Sample Reports

I value my client's privacy, and I certainly hope you have the opportunity to experience this by utilizing my services. As a professional I also have a responsibility to provide some level of privacy to all parties in the real estate transaction. Whether or not you purchase the property I inspect, the privacy of the owner or actual, final purchaser must be maintained. After all, how would you like to purchase a home just to have that report, with all types of revealing photographs and information, readily available for anyone to see? As such I do not provide sample reports freely available to download from my WEB site. Instead, if you are interested in utilizing my services please call me so that we can discuss your needs. At that time I can provide you with a sample report from an actual inspection performed so that you can compare it with those that other Inspectors offer.

Many Inspectors will create sample reports for you to view. These are generally the worst of the worst collections put together as if it was one home. Instead for your benefit I have posted here various items found during typical inspections. These will include the actual photographs and descriptions of what was found, as well as a small description of the written report.  After these samples is a description of what to expect in your report.

Sample 1 - Do you know what is in your attic?

The first issue listed is quite interesting and actually demonstrates the privacy issues I described above, and how a breach of privacy can happen completely and unexpectedly.  I was giving a presentation to a group of buyers, to help them identify major issues before they make an offer on a property, thereby saving them time and money.  I used pictures from a home I recently inspected that had so many major issues it was a great example to use.  During the presentation I heard from the darkened room "Hey, that's the house we just sold!".  Obviously the presentation was stopped until I spoke with them and they approved continuing use of the home.  They also approached me after the presentation and told me that after my client walked away, the next buyer's Inspector did not write up half the items I found, including this major issue!!

  

Picture 1                                                                                  Picture 2

Picture 1 is a photograph of the attic area from the entry hatch.  If you follow the black gas pipe, on the left, it goes to the far end of the attic where the issue was found.  You can obviously see the ceiling joists and tell that this attic is accessible from one end to the other for a proper inspection.  Apparently the final buyer's Inspector did not walk the attic (found some excuse not to) because if he/she did they would have found the issue in picture 2.  I was astounded when I saw what appears to be an old transite asbestos flue pipe, for the water heater below, running through the heating and air conditioning  ductwork!!  That is most obviously near the original installation of these systems as evidenced by the totally decaying/rusting plenum where the duct is entering it, at the right of the picture.  HOW COULD THIS NOT HAVE BEEN CAUGHT IF THE ATTIC WAS PROPERLY INSPECTED??

Inspection and report facts:

    Length of inspection - Within the first 30 minutes the inspection so many items were found, that were well beyond the clients original
        expectations, that I stopped the inspection and called the client.  I always speak with my clients to obtain an understanding of
        what they are expecting in a home.  If I quickly encounter well more than they expected I will provide them the opportunity to
        stop the inspection, accept a report on what was found to that point, and reduce their inspection fee accordingly.  I have not
        had to do that often but it sure helps those buyers not expecting these things and additional inspection fees when they find a
        home they want.  This client arrived on site quickly, was briefed and gladly canceled the remainder of the inspection.

    Report length - Even with most of the home not inspected completely there were 15 pages of what was found in just a 30 minute
        period.  


Sample 2 - Do you know what lurks under your house?

Pier & Beam homes, as well as other raised foundation designs, require special attention to their crawlspace areas.  In this particular home there were major signs of movement around the home's exterior and immediate interior.  It was not fully clear if they were signs from previous movement that were not repaired after a recent major piering of the home.  There is a great deal to be learned about a home from properly inspecting these crawlspace areas.  But first the Inspector must enter them and navigate them!  

 
Picture 1                                                                                Picture 2

 
Picture 3                                                                               Picture 4

The scene in picture 1 is a concern for Inspectors as the crawlspace access hatch is blocked with debris and a pair of floor joists significantly reducing the access opening size.  Many Inspectors will defer to their Standards of Practice (SOP, either State mandated or Association mandated) and declare the crawlspace inaccessible and/or unsafe to enter.  They would then list the foundation movement signs and call out for a Structural Engineer to review the foundation.  This is the Inspector's method of reducing time on site and avoiding the crawlspace at your expense, and trying to dump responsibility to inspect it off onto another trade.  By the way, the floor joists had also been cut part way through to make the opening.

Pictures 2 and 3 display many issues of which the extensive debris under the foundation was only one, but the one of importance to this example.  The amount of debris under this foundation was simply staggering!!  This was a little, approximately 1750 Square Foot home that took 7 hours from start to full client briefing and departure to complete.  The crawlspace alone took all of one and a half hours to navigate and document the conditions.  A great deal of that time was spent avoiding and moving debris to see issues being covered by it.

Besides all of the other issues found, picture 4 was a significant find which would not have occurred if the effort was not made to inspect this crawlspace.  This photograph was taken in a difficult to reach area and displays an incomplete, recent piering job.  At this point on the outside of the home were numerous movement indicators, and a load of beautiful mulch against the home that was already sinking.  This interior view shows one of the piers without proper backfill and compaction having been flooded out.

Inspection and report facts:

    Length of inspection - Seven hours with the client briefing, with 1.5 hours just inspecting the crawlspace.  Upon completion of the
        inspection, briefing and report the client decided there were many more issues with the home than they expected to deal with,
        and had accounted for in their initial offer.  They moved on to another home in better shape and a better deal than this one.

    Report length - This inspection was not terminated early and seen through to the end.  Due to the large number of similar issues the
        client was advised that not all specific indicators/issues of one type would be listed in the report in an attempt to keep the
        report at some type of manageable length.  Even with grouping the issues there were 36 pages of issues noted.  

Sample 3 - Are roofs just for birds to sit on?

Roof issues can create havoc with hidden water penetration occurring for long periods of time.  Every roof that can be safely walked should be as many issues just are not visible from the ground or even at the eaves with a ladder.  Unfortunately many roofs go unwalked either by choice of the Inspector to reduce their inspection time, or fear of walking a roof.  There are some conditions that can prevent an Inspector from walking the roof either to protect their safety or to prevent further damage to the roof and its covering.   Even under these conditions an Inspector must make every effort to at least safely access what they can where these hidden areas and potential problem spots are.  If they absolutely can not walk that roof then the attic inspection becomes even more critical.

   

Picture 1                                                                                 Picture 2

 
Picture 3

Picture 1 and 2 come from the same roof.  It was obvious from the ground that the vent pipe had been cut to short as displayed in picture 1.  However, the vent in picture 2 was not visible from the ground due to trees and other obstructions.  Had the roof not been properly inspected from the roof level then this vent would have been missed.  The boot for this vent had been installed upside down (as opposed to picture 1) and does nothing but collect water and leak into the home.

Picture 3 displays many issues that were found in a hidden valley, not visible from the ground or from the eaves with a ladder.  Climbing and walking this roof found; improper flashings in valleys and vent pipes, missing shingles. damaged shingles, water blockage points, etc.  Had this roof not been completely walked these issues would have been missed.

Inspection and report facts, Pictures 1 & 2:

    Length of inspection - A total of 8 hours from inspection through the client briefing time. 

    Report length -  Due to the extensive issues noted 44 pages of issues were noted.

Inspection and report facts, Picture3:

    Length of inspection - Approximately 5 hours.

    Report length -  This home was a badly damaged repossessed home with extensive issues from improper additions as well as the 

        damage caused by vandals.  Extensive grouping of like issues were performed in the report to keep the report length at a 

        manageable level.  No utilities were available and nearly all of the homes plumbing, plumbing fixtures, heater, AC, water heater,

        appliances, etc. had been previously removed or stolen.  Even under these conditions 22 pages of significant issues were

        noted.  This home was inspected for an out of town Investor.  Along with the report, almost 450 photographs of the home and

        its condition were sent to the Investor.

How is your report constructed and what does it contain?

You have contracted with me to inspect a property so that you can learn as much about the property as possible before purchasing it. It is not the Inspector's function to determine what might, or might not, be of importance to their client.  It is the Inspector's function to inspect, investigate and report on any and all items found.  Creating a proper report that is thorough and complete takes time and resources.  A useful and proper report just can not be created on site!  On site report generation places all homes in the "Cookie Cutter" inspection mentality.  That is, all properties have the same issues and as such are all approached and reported on the same way.  This leads to generic statements and report entries that are used for every property, and every like issue found.  The truth is that no two different property's issues are the same, and for an Inspector to assume this leads to trouble for their client.  

When your inspection and review is finished the field notes and photographs are taken back to my office for a complete review and report generation.  From time to time there are questionable items that might require additional research to provide a proper determination and answer as to their status.  All available local and WEB based resources are used when needed.  For a typical property inspection your report contains the following items.
   
   1.  Description of the issue noted along with photographs of items in inaccessible areas and also accessible items when a
        photograph will assist in the description.
   2.  Additional descriptions and/or WEB URL reference links for more in depth explanation of the issues when warranted.
   3.  Manufacturer, model number, serial number and date of manufacture of all appliances and systems when available.
   4.  Special notes of item(s) inspected, even though no issue exists, so that you have a better understanding of your home.  For
        example windows that have been advertised as coated with Low-E coatings are tested and the results noted.
   5.  Recommendations for corrections of some issues as well as general recommendations to help you obtain the most from your
        property purchase.  

It is my goal to ensure your report leaves no questions for you to ask.  As a result your report will be thorough and detailed.  Questions may arise and you are more than welcome to call and discuss these with me.