Sample report
Sample report · Ohio
Report details
Big ones first: knob-and-tube wiring; water heater relief valve: no discharge pipe; open junction box at the furnace: no cover; and damaged shingle: lifted and cracked tab. The upper roof was seen from the ground only. DIY is outlet cover plate: off, gutter full of leaves and roof grit.
Systems at a glance
Basement, brick walls (painted) · Asphalt shingles, three-tab · Knob-and-tube wiring plus metal-armored cable (whether the knob-and-tube still carries power was not confirmed). Air conditioner plate: built 2021.
Before you close
Old knob-and-tube wiring runs through porcelain tubes in the framing, with cloth-covered single wires. More runs on porcelain knobs feed old porcelain light holders.
This wiring has no ground, and its insulation gets brittle with age. I couldn’t tell on a visual walk which runs still carry power.
Hire a licensed electrician to find out which runs are still in use and replace them.
The relief valve on the water heater has no pipe on its outlet.
If the tank overheats, that valve sprays scalding water sideways at whoever is standing there.
Hire a licensed plumber to add a full-size discharge pipe that runs down toward the floor or to a drain.
The octagon junction box on the side of the furnace cabinet has no cover. The splices and a wire nut hang out where a hand can reach them.
An open box is a shock risk, and a loose splice can heat up next to the cabinet.
Hire a licensed electrician to put the splices back in the box, clamp the cable and install a cover.
One shingle tab is lifted and cracked, so it no longer lies flat.
Wind and water get under a lifted tab, and the next storm can tear it off.
Hire a licensed roofer to replace the damaged shingle and check the rest of the slope.
You can do these
This outlet has no cover plate. The plate is lying on the pipe below it, and the edges of the box and outlet are open.
Without the plate, fingers and tools can reach the screw terminals.
DIY: turn off that circuit at the panel, then screw the plate back on or put on a new one that fits.
This gutter run is full of leaves and dark roof grit.
A clogged gutter overflows and dumps roof water at the foundation.
DIY: from a sturdy ladder on level ground, scoop the debris out by hand and flush the gutter with a hose until the downspout runs clear.
The machines
This sample set has a data plate for the air conditioner only. The furnace and water heater plates are not shown here, so they have no ages or life ranges.
Noted. On your own walk-through, snap a photo of each machine’s label and keep it with your house papers.
Central air conditioner, outdoor condensing unit. Make: Trane (XR). Model: 4TTR6030J1000AB. Serial: ••••BP5F. Built: September 2021 (MFR DATE 9/2021), printed on the plate. Fuel: Electric, 208/230 V, 1 phase; minimum circuit ampacity 17.0 A, max breaker 25 A; refrigerant R-410A.
Noted. Built 2021 per the data plate. About 5 years old. Cools the house.
The panel label reads Homeline load center, HOMC30UC. The handwritten directory lists the kitchen and dishwasher, the furnace, the garage door, a downstairs sub panel and the hot water.
Noted. No manufacture date on the label, so the panel’s age is not determined. Keep the directory up to date as circuits change.
Noted
The paint at the bottom of this wall is bubbling and flaking, with white chalky deposits under it.
That’s moisture coming through the wall and leaving minerals behind.
Noted. Check it after a heavy rain. If it turns wet, a waterproofing contractor can find where the water gets in.
Ask the seller for receipts, permits and service records for the roof, furnace, AC, water heater and any electrical work.
Noted. This is a due-diligence ask, not a code finding.
Systems
Covering Material: Asphalt shingles, three-tab · Roof Age: Not estimated: no dated label, permit or receipt was seen, and worn granules alone do not date a roof. Ask the seller for the roofing invoice · Inspection Method: Viewed from the ground; upper slopes not walked
Wall Covering Material: Vinyl siding (front of the house)
Foundation Type: Basement, brick walls (painted) · Floor Structure: Not inspected: concealed by finishes · Roof Structure: Not inspected: not part of this sample report.
Method Or System Type: Not inspected: not part of this sample report. · Thermostat Location: Not inspected: not part of this sample report. · Approximate Age: Not inspected: not part of this sample report.
Method Or System Type: Central air conditioner, outdoor condensing unit · Approximate Age: Built 2021 per the data plate
Supply Piping Materials: Not inspected: not part of this sample report. · Drain, waste, vent Piping Materials: Not inspected: not part of this sample report. · Main Water Shutoff Location: Not inspected: not part of this sample report. · Main Fuel Shutoff Location: Not inspected: not part of this sample report.
Type: Tank water heater (relief valve shown above) · Approximate Age: Not inspected: not part of this sample report.
Branch Wiring Method: Knob-and-tube wiring plus metal-armored cable (whether the knob-and-tube still carries power was not confirmed) · Service Amperage: Not inspected: not part of this sample report. · Smoke Alarms Presence: Not inspected: not part of this sample report. · CO Alarms Presence: Not inspected: not part of this sample report.
Attic Inspection Method: Not inspected: not part of this sample report.
Primary List: Not inspected: not part of this sample report.
Next steps
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.
Ohio required items
Not this walk
Machines and their ages. No data plates are part of this sample, so no ages or life ranges are given.
Inside the furnace. It stays closed on a visual walk. An HVAC tech checks it during a service.
Wall insulation. Finished walls hide it.
Buried water, gas and sewer lines. Underground pipes are not dug up on a visual walk.
Termites and other wood-eating insects. A full pest inspection was not part of this walk.
Behind finishes, furniture and storage. Not moved or opened.
Photo appendix
Repair request
Ohio law
A visual inspection of readily accessible systems and parts, as they looked on inspection day. Not a code inspection, appraisal, warranty or engineering study.
Inspector attestation
Sample report built from more than one inspection. Real photo, location and owner removed.