636-391-0091 Manchester (West St. Louis County) or 636-282-8800 Jefferson County

Sample Report

Reports

At Brewer Inspection Services, Inc., we offer inspection reports that are available in two different formats for both the home inspection report and commercial and light industrial building inspection report.

The Checklist format is available at the end of the inspection. It is a 16-page comprehensive report in a checklist format. It includes a final summary page which lists all maintenance or repairs advised, as well as all unsatisfactory items the inspector found. There is also a section for any general notes or remarks by the inspector. The checklist report also comes with digital pictures which are emailed directly to you and/or your agent.

The Custom Narrative Report (detailed paragraph format) is available the next business day. This report comes to you and/or your agent via email as a word document or PDF, or can be faxed. The detailed paragraph format reads by components and systems. The Custom Narrative Report also contains final summary pages that list all of the maintenance or repairs, the unsatisfactory items, and general notes/remarks. Digital pictures are incorporated into the summary pages of the report.

Sample Home Inspection Report
Narrative Report
 

Brewer Inspection Services
July 14, 2015Serving the metro region for 25 years
John and Jane Doe

c/o Joe Agent

Real Estate USA

Dear John and Jane:

We at BREWER INSPECTION SERVICES, INC. wish to thank you for choosing us to execute your building inspection. As professional building inspectors, we are educated in and knowledgeable of the many aspects of new and more importantly, of older homes. We will, to the best of our ability, make every reasonable attempt to determine the condition of the building inspected. The exact amount of time spent will depend on several factors such as site condition, general level of maintenance, ease of access to major systems and client participation. Within the time frame of the inspection and in accordance with the A.S.H.I.® Standards of Practice, we are unable to dismantle equipment, or move large objects or personal effects in the residence being inspected. Random testing and review of various components will be executed (switches, outlets, windows, doors, etc.)

The intent of our building inspection is to determine the condition of the major systems and components at the time of the inspection. The building inspection is not intended to be a warranty or guarantee. Homeowner warranties or insurance policies are often available for a fee. Should this be desirable, you should contact your real estate representative or other parties for information about this type of protection in case of failure of major systems.

The building inspection report will describe various conditions including “serviceable”, “unsatisfactory”, “repairs advised” and “maintenance issues”. Obvious items (floor covering wear, worn wall finishes, condition of trim, cracked or broken windows, etc.), will be addressed in a general manner and reported as such. Should concerns be noted, we will do our best to direct you and if need be, (with your permission), other persons in how to resolve issues that do arise. You should realize that there is normally more than one viable resolution to a particular concern. Additional input from qualified contractors to determine the most effective and cost efficient method for repair(s) is advised.

As “Building Inspectors” we cannot be expected to see underground or inside walls, or to comment about components or systems that are not visible or systems that are shut down or disconnected. We will make every reasonable effort to review and check accessible components and systems within the time allowed/expended. We trust that the information provided to you will be accurate and clear and will help you be an educated buyer of this home.

==========================================================

On Monday, July 13, 2015, I inspected on your behalf the property known as 123 Main Street. You accompanied me for the inspection, which lasted approximately 1 hour and 30 minutes. We discussed the condition of the building, its major systems and various components at that time. I hope that the information in the following summarized report is clear and concise.

The inspection was conducted in accordance with the Standards of Practice established and outlined by the American Society of Home Inspectors (A.S.H.I. ®). This report contains the results of our visual inspection of the readily accessible portions of the building and its mechanical systems. Please note that this inspection is not intended to provide any warranties or guarantees against structural or mechanical failures. As with most inspections, it is not uncommon to discover concerns or to have discussed general costs in relation to needed repairs or maintenance. Please realize that these are estimates only, based on our past experience. You should obtain detailed information from qualified contractors on cost estimates for needed maintenance and/or repairs.

Note: If termite inspection is included please note the following: The inspection is limited to the time of inspection only. Termite infestation/swarming can occur at any time. If the property has been treated for termite infestation, review guarantees. If no guarantee is available, we do not guarantee against re-infestation.

GENERAL RESIDENCE DESCRIPTION

The residence is an approximately 92 year old, 1.5-story, single family, frame structure, constructed over a partial basement, partial crawl space and partial slab. The residence faces east and is located in St. Louis County. The residence was vacant at the time of this inspection. The exterior temperature was approximately 86˚F at the onset of the inspection and soils were damp at the surface due to recent rains.

SITE CONDITIONS

GROUNDSLOPE AND CONDITIONS

The residence is constructed on a sloped site. Under normal circumstances, and with routine maintenance, the ground slope appears to be adequate in diverting run-off water out and away from the structure. Downspouts from the roof are diverted into leader pipes. We located the water stop box and the sewer vent pipe at the front yard and the water meter in the basement.

DRIVE AND WALK SURFACES

The public and private walks are largely poured concrete, with some block surfaces noted, and the driveway is asphalt. We noted cracked or broken sections, surface spalling and the need for an asphaltic sealant at the driveway. We noted settled and uneven conditions of the block surfaces at the rear entry. Please ensure that all open joints, cracks and seams that exist at present or develop over time at the walk and drive surfaces are sealed with an appropriate material on a routine basis to help minimize frost damage. Please ensure the asphalt driveway is sealed with an appropriate material on an annual basis.

FENCING AND VEGETATION

The chain link and wire fencing at the rear yard was randomly reviewed and appears to be in serviceable condition. Please note that metal posts inset in to or in contact with the grounds and ground cover will eventually sustain moisture damage. We noted vegetation to be in close proximity to building and roof surfaces and is overgrown at the fence. We recommend it be trimmed now and on a routine basis.

EXTERIOR CONDITIONS

ROOF, CHIMNEYS, GUTTERING, VALLEYS AND FLASHINGS

Roofing over the main portion of the residence is an approximately 1 year old, architectural grade, fiberglass matte, asphalt shingle system installed on a 5.5-inch gauge over the steeply sloped, hip roof surface. We identified a built-up/rubberized rolled roofing material installed at the shallow sloped, shed roof surface at the upper dormer and an older, black colored, built-up/rubberized rolled roofing material over the 1st level, rear exposure. We walked various portions of the roof and noted all roofing materials are properly installed and in serviceable condition, as are cut shingle valleys. The metal flue and vent pipes were largely in serviceable condition, as were the metal flashings. We did note the plumbing vent pipe at the left side of the roof is too short by modern standards (picture 10) and recommend it be extended accordingly. The attached aluminum gutters and downspouts were in serviceable condition and we recommend they be cleaned and maintained routinely. The masonry chimney was largely in serviceable condition. There is a hole in the masonry chimney, at the upper most portion directly at the metal flue liner cover (picture 11).

EXTERIOR WALLS, FINISHES AND MECHANICAL

The exterior of the residence is covered in vinyl siding. The gables, fascia and soffits are enclosed, metal clad and with partial vents. This was viewed from the grade level and found to be in serviceable condition, as were the exterior doors, window sills and trim and exterior paint finishes.

The exterior lights and GFCI devices were in serviceable condition. We are unable to verify proper operation of photo electric light fixtures. The electrical service is routed overhead with an exterior meter. We noted lack of protective conduit at the lower portion of the electric service entrance cable (picture 9). The exterior hose spigots were in serviceable condition. We do recommend they be protected from frost damage during extreme weather conditions.

DECKS AND PORCHES

The front entry porch is a concrete and masonry structure. The front porch is properly attached to the residence and was found to be in serviceable condition, with general aging and/or deterioration noted, as was the perimeter railing.

MECHANICAL SYSTEMS

HEATING SYSTEM

The heating system is an approximately 6 year old, International Comfort Products brand, gas fired, forced air furnace of 100,000 B.T.U. per hour input capacity. The furnace is a minimum 80% efficient system. I visually inspected very limited portions of the heat exchanger and could find no apparent cracks, holes or other damage. Because the heat exchanger is largely concealed, a more thorough review is not possible. Therefore, it is recommended that you obtain a gas safety inspection by Laclede Gas Company or other approved contractor on this and all other gas burning appliances, lines, flues and any other related equipment. The gas line, inline shutoff valve, direct drive blower motor, metal flue pipe and visible portions of the distribution ductwork were in serviceable condition. The electric service conduit is loose and not properly secured to the furnace. We noted poor air flow to the 2nd level of the residence; however, we were unable to verify exact conditions. We recommend further review by a qualified HVAC contractor with repairs executed in a professional and workmanship like manner. The furnace filter is in need of changing. Please ensure that disposable filters are changed on a monthly basis during year-round usage. We located the gas main shutoff valve at the south exterior wall.

COOLING SYSTEM

The air conditioning system is an approximately 6-year-old, International Comfort Products brand, electric, evaporative-charged, 2.5-ton capacity unit. The system was engaged and we observed an 18°F temperature drop across the evaporator coil. It is operating within acceptable parameters and is serviceable at this time. Please ensure that heating and air conditioning systems are cleaned and serviced on an annual basis. Routine maintenance for the air conditioning system includes cleaning the condensate drain system and compressor/coils, trimming vegetation at and around the exterior condensing unit, maintaining proper insulation at the coolant lines and painting the exterior unit to prevent rust.

PLUMBING SYSTEM

The water supply system is serviced by a ¾-inch diameter copper main line and interior shutoff valve located at the front wall of the basement. The interior supply piping is approximately 10% copper and 90% potable plastic, where visible and accessible. We noted corrosion at portions of the plumbing supply lines and valves (picture 13, 14). This corrosion is indicative of potential leaks and we recommend repairs as needed. There is adequate water pressure noted with multiple usage. Interior water supply shutoff valves were randomly reviewed and those reviewed were in serviceable condition. Drain piping is a combination of cast iron and PVC/plastic that was in serviceable condition, where visible and accessible. Cleanout plugs were identified at the vertical drain stacks and there was appropriate venting at the various accessible fixtures.

LAUNDRY FACILITIES

The laundry facilities were identified in the basement and include hot and cold water lines, floor drain, 120 volt GFCI device, 4-prong 240 volt dryer circuit and an exterior dryer vent. We noted damage to the exterior dryer vent hood. We noted improper surface mounted wiring servicing the 120 volt and 240 volt outlets in the laundry area (picture 12). We recommend further review by a licensed electrical contractor.

WATER HEATER

The water heater is an approximately 6 year old, G.E. brand, gas fired, 40-gallon capacity unit. It is equipped with a properly installed temperature/pressure relief valve, overflow pipe, metal flue pipe and expansion tank. No evidence of leakage was noted during our inspection and the water heater did respond to the normal demands of the thermostat. Failure can occur at any time.

ELECTRICAL SYSTEM

The electrical system is serviced by an appropriately sized, 120/240 volt, overhead, aluminum feeder cable servicing the 125 amp, main disconnect, circuit breaker style panel located in the basement. The panel box was full with no room for expansion. We noted a double lugged circuit at the panel box (picture 15) and recommend further review by a licensed electrical contractor with repairs executed in a professional and workmanship like manner. The branch circuit wiring is copper. We noted water line and exterior driven ground rod connections. Branch circuit wiring was randomly reviewed and a representative number of switches and outlets (2-prong and 3-prong) were tested and most reviewed were in serviceable condition. We identified GFCI devices at the bathrooms, kitchen and exterior. Please ensure that smoke detectors are retained throughout, and tested on a periodic basis. The installation of CO detectors would be beneficial.

INTERIOR CONDITIONS

FOUNDATION

The residence is constructed over a partial basement, partial slab and partial crawl space. The perimeter of the structure is supported by a poured-in-place concrete foundation wall. Please note that approximately 10% of the basement has been finished; this and extensive storage did limit our review of the foundation and interior support members. Interior supports consist of wood column and beam, wooden floor joists, 1x plank subflooring and a poured concrete basement floor that were largely in serviceable condition, where visible and accessible, with common unevenness noted, typical of homes of this age. We noted common hydro-static cracks at portions of the basement floor, typical of sub-soil water retention and/or hydro-static pressure. We recommend close monitoring for any necessary repairs. Common dehydration cracks were noted at the foundation walls. There was a floor drain identified at the basement. Stairs and handrails to the basement were in serviceable condition. Please note that water penetration into the basement area from the vertical walls and at the floor level is commonplace. This condition may occur during a period of precipitation, after a heavy rainstorm that follows a lengthy dry period, and/or after an extended period of snow and/or ice covering. It is impossible to predict if, when or where seepage or leakage may occur. Grade modifications to improve drainage away from the structure and routinely maintaining the gutter and downspout systems are beneficial in helping to minimize moisture penetration.

We were unable to access the crawl space at the exterior hatch, directly below the kitchen extension. This exterior, wooden hatch does not open freely and we recommend further review of the crawl space to determine exact conditions and the possible need for repairs.

BATHROOMS

There is 1 full bathroom. Fixtures and faucets were examined and were found to be in serviceable condition. The light fixture and GFCI device were in serviceable condition. The floor coverings and wall finishes were in serviceable condition, as were the ceramic tile tub/shower walls and we recommend they be maintained routinely. There is an exterior window for ventilation at the bathroom.

KITCHEN

The kitchen is equipped with wood casework, plastic laminate countertop and a double basin, stainless steel sink that were in serviceable condition, as were the faucet and drain assemblies. We operated the appliances including the In-Sink-Erator disposal, G.E. gas range (with anti-tip device), G.E. dishwasher and G.E. microwave oven with re-circulating vent/fan. All were operating properly during our inspection. Please note that inspection of appliances is limited. Calibrations of oven, cook top and microwave and clean cycle operation are not included. We examined the interior and door seals of the Maytag refrigerator and found them in serviceable condition. Ice makers are not checked. Review of the refrigerator is limited to the condition of the door seals and interior (limited by contents). Freestanding appliances or furnishings are not moved to reveal mechanical or other systems. Kitchen GFCI devices were in serviceable condition.

DOORS AND WINDOWS

The exterior, hinged doors are wood and metal and some are equipped with double glazed glass and some with storm doors. We noted the need for repairs to the rear entry door at the kitchen extension to prevent the door from rubbing the frame. We noted lack of a weather seal at the front entry door jamb and/or door stop. We recommend repairs as needed. Primary windows throughout are vinyl framed, single hung, fixed pane and slider style units, equipped with double glazed glass and screens. The windows were randomly reviewed and were found to be in serviceable condition, as were the plastic framed and glass block basement windows. Please note that review of thermal pane seals can be impaired by temperature, cleanliness of glass, ease of access, etc. Failure of seals can occur at any time. Based on conditions noted and the difficulty in determining exact conditions associated with failed thermal pane seals, we strongly encourage a complete review of all windows by a qualified contractor and repairs executed accordingly.

WALLS, FLOORS AND CEILINGS

Walls and ceilings throughout are plaster and drywall finished. They were randomly reviewed and found to be in serviceable condition, with normal age and wear noted. Please note that plaster finishes will require ongoing patching and maintenance throughout their lifetime. The floor coverings were randomly reviewed and found to be in serviceable condition, with normal age and wear noted. Interior millwork, including doors, doorknobs, stairs and handrails, was randomly reviewed and found to be largely in serviceable condition, with normal age and wear noted. We noted loose handrails at interior steps and recommend repairs.

ATTIC

There is no formal attic space as this area has been finished and converted to living space. The roof structure and sheathing are largely concealed. We did identify small hatches at the front portion of the residence and from this location, we identified 2”x4” rafters, the original 1x plank spaced roof sheathing, which has been covered with a reflective coating OSB paneling. This appears to be in serviceable condition, where visible. We noted lack of insulation at the visible portion of the roof structure. The installation of an appropriate insulation would be beneficial in helping to ensure comfort levels at the 2nd level and energy costs. We recommend further review by a qualified contractor with repairs executed in a professional and workmanship like manner. We noted lack of ventilation at the roof structure, as viewed from the roof line. We recommend further review by a qualified contractor with repairs executed in a professional and workmanship like manner. Wall insulation is concealed and therefore, could not be confirmed.

SUMMARY:

MAINTENANCE OR REPAIR(S) ADVISED/NEEDED

  1. We noted cracked or broken sections, surface spalling and the need for an asphaltic sealant at the driveway.

  2. We noted settled and uneven conditions of the block surfaces at the rear entry.

  3. We noted vegetation to be in close proximity to building and roof surfaces and is overgrown at the fence. We recommend it be trimmed now and on a routine basis.

  4. We did note the plumbing vent pipe at the left side of the roof is too short by modern standards (picture 10) and recommend it be extended accordingly.

Picture 10

Picture 10

  1. There is a hole in the masonry chimney, at the upper most portion directly at the metal flue liner cover (picture 11).

Picture 11

Picture 11

  1. We noted lack of protective conduit at the lower portion of the electric service entrance cable (picture 9).

Picture 9

Picture 9

  1. The electric service conduit is loose and not properly secured to the furnace.

  2. The furnace filter is in need of changing.

  3. We noted corrosion at portions of the plumbing supply lines and valves (picture 13, 14). This corrosion is indicative of potential leaks and we recommend repairs as needed.

Picture 13   Picture 14

Picture 13 Picture 14

  1. We noted damage to the exterior dryer vent hood.

  2. We noted common hydro-static cracks at portions of the basement floor, typical of sub-soil water retention and/or hydro-static pressure. We recommend close monitoring for any necessary repairs.

  3. We noted the need for repairs to the rear entry door at the kitchen extension to prevent the door from rubbing the frame.

  4. We noted lack of a weather seal at the front entry door jamb and/or door stop. We recommend repairs as needed.

  5. We noted loose handrails at interior steps and recommend repairs.

UNSATISFACTORY

  1. We noted poor air flow to the 2nd level of the residence; however, we were unable to verify exact conditions. We recommend further review by a qualified HVAC contractor with repairs executed in a professional and workmanship like manner.

  2. We noted improper surface mounted wiring servicing the 120 volt and 240 volt outlets in the laundry area (picture 12). We recommend further review by a licensed electrical contractor.

Picture 12

Picture 12

  1. We noted a double lugged circuit at the panel box (picture 15) and recommend further review by a licensed electrical contractor with repairs executed in a professional and workmanship like manner.

Picture 15

Picture 15

  1. We noted lack of insulation at the visible portion of the roof structure. The installation of an appropriate insulation would be beneficial in helping to ensure comfort levels at the 2nd level and energy costs. We recommend further review by a qualified contractor with repairs executed in a professional and workmanship like manner.

  2. We noted lack of ventilation at the roof structure, as viewed from the roof line. We recommend further review by a qualified contractor with repairs executed in a professional and workmanship like manner.

GENERAL NOTES/REMARKS

  1. Please ensure that all open joints, cracks and seams that exist at present or develop over time at the walk and drive surfaces are sealed with an appropriate material on a routine basis to help minimize frost damage.

  2. Please ensure the asphalt driveway is sealed with an appropriate material on an annual basis.

  3. Please note that metal posts inset in to or in contact with the grounds and ground cover will eventually sustain moisture damage.

  4. We are unable to verify proper operation of photo electric light fixtures.

  5. Because the heat exchanger is largely concealed, a more thorough review is not possible. Therefore, it is recommended that you obtain a gas safety inspection by Laclede Gas Company or other approved contractor on this and all other gas burning appliances, lines, flues and any other related equipment.

  6. Please ensure that heating and air conditioning systems are cleaned and serviced on an annual basis.

  7. The installation of CO detectors would be beneficial.

  8. Please note that approximately 10% of the basement has been finished; this and extensive storage did limit our review of the foundation and interior support members.

  9. We were unable to access the crawl space at the exterior hatch, directly below the kitchen extension. This exterior, wooden hatch does not open freely and we recommend further review of the crawl space to determine exact conditions and the possible need for repairs.

  10. Please note that review of thermal pane seals can be impaired by temperature, cleanliness of glass, ease of access, etc. Failure of seals can occur at any time. Based on conditions noted and the difficulty in determining exact conditions associated with failed thermal pane seals, we strongly encourage a complete review of all windows by a qualified contractor and repairs executed accordingly.

  11. Please note that plaster finishes will require ongoing patching and maintenance throughout their lifetime.

  12. There is no formal attic space as this area has been finished and converted to living space. The roof structure and sheathing are largely concealed.

TERMS AND DEFINITIONS

MAINTENANCE OR REPAIR(S) ADVISED OR NEEDED — that which is considered a normal part of home ownership. Can indicate common or normal aging; the system is still functional; repairs that would likely cost less than approximately $500.00, in accordance with the ASHI® Standards of Practice. On occasion, REPAIR will be used in association with an unsafe or improper condition when that condition can be easily corrected.

UNSATISFACTORY — A condition that is unsafe or dangerous; a component or system that is incapable of performing its intended function; a necessary repair that is likely to exceed $500.00 to complete satisfactorily. EG: a leaky roof.

GENERAL NOTES AND REMARKS — Information that may clarify exact conditions or recommendations. In some instances, the component or system may be serviceable, but more detail is warranted.

NOTE

When Repair or Unsatisfactory are noted, this may indicate that replacement is necessary. As professional building inspectors, we feel that we can best serve our clients by “Inspecting and Directing.” We will do our best to determine the cause of a particular concern, but we always recommend review by qualified professional contractors to better determine the exact cause of a condition and the most cost effective method to rectify it.

Please note that this inspection is intended for your personal use only. It is not intended to be used by any other party. The text of this report will be retained in complete confidence and its details will not be conveyed to any other party without your express permission. As previously noted, this inspection was conducted in accordance with the Standards and Practices of the American Society of Home Inspectors®. I trust that the information provided to you is clear and easily understood.

Respectfully,

B. Inspector

Brewer Inspection Services

ASHI® #000000

XXX/xx

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