Sample Report
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This is an actual inspection report — browse the cover, sections, findings, and photos just like a client would. Click any comment or photo to see the detail view.
Inspection Report
Inspector — Nick Rhodes
123 Main Street,
AMHERST, MA 01002
- Date
- Thursday, May 28, 2026
- Client
- John Doe
- Building
- 2,500 sq ft · Built 1960
Table of Contents
Inspection Details
16 findings · 0 defects · 8 limitations · 8 informational
Comment Categorization
Defects in this report are color coded for clarity and categorization: RED comments are safety concerns and serious repairs. These defects should be fixed immediately due to their effect on the safety of the house, or the defect is visibly causing, or is likely to cause damage to the house and or structure. BLUE comments are defects that are considered maintenance and repair on the home. They may be causing slow damage to the home, or they could cause damage to the home in the future. They could also represent defects that have the potential or are suspected to be causing damage to the home but require more invasive evaluation that falls beyond the scope of this inspection. They could also cause a safety risk in the future if not addressed. ORANGE comments are general recommendations, upgrade or items to upgrade for the home, or provide information on components of the home that should be monitored, or are comments or information that generally fall outside the scope of a home inspection and are provided as a courtesy. Any and all defects should be taken seriously regardless of the category, and I always recommend getting estimates from qualified and licensed industry professionals before the end of the inspection period. Hidden damage is always possible and beyond the scope of this inspection to discover.
Inspection Details · Exceptions
Appliances Note
Kitchen, laundry, and other household appliances are not inspected as they are not within the scope of this inspection. Any testing done by the inspector is done as a courtesy and does not constitute full functional testing in all cycles or conditions. Future use may show defects that were not present at the time of inspection and are not the responsibility of the inspector or inspection company.
Inspection Details · Exceptions
Photos
Inspection Details · Exceptions
Fence Note
Fences and gates are not within the scope of a home inspection and therefore was not inspected. Have any concerns about fences, gates and their location evaluated by a qualified contractor if desired.
Inspection Details · Exceptions
Asbestos Note
Inspection Details · Exceptions
Lead Note
Nearly all homes built before 1978 may contain materials that contain lead. Testing for lead is not within the scope of this inspection and should only be performed by a qualified professional. For more information about lead and lead related health risks visit https://www.epa.gov/lead.
Inspection Details · Exceptions
Walkthrough Recommendations
Inspection Details · Exceptions
Due Diligence
Inspection Details · Exceptions
Limitations and Re-inspection
Exterior
27 findings · 9 defects · 3 limitations · 15 informational
Exterior Care
The exterior of your home is slowly deteriorating and aging. The sun, wind, rain and temperatures are constantly affecting it. Your job is to monitor the buildings exterior for its condition and weathertightness. Check the condition of all exterior materials and look for developing patterns of damage or deterioration. During a heavy rainstorm (without lightning), grab an umbrella and go outside. Walk around your house and look around at the roof and property. A rainstorm is the perfect time to see how the roof, downspouts and grading are performing. Observe the drainage patterns of your entire property, as well as the property of your neighbor. The ground around your house should slope away from all sides. Downspouts, surface gutters and drains should be directing water away from the foundation. Attached and detached garage notes can be found in this section. Operation of motion sensors, timers, and light sensors, as well as the condition of underground pipes, and underground utilities, is beyond the scope of this inspection.
Exterior · General Exterior
Solar Array
The presence of a photovoltaic solar array limits the ability to fully inspect the roofing material.
Exterior · General Exterior
Gutter Guards
Gutter guards were installed at the time of inspection. While gutter guards are excellent at preventing foliage buildup in the gutters, they prevent full inspection. Comments refer only to visible components.
Exterior · General Exterior
Gutters - Only Viewed From Below
Because of height restrictions, some or all of the gutter system could only be viewed from below. The presence of, or lack of debris, could not be verified. Comments refer only to visible areas. Have the gutters regularly cleaned to maintain proper drainage.
Exterior · Roof and Flashing
Roof Aged - OK
+ 2Exterior · Siding and Trim
Siding and Trim Defects
- •Wood Rot
- •Peeling Paint
- •Aged Paint
Exterior · Exterior Electrical
Incoming Service Line Protective Wrap
Exterior · Roof Drainage Systems
Gutter Downspouts Drain Near House
One or more downspouts drain too close to the home's foundation. This can result in excessive moisture in the soil at the foundation, which can lead to foundation/structural movement. Recommend a qualified contractor install downspout extensions to drain at least 6 feet from the foundation.
Exterior · Chimneys
Chimney Defects
- •Deterioration to Mortar Joints
- •Cracked/Deteriorated Crown
+ 1Exterior · Roof and Flashing
Common Roof and Flashing Defects
- •Curling Shingles
Exterior · Exterior Electrical
Missing Light Fixture
Exterior · Exterior Electrical
Missing - Aged Sealant
The sealant at the top of the electrical service meter is missing or aged. This can allow water to enter the meter and service conductors to the electrical panel. Have the meter properly sealed to avoid costly repairs.
Exterior · Driveway, Grading, and Vegetation
Driveway Aged
Major cracks, sunken areas and/or overall deterioration of the driveway was observed. The driveway appears to be at or near the end of its service life. Have it evaluated and repaired or replaced by a qualified driveway contractor.
Garage
1 findings · 1 defects · 0 limitations · 0 informational
Garage · Interior and Doors
Garage Door Physical Damage
The garage door panel was observed to have visible physical damage, including denting and deformation along the lower sections of the door. The damage was not found to affect the door's structural integrity or proper operation, alignment, or sealing against the elements.
Attic, Insulation & Ventilation
5 findings · 1 defects · 1 limitations · 3 informational
Attic, Insulation & Ventilation · Attic
Stored Items
Stored items prevent the full inspection of the attic. Comments refer only to visible areas.
Attic, Insulation & Ventilation · Attic
Dry Stains With Access
Interior
2 findings · 1 defects · 1 limitations · 0 informational
Interior Inspection
The interior of the dwelling was inspected including ceilings, walls, and floors. It was inspected for material defects such as signs of water entry and safety concerns. This does not include reporting on cosmetic issues. A representative number of doors and windows were inspected and tested. A representative number of receptacles, switches, and ceiling fans were inspected and tested. Staircases and railings were inspected for safety.
Interior · General Interior
Smoke and carbon monoxide
Smoke and carbon monoxide detectors were noted, however, testing is beyond the scope of this inspection. State regulations require testing by the fire marshal before sale of the house can be completed.
Interior · General Interior
Door Defects
The defects to the interior and/or exterior doors that are listed below were observed during inspection that require attention. These defects can impact home functionality, privacy, energy efficiency, and potentially compromise security. Have the above issues evaluated and repaired by a qualified contractor.
- •No Deadbolt
Fireplace
1 findings · 0 defects · 0 limitations · 1 informational
Bathroom 1
3 findings · 0 defects · 0 limitations · 3 informational
Bathroom Inspection
All bathrooms are checked for function of the plumbing fixtures by running water for 3-5 minutes, flushing toilets, and checking for proper drainage. Not all defects may be detectable without more extensive testing or continued use.
Bathroom 2
4 findings · 1 defects · 0 limitations · 3 informational
Bathroom 2 · Bathroom
Bathroom Common Defects
Bathrooms frequently experience specific issues that can impact functionality, hygiene, and property value. Regular maintenance and prompt repairs are essential to prevent minor issues from developing into more significant, costly problems. Have the issue/s listed below evaluated and repaired by qualified contractors.
- •Toilet Loose at Floor
- •Missing/Deteriorated Caulking
Bathroom 3
3 findings · 0 defects · 0 limitations · 3 informational
Kitchen
1 findings · 0 defects · 0 limitations · 1 informational
Kitchen
Kitchens are complex spaces with multiple systems and components that can develop various defects over time. Common kitchen issues often involve plumbing, electrical, appliance, and surface-related problems that require periodic maintenance and professional attention. Understanding potential defects helps homeowners proactively address concerns and maintain their kitchen's functionality and appearance. The kitchen was inspected including sinks, disposals, cabinetry, counters, visual inspection of appliances, and a representative number of doors, drawers, receptacles. Cosmetic issues are not reported.
Laundry
1 findings · 0 defects · 0 limitations · 1 informational
Laundry Area and Components
Visual inspection of the laundry area was performed. Appliance operation and testing is beyond the scope of this inspection.
- •Washer
- •Electric Dryer
- •Metal Dryer Vent
Basement, Foundation, Crawlspace & Structure
14 findings · 4 defects · 4 limitations · 6 informational
Basement, Foundation, Crawlspace & Structure · General Foundation, Basement, Crawlspace
Stored Items
Due to stored items not all areas of the basement were accessible for inspection. Some or all of the foundation, floor, and or framing could not be fully inspected. Comments refer only to visible areas.
Basement, Foundation, Crawlspace & Structure · General Foundation, Basement, Crawlspace
Finished Basement
The basement is partially or fully finished which blocks inspection of the framing, insulation, foundation walls, and/or the basement floor in some areas. Comments refer only to visible components.
Basement, Foundation, Crawlspace & Structure · General Foundation, Basement, Crawlspace
Cluttered Conditions
The basement was cluttered which severely restricted inspection of the basement and or crawlspace. Comments refer only to visible components. Consider having the basement re-inspected once conditions permit.
Basement, Foundation, Crawlspace & Structure · Foundation
Basement - Stored Items
Shelving, appliances, and/or stored items, restricted the view of the foundation wall at the time of inspection. Therefore, not all areas could be fully inspected. Comments refer only to visible components.
Basement, Foundation, Crawlspace & Structure · Framing and Insulation
Old House Jack-screw Columns
One or more jack screw columns have been added to the house structure. This is commonly done to add support to sagging floor areas. Jack screw columns are considered temporary and should generally not be used long term. A more permanent solution would the installation of steel lally columns with concrete footings, installed by a qualified professional. Obtain history if possible.
Basement, Foundation, Crawlspace & Structure · Framing and Insulation
Insulation Defects
- •No Insulation At Rim Joist
+ 1Basement, Foundation, Crawlspace & Structure · Foundation
Foundation Cracks - Minor
Minor cracking was noted at the foundation. This is common as a foundation ages and shrinkage surface cracks are normal. Monitor for more serious shifting/displacement and water intrusion and consider having the cracks repaired by a qualified contractor.
Basement, Foundation, Crawlspace & Structure · Basement and Egress
Dehumidifier
In New England nearly every basement has a high moisture level during the warmer months. Adding a dehumidifier that is properly sized for the space to help control moisture is very important to stop the growth of mold and fungi. If one is already in place make sure it is staying with the home, or replace as soon as possible.
HVAC
5 findings · 1 defects · 1 limitations · 3 informational
+ 1HVAC · Boiler
Data Plate
Brand: Weil-McLain
Manufactured: 1995
HVAC · Distribution Systems
Finished surfaces
Due to finished surfaces, the distribution piping was only partially visible or not visible for evaluation. Comments refer only to visible components.
HVAC · Boiler
Aged OK
Based in the age indicated by the manufacture's serial number, this equipment is considered aged. There is no reliable way to determine the remaining life expectancy of HVAC equipment, however, it is likely that it will need more frequent maintenance and repairs. Currently this equipment is functioning as intended. Budget for eventual replacement.
Plumbing
11 findings · 2 defects · 0 limitations · 9 informational
Plumbing · Water Heater
Data Plate
Brand: A.O. Smith
Serial Number: 1719106090396
Manufactured: Week 19, 2017
Plumbing · Drain And Water Supply System
Common Drain System Defects
- •Aged Case Iron
Plumbing · Drain And Water Supply System
Blocked Meter and Shutoff
The meter and main shut off is blocked by shelving. Make sure that the main shut off is accessible at all times in case of emergency.
Electrical
5 findings · 1 defects · 1 limitations · 3 informational
Electrical · Branch Wiring
Low Voltage
The house contained low voltage wiring which is beyond the scope of this inspection.
+ 1Electrical · Branch Wiring
Common Electrical Defects
- •Extension Cord Used As Permeant Wiring
- •Unsecured Wiring
Prepared by Nick Rhodes on 6/26/2026. This report is intended for the exclusive use of the client named above.
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