Your full inspection will be a thorough documentation of the condition of the property at the time of the inspection, complete with many pictures and a full narrative report.
Your inspection begins with an overview of the property, noting direction that building is facing. First, all utilities are located and documented, followed by an inspection of the driveway, parking areas, walkways, and associated sidewalks. All steps, stoops, patios, decks, and porches are then inspected and documented, followed by an inspection of the grading and vegetation around the building. Any retaining wall, swales, ditches, or surface drains (and condition thereof) will also be documented. Fencing and lawn sprinkler systems will also be noted.
Next, the inspection will document the external areas of the building, such as the fascia, soffits, wall coverings, windows, window screens, doors, exterior lighting, exterior electrical, and exterior plumbing. Special attention is paid to indications of wood destroying organisms and moisture intrusion.
Next, the roof areas are inspected. Depending on the height and steepness of the roof, the roof is typically walked for inspection. In lieu of walking the roof, the roof will be inspected via a camera and from the ground level. Inspection of the roof includes documentation of material, flashing, valleys, all roof penetrations (plumbing vents, gas vents, skylights, chimneys, etc.), gutters, downspouts, and leaders.
Garage areas will be thoroughly inspected, including operation of the garage door, if applicable.
Next, the electrical supply to the building will be inspected and documented, including the presence of grounding, condition of masthead, drip loop, and sizing of service entrance cable. All electrical panels will be inspected and documented, which includes removal of dead front cover(s), with special attention made to any undersized wires, breakers, burn marks, and to the presence of AFCI and GFCI breakers. Generator hook-up availability will be documented, where applicable. Hard-wired smoke and CO detectors will also be documented. All receptacles, where accessible, will be tested and documented, including functionality of GFCI receptacles.
Next the structure of the building will be inspected. This includes entering crawlspaces to document floor structure, beams, joists, presence of vapor and/ or moisture barriers, presence of wood destroying organisms, water penetration, plumbing, under-building HVAC ducts, and insulation. If the building is on a slab, the slab around the building will be inspected, with notations as to areas not adequately visible. Any visible infiltration of wood destroying organisms will be documented. Any indications of differential movement in the structure will also be documented. Next, the attic will be inspected and walked, if possible, with documentation of ceiling joists, insulation, roof structure, chimneys, attic fans, adequate ventilation (where required), bathroom fan ventilation, etc.
The HVAC system will be inspected and documented, to include model numbers, serial numbers, capacity, age, condition and operation, condition of coils, condensate discharge, unit mounting, type of fuel for cooling/ heating, differential cooling temperature, condition of ductwork, gas refrigerant line insulation, filter, thermostat, local A/C disconnect, flue pipe (if applicable), etc.
Fireplaces will be fully inspected, as applicable.
Plumbing inspection will include inspection of hot water heaters, including documentation of model number, serial number, age, capacity, fuel type, flue, condition, proper TPRV and discharge installation, and proper operation, as well as documentation of types of water lines, drain lines, gas lines, and location(s) of water and gas shutoff valves. All plumbing fixtures (sinks, tubs, toilets) will be inspected/ tested and documented for type/ manufacturer, operation, leaks, and condition. ,
Interior rooms in the home will be inspected and documented to include condition/ type of flooring, ceiling, walls, closets, electrical (fans, lights, exhausts, receptacles), HVAC, doors, windows, and plumbing. (All windows, doors will be opened and closed, if accessible). Presence of (or lack of) smoke and carbon monoxide detectors will also be documented.
The kitchen will be thoroughly inspected, to include testing of all appliances, as well as documentation of model numbers, serial number, and age, as available.
Laundry room inspection will include testing and documentation of electrical outlets, documentation of condition/ type of hose bibs, drain lines, dryer vent, gas dryer lines, laundry sink, etc.
A standard 1800 SF building would have approximated 600-800 pictures.
The intent of a full inspection is always to provide a full and detailed picture/ narrative of the building to give my Client 'peace of mind'. 'Good' or 'Bad', the Client will KNOW what they are looking at. Everyone has a different paradigm of what may be 'Good' or 'Bad', depending on their budget, skill level, expectations, etc.; therefore, I do NOT provide this report as items/ areas being 'Good' or 'Bad', but only as a full disclosure of what it is and what condition it is in. Following sending the full inspection report, I am always available for follow-up questions! (I have had questions as much as 2-3 years after the inspection and I am always happy to help!)