          FLOORS, WALLS and CEILINGS   

INSPECTOR REFERENCE......................................................................................................... 2

HARDWOOD FLOORS........................................................................................................... 2

Squeaking........................................................................................................................ 2

Joist-Related................................................................................................................. 2

Seasonal Shrinkage....................................................................................................... 2

Buckling....................................................................................................................... 2

Chatter Marks............................................................................................................... 2

Crowning..................................................................................................................... 2

Excessive Gaps.............................................................................................................. 3

Greenhouse Effect......................................................................................................... 3

WDI............................................................................................................................. 3

Picture Framing............................................................................................................ 3

Sticker Stain.................................................................................................................. 3

The Entire Floor is Uneven............................................................................................. 3

NARRATIVES.......................................................................................................................... 3

Floors................................................................................................................................. 3

General Condition............................................................................................................ 3

Carpet............................................................................................................................. 4

Tile Floors........................................................................................................................ 5

Wood Floors..................................................................................................................... 6

Type of Wood Floor........................................................................................................ 6

Wood Floor Condition.................................................................................................... 7

Vinyl Floors.................................................................................................................... 11

Damage...................................................................................................................... 11

Installation................................................................................................................. 11

Walls................................................................................................................................ 12

Cracking........................................................................................................................ 12

Damage & Deterioration.................................................................................................. 13

Moisture Damage............................................................................................................ 14

Nail Pops....................................................................................................................... 15

Poor Workmanship......................................................................................................... 15

Wall Thermal Insulation.................................................................................................. 16

Ceilings............................................................................................................................. 16

Damage......................................................................................................................... 16

Moisture Damage............................................................................................................ 17

Past Leakage............................................................................................................... 17

Recent Leakage............................................................................................................ 18

Poor Workmanship......................................................................................................... 19

Nail Pops....................................................................................................................... 19

Lighting............................................................................................................................ 19

Register Condition.............................................................................................................. 20

Supply Registers............................................................................................................. 20

Return Registers............................................................................................................. 21

 

 

                                                 DOOR INTERIORS

REFERENCE........................................................................................................................... 1

Inspection concerns:............................................................................................................... 1

Sliding glass doors:............................................................................................................... 2

Closet doors:........................................................................................................................ 2

NARRATIVES........................................................................................................................ 2

Exterior Doors......................................................................................................................... 2

Exterior Door Condition........................................................................................................ 2

Surfaces........................................................................................................................... 2

Weatherstripping............................................................................................................. 3

Sweeps............................................................................................................................ 4

Exterior Door Hardware....................................................................................................... 5

Deadbolts........................................................................................................................ 7

Exterior Door Operation....................................................................................................... 7

Interior Doors......................................................................................................................... 8

Interior Door Condition........................................................................................................ 8

Surfaces........................................................................................................................... 9

General Condition........................................................................................................... 10

Interior Door Hardware...................................................................................................... 11

Interior Door Operation...................................................................................................... 12

Closet Doors....................................................................................................................... 13

Closet Door Condition...................................................................................................... 13

Sliding Glass Doors............................................................................................................. 14

Misc. Problems................................................................................................................ 14

Double-Pane Failure....................................................................................................... 15

 

 

                                           WINDOW INTERIORS

REFERENCE.......................................................................................................................... 1

Inspection Concerns............................................................................................................... 1

Condensation on Double-Pane Windows................................................................................... 2

NARRATIVES........................................................................................................................ 3

Window Type...................................................................................................................... 3

Window Frame/Sash Material.............................................................................................. 3

Manner Of Opening (casement, double-hung, sliding etc.).......................................................... 4

Window Condition................................................................................................................ 4

General Condition.............................................................................................................. 4

Deterioration..................................................................................................................... 4

Sash................................................................................................................................ 5

Sun Damage: Wood Windows............................................................................................. 6

Air Leakage....................................................................................................................... 6

Condensation.................................................................................................................... 7

Paint................................................................................................................................ 8

Window Sills....................................................................................................................... 9

Sill Damage/Deterioration.................................................................................................... 9

Sill Moisture Damage......................................................................................................... 9

Tempered Glass Requirements............................................................................................... 11

Window Operation............................................................................................................... 11

Operating Problems.......................................................................................................... 11

Double-Hung................................................................................................................... 12

Casement........................................................................................................................ 12

Sliding........................................................................................................................... 13

Awning.......................................................................................................................... 14

Skylights........................................................................................................................... 14

Leakage.......................................................................................................................... 14

Damage.......................................................................................................................... 15

Glazing........................................................................................................................... 15

 

 

                                                INTERIOR TRIM

General Trim.......................................................................................................................... 1

Baseboard.............................................................................................................................. 2

Door Casing............................................................................................................................ 3

Window Casing....................................................................................................................... 3

 

 

                                                       STAIRS

INSPECTOR REFERENCE......................................................................................................... 1

Staircase Requirements Vary!................................................................................................ 1

Recommending Correction ff Code Violations.......................................................................... 1

Commenting On "Building Code"........................................................................................... 2

Baluster Spacing; Guardrails VS Handrails.............................................................................. 2

NARRATIVES.......................................................................................................................... 2

Standard Stairs.................................................................................................................... 2

General Staircase Condition............................................................................................... 2

Handrail Assembly............................................................................................................... 3

General Handrail Deficiencies............................................................................................ 3

Handrail Safety Standard Deficiencies................................................................................ 4

Stair Guardrail Assembly....................................................................................................... 6

Staircase Width.................................................................................................................... 7

Projections.......................................................................................................................... 8

Risers................................................................................................................................. 8

Treads................................................................................................................................ 9

Tread Coverings............................................................................................................. 10

Headroom......................................................................................................................... 10

Interior Walkway Guardrails................................................................................................... 10

Landings........................................................................................................................... 11

Staircase Illumination......................................................................................................... 12

Winding/Spiral Stairs......................................................................................................... 12

Treads........................................................................................................................... 12

Risers............................................................................................................................ 13

Headroom......................................................................................................................... 13

 

                                                           HVAC

                                                   FURNACE & HUMIDIFIER

INSPECTOR REFERENCE......................................................................................................... 2

GAS FURNACE INSPECTION CHECKLIST.......................................................................... 2

Gas Furnace Operation............................................................................................................ 4

About Carbon Monoxide........................................................................................................ 4

Heating System Efficiency..................................................................................................... 5

Formula for Calculating Adequate Combustion Air................................................................... 5

Gas-fired Appliance.......................................................................................................... 5

From the Room or Adjacent Rooms (no intervening door)................................................... 5

From the Room or Adjacent Rooms (with intervening door)................................................ 5

From Outside, Ventilated Attic/Crawlspace...................................................................... 6

Single Opening to Outside.............................................................................................. 6

Oil-fired Appliance........................................................................................................... 6

From the Room or Adjacent Rooms (no intervening door)................................................... 6

From Outside, Ventilated Attic/Crawlspace...................................................................... 6

Gas Venting Basics................................................................................................................ 7

By-passing Controls of Unfamiliar Thermostats.......................................................................... 9

Identifying A Cracked Heat Exchanger.................................................................................... 9

Furnace Efficiency Ratings.................................................................................................... 9

Serial No. Date Codes (Reference).......................................................................................... 9

NARRATIVES......................................................................................................................... 10

Installation Disclaimer........................................................................................................... 10

Furnace Location................................................................................................................... 10

Defective Locations............................................................................................................. 10

Inadequate Separation........................................................................................................ 11

Attic Furnace...................................................................................................................... 12

Attic HVAC Requirements................................................................................................. 12

Furnace Type........................................................................................................................ 13

Gas-Fired........................................................................................................................... 13

Oil-Fired........................................................................................................................... 13

Electric.............................................................................................................................. 13

What is Inspected.................................................................................................................. 14

General Condition................................................................................................................. 14

Furnace Exterior................................................................................................................ 15

Furnace Manufacturer........................................................................................................ 16

Date Of Manufacture........................................................................................................... 16

Furnace Combustion Exhaust Venting...................................................................................... 17

Excessive Moisture............................................................................................................. 17

Clearance To Combustibles.................................................................................................. 18

Vent Configuration............................................................................................................. 18

Vent Termination............................................................................................................... 20

Venting into Chimney......................................................................................................... 21

Backdrafting...................................................................................................................... 22

Air Filter............................................................................................................................... 23

Location............................................................................................................................ 23

Air Filter Condition............................................................................................................. 24

Electronic Air Filter............................................................................................................. 26

Cumbustion Air..................................................................................................................... 26

Combustion Chamber............................................................................................................. 27

Furnace Shut-Offs.................................................................................................................. 29

Fuel Pipe Condition............................................................................................................... 29

Blower................................................................................................................................. 30

Heat Exchanger..................................................................................................................... 31

Condensate Drain.................................................................................................................. 31

Thermostat........................................................................................................................... 32

Accessibility.......................................................................................................................... 33

HVAC Ducts........................................................................................................................... 33

Furnace Operation............................................................................................................. 34

Supply air Ducts.................................................................................................................... 36

Duct Type.......................................................................................................................... 36

General Duct Problems........................................................................................................ 36

Metal Duct Problems........................................................................................................ 37

Flexible Duct Problems.................................................................................................... 38

Return Air............................................................................................................................. 38

Condition.......................................................................................................................... 38

Improper Location.............................................................................................................. 39

Oil-Fired Furnace Defects....................................................................................................... 40

Humidifier............................................................................................................................ 41

Inspector Reference............................................................................................................ 41

Humidifier Type................................................................................................................ 41

Humidifier Condition......................................................................................................... 42

Humidifier/Humidistat Location.......................................................................................... 42

 

 

 

                                                          BOILER

Radiant Floor Heating.............................................................................................................. 1

Hot Water Baseboard Heating................................................................................................... 2

Boiler Location........................................................................................................................ 3

Improper Locations.............................................................................................................. 3

General Condition................................................................................................................... 4

Boiler Exterior........................................................................................................................ 6

Boiler Manufacturer................................................................................................................ 6

Data Plate........................................................................................................................... 6

Manufacturer...................................................................................................................... 7

Boiler Operation..................................................................................................................... 7

Combustion Exhaust Flue......................................................................................................... 7

Draft Diverter......................................................................................................................... 9

Combustion Air...................................................................................................................... 10

Combustion Chamber............................................................................................................. 10

System Temperature/Pressure................................................................................................ 11

System Temperature........................................................................................................... 11

System Pressure................................................................................................................. 12

Boiler Interior....................................................................................................................... 13

Boiler Shut-Offs..................................................................................................................... 13

Fuel Pipe Condition............................................................................................................... 14

TPR/Discharge Pipe.............................................................................................................. 15

Air Vent................................................................................................................................ 17

Circulation Pump.................................................................................................................. 17

Expansion Tank.................................................................................................................... 18

Radiant In-Floor Heating........................................................................................................ 19

Hot Water Baseboard Heating.................................................................................................. 19

Oil-Fired Boiler..................................................................................................................... 20

 

 

                                        OTHER HEATING APPLIANCES

Electric Heaters....................................................................................................................... 1

Electric Baseboard Heater..................................................................................................... 1

Electric Wall Heater.............................................................................................................. 2

Electric Stand-Alone Wall Heater........................................................................................... 3

Electric Radiant Heating....................................................................................................... 3

Gas-Fired Heaters.................................................................................................................... 4

Gas-Fired Floor Heater.......................................................................................................... 4

Exhaust Flue.................................................................................................................... 4

Gas-Fired Wall Heater........................................................................................................... 6

Wall Heater Condition....................................................................................................... 6

Wall Heater Exhaust Flue.................................................................................................. 7

Wood-Burning Insert............................................................................................................... 8

Wood-Burning Stove................................................................................................................ 9

Stove Type.......................................................................................................................... 9

Wood Stove Condition......................................................................................................... 10

Pellet Stove........................................................................................................................... 13

Heat Pump............................................................................................................................ 13

Masonry Heater..................................................................................................................... 13

 

                                                       FIREPLACE

Fireplace Type........................................................................................................................ 1

Wood-burning Fireplace....................................................................................................... 1

Wood-Burning Fireplace Type........................................................................................... 1

Wood-Burning Fireplace Condition.................................................................................... 1

Hearth............................................................................................................................. 2

Firebox............................................................................................................................ 3

Damper........................................................................................................................... 4

Exterior........................................................................................................................... 4

Visible Flue...................................................................................................................... 5

Spark Barrier................................................................................................................... 5

Gas-Burning Fireplace.......................................................................................................... 6

Gas-Burning Fireplace Condition........................................................................................ 6

 

 

                                                        COOLING

INSPECTOR REFERENCE......................................................................................................... 2

Date Codes By Serial #.......................................................................................................... 2

Central Air-Conditioning.......................................................................................................... 3

Temperature Gradients........................................................................................................ 3

Cooling System Description................................................................................................... 4

General Condition................................................................................................................ 5

System Response.................................................................................................................. 6

Air Handler......................................................................................................................... 7

Data Plate........................................................................................................................ 7

Manufacturer................................................................................................................... 7

Effiency Rating................................................................................................................. 7

Evaporator Coils............................................................................................................... 8

Condensate Disposal......................................................................................................... 8

Secondary Condensate pipe........................................................................................... 9

Condensate Pump......................................................................................................... 9

Condensate Disposal Discharge Termination.................................................................. 10

Overflow Pan.............................................................................................................. 10

Condenser Unit.................................................................................................................. 11

Data Plate...................................................................................................................... 11

Manufacturer................................................................................................................. 11

Effiency Rating............................................................................................................... 11

Location......................................................................................................................... 12

Pad and Enclosure.......................................................................................................... 12

Condenser Condition...................................................................................................... 13

Condenser Performance.................................................................................................. 14

AC Disconnect.................................................................................................................... 14

Refrigerant Lines................................................................................................................ 15

Temperature Splits............................................................................................................. 16

Evaporative Cooler................................................................................................................ 17

Evaporative Cooler Description............................................................................................ 17

Evaporative Cooler Condition.............................................................................................. 19

Evaporative Cooler Operation.............................................................................................. 20

Evaporative Cooler Ducts.................................................................................................... 21

Whole-House Fan.................................................................................................................. 21

Whole-House Fan Location.................................................................................................. 21

Whole-House Fan Condition................................................................................................ 22

Winterization.................................................................................................................... 22

Room Air-Conditioning........................................................................................................... 22

Room Air-Conditioner Operation.......................................................................................... 23

Wall-Mounted Ac............................................................................................................ 23

Window-Mounted Ac....................................................................................................... 23

 

 

 

 

 

                             PLUMBING

                                                             POTABLE WATER

Water Supply Source............................................................................................................... 1

Water Service...................................................................................................................... 1

Public Water Source............................................................................................................. 2

Private Water Source............................................................................................................ 2

On-Site Water Storage........................................................................................................... 2

Water Distribution Pipes.......................................................................................................... 3

Main Water Supply Pipe....................................................................................................... 3

Main Water Supply Pipe Condition........................................................................................ 3

Main Water Shut-Off............................................................................................................. 4

Main Water Supply Shut-Off Location.................................................................................. 4

Main Water Supply Shut-Off Condition............................................................................... 4

Size/Material...................................................................................................................... 5

Pipe Diameter..................................................................................................................... 5

Metal Supply Pipes.............................................................................................................. 6

Plastic Supply Pipes............................................................................................................. 6

General Condition................................................................................................................ 7

Pipe Support....................................................................................................................... 8

Leakage.............................................................................................................................. 9

Corrosion............................................................................................................................ 9

Freeze Protection............................................................................................................... 10

Water Hammer................................................................................................................... 10

Functional Flow................................................................................................................. 10

Electrical Bonding.............................................................................................................. 11

Supply Pipe Bonding Ok.................................................................................................. 11

Bonding Deficiencies....................................................................................................... 11

Water Quality........................................................................................................................ 12

Potable Water Condition..................................................................................................... 12

Water Treatment Systems.................................................................................................... 13

Water Filter Types........................................................................................................... 13

Water Softener................................................................................................................ 14

 

 

                   SEWAGE And DRAIN, WASTE, And VENT (DWV) SYSTEMS

Sewage System Type................................................................................................................ 1

General System Condition........................................................................................................ 2

Sewage Ejector Pump.............................................................................................................. 2

Ejector Pump Location.......................................................................................................... 2

Ejector Pump Condition........................................................................................................ 3

Ejector Pump Deficiencies..................................................................................................... 3

Drain, Waste And Vent (DWV) Pipes.......................................................................................... 5

General Condition................................................................................................................ 5

DWV Material...................................................................................................................... 5

Functional Drainage............................................................................................................. 6

Damaged/Leaking Waste Pipes............................................................................................. 7

Improper Waste Conditions................................................................................................... 7

Open Sewer........................................................................................................................ 7

Improper Connections.......................................................................................................... 8

Pipe Support....................................................................................................................... 8

Traps.................................................................................................................................. 9

Cleanouts.......................................................................................................................... 11

Cleanouts, Older Home....................................................................................................... 12

 

 

                                                 SEPTIC SYSTEM

REFERENCE.......................................................................................................................... 1

Inspection of Septic Systems................................................................................................... 1

NARRATIVES........................................................................................................................ 2

System Type........................................................................................................................... 2

Septic Tank............................................................................................................................. 3

Tank Problems..................................................................................................................... 4

Leach Field............................................................................................................................. 5

 

 

                                                   GAS SYSTEM

Type of Gas............................................................................................................................. 1

Propane Gas........................................................................................................................... 1

Main Gas Shut-Off.................................................................................................................... 2

Gas Shut-Off Location............................................................................................................ 2

Gas Shut-Off Condition......................................................................................................... 3

Gas Supply Pipes..................................................................................................................... 4

Distribution Pipe Material..................................................................................................... 4

Distribution Pipe Condition.................................................................................................. 5

Gas Pipe Bonding................................................................................................................. 6

Gas Meter............................................................................................................................... 6

Gas Regulator.......................................................................................................................... 6

 

 

                                                   WATER HEATER

INSPECTOR REFERENCE...................................................................................................... 2

WATER HEATER INSPECTION CHECKLIST....................................................................... 2

General:.......................................................................................................................... 2

Improper Locations:.......................................................................................................... 2

Data Plate Manufacturer.................................................................................................... 2

Shut-offs:......................................................................................................................... 3

Fuel supply:..................................................................................................................... 3

Temperature/Pressure relief (TPR) valve and discharge;..................................................... 3

Discharge pipe defects:.................................................................................................. 3

Combustion Air Requirements:........................................................................................... 3

Combustion Chamber:....................................................................................................... 4

Combustion Exhaust Venting............................................................................................. 4

Signs of Backdrafting:........................................................................................................ 4

Testing for backdrafting:.................................................................................................... 5

Water Pipes:.................................................................................................................... 5

TPR Discharge Piping Regulations.......................................................................................... 5

Water Heater Backdrafting: Causes And Recognition................................................................ 6

Rumbling, Crackling, Popping Sounds.................................................................................... 8

Electric Elements................................................................................................................. 8

Why Water Tanks Leak......................................................................................................... 8

Discolored Hot Water............................................................................................................ 9

Gas Venting Basics................................................................................................................ 9

Formula For Calculating Adequate Combustion Air................................................................. 11

Water Heater Date Codes..................................................................................................... 11

NARRATIVES...................................................................................................................... 12

Water Heater Type............................................................................................................. 12

Gas-Fired Water Heater.................................................................................................... 12

Electric Water Heater....................................................................................................... 13

Indirect Water Heater...................................................................................................... 13

Tankless Water Heater..................................................................................................... 13

Solar Preheat.................................................................................................................. 15

Water Heater Location.............................................................................................................. 15

Defective Locations............................................................................................................. 15

Data Plate Information.............................................................................................................. 16

Manufacturer..................................................................................................................... 16

Capacity............................................................................................................................ 16

Data Plate.......................................................................................................................... 16

General Condition................................................................................................................... 17

Gas Water Heater Deficiencies.............................................................................................. 19

Electric Water heater Deficiencies........................................................................................ 19

Leakage............................................................................................................................. 19

Exterior Condition.............................................................................................................. 20

Seismic Straps.................................................................................................................... 20

Burn Chamber Condition.................................................................................................... 21

Fuel Supply....................................................................................................................... 21

Combustion Exhaust........................................................................................................... 22

Draft Diverter.................................................................................................................... 24

Combustion Air Supply........................................................................................................... 25

Water Pipe Connections........................................................................................................... 25

Pressure Relief Valve............................................................................................................... 26

TPR Valve.......................................................................................................................... 26

TPR Discharge Pipe............................................................................................................ 27

Drip Pan................................................................................................................................ 29

Expansion Tank...................................................................................................................... 30

Dormant Water Heater.............................................................................................................. 31

Hot Water Recirculation System................................................................................................ 32

 

 

                                                      SUMP PUMP

Sump Pump Location............................................................................................................... 1

Sump Pump Condition............................................................................................................. 2

Sump Pump Deficiencies.......................................................................................................... 2

Sump Pump Discharge............................................................................................................. 3

Sump Pump Electrical.............................................................................................................. 3

 


  

                                                               ATTIC

                                                           GENERAL ATTIC

INSPECTOR REFERENCE......................................................................................................... 1

Personal Protective Equipment.............................................................................................. 1

Attic Access.......................................................................................................................... 2

If You Can't Enter the Attic..................................................................................................... 2

Misc. Attic Conditions............................................................................................................ 2

NARRATIVES.......................................................................................................................... 2

Attic Access.......................................................................................................................... 2

Limited Access..................................................................................................................... 3

Access Approach Conditions.................................................................................................. 4

No Access Hatch................................................................................................................... 4

Attic Access Location............................................................................................................. 5

 

 

                                                   ROOF FRAMING

INSPECTOR REFERENCE......................................................................................................... 1

Attic Access.......................................................................................................................... 2

If You Can't Enter the Attic..................................................................................................... 2

Inspecting Conventional Roof Framing................................................................................... 2

Conventional Ridge............................................................................................................ 2

Are Ridge boards Necessary?............................................................................................ 2

Structural Ridges............................................................................................................... 3

Why Rafters Pairs Should Oppose......................................................................................... 3

Collar Ties VS Roof Ties.................................................................................................... 4

Purlin Bracing Systems....................................................................................................... 4

Roof Framing Fastener Schedules.......................................................................................... 5

Fasteners for Metal Connectors............................................................................................. 5

Inspecting Roof Trusses........................................................................................................ 5

Roof Sheathing.................................................................................................................... 6

H-Clips are Not Always Required......................................................................................... 7

Attic/Roof Ventilation........................................................................................................... 7

Attic Thermal Envelope........................................................................................................ 7

Misc. Attic Conditions............................................................................................................ 8

NARRATIVES.......................................................................................................................... 8

Attic Access.......................................................................................................................... 8

Limited Access..................................................................................................................... 8

Access Approach Conditions.................................................................................................. 9

No Access Hatch.................................................................................................................. 10

Attic Access Location............................................................................................................ 10

Conventional Roof Framing................................................................................................. 11

Framing Type.................................................................................................................. 11

Purlin System.................................................................................................................. 11

Framing General Condition................................................................................................ 12

Rafter Condition............................................................................................................... 13

Ridge............................................................................................................................. 14

Connectors and Fasteners................................................................................................... 15

Collar Ties & Rafter Ties.................................................................................................. 16

Inspecting Roof Trusses....................................................................................................... 17

Truss Type..................................................................................................................... 17

Site-built Trusses............................................................................................................. 18

Roof Truss Condition....................................................................................................... 19

Truss Hardware and Fasteners............................................................................................. 20

Roof Sheathing................................................................................................................... 21

Sheathing Material............................................................................................................ 21

Sheathing Condition......................................................................................................... 22

Deficiencies.................................................................................................................. 22

Damage....................................................................................................................... 24

 

 

                            ATTIC and ROOF STRUCTURE VENTILATION

REFERENCE.......................................................................................................................... 1

Calculating Attic Ventilation Requirements................................................................................ 1

Attic Ventilation................................................................................................................... 1

Ventilation of Vaulted Roof Structures....................................................................................... 2

Inadequate Ventilation: Asphalt Shingles................................................................................... 2

NARRATIVES........................................................................................................................ 2

Moisture-related.................................................................................................................... 2

Roof Structure Ventilation....................................................................................................... 3

Ventilation Design............................................................................................................. 3

Ventilation Devices Installed................................................................................................ 4

Ventilation General Condition.............................................................................................. 4

Ventilation Device Condition.................................................................................................. 6

Continuous Ridge Vent....................................................................................................... 6

Soffit Vents....................................................................................................................... 7

Roof (turtle) Vents.............................................................................................................. 8

Gable Vents...................................................................................................................... 8

Turbine Vents................................................................................................................... 8

Attic Fan.......................................................................................................................... 8

Room Vent Terminations....................................................................................................... 8

Radiant Barrier.................................................................................................................... 10

Vapor Barrier...................................................................................................................... 10

Whole-house Fan................................................................................................................. 10

Fan Controls................................................................................................................... 11

Winterization................................................................................................................... 12

 

 

                                          THERMAL INSULATION

REFERENCE.......................................................................................................................... 1

CONTROLLING HVAC COSTS............................................................................................ 1

R-VALUE BY TYPE............................................................................................................ 1

R-Values Per Inch............................................................................................................. 1

NARRATIVES........................................................................................................................ 2

Thermal Insulation................................................................................................................ 2

Thermal Insulation Type........................................................................................................ 2

Thermal Insulation Depth....................................................................................................... 3

Thermal Insulation Condition.................................................................................................. 4

Radiant Barrier...................................................................................................................... 5

Vapor Barrier........................................................................................................................ 6

 

 

                                 ATTIC ELECTRICAL, PLUMBING and HVAC

REFERENCE........................................................................................................................... 1

Electrical Checklist................................................................................................................ 1

Plumbing Checklist............................................................................................................... 1

HVAC Checklist................................................................................................................... 2

NARRATIVES.......................................................................................................................... 2

Electrical Conditions.............................................................................................................. 2

Attic Plumbing..................................................................................................................... 4

Plumbing Condition.......................................................................................................... 4

Attic HVAC......................................................................................................................... 5

Equipment Access Deficiencies........................................................................................... 5

Duct Condition................................................................................................................. 6

Duct Insulation................................................................................................................. 7

Asbestos........................................................................................................................... 7

Damage........................................................................................................................... 7

Air Leakage...................................................................................................................... 7

Connections..................................................................................................................... 8

 

 

                               ATTIC CHIMNEY AND FIRE EVIDENCE

Chimney................................................................................................................................ 1

Abandoned Chimney............................................................................................................ 1

Evidence Of Fire...................................................................................................................... 1

Misc. Conditions...................................................................................................................... 2

Debris................................................................................................................................. 2

Signs of Leakage................................................................................................................... 2

 

 

                                                     ATTIC PEST

REFERENCE.......................................................................................................................... 1

PERSONAL PROTECTIVE EQUIPMENT.............................................................................. 1

NARRATIVES........................................................................................................................ 2

Rodents............................................................................................................................... 2

Stinging Insects.................................................................................................................... 3

Bats.................................................................................................................................... 3

Birds................................................................................................................................... 3

Wood-Destroying Insects........................................................................................................ 4

 

 

 

                                                    GARAGE

REFERENCE........................................................................................................................... 2

GARAGE INSPECTION CHECKLIST (from DASMA)     2

NARRATIVES........................................................................................................................ 4

Garage Description       4

Garage General Condition          4

Floors, Walls, & Ceiling          5

Garage Floor..................................................................................................................... 5

Cracking....................................................................................................................... 5

Heaving........................................................................................................................ 6

Settling......................................................................................................................... 6

Surface Damage.............................................................................................................. 6

Concrete Curb................................................................................................................ 7

Garage Walls..................................................................................................................... 7

Garage Ceiling................................................................................................................... 8

Fire Separation            9

Walls............................................................................................................................. 10

Ceiling........................................................................................................................... 11

Door to Living Space    12

Moisture/Mold            13

Water Heater   14

Overhead Garage Doors14

Door Panels..................................................................................................................... 16

Door Springs................................................................................................................... 16

Door Tracks.................................................................................................................... 17

Door Rollers.................................................................................................................... 18

Door Connection Bracket................................................................................................... 18

Automatic Opener        18

Number of Openers........................................................................................................... 19

Opener Operation.............................................................................................................. 19

Automatic Reverse............................................................................................................ 20

Photo Sensor................................................................................................................... 21

Pnuematic Sensor............................................................................................................. 22

Automatic Opener Switch.................................................................................................. 22

Manual Disconnect........................................................................................................... 23

Door To Exterior.................................................................................................................... 24

Door Condition           24

Door Operation................................................................................................................ 24

Door Hardware................................................................................................................. 25

Door To Living Space  26

Door Condition................................................................................................................ 26

Door Operation................................................................................................................ 27

Door Hardware................................................................................................................. 27

Deadbolt......................................................................................................................... 28

Latch.............................................................................................................................. 28

Stairs To Living Space28

Risers............................................................................................................................. 29

Tread Material................................................................................................................. 29

Tread Condition............................................................................................................... 29

Landing.......................................................................................................................... 30

Handrail.......................................................................................................................... 30

Electrical Deficiencies    31

GFCI Outlets................................................................................................................... 31

Conventional Receptacles................................................................................................... 32

Switches......................................................................................................................... 33

Lighting......................................................................................................................... 34

Misc. Electrical Deficiencies............................................................................................... 35

Garage Ventilation        35

Roof Framing  36

Roof Framing Type.......................................................................................................... 36

Site-Built Roof Trusses..................................................................................................... 36

Roof Truss Condition....................................................................................................... 37

Truss Hardware................................................................................................................ 38

Conventional Roof Framing       39

General Roof Framing Condition......................................................................................... 39

Rafter Condition............................................................................................................... 41

Ridge Condition.............................................................................................................. 42

Connections And Fasteners................................................................................................ 43

Collar & Ridge Ties......................................................................................................... 44

Ceiling Joist Condition45

Garage Roof Sheathing  45

Roof Sheathing Material.................................................................................................... 45

Sheathing Deficiencies....................................................................................................... 47

Damage.......................................................................................................................... 48

Roof Structure Ventilation         49

Ventilation Devices........................................................................................................... 50

 

 

                                                         LOG HOME

REFERENCE.......................................................................................................................... 3

Inspecting Log Homes............................................................................................................ 3

About Log Homes................................................................................................................. 3

Wall Logs............................................................................................................................ 3

Settling............................................................................................................................... 3

Log Shrinkage................................................................................................................... 4

Measuring Log Moisture Content...................................................................................... 5

Checking.......................................................................................................................... 5

Chinking............................................................................................................................. 6

Mortar-Based Chinking....................................................................................................... 6

Modern chinking................................................................................................................ 7

Inspection Considerations................................................................................................. 7

Lower Wall Logs.................................................................................................................. 8

Wood Decay......................................................................................................................... 9

NARRATIVES...................................................................................................................... 10

Disclaimers......................................................................................................................... 10

Wood-Destroying Insects................................................................................................... 10

Compliance..................................................................................................................... 11

Installation...................................................................................................................... 11

Hidden Wood Decay............................................................................................................ 12

Log Home Type..................................................................................................................... 13

Handcrafted- Scribed.......................................................................................................... 13

Handcrafted- Chinked........................................................................................................ 13

Manufactured Log Home.................................................................................................... 13

Log Profiles........................................................................................................................ 13

Visible Log Profile........................................................................................................... 13

Log Interface Profile.......................................................................................................... 14

Corner Notches.................................................................................................................... 15

Notch Type..................................................................................................................... 15

Notch Condition.............................................................................................................. 15

Chinking............................................................................................................................ 16

Exterior Chinking Methods................................................................................................ 16

Exterior Chinking Condition.............................................................................................. 18

Mortar-Based Chinking Condition....................................................................................... 18

Modern Chinking Condition.............................................................................................. 19

Interior Chinking Methods................................................................................................. 21

Mortar-based chinking....................................................................................................... 21

Interior Chinking Condition.................................................................................................. 22

Roof Structure..................................................................................................................... 22

Roof Framing Type.......................................................................................................... 22

Roof Log Condition.......................................................................................................... 22

Roof Structure Condition................................................................................................... 23

Gable End Construction Method......................................................................................... 24

Floor Structure.................................................................................................................... 25

Floor Structure Configuration............................................................................................. 25

Floor Structure Description................................................................................................ 26

Structural Configuration..................................................................................................... 26

Floor Structure Materials................................................................................................... 27

General Floor Framing Condition........................................................................................ 27

Not Flat or Level.............................................................................................................. 28

Evidence Of Fire............................................................................................................... 28

Posts.............................................................................................................................. 29

Steel Posts...................................................................................................................... 29

Wood Posts........................................................................................................................ 29

Floor Structure Support..................................................................................................... 30

Girders........................................................................................................................... 31

Girder Material/Configuration.......................................................................................... 31

Girder Condition........................................................................................................... 31

Log Floor joists............................................................................................................... 32

Conventional Floor Joist................................................................................................... 33

Floor Joist Condition........................................................................................................ 34

Decay............................................................................................................................. 35

Fasteners/Hardware........................................................................................................... 36

Exterior Floor Foundation Joint............................................................................................. 36

Log Support Posts............................................................................................................... 37

Log Support Post Condition.............................................................................................. 37

Wall Logs.......................................................................................................................... 38

General Information.............................................................................................................. 38

Wall Log Condition............................................................................................................. 38

Visible Repairs.................................................................................................................... 40

Log Discoloration................................................................................................................ 40

Lower Log Condition........................................................................................................... 41

Gasket Material................................................................................................................... 42

Log Extensions....................................................................................................................... 43

Log Extension Description.................................................................................................... 44

Log Extension Condition...................................................................................................... 44

Wood Decay.......................................................................................................................... 45

Decay Disclaimer................................................................................................................. 45

Decay Explanation............................................................................................................... 45

Log Decay.......................................................................................................................... 46

Window Sill Decay.............................................................................................................. 46

Core Decay......................................................................................................................... 47

Wall Log Settling................................................................................................................... 48

Settling Evaluation.............................................................................................................. 48

Mechanical Adjustment......................................................................................................... 49

Window & Door Openings.................................................................................................... 50

Patition Walls..................................................................................................................... 51

Staircases........................................................................................................................... 52

Porch Roof......................................................................................................................... 53

Loft................................................................................................................................... 54

Interior Walkway................................................................................................................. 54

Plumbing Components......................................................................................................... 55

Electrical Components.......................................................................................................... 56

Finish Coating....................................................................................................................... 57

Finish Coating Condition..................................................................................................... 57

Wood-Destroying Insects.......................................................................................................... 58

Evidence WDI..................................................................................................................... 58

Termites......................................................................................................................... 58

 

 

 

 

                                     POOL & SPA

Vessel.................................................................................................................................... 2

Pools Manufacturer.............................................................................................................. 2

Fill Capacity........................................................................................................................ 3

Vessel Construction.............................................................................................................. 3

Chemical Damage................................................................................................................ 3

Surface Damage................................................................................................................... 4

Vinyl Liner.......................................................................................................................... 4

Tiles................................................................................................................................... 5

Grout.................................................................................................................................. 5

Deck...................................................................................................................................... 5

Decking.............................................................................................................................. 6

Coping................................................................................................................................... 6

Pool Components.................................................................................................................... 7

Skimmer............................................................................................................................. 7

Drains................................................................................................................................ 7

Air Venturi.......................................................................................................................... 7

Ladder................................................................................................................................ 8

Control Systems....................................................................................................................... 8

Control System Type............................................................................................................. 8

Control System Condition...................................................................................................... 8

Circulation Time Clock.......................................................................................................... 9

Fireman/Delay Switch.......................................................................................................... 9

Electrical System.................................................................................................................... 10

Main Disconnect................................................................................................................. 10

Circuit Protection/Bonding................................................................................................. 11

GFCI Protection.................................................................................................................. 11

Conductors........................................................................................................................ 12

Connections....................................................................................................................... 13

Lights................................................................................................................................ 13

Underwater Luminaries...................................................................................................... 14

Heating System...................................................................................................................... 14

Heater Data Plate Info......................................................................................................... 14

Heater Condition................................................................................................................ 14

Fuel Source........................................................................................................................ 15

Clearance of Combustibles................................................................................................... 16

Combustion Chamber.......................................................................................................... 16

Combustion Air.................................................................................................................. 16

Combustion Exhaust Venting............................................................................................... 17

Safety Device..................................................................................................................... 18

Pump................................................................................................................................... 18

Pump Description.............................................................................................................. 18

Pump Condition................................................................................................................. 19

Filters................................................................................................................................... 21

Filter Description............................................................................................................... 21

Filter Condition.................................................................................................................. 21

Air Relief Valve.................................................................................................................. 22

Filter Media Condition........................................................................................................ 22

Backwash.......................................................................................................................... 23

Sight Glass......................................................................................................................... 24

Plumbing System................................................................................................................... 24

Plumbing System Condition................................................................................................. 24

Pipe Deficiencies................................................................................................................ 24

Metal Pipes........................................................................................................................ 25

PVC Pipes.......................................................................................................................... 26

Fittings.............................................................................................................................. 26

Control Valves.................................................................................................................... 27

Isolation Valves.................................................................................................................. 27

Drain................................................................................................................................ 28

Flow Meter........................................................................................................................ 28

Automatic Fill System.......................................................................................................... 28

Automatic Sanitation.............................................................................................................. 29

Sanitizer Data Plate............................................................................................................ 29

Sanitizer Type................................................................................................................... 29

Automatic Meters................................................................................................................ 30

Chemical Storage................................................................................................................ 31

Covers.................................................................................................................................. 31

Cover Description............................................................................................................... 31

Pool.................................................................................................................................. 31

Spa................................................................................................................................... 32

Cover Condition................................................................................................................. 32

Pool Water Quality................................................................................................................. 33

Water Quality.................................................................................................................... 33

Barrier System....................................................................................................................... 34

Barrier System Condition.................................................................................................... 34

Gate Condition................................................................................................................... 36

 

 

 

 

GREEN BUILDING

Thermal Insulation.................................................................................................................. 2

Attic Insulation           2

Insulation Condition   4

Radiant Barrier          5

Wall Insulation           5

Indoor Water Conservation....................................................................................................... 6

Aerators         6

Showerheads7

Toilets           7

Outdoor Water Conservation.................................................................................................... 8

Irrigation       8

Landscaping  9

Wind Control Features............................................................................................................. 9

Landscaping  9

Solar Heating & Cooling.......................................................................................................... 10

INSPECTOR REFERENCE         10

Solar Design.................................................................................................................... 10

Directional Orientation           14

Windows       14

Solar Shading15

Thermal Mass16

Heating System Efficiency        17

Heating System...................................................................................................................... 17

Soar Hot Water...................................................................................................................... 18

Solar Thermal            19

System Condition        19

Energy Conservation.............................................................................................................. 21

Recovery Ventilators   21

Healthy Home Features.......................................................................................................... 22

Labeling Programs      22

Energy Star..................................................................................................................... 22

NAHB green building guidelines......................................................................................... 23

Built Green..................................................................................................................... 23

LEED for Homes.............................................................................................................. 23

Greenguard...................................................................................................................... 23

greenseal......................................................................................................................... 24

Home Flooring            24

Volatile Organic Compounds    25

Strawbale Home........... 25

Construction Method   25

Wall Plaster   26

Moisture        27

Lighting................. 28

Types of Lighting        28

Recessed Lighting       29

Installed Lighting       31

Indoor Air Quality......... 32

Humidity Levels         32

HEPA Filter    33

Interior Ventilation     33

Photovoltaic System.....34

PV System Type          34

PV System General Condition   35

PV Array Mounting     36

PV System Labeling     36

PV Array Grounding    37

Conductors    38

PV Array Lightning Protection  38