What Is Inspected

First, a list of most important issues I look for:

The report you get will have all the issues I find summarized in a table at the top and organized by the importance of the issues.

1. GFCI protected AC outlets. Every GFCI outlet is tested. Other AC outlets are not tested. Many older homes did not require GFCIs when built but I always report that they should be installed. 
2. Water heater earthquake strapping and TPR (Temperature and Pressure Relief) valve pipe installation.
3. Kitchen range tilt clamp (if it is a freestanding range)
4. Sash windows are all tested. Sliders are not unless they look damaged.
5. Fireplace damper clamp on newer dampers. Closed gas fireplaces like those made by Heatilator are not inspected because they cannot be opened easily.
6. Roof leaks – these are almost impossible to detect from a walk on the roof and walking on many tile roofs is dangerous and can lead to broken tiles. So unless the home is one story and has a composition shingle roof it will not be walked on. The most certain way to see roof leaks is by looking for water stains on ceilings.
7. Improper wiring in breaker panels – wiring is checked to be sure that no more than one wire is connected to each breaker unless the breaker is rated for two conductors.
8. Water pressure is measured and reported ONLY if it is under 30 or over 70 PSI.
9. HVAC filters and coolant pipes are checked but reported ONLY if improper.
10. Smoke detectors are not all tested, just a sample of a few are tested. It is recommended that you test them when you move in and regularly after.


SECTION 1 – Foundations, Basements, and Under-floor Areas

1. Foundation and other support components.
2. Under-floor ventilation.
3. Location of under-floor access opening(s).
4. Wood separation from soil.
5. Presence of drainage systems or sump pumps within foundation footprint.
6. Presence or absence of seismic anchoring and bracing components.

SECTION 2 – Exteriors

1. Surface grade, hardscaping and drainage within six feet of the inspected building or associated primary parking structure.
2. Wall cladding, veneers, flashing, trim, eaves, soffits and fascias.
3. Exterior portions of a representative sampling of doors and windows.
4. Attached decks, porches, balconies, stairs, columns, walkways, guard-rails and handrails.

SECTION 3 – Roof Coverings

1. Roof coverings.
2. Flashing, vents, skylights and other penetrations.
3. Roof drainage systems.

SECTION 4 = Attic Areas and Roof Framing

1. Framing and sheathing.
2. Access opening(s) and accessibility.
3. Insulation material(s).
4. Ventilation.

SECTION 5 – Plumbing

1. Supply, waste, and vent piping.
2. Fixtures, faucets and drains.
3. Water heating equipment, including combustion air, venting, connections, energy sources, seismic bracing, and temperature-pressure relief valves.
4. Functional flow of water supply and functional drainage at fixtures.
5. Gas piping and connectors.
6. Cross-connections.

SECTION 6 – Electrical Systems

1. Service conductors, equipment, and capacity.
2. Panels and overcurrent protection devices.
3. Service and equipment grounding.
4. Wiring types and methods.
5. A representative sampling of switches, receptacles, and light fixtures.
6. Ground-fault circuit-interrupters.

SECTION 7 – Heating Systems

1. Heating equipment and operation using normal user controls.
2. Venting systems.
3. Combustion and ventilating air.
4. Energy source and connections.
5. Heating distribution system(s) including a representative sampling of ducting, duct insulation, outlets, radiators, piping systems and valves.

SECTION 8 – Central Cooling Systems

1. Cooling equipment and operation using normal user controls.
2. Cooling distribution system(s) including a representative sampling of ducting, duct insulation, outlets, piping systems and valves.
3. Energy source and connections.
4. Condensate drains.

SECTION 9 – Fireplaces and Chimneys

1. Chimneys, flues, dampers and associated components.
2. Fireboxes, hearth extensions and permanently installed accessory components.
3. Manufactured solid-fuel or gas-burning appliances.

SECTION 10 – Building Interior

1. Walls, ceilings and floors.
2. Security bars, ventilation components, and a representative sampling of doors and windows.
3. Stairs, handrails, and guardrails.
4. Permanently installed cabinet and countertop surfaces.
5. Safety glazing in locations subject to human impact.

SECTION 11 (OPTIONAL) – Other Built-In Appliances and Systems

Attic power vents, central vacuum, cook-tops and exhaust fans, dishwashers, food waste disposers, garage door openers, hydrotherapy tubs, ovens, microwave ovens, refrigerators, freezers, trash compactors, or whole-house fans.

1. Optional systems, components and appliances specifically examined during the inspection.
2. Basic operation of optional systems, components and appliances specifically included in the inspection.

SECTION 12 (OPTIONAL) – Pools and Spas

The inspector may examine the following at his/her discretion, as agreed with client:

1. Location and type of pool or spa examined.
2. Conditions limiting or otherwise inhibiting inspection.
3. Enclosure and related gates.
4. Hardscaping and drainage related to the inspected pool or spa.
5. Condition of visible portions of systems, structures, or components.
6. Normally necessary and present equipment such as: lights, pumps, heaters, filters, and related mechanical and electrical connections.