Sample report
Sample report · Ohio
Start here: mold-like growth in the attic, mud tubes on wood and block, water staining on the basement wall and torn shingles at the ridge. The attic was seen from the opening only. Two DIY jobs: clear the gutters and replace the torn foam on the AC line.
Fix these before you close
Dark, spotty mold-like growth covers the underside of the roof sheathing between the rafters.
Growth like this points to moisture in the attic. It comes back until the cause is fixed.
Hire a mold pro to evaluate the mold-like growth, and a roofer or ventilation contractor to check the attic vents and roof boards.
Mud tubes run across the wood and block.
Wood-eating insects such as termites build tubes like these. Damage inside the wood may not show.
Hire a licensed pest control company to inspect for termites and other wood-eating insects, and have a carpenter check the wood.
The lower basement wall has white crusty deposits (efflorescence) and tan water staining running down from above, with the paint flaking off.
Water is moving through this wall. The deposits are the minerals it leaves behind.
Hire a basement waterproofing contractor to find where the water comes in. Start with the gutters, downspouts and grading on that side.
Shingles near the ridge are torn, with pieces missing.
Open spots let water reach the roof deck.
Hire a licensed roofer to replace the torn shingles and check the ridge.
You can handle these
The gutter is packed with dry leaves along this run.
Clogged gutters overflow, and the water lands at the foundation.
DIY: from a sturdy ladder on level ground, scoop out the leaves by hand and flush the gutter with a hose until the downspout runs clear. Repeat each fall after the leaves drop.
The foam insulation on the large AC refrigerant line is torn and hanging off, leaving bare copper.
Bare pipe loses cooling and drips.
DIY: slide on new foam pipe insulation sized for the line and wrap the seams with UV-resistant tape.
The machines
Each age below says where it came from.
Heats the house.
Cools the house. Torn line insulation is a separate DIY.
Hot water for the house.
Feeds every circuit in the house.
Shown so you can find the shutoff.
Shown so you can find the meter shutoff.
Nameplate inventory only. Not a warranty claim and not a promise of remaining life.
Gas furnace, forced air. Make: Lennox. Model: GHR26Q3/4-100-8. Serial: 5803B11•••. Size: 100,000 BTU per hour input (plate); 120 V, max 12.0 A (plate).
About 0 to 2 years left on a typical 15 to 25 year range (age from an unverified serial decode).
Noted. Serial number dates it to 2003 (unverified decode). About 23 years old.
Central air conditioner, outdoor condensing unit. Make: Trane (XR). Model: 4TTR6030J1000AB. Serial: 21353HB•••. Size: model code suggests 2.5 tons (unverified); plate: MCA 17.0 A (minimum circuit amps: the smallest circuit the label calls for), max breaker 25 A.
About 2 to 10 years left on a typical 7 to 15 year range.
Noted. Data plate dates it to 2021. About 5 years old. Torn line insulation is a separate DIY.
Tank water heater. Make: Rheem (Fury). Model: 22V40F1. Serial: RHLN1210424•••. Size: 40 gallons; 38,000 BTU per hour input (plate).
Past the typical 6 to 12 year range.
Noted. Data plate dates it to 2010. About 15 years old.
Main breaker panel, circuit breakers. Make: Eaton Cutler-Hammer (main breaker label). Model: CSH 35k main breaker, Cat. CSH2200N (breaker label); panel label not photographed. Serial: none on the label. Main breaker handle and label read 200 amps.
Noted. No manufacture date on the label in these photos, so age is not determined.
Covering Material: Asphalt shingles · Roof Age: Not estimated. No photo in this set shows a dated label, permit or receipt, and worn granules alone do not date a roof. Ask the seller for the roofing invoice · Inspection Method: Viewed from the roof edge and the ground
Wall Covering Material: Brick on the front (cover photo)
Foundation Type: Basement · Floor Structure: Not verified. Floor framing is not in the walk photos, and hidden conditions behind finishes are outside this visual walk · Wall Structure: Concealed by finishes · Ceiling Structure: Concealed by finishes · Roof Structure: Wood rafters and sheathing
Energy Source: Natural gas · Method Or System Type: Gas furnace, forced air · Thermostat Location: Not inspected: no photo of the thermostat in the photos, so its location is not recorded. · Approximate Age: Data plate dates it to 2003.
Energy Source: Electric, 208/230 V, 1 phase · Method Or System Type: Central air conditioner, outdoor condensing unit · Approximate Age: Data plate dates it to 2021.
Water Supply Public Or Private: Public: water meter at the main (photo under Data plates and ages) · Supply Piping Materials: Copper · Drain, waste, vent Piping Materials: Not inspected: no photo of the interior drain, waste and vent piping in the photos, so its material is not recorded. Buried drain lines are outside a visual walk. · Main Water Shutoff Location: Valve beside the water meter (photo) · Main Fuel Shutoff Location: At the gas meter (photo). Interior shut-off: not inspected; not in the photos
Energy Source: Natural gas · Type: Tank water heater · Approximate Age: Data plate dates it to 2010.
Service Amperage: 200-amp main breaker (handle and label read 200) · Main Disconnect Location: Main breaker in the main panel (labeled 200 amps) · Subpanel Locations: None seen · Branch Wiring Method: NM cable (plastic-sheathed cable) · Smoke Alarms Presence: Present on a ceiling by a light fixture (photo above). Alarms were not tested · CO Alarms Presence: Not inspected: no carbon monoxide (CO) alarm photo in the photos, so presence or absence is not recorded. Confirm a working CO alarm on every level before move-in.
Type: None present
Attic Inspection Method: Viewed from the attic access · Insulation Type: Loose fill · Approximate Depth Attic: Not inspected: depth was not measured in the photos · Ventilation Type: Not inspected: attic vents are not in the photos
Method: Representative doors and windows operated
Door Operation: Not tested. Check that the door reverses when something blocks it
Primary List: Not inspected: kitchen appliances were not in the photos.
Age, settlement & leftovers
A smoke alarm is mounted on the ceiling next to a light fixture. It wasn’t tested.
Noted. Test it the day you move in.
Ask the seller for receipts, permits and service records for the roof, furnace, AC and water heater.
Noted. This is a due-diligence ask, not a code finding.
It’s not too late
A camera look is the only way to see roots, breaks or sags in the buried drain line.
Radon can’t be seen or smelled. A short test gives you the number.
Mud tubes were seen. A pest pro can tell you if insects are active and how much wood is damaged.
Mold-like growth was seen on the attic roof boards. Only a lab test can say what it is.
Not this walk
Roof install date. Nothing in the photos dates the roof. Ask the seller for the roofing invoice.
Attic beyond the access opening. Viewed from the opening only. The share of the attic seen was not recorded for this sample, and the eaves were not visible.
Inside the furnace. It stays closed on a visual walk. An HVAC tech checks it during a service.
Air conditioner output. Cooling output was not measured on this walk. The plate is under the machines.
Water heater pressure-relief pipe. This pipe (the TPR, or temperature and pressure relief, discharge pipe) carries scalding water away if the tank overheats. Where it ends was not traced. A plumber can confirm it is routed safely.
Kitchen and bath outlets. A GFCI (a shock-protection outlet with Test and Reset buttons that cuts power fast if current leaks through water or a person) protects wet areas. These were not tested. Press Test, then Reset, on each one after you move in.
Smoke and carbon monoxide alarms. A smoke alarm is present on a ceiling by a light fixture. Alarms were not tested. no carbon monoxide (CO) alarm photo in the photos, so presence or absence is not recorded. Confirm a working CO alarm on every level before move-in.
Wall insulation. Finished walls hide it, so the amount of insulation, or whether there is any, is unknown.
Buried water, gas and sewer lines. Not visible. Underground pipes are not dug up on a visual walk. See sewer scope above.
Termites and other wood-eating insects. Mud tubes were seen (see above), but a full pest inspection was not part of this walk.
Garage door auto-reverse and photo-eye safety. Not tested on this walk. Check that the door reverses when something blocks it.
Behind finishes, furniture and storage. Not moved or opened. Concealed conditions are outside a visual walk.
Thermostat. no photo of the thermostat in the photos, so its location is not recorded.
Interior drain, waste and vent piping. no photo of the interior drain, waste and vent piping in the photos, so its material is not recorded. Buried drain lines are outside a visual walk.
Kitchen appliances. kitchen appliances were not in the photos.
Photo appendix
Repair request
Ohio law · plain English
A visual inspection of readily accessible systems and parts, as they looked on inspection day. Not a code inspection, appraisal, warranty or engineering study.
Not covered: radon, mold lab testing, asbestos, lead paint, water chemistry, wood-destroying insects, buried tanks, wells, septic systems and underground piping.
See Didn’t open it above.
Sample report built from more than one inspection. Real photo, location and owner removed. A visual inspection of readily accessible systems and parts, as they looked on inspection day. Not a code inspection, appraisal, warranty or engineering study. Hidden conditions behind finishes, buried piping, radon, lab testing, wood-destroying insects and water chemistry are outside a visual walk unless ordered separately.