1234 Sample Report / Mighty Fortress Inspections / Gabriel ... · Edmond OK Mighty Fortress Inspections Gabriel Robertson OK License #70001359 (405)-315-3833 315 Pacific Crest Trail

Inspection ReportSample Report

Property Address:1234 Sample Report

Edmond OK

Mighty Fortress Inspections

Gabriel Robertson OK License #70001359(405)-315-3833

315 Pacific Crest TrailEdmond, OK 73003

[email protected]

Table of Contents

Cover Page.................................................................1

Table of Contents........................................................2

Intro Page ...................................................................3

1 Roofing.....................................................................4

2 Exterior.....................................................................9

3 Garage...................................................................13

4 Interiors ..................................................................14

5 Structural Components ..........................................18

6 Plumbing System...................................................20

7 Electrical System ...................................................26

8 Heating / Central Air Conditioning..........................33

9 Insulation and Ventilation.......................................37

10 Built-In Kitchen Appliances ..................................40

11 Lawn Sprinklers ...................................................42

12 Swimming Pools, Equipment and Safety .............45

13 Water Wells..........................................................47

14 Septic System......................................................51

General Summary.....................................................55

Invoice.......................................................................62

Agreement ................................................................63

Mighty Fortress Inspections Report

1234 Sample Report Page 2 of 64

Date: 10/28/2014 Time: Report ID: Sample ReportProperty:1234 Sample ReportEdmond OK

Customer:Sample Report

Real Estate Professional:

Comment Key or Definitions

The following definitions of comment descriptions represent this inspection report. All comments by the inspector should beconsidered before purchasing this home. Any recommendations by the inspector to repair or replace suggests a secondopinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair orreplacement of item, component or unit should be considered before you purchase the property. We are inspecting for thoseitems that are unsafe, broken, or not working as intended.

Inspected (IN) = I visually observed the item, component or unit and if no other comments were made then it appeared to befunctioning as intended allowing for normal wear and tear.

Not Inspected (NI)= I did not inspect this item, component or unit and made no representations of whether or not it wasfunctioning as intended and will state a reason for not inspecting.

Not Present (NP) = This item, component or unit is not in this home or building.

Repair or Replace (RR) = The item, component or unit is not functioning as intended, or needs further inspection by aqualified contractor. Items, components or units that can be repaired to satisfactory condition may not need replacement.

Standards of Practice:INACHI National Association of CertifiedHome Inspectors

In Attendance:Customer and their agent

Type of building:Single Family (1 story)

Radon Test:No

Water Bacteriological Test:Yes

Meth Residue and Lab Test:No

Lead Test:No

Septic Evaluation:Yes

Well Evaluation:Yes

Aerobic Evaluation:Yes

Full Well Panel:No

Mold Sampling and Lab Test:No



1. Roofing

The home inspector shall observe: Roof covering; Roof drainage systems; Flashings; Skylights, chimneys, and roof penetrations; and Signs of' leaks orabnormal condensation on building components. The home inspector shall: Describe the type of roof covering materials; and Report the methods used toobserve the roofing. The home inspector is not required to: Walk on the roofing; or Observe attached accessories including but not limited to solar systems,antennae, and lightning arrestors.

Styles & MaterialsRoof Covering:

3-Tab fiberglassViewed roof covering from:

Walked roofSky Light(s):

None

Chimney (exterior):N/A

Items1.0 Roof Coverings

Comments: Repair or Replace(1) The tree limbs that are in contact with roof or hanging near roof should be trimmed.

1.0 Item 1(Picture) 1.0 Item 2(Picture)

(2) The roof covering is old, and the life of covering has expired. The covering does need to be replaced. There aremultiple places where the shingles have lost aggregate and there are several holes.









1.1 FlashingsComments: Inspected

1.2 Skylights, Chimneys and Roof PenetrationsComments: Repair or Replace(1) Flashing not installed properly. All roof penetration flashing must be secured with nails and nail heads must besealed to prevent water penetration.



1.2 Item 1(Picture)

(2) All of the roof penetrations show significant damage and need to be replaced. This includes flue pipes, turbines, andplumbing jacks.



(3) The flue for the vent hood needs a rain cap and to be connected in the attic.




1.3 Roof Drainage SystemsComments: Not PresentGutters and drain lines are needed or erosion or water intrusion can occur.

1.3 Item 1(Picture)

The roof of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, someareas can go unnoticed. Roof coverings and skylights can appear to be leak proof during inspection and weather conditions. Our inspection makes anattempt to find a leak but sometimes cannot. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this reportshould be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to thecomments in this inspection report.

We recommend that you check with your insurance company to confirm that they will insure the roof prior to closing.



2. Exterior

The home inspector shall observe: Wall cladding, flashings, and trim; Entryway doors and a representative number of windows; Garage door operators;Decks, balconies, stoops, steps, areaways, porches and applicable railings; Eaves, soffits, and fascias; and Vegetation, grading, drainage, driveways,patios, walkways, and retaining walls with respect to their effect on the condition of the building. The home inspector shall: Describe wall cladding materials;Operate all entryway doors and a representative number of windows; Operate garage doors manually or by using permanently installed controls for anygarage door operator; Report whether or not any garage door operator will automatically reverse or stop when meeting reasonable resistance duringclosing; and Probe exterior wood components where deterioration is suspected. The home inspector is not required to observe: Storm windows, stormdoors, screening, shutters, awnings, and similar seasonal accessories; Fences; Presence of safety glazing in doors and windows; Garage door operatorremote control transmitters; Geological conditions; Soil conditions; Recreational facilities (including spas, saunas, steam baths, swimming pools, tenniscourts, playground equipment, and other exercise, entertainment, or athletic facilities); Detached buildings or structures; or Presence or condition of buriedfuel storage tanks. The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris thatobstructs access or visibility.

Styles & MaterialsSiding Style:

BrickSiding Material:

Full brickExterior Entry Doors:

Fiberglass

Appurtenance:SidewalkPatio

Driveway:Concrete

Items2.0 Wall Cladding Flashing and Trim

Comments: Inspected

2.1 Doors (Exterior)Comments: Repair or ReplaceThe main entry door and side entry door and garage door are weathered and need caulk, prep and paint (exterior). Thiscan cause some heat loss in winter and loss of cool air in summer if not corrected. A qualified person should repair orreplace as needed.





2.2 WindowsComments: Repair or Replace(1) The wood trim is peeling paint or missing paint at several windows. Further deterioration may occur if not repaired. Irecommend a qualified contractor inspect and repair as needed.

2.2 Item 1(Picture)



(2) The window frame is missing a full screen at rear of home. This is a cosmetic issue for your information. A qualifiedperson should repair or replace as needed.

2.2 Item 2(Picture)

2.3 Decks, Balconies, Stoops, Steps, Areaways, Porches, Patio/Cover and Applicable RailingsComments: Repair or ReplaceThe concrete floor on the covered porch at the front of home has cracked in some areas (which are cosmetic). Furtherdeterioration can occur if not repaired. A qualified person should repair or replace as needed.

2.3 Item 1(Picture)

2.4 Vegetation, Grading, Drainage, Driveways, Patio Floor, Walkways and Retaining Walls (With respect to theireffect on the condition of the building)Comments: Repair or Replace(1) There is a negative slope towards the rear of home. This area does not appear to drain water away from home andneeds landscaping and drainage corrected.(2) The planter box at the front of the house is missing weep holes. This could cause bricks to deteriorate or break ifwater freezes in the box.




2.5 Eaves, Soffits and FasciasComments: Repair or ReplaceThe soffit panel at eave on the exterior in areas deteriorated. Further deterioration may occur if not repaired. A qualifiedperson should repair or replace as needed.


The exterior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern,some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should beconsidered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments inthis inspection report.

Keep soil sloped away from house for approximately 10 feet and employ good gutter extensions with a full gutter system.The exterior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern,some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should beconsidered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments inthis inspection report.



3. Garage

Styles & MaterialsGarage Door Type:

One manualOne automatic

Garage Door Material:Metal

Auto-opener Manufacturer:CHAMBERLAIN

Items3.0 Garage Ceilings

Comments: Repair or ReplaceThe Sheetrock on the ceiling is damaged at the garage. While this damage is cosmetic, it needs to be repaired. Aqualified person should repair or replace as needed.


3.1 Garage Walls (including Firewall Separation)Comments: Inspected

3.2 Garage FloorComments: Inspected

3.3 Garage Door (s)Comments: Inspected

3.4 Occupant Door (from garage to inside of home)Comments: Inspected

3.5 Garage Door Operators (Report whether or not doors will reverse when met with resistance)Comments: Repair or Replace(1) The garage door does not reverse when met with resistance.(2) The sensors are in place for garage door(s) and will reverse the door.



4. Interiors

The home inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative number of installedcabinets; and A representative number of doors and windows. The home inspector shall: Operate a representative number of windows and interior doors;and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. Thehome inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting; or Draperies,blinds, or other window treatments.

Styles & MaterialsCeiling Materials:

Gypsum BoardWall Material:

Gypsum BoardFloor Covering(s):

CarpetLinoleumTileWood

Interior Doors:Hollow core

Window Types:Thermal/Insulated

Window Manufacturer:UNKNOWN

Cabinetry:Wood

Countertop:Laminate

Items4.0 Ceilings

Comments: Inspected

4.1 WallsComments: Repair or ReplaceThere is a gap in the sheetrock that needs to be sealed. This is located in the closet below the stairs.

4.1 Item 1(Picture)

4.2 FloorsComments: Repair or ReplaceThe master bedroom had a musty odor. I was unable to identify the cause. I recommend having the carpets cleaned asdesired.



4.2 Item 1(Picture)

4.3 Steps, Stairways, Balconies and RailingsComments: Repair or ReplaceThe hand/guard rail for the upstairs are spaced to far apart for safety. Spacing more than 4 inches apart could allow anadult, child or pet to fall through. The maximum space between pickets should be four inches.

4.3 Item 1(Picture)

4.4 Counters and Cabinets (representative number)Comments: Repair or ReplaceThe cabinets have been nailed to the wall. Cabinets need to have screws installed to ensure that the cabinets do notpull away from the wall.



4.4 Item 1(Picture)

4.4 Item 2(Picture)

4.5 Doors (representative number)Comments: Repair or Replace(1) The Privacy door rubs at top when closing at the Bedroom. Sometimes correcting the door opening can require doortrim to be removed and painting touch up. A qualified person should repair or replace as needed.

4.5 Item 1(Picture)

(2) The attic access door needs a lock to prevent children from entering the attic. This is a safety issue.



4.5 Item 2(Picture)

4.6 Windows (representative number)Comments: Inspected

The interior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern,some areas can go unnoticed. The inspection did not involve moving furniture and inspecting behind furniture, area rugs or areas obstructed from view.Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It isrecommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

Houses built before 1978 normally contain lead paint. We do not test for lead.



5. Structural Components

The Home Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilings and roof. The home inspector shalldescribe the type of Foundation, floor structure, wall structure, columns or piers, ceiling structure, roof structure. The home inspector shall: Probe structuralcomponents where deterioration is suspected; Enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entrycould damage the property, or when dangerous or adverse situations are suspected; Report the methods used to observe under floor crawl spaces andattics; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.The home inspector is not required to: Enter any area or perform any procedure that may damage the property or its components or be dangerous to oradversely effect the health of the home inspector or other persons.

Styles & MaterialsFoundation:

UnderpinningMethod used to observe Crawlspace:

From entryFloor Structure:

Not visible

Wall Structure:Not Visible

Columns or Piers:Masonry block

Ceiling Structure:Not visible

Roof Structure:Stick-built

Roof-Type:Hip

Method used to observe attic:From entry

Attic info:Attic access

Items5.0 Foundations, Basement and Crawlspace (Report signs of abnormal or harmful water penetration into the

building or signs of abnormal or harmful condensation on building components.)Comments: Inspected

5.1 Walls (Structural)Comments: Repair or ReplaceStructural crack in wall at right side (facing front). The appearance of settlement crack is large enough for concern.Recommend a"Structural Engineer" to inspect.


5.2 Columns or PiersComments: Repair or ReplaceThe concrete pier is not supported properly in the crawlspace. This area could use reinforcement. A qualified licensedgeneral contractor should inspect further and repair as needed.



5.2 Item 1(Picture)

5.3 Floors (Structural)Comments: Repair or ReplaceThe floor in the Hall Bath has broken tile and does not support weight. Repairs are needed. A qualified licensed generalcontractor should inspect further and repair as needed.

5.3 Item 1(Picture)

5.4 Ceilings (Structural)Comments: InspectedMost of the walls and ceilings are finished and are covered with insulation and structural members are not visible. Noobvious problems were discovered. I could not see behind these coverings.

5.5 Roof Structure and AtticComments: Inspected

The structure of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern,some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should beconsidered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments inthis inspection report.

Drainage impacts your structure. Keep water away from the foundation. Grade Dirt to slop away form the foundation and keep gutters in good repair. Usegutter extensions or splash blocks.



6. Plumbing System

The home inspector shall observe: Interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures and faucets;functional flow; leaks; and cross connections; Interior drain, waste, and vent system, including: traps; drain, waste, and vent piping; piping supports and pipeinsulation; leaks; and functional drainage; Hot water systems including: water heating equipment; normal operating controls; automatic safety controls; andchimneys, flues, and vents; Fuel storage and distribution systems including: interior fuel storage equipment, supply piping, venting, and supports; leaks; andSump pumps. The home inspector shall describe: Water supply and distribution piping materials; Drain, waste, and vent piping materials; Water heatingequipment; and Location of main water supply shutoff device. The home inspector shall operate all plumbing fixtures, including their faucets and all exteriorfaucets attached to the house, except where the flow end of the faucet is connected to an appliance. The home inspector is not required to: State theeffectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls;Operate any valve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinklersystems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except as to functional flow andfunctional drainage; Swimming pools; Solar water heating equipment; or Observe the system for proper sizing, design, or use of proper materials.

Styles & MaterialsWater Source:

PublicWater Filters:

NonePlumbing Water Supply (into home):

Pex

Plumbing Water Distribution (inside home):PEX

Washer Drain Size:2" Diameter

Plumbing Waste:PVC

Water Heater Power Source:Gas (quick recovery)

Water Heater Capacity:65 Gallon

Manufacturer:STATE

Water Heater Location:Garage

Items6.0 Plumbing Drain, Waste and Vent Systems

Comments: Repair or ReplaceThere is a small leak to the drain on the whirlpool tub in the master bathroom.

6.0 Item 1(Picture)

6.1 Plumbing Water Supply, Distribution System and FixturesComments: Repair or Replace



(1) The water pressure at the outside spigot was 100 psi at the time of inspection. The water pressure for a residentialhome needs to be less than 80 psi. Recommend installing a Pressure Regulator at the meter.

6.1 Item 1(Picture)

(2) The hose to the laundry faucet needs to be rerouted to prevent it from running into the supply lines when pulled on touse as a sprayer.


(3) The jet powered bath tub worked properly at time of inspection.



6.1 Item 4(Picture)

6.2 Hot Water Systems, Controls, Chimneys, Flues and VentsComments: Inspected

6.3 Main Water Shut-off Device (Describe location)Comments: InspectedThe main shut off is located outside in the ground. There is also a shut off in the front bedroom closet.

The water meter was steady at the time of inspection with all faucets turned off.





6.4 Fuel Storage and Distribution Systems (Interior fuel storage, piping, venting, supports, leaks)Comments: Repair or ReplaceCSST "Corrugated Stainless Steel Tubing" An Emergency Rule was signed by the Governor regarding CSST"Corrugated Stainless Steel Tubing"Flexible Gas Piping: OAC 158:70-1-3(f)(2). If any shade of yellow CSST flexible gaspiping is observed, the inspector shall Notify the client, in writing, as follows: "Certain manufactures believe the productis safe if properly bonded and grounded as required by the manufacturer's installation instructions. Proper installation ofthe product can only be determined by a licensed electrical contractor."I could not locate where the CSST is bonded andgrounded. This is a safety issue that only a licensed electrician can verify. Additional information may also be found atwww.CSSTSafety.com



6.4 Item 1(Picture)

6.5 Main Fuel Shut-off (Describe Location)Comments: InspectedThe main fuel shut off is at gas meter outside

6.5 Item 1(Picture)

6.6 Sump PumpComments: Not Present

6.7 Sewer CleanoutComments: InspectedThe sewer clean out is located in the back yard. This is for your information.



6.7 Item 1(Picture)

The plumbing in the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern,some areas can go unnoticed. Washing machine drain line for example cannot be checked for leaks or the ability to handle the volume during drain cycle.Older homes with galvanized supply lines or cast iron drain lines can be obstructed and barely working during an inspection but then fails under heavy use.If the water is turned off or not used for periods of time (like a vacant home waiting for closing) rust or deposits within the pipes can further clog the pipingsystem. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase.It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

We do not check sewer lines. If this structure is over 20 years old, we advise having the sewer lines scoped. If sewer is over 40 years old, budget forreplacement. We only check jetted tubs to see that they come on. We do not run them for more than a minute.



7. Electrical System

The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main over current device, and main anddistribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their over current devices, and the compatibility of theirampacities and voltages; The operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside thehouse, garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and allreceptacles in the garage or carport, and on the exterior of inspected structures; The operation of ground fault circuit interrupters; and Smoke detectors. Thehome inspector shall describe: Service amperage and voltage; Service entry conductor materials; Service type as being overhead or underground; andLocation of main and distribution panels. The home inspector shall report any observed aluminum branch circuit wiring. The home inspector shall report onpresence or absence of smoke detectors, and operate their test function, if accessible, except when detectors are part of a central system. The homeinspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any over current device except ground fault circuitinterrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Lowvoltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiringthat is not a part of the primary electrical distribution system; or Built-in vacuum equipment.

Styles & MaterialsElectrical Service Conductors:

Below groundPanel capacity:

125 AMPPanel Type:

Circuit breakers

Electric Panel Manufacturer:FEDERAL PACIFIC

Branch wire 15 and 20 AMP:Copper

Wiring Methods:Romex

Items7.0 Service Entrance Conductors

Comments: Inspected

7.1 Service and Grounding Equipment, Main Overcurrent Device, Main and Distribution PanelsComments: Inspected

7.2 Branch Circuit Conductors, Overcurrent Devices and Compatability of their Amperage and VoltageComments: Repair or ReplaceYou have a Federal Pacific panel which is legal, but there is a possibility that the circuit breakers may not trip whenshorted possibly causing an electrical hazard. Opinions by licensed electrical contractors on this panel varies betweensafe and unsafe. I recommend you consult a licensed electrical contractor for an opinion and correct if necessary.

There is a screw with a pointed tip installed on the breaker box. I did not put the screw back in for safety purposes. Onlyblunt tipped screws can be used on electrical panels.



7.2 Item 1(Picture)

7.2 Item 2(Picture)

7.2 Item 3(Picture)

7.3 Connected Devices and Fixtures (Observed from a representative number operation of ceiling fans, lightingfixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls)Comments: Repair or Replace(1) There is a gap in the conduit that needs to be closed. This is a safety issue.



7.3 Item 1(Picture)

(2) On the back of the home there is a wire that has been cut. This needs to be properly covered and is considered asafety issue.

7.3 Item 2(Picture)

(3) The intercom switch is loose in the wall.

7.3 Item 3(Picture)

(4) There is one open junction box in the attic that needs to be covered.



7.3 Item 4(Picture)

(5) I could not identify the function of this light switch.

7.3 Item 5(Picture)

7.4 Polarity and Grounding of Receptacles within 6 feet of interior plumbing fixtures, all receptacles in garage,carport and exterior walls of inspected structureComments: Repair or Replace(1) There are four outlets that are not grounded . They are located on the front exterior, kitchen, and living room.Electrical issues are considered a hazard until repaired. A qualified licensed electrical contractor should perform repairsthat involve wiring.





(2) There are a couple of loose outlets in the home. One outlet in the garage has the ground plug covered and oneoutlet in the front room has burn marks on it. I recommend correcting these before use.




7.4 Item 7(Picture)

7.5 Operation of GFCI (Ground Fault Circuit Interrupters)Comments: Repair or ReplaceThe outlets on the exterior of the home, the hall bath, and the kitchen are not GFCI. This is considered a safety issueand should be repaired by a licensed electrician.

7.5 Item 1(Picture)



7.6 Location of Main and Distribution PanelsComments: InspectedThe main panel box is located at the garage.

7.7 Smoke DetectorsComments: InspectedI recommend adding more smoke and carbon monoxide detectors to the home

7.7 Item 1(Picture)

7.8 Carbon Monoxide DetectorsComments: Inspected

The electrical system of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas ofconcern, some areas can go unnoticed. Outlets were not removed and the inspection was only visual. Any outlet not accessible (behind the refrigerator forexample) was not inspected or accessible. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this reportshould be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to thecomments in this inspection report.

If this house is over 30 years old, you should have the wiring completely evaluated by a licensed electrician.



8. Heating / Central Air Conditioning

The home inspector shall observe permanently installed heating and cooling systems including: Heating equipment; Cooling Equipment that is central tohome; Normal operating controls; Automatic safety controls; Chimneys, flues, and vents, where readily visible; Solid fuel heating devices; Heat distributionsystems including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and the presence of aninstalled heat source in each room. The home inspector shall describe: Energy source; and Heating equipment and distribution type. The home inspectorshall operate the systems using normal operating controls. The home inspector shall open readily openable access panels provided by the manufacturer orinstaller for routine homeowner maintenance. The home inspector is not required to: Operate heating systems when weather conditions or othercircumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe: The interior of flues;Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms.

Styles & MaterialsHeat Type:

Forced AirEnergy Source:

GasNumber of Heat Systems (excluding wood):

One

Heat System Brand:LENNOX

Ductwork:Insulated

Filter Type:Disposable

Filter Size:Adequate

Types of Fireplaces:Vented gas logs

Operable Fireplaces:One

Number of Woodstoves:None

Cooling Equipment Type:Air conditioner unit

Cooling Equipment Energy Source:Electricity

Central Air Manufacturer:LENNOX

Number of AC Only Units:One

Items8.0 Heating Equipment

Comments: Repair or Replace(1) The gas line is missing the sediment trap or "drip leg" at the furnace. The sediment trap or "drip leg" is required in allgas/lp installations. It catches the contaminants in the fuel line before they enter the gas appliance. A licensed plumbershould repair as necessary.

8.0 Item 1(Picture)

(2) The wires to the thermostat are very tight. I recommend adding a junction box to properly protect the wires.



8.0 Item 2(Picture)

(3) The heater is missing ceiling above the unit. This is allowing insulation to fall down. It also is allowing conditioned airfrom the home into the attic. Repair or replace as desired.

8.0 Item 3(Picture)

8.1 Normal Operating ControlsComments: Inspected

8.2 Automatic Safety ControlsComments: Inspected

8.3 Distribution Systems (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers,radiators, fan coil units and convectors)Comments: Repair or Replace(1) The door to access filter did not operate or is defective. A qualified person should repair or replace as needed



8.3 Item 1(Picture)

(2) The supply is disconnected in the attic. Energy loss is occurring. A licensed HVAC contractor should service orrepair unit.


8.4 Presence of Installed Heat Source in Each RoomComments: Inspected

8.5 Chimneys, Flues and Vents (for fireplaces, gas water heaters or heat systems)Comments: Inspected

8.6 Solid Fuel Heating Devices (Fireplaces, Woodstove)Comments: Not Present

8.7 Gas/LP Firelogs and FireplacesComments: InspectedThe gas fireplace has a loose control handle. Repair as desired.




8.8 Cooling and Air Handler EquipmentComments: Repair or Replace(1) There is an old thermostat wire that is exposed and needs to be capped off for safety.

8.8 Item 1(Picture)

(2) The A/C was not tested for proper operation due to the outside air temperature is 65 degrees or less. We did notinspect this unit(s).

8.9 Normal Operating ControlsComments: Inspected

8.10 Presence of Installed Cooling Source in Each RoomComments: Inspected

The heating and cooling system of this home was inspected and reported on with the above information. While the inspector makes every effort to find allareas of concern, some areas can go unnoticed. The inspection is not meant to be technically exhaustive. The inspection does not involve removal andinspection behind service door or dismantling that would otherwise reveal something only a licensed heat contractor would discover. Please be aware thatthe inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended thatqualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.

Average life expectancy of heat and air is 15 to 25 years. If slab ductwork is over 10 years old we advise having it scoped. All heat and air systems shouldbe cleaned every 3 years. If your heat and air system is over 10 years old, have it serviced and evaluated by a professional heat and air contractor.



9. Insulation and Ventilation

The home inspector shall observe: Insulation and vapor retarders in unfinished spaces; Ventilation of attics and foundation areas; Kitchen, bathroom, andlaundry venting systems; and the operation of any readily accessible attic ventilation fan, and, when temperature permits, the operation of any readilyaccessible thermostatic control. The home inspector shall describe: Insulation in unfinished spaces; and Absence of insulation in unfinished space atconditioned surfaces. The home inspector shall: Move insulation where readily visible evidence indicates the need to do so; and Move insulation wherechimneys penetrate roofs, where plumbing drain/waste pipes penetrate floors, adjacent to earth filled stoops or porches, and at exterior doors. The homeinspector is not required to report on: Concealed insulation and vapor retarders; or Venting equipment that is integral with household appliances. It isrecommended that you clean out the lint from the dryer vent before installing your dryer to ensure that your dryer operates efficiently and safely.

Styles & MaterialsAttic Insulation:

BlownFiberglass

Ventilation:Gable ventsSoffit Vents

Exhaust Fans:Fan/Heat/Light

Dryer Power Source:220 Electric

Dryer Vent:Unknown

Floor System Insulation:NONE

Items9.0 Insulation in Attic

Comments: InspectedThe insulation appears adequate.

9.0 Item 1(Picture)

9.1 Insulation Under Floor SystemComments: Not Present

9.2 Vapor Retarders (in Crawlspace or basement)Comments: Not Present

9.3 Ventilation of Attic and Foundation AreasComments: Repair or ReplaceVentilation was not added, when the most recent roof covering was installed. I recommend increasing the ventilation topromote life expectancy of covering.





9.4 Venting Systems (Kitchens, Baths and Laundry)Comments: Repair or Replace(1) The dryer vent baffle is damaged slightly. I recommend repair or replace as desired.

9.4 Item 1(Picture)



(2) The Exhaust fan does not vent to outside at the hall baths and master bath. Vent pipes that terminate in attic spacecan sometimes cause moisture that can lead to mold or cause condensation This is for informational purpose to you. Aqualified person should repair or replace as desired.

9.5 Ventilation Fans and Thermostatic Controls in AtticComments: Inspected

The insulation and ventilation of the home was inspected and reported on with the above information. While the inspector makes every effort to find allareas of concern, some areas can go unnoticed. Venting of exhaust fans or clothes dryer cannot be fully inspected and bends or obstructions can occurwithout being accessible or visible (behind wall and ceiling coverings). Only insulation that is visible was inspected. Please be aware that the inspector hasyour best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors beused in your further inspection or repair issues as it relates to the comments in this inspection report.



10. Built-In Kitchen Appliances

The home inspector shall observe and operate the basic functions of the following kitchen appliances: Permanently installed dishwasher, through its normalcycle; Range, cook top, and permanently installed oven; Trash compactor; Garbage disposal; Ventilation equipment or range hood; and Permanentlyinstalled microwave oven. The home inspector is not required to observe: Clocks, timers, self-cleaning oven function, or thermostats for calibration orautomatic operation; Non built-in appliances; or Refrigeration units. The home inspector is not required to operate: Appliances in use; or Any appliance thatis shut down or otherwise inoperable.

Styles & MaterialsDishwasher Brand:

GENERAL ELECTRICDisposer Brand:

BADGERExhaust/Range hood:

NUTONE

Range/Oven:TAPPAN

Built in Microwave:NONE

Trash Compactors:NONE

Items10.0 Dishwasher

Comments: Repair or Replace(1) The dishwasher drain hose did not perform a loop to create a trap under sink. I recommend repair as necessary.This helps to prevent food particles from entering the dishwasher from the garbage disposal and to allow thedishwasher to work efficiently.

10.0 Item 1(Picture)

(2) The dishwasher is loose and needs securing to underside of countertop (using a proper length screw). Irecommend repair as necessary.




10.1 Ranges/Ovens/CooktopsComments: InspectedThe control knobs (on oven) are difficult to read or understand setting. I recommend repair as needed.


10.2 Range Hood (s)Comments: Inspected

10.3 Trash CompactorComments: Not Present

10.4 Food Waste DisposerComments: Inspected

10.5 Microwave Cooking EquipmentComments: Not Present

10.6 RefrigeratorComments: Not Present

The built-in appliances of the home were inspected and reported on with the above information. While the inspector makes every effort to find all areas ofconcern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report shouldbe considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the commentsin this inspection report.

Average life expectancy of appliances is 10 to 15 years. We only inspect appliances to see that they work. We are not inspecting for quality or cleanliness.Budget for replacement if appliances appear over 10 years old.



11. Lawn Sprinklers

Items11.0 Sprinkler Operation

Comments: Inspected

11.1 ControllersComments: InspectedI could not locate the water shut off valve for the system. I recommend contacting the current home owner todetermine where it is located.

11.2 Rotary HeadsComments: Repair or ReplaceThere are 2 sprinkler heads that are damaged and not functioning properly. There are also a few heads that haveitems in front of the them and need to be adjusted for proper usage.






11.3 Visible Connections or ClampsComments: Not Present

11.4 DrainsComments: Not InspectedThe drains to the system where not accessible.



11.5 SensorsComments: Not Present



12. Swimming Pools, Equipment and Safety

Pools, spas, and hot tubs are fun, but children and adults can lose their life quickly. Over 4000 lives annually are lost with one-third under the age of 14. Achild can drown in the time it takes to answer a phone. A swimming pool is 14 times more likely than a motor vehicle to be involved in the death of achild age 4 and under. An estimated 5,000 children ages 14 and under are hospitalized due to near-drownings each year; 15 percent die in the hospital andas many as 20 percent suffer severe, permanent brain damage. Of all preschoolers who drown, 70 percent are in the care of one or both parents at the timeof the drowning and 75 percent are missing from sight for five minutes or less. Drowning surpasses all other causes of death to children age 14 and under inArizona, California, Florida, Hawaii, Montana, Nevada, Oregon, Utah and Washington.

A pool alarm with a loud speaker system to sound outside as well as inside the home could save a life. Even if you do not have children youshould be concerned. 35% of children that drowned did so in someone else's pool. For more info, do an Internet search on pool safety or visitthis website: http://www.ihf.org/foryourhealth/article_children.htmlPools and hot tubs are fun, but children and adults can lose their life quickly. Over 4000 lives annually are lost with one-third under the age of 14. A childcan drown in the time it takes to answer a phone. A swimming pool is 14 times more likely than a motor vehicle to be involved in the death of a child age4 and under. An estimated 5,000 children ages 14 and under are hospitalized due to near-drownings each year; 15 percent die in the hospital and as manyas 20 percent suffer severe, permanent brain damage. Of all preschoolers who drown, 70 percent are in the care of one or both parents at the time of thedrowning and 75 percent are missing from sight for five minutes or less. Drowning surpasses all other causes of death to children age 14 and under inArizona, California, Florida, Hawaii, Montana, Nevada, Oregon, Utah and Washington.

A pool alarm with a loud speaker system to sound outside as well as inside the home could save a life. Even if you do not have children youshould be concerned. 35% of children that drowned did so in someone else's pool. For more info, do an Internet search on pool safety or visitthis website: http://www.ihf.org/foryourhealth/article_children.html

Styles & MaterialsStyle:

Above groundHeated

Shape:Square

Wall Material:Fiberglass

Items12.0 Operational Condition of Pool

Comments: Inspected, Repair or ReplaceThe hot tub was functional at time of inspection. I recommend having the cover lift kit fixed before use. I alsorecommend further reading on maintenance of hot tubs for your information.


12.1 Pool Liner ConditionComments: Inspected

12.2 Surface Walls and Floor of PoolComments: Inspected

12.3 Permanent Accessories ConditionComments: Inspected



http://www.ihf.org/foryourhealth/article_children.html

http://www.ihf.org/foryourhealth/article_children.html

12.4 Pumps for Circulation of WaterComments: Inspected

12.5 Pumps for Vacuum or CleaningComments: Not Inspected

12.6 Pool HeatersComments: Inspected

12.7 Verify the Electrucal outlet (s) and any Lighting for Pools is on a Ground Fault Circuit (GFCI)Comments: Not Inspected

12.8 Overflow Skimmers and DrainsComments: Inspected

12.9 Chemicals for Pool (Capable of being stored with a lock)Comments: Not Inspected

12.10 Does Pool have any rescue equipment?Comments: Not Inspected

12.11 Do Steps and ladders exist on both sides of the pool?Comments: No

12.12 Is the Pool depth marked on outside area of Pool?Comments: No

12.13 Are there any obstructions (walls, shrubs, etc.) that would prevent full view of pool from home?Comments: No

12.14 Is the pool fenced?Comments: Yes

12.15 Does the fence have a self closing latch and a lock on door?Comments: No

12.16 Can someone climb the fence by the use of personal items or structures against fence?Comments: No

Unless so mentioned in this report, I did not test water for bacteria or quality. The pool was inspected and reported on with the above information. While theinspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind.Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your furtherinspection or repair issues as it relates to the comments in this inspection report.



13. Water Wells

Well water may contain thousands of different biological and chemical contaminants, and that the laboratory will only test for those contaminants specificallyagreed upon. CLIENT further understands that the results represent a "snapshot" of the presence of the specified contaminants in the water sample(s) atthe time the sample(s) is collected, and that laboratory results do not necessarily reflect the amount of contaminants that may be present in the future.CLIENT understands that results may vary from one well to another.

Styles & MaterialsPump Type:

Below groundAccessories:

Air bladder tank

Items13.0 Well Pump and Equipment

Comments: Repair or Replace(1) The water well and pressure tank appeared to be functioning properly in accordance with its intended use.

The well pressure gauge read from 20 to 60 psi during the inspection, which is normal for the pressure to vary from low(pump cut-in) to high (pump cut-out) pressure. The pressure gauge on the outdoor spigot test 50 psi, which is in thenormal operating range.

The distance between the well and all properties lines and roads is greater than 11 feet. Distances are verified by DonStrawn Drilling Co. 769-5431, which is the company that has drilled the well.

Well depth is 130 feet.








(2) There is tape wrapped around one joint on the plumbing supply to the pressure tank. At the time of inspection therewere no signs of leaking. I recommend monitoring for leaks at this time.


13.1 Filters and ConditionersComments: Not Present

13.2 Water QualityComments: InspectedA bacteriological water sample was taken at the time of inspection and was submitted to the Oklahoma City CountyHealth Department. Currently waiting for lab results.




INSPECTOR'S sampling and the laboratory report are in no way intended to be guarantees or warranties, express or implied, regarding the quality of thewell water and does not constitute a guaranty of suitability of the well water for any purpose now or in the future.



14. Septic System

The septic inspection is based on the condition of the onsite wastewater treatment system observed at the time of the inspection. It does not predict futureconditions. Mighty Fortress Inspections makes no representation that the system was designed, installed or meets current standards. Mighty FortressInspections does not warrant, guarantee, or certify the proper functioning of the system for any period of time. Because of numerous factors (usage, soiltype, installation, maintenance, etc.) which affect the proper operation of a onsite treatment system, as well as the inability of Mighty Fortress Inspections tosupervise or monitor the use and maintenance of the system, this inspection report shall not be construed as a warranty by Mighty Fortress Inspections thatthe system will function properly for the current owner or for any prospective buyer. Mighty Fortress Inspections disclaims any warranty, either expressed orimplied, arising from the inspection of the septic system.

Styles & MaterialsSeptic Tank:

Above ground access lidAerobic Tank:

2 Sprinkler HeadsAerobic System Manufacturer:

Clearstream

Items14.0 Septic Field

Comments: InspectedThere are 2 sprinkler heads. I recommend keeping them clear. I will email you an as built diagram showing you thelocation.



14.1 Booster Pump and AlarmComments: InspectedThe alarm tested fine at inspection and is located on the left side of the home.




14.2 Visible Inspection of Inside TankComments: Repair or ReplaceThe aerobic system did not have any chlorine in the system at the time of inspection. There needs to be chlorine inorder for the system to properly function. There is also one screw missing on one of the access lids.





14.2 Item 5(Picture) no chlorine in tank 14.2 Item 6(Picture)



Commercial activities and certain hobbies may place excessive hydraulic loading on the system, which may result in the discharge of undesirablesubstances into the septic system.

If the kitchen is equipped with a garbage disposal unit, this will increase the solids content being loaded into the septic tank. The use of garbage grinders isnot recommended for use with septic systems, but if used regularly, more frequent tank pumping is needed.

Changes in water volume use can sometimes have an impact on septic tanks that before were working properly. Most septic contractors recommend that ifthe septic tank has not been pumped and inspected in the last 4 to 5 years, you should have it pumped and inspected visually during the process todetermine its true condition. Aerobic systems should have regular maintenance performed. We recommend have a service contract with a reputable septiccompany.



General Summary

Mighty Fortress Inspections

(405)-315-3833315 Pacific Crest Trail

Edmond, OK [email protected]

CustomerSample Report

Address1234 Sample Report

Edmond OK

The following items or discoveries indicate that these systems or components do not function as intended or adverselyaffects the habitability of the dwelling; or warrants further investigation by a specialist, or requires subsequentobservation. This summary shall not contain recommendations for routine upkeep of a system or component to keep it inproper functioning condition or recommendations to upgrade or enhance the function or efficiency of the home. ThisSummary is not the entire report. The complete report may include additional information of concern to the customer. It isrecommended that the customer read the complete report.

1. Roofing1.0 Roof Coverings

Repair or Replace(1) The tree limbs that are in contact with roof or hanging near roof should be trimmed.Repair or Replace Detailed quotation required.(2) The roof covering is old, and the life of covering has expired. The covering does need to be replaced. There aremultiple places where the shingles have lost aggregate and there are several holes.

1.2 Skylights, Chimneys and Roof PenetrationsRepair or Replace(1) Flashing not installed properly. All roof penetration flashing must be secured with nails and nail heads must besealed to prevent water penetration.(2) All of the roof penetrations show significant damage and need to be replaced. This includes flue pipes, turbines,and plumbing jacks.Repair or Replace Detailed quotation required.(3) The flue for the vent hood needs a rain cap and to be connected in the attic.



2. Exterior

2.1 Doors (Exterior)Repair or ReplaceThe main entry door and side entry door and garage door are weathered and need caulk, prep and paint (exterior).This can cause some heat loss in winter and loss of cool air in summer if not corrected. A qualified person shouldrepair or replace as needed.

2.2 WindowsRepair or Replace $0 - $100(1) The wood trim is peeling paint or missing paint at several windows. Further deterioration may occur if notrepaired. I recommend a qualified contractor inspect and repair as needed.Repair or Replace $0 - $100(2) The window frame is missing a full screen at rear of home. This is a cosmetic issue for your information. Aqualified person should repair or replace as needed.

2.3 Decks, Balconies, Stoops, Steps, Areaways, Porches, Patio/Cover and Applicable RailingsRepair or Replace $0 - $100The concrete floor on the covered porch at the front of home has cracked in some areas (which are cosmetic).Further deterioration can occur if not repaired. A qualified person should repair or replace as needed.

2.4 Vegetation, Grading, Drainage, Driveways, Patio Floor, Walkways and Retaining Walls (With respectto their effect on the condition of the building)Repair or Replace(1) There is a negative slope towards the rear of home. This area does not appear to drain water away from homeand needs landscaping and drainage corrected.Repair or Replace $0 -

$100(2) The planter box at the front of the house is missing weep holes. This could cause bricks to deteriorate or break ifwater freezes in the box.

2.5 Eaves, Soffits and FasciasRepair or Replace $250 - $500The soffit panel at eave on the exterior in areas deteriorated. Further deterioration may occur if not repaired. Aqualified person should repair or replace as needed.

3. Garage3.0 Garage Ceilings

Repair or Replace $0 - $100The Sheetrock on the ceiling is damaged at the garage. While this damage is cosmetic, it needs to be repaired. Aqualified person should repair or replace as needed.

3.5 Garage Door Operators (Report whether or not doors will reverse when met with resistance)Repair or Replace $0 - $100(1) The garage door does not reverse when met with resistance.(2) The sensors are in place for garage door(s) and will reverse the door.

4. Interiors4.1 Walls

Repair or Replace $0 - $100There is a gap in the sheetrock that needs to be sealed. This is located in the closet below the stairs.



4. Interiors4.2 Floors

Repair or Replace $101 - $250The master bedroom had a musty odor. I was unable to identify the cause. I recommend having the carpetscleaned as desired.

4.3 Steps, Stairways, Balconies and RailingsRepair or Replace $250 - $500The hand/guard rail for the upstairs are spaced to far apart for safety. Spacing more than 4 inches apart could allowan adult, child or pet to fall through. The maximum space between pickets should be four inches.

4.4 Counters and Cabinets (representative number)Repair or Replace $0 - $100The cabinets have been nailed to the wall. Cabinets need to have screws installed to ensure that the cabinets donot pull away from the wall.

4.5 Doors (representative number)Repair or Replace $101 - $250(1) The Privacy door rubs at top when closing at the Bedroom. Sometimes correcting the door opening can requiredoor trim to be removed and painting touch up. A qualified person should repair or replace as needed.Repair or Replace $0 - $100(2) The attic access door needs a lock to prevent children from entering the attic. This is a safety issue.

5. Structural Components5.1 Walls (Structural)

Repair or Replace $250 - $500Structural crack in wall at right side (facing front). The appearance of settlement crack is large enough for concern.Recommend a"Structural Engineer" to inspect.

5.2 Columns or PiersRepair or Replace $501 - $1000The concrete pier is not supported properly in the crawlspace. This area could use reinforcement. A qualifiedlicensed general contractor should inspect further and repair as needed.

5.3 Floors (Structural)Repair or Replace $250 - $500The floor in the Hall Bath has broken tile and does not support weight. Repairs are needed. A qualified licensedgeneral contractor should inspect further and repair as needed.

6. Plumbing System6.0 Plumbing Drain, Waste and Vent Systems

Repair or ReplaceThere is a small leak to the drain on the whirlpool tub in the master bathroom.

6.1 Plumbing Water Supply, Distribution System and FixturesRepair or Replace(1) The water pressure at the outside spigot was 100 psi at the time of inspection. The water pressure for aresidential home needs to be less than 80 psi. Recommend installing a Pressure Regulator at the meter.(2) The hose to the laundry faucet needs to be rerouted to prevent it from running into the supply lines when pulledon to use as a sprayer.(3) The jet powered bath tub worked properly at time of inspection.



6. Plumbing System6.4 Fuel Storage and Distribution Systems (Interior fuel storage, piping, venting, supports, leaks)

Repair or ReplaceCSST "Corrugated Stainless Steel Tubing" An Emergency Rule was signed by the Governor regarding CSST"Corrugated Stainless Steel Tubing"Flexible Gas Piping: OAC 158:70-1-3(f)(2). If any shade of yellow CSST flexiblegas piping is observed, the inspector shall Notify the client, in writing, as follows: "Certain manufactures believe theproduct is safe if properly bonded and grounded as required by the manufacturer's installation instructions. Properinstallation of the product can only be determined by a licensed electrical contractor."I could not locate where theCSST is bonded and grounded. This is a safety issue that only a licensed electrician can verify. Additionalinformation may also be found at www.CSSTSafety.com

7. Electrical System7.2 Branch Circuit Conductors, Overcurrent Devices and Compatability of their Amperage and Voltage

Repair or ReplaceYou have a Federal Pacific panel which is legal, but there is a possibility that the circuit breakers may not trip whenshorted possibly causing an electrical hazard. Opinions by licensed electrical contractors on this panel variesbetween safe and unsafe. I recommend you consult a licensed electrical contractor for an opinion and correct ifnecessary.

There is a screw with a pointed tip installed on the breaker box. I did not put the screw back in for safety purposes.Only blunt tipped screws can be used on electrical panels.

7.3 Connected Devices and Fixtures (Observed from a representative number operation of ceiling fans,lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling'sexterior walls)Repair or Replace $0 -

$100(1) There is a gap in the conduit that needs to be closed. This is a safety issue.(2) On the back of the home there is a wire that has been cut. This needs to be properly covered and is considereda safety issue.(3) The intercom switch is loose in the wall.Repair or Replace $0 -

$100(4) There is one open junction box in the attic that needs to be covered.(5) I could not identify the function of this light switch.

7.4 Polarity and Grounding of Receptacles within 6 feet of interior plumbing fixtures, all receptacles ingarage, carport and exterior walls of inspected structureRepair or Replace $101 -

$250(1) There are four outlets that are not grounded . They are located on the front exterior, kitchen, and living room.Electrical issues are considered a hazard until repaired. A qualified licensed electrical contractor should performrepairs that involve wiring.Repair or Replace $0 -

$100(2) There are a couple of loose outlets in the home. One outlet in the garage has the ground plug covered and oneoutlet in the front room has burn marks on it. I recommend correcting these before use.

7.5 Operation of GFCI (Ground Fault Circuit Interrupters)Repair or Replace $101 - $250



7. Electrical SystemThe outlets on the exterior of the home, the hall bath, and the kitchen are not GFCI. This is considered a safetyissue and should be repaired by a licensed electrician.

8. Heating / Central Air Conditioning8.0 Heating Equipment

Repair or Replace $101 - $250(1) The gas line is missing the sediment trap or "drip leg" at the furnace. The sediment trap or "drip leg" is requiredin all gas/lp installations. It catches the contaminants in the fuel line before they enter the gas appliance. A licensedplumber should repair as necessary.(2) The wires to the thermostat are very tight. I recommend adding a junction box to properly protect the wires.Repair or Replace $101 - $250(3) The heater is missing ceiling above the unit. This is allowing insulation to fall down. It also is allowingconditioned air from the home into the attic. Repair or replace as desired.

8.3 Distribution Systems (including fans, pumps, ducts and piping, with supports, insulation, air filters,registers, radiators, fan coil units and convectors)Repair or Replace $0 -

$100(1) The door to access filter did not operate or is defective. A qualified person should repair or replace as neededRepair or Replace $101 -

$250(2) The supply is disconnected in the attic. Energy loss is occurring. A licensed HVAC contractor should service orrepair unit.

8.8 Cooling and Air Handler EquipmentRepair or Replace $0 - $100(1) There is an old thermostat wire that is exposed and needs to be capped off for safety.(2) The A/C was not tested for proper operation due to the outside air temperature is 65 degrees or less. We did notinspect this unit(s).

9. Insulation and Ventilation9.3 Ventilation of Attic and Foundation Areas

Repair or Replace $501 - $1000Ventilation was not added, when the most recent roof covering was installed. I recommend increasing theventilation to promote life expectancy of covering.

9.4 Venting Systems (Kitchens, Baths and Laundry)Repair or Replace $0 - $100(1) The dryer vent baffle is damaged slightly. I recommend repair or replace as desired.(2) The Exhaust fan does not vent to outside at the hall baths and master bath. Vent pipes that terminate in atticspace can sometimes cause moisture that can lead to mold or cause condensation This is for informational purposeto you. A qualified person should repair or replace as desired.

10. Built-In Kitchen Appliances10.0 Dishwasher

Repair or Replace $0 - $100



10. Built-In Kitchen Appliances(1) The dishwasher drain hose did not perform a loop to create a trap under sink. I recommend repair as necessary.This helps to prevent food particles from entering the dishwasher from the garbage disposal and to allow thedishwasher to work efficiently.(2) The dishwasher is loose and needs securing to underside of countertop (using a proper length screw). Irecommend repair as necessary.

11. Lawn Sprinklers11.2 Rotary Heads

Repair or Replace $101 - $250There are 2 sprinkler heads that are damaged and not functioning properly. There are also a few heads that haveitems in front of the them and need to be adjusted for proper usage.

13. Water Wells13.0 Well Pump and Equipment

Repair or Replace(1) The water well and pressure tank appeared to be functioning properly in accordance with its intended use.

The well pressure gauge read from 20 to 60 psi during the inspection, which is normal for the pressure to vary fromlow (pump cut-in) to high (pump cut-out) pressure. The pressure gauge on the outdoor spigot test 50 psi, which is inthe normal operating range.

The distance between the well and all properties lines and roads is greater than 11 feet. Distances are verified byDon Strawn Drilling Co. 769-5431, which is the company that has drilled the well.

Well depth is 130 feet.

(2) There is tape wrapped around one joint on the plumbing supply to the pressure tank. At the time of inspectionthere were no signs of leaking. I recommend monitoring for leaks at this time.

14. Septic System14.2 Visible Inspection of Inside Tank

Repair or Replace $0 - $100The aerobic system did not have any chlorine in the system at the time of inspection. There needs to be chlorine inorder for the system to properly function. There is also one screw missing on one of the access lids.

Home inspectors are not required to report on the following: Life expectancy of any component or system; The causes of theneed for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use;Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value ofthe property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system thatwas not observed; The presence or absence of pests such as wood damaging organisms, rodents, or insects; or Cosmeticitems, underground items, or items not permanently installed. Home inspectors are not required to: Offer warranties orguarantees of any kind; Calculate the strength, adequacy, or efficiency of any system or component; Enter any area orperform any procedure that may damage the property or its components or be dangerous to the home inspector or otherpersons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or componentthat does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment,plant life, soil, snow, ice, or debris that obstructs access or visibility; Determine the presence or absence of any suspectedadverse environmental condition or hazardous substance, including but not limited to mold, toxins, carcinogens, noise,



contaminants in the building or in soil, water, and air; Determine the effectiveness of any system installed to control orremove suspected hazardous substances; Predict future condition, including but not limited to failure of components; Sincethis report is provided for the specific benefit of the customer(s), secondary readers of this information should hire a licensedinspector to perform an inspection to meet their specific needs and to obtain current information concerning this property.

Prepared Using HomeGauge http://www.HomeGauge.com : Licensed To Gabriel Robertson



http://www.HomeGauge.com

INVOICE

Mighty Fortress Inspections(405)-315-3833315 Pacific Crest TrailEdmond, OK [email protected] By: Gabriel Robertson

Inspection Date: 10/28/2014Report ID: Sample Report

Customer Info: Inspection Property:

Sample Report1234 Sample ReportEdmond OK

Customer's Real Estate Professional:

1234 Sample ReportEdmond OK

Inspection Fee:Service Price Amount Sub-Total

Tax $0.00Total Price $0.00

Payment Method:Payment Status:Note:



Inspection Agreement

www.MightyFortressInspections.com

The address of the property is: 1234 Sample Report Edmond OK

Fee for the home inspection is $0.00.

THIS AGREEMENT made on 10/28/2014 by and between Mighty Fortress Inspections (Hereinafter"INSPECTOR") and the undersigned Sample Report (hereinafter "CLIENT"), collectively referred toherein as "the parties." The Parties Understand and Voluntarily Agree as follows:

1. INSPECTOR agrees to perform a visual inspection of the home/building and to provide CLIENT witha written inspection report identifying the defects that INSPECTOR both observed and deemedmaterial. INSPECTOR may offer comments as a courtesy, but these comments will not comprise thebargained-for report. The report is only supplementary to the seller's disclosure.2. Unless otherwise inconsistent with this Agreement or not possible, INSPECTOR agrees to performthe inspection in accordance to the current Standards of Practice of the National Association of CertifiedHome Inspectors posted at http://www.nachi.org/sop.htm. CLIENT understands that these standardscontain certain limitations, exceptions, and exclusions.3. The inspection and report are performed and prepared for the use of CLIENT, who givesINSPECTOR permission to discuss observations with real estate agents, owners, repairpersons, andother interested parties. INSPECTOR accepts no responsibility for use or misinterpretation by thirdparties. INSPECTOR'S inspection of the property and the accompanying report are in no way intendedto be a guarantee or warranty, express or implied, regarding the future use, operability, habitability orsuitability of the home/building or its components. Any and all warranties, express or implied, includingwarranties of merchantability and fitness for a particular purpose, are expressly excluded by thisAgreement.4. INSPECTOR assumes no liability for the cost of repair or replacement of unreported defects ordeficiencies either current or arising in the future. CLIENT acknowledges that the liability ofINSPECTOR, its agents, employees, for claims or damages, costs of defense or suit, attorney's feesand expenses and payments arising out of or related to the INSPECTOR'S negligence or breach of anyobligation under this Agreement, including errors and omissions in the inspection or the report, shall belimited to liquidated damages in an amount equal to the fee paid to the INSPECTOR, and this liabilityshall be exclusive. CLIENT waives any claim for consequential, exemplary, special or incidentaldamages or for the loss of the use of the home/building even if the CLIENT has been advised of thepossibility of such damages. The parties acknowledge that the liquidated damages are not intended asa penalty but are intended (i) to reflect the fact that actual damages may be difficult and impractical toascertain; (ii) to allocate risk among the INSPECTOR and CLIENT; and (iii) to enable the INSPECTORto perform the inspection at the stated fee.5. INSPECTOR does not perform engineering, architectural, plumbing, or any other job functionrequiring an occupational license in the jurisdiction where the inspection is taking place, unless theinspector holds a valid occupational license, in which case he/she may inform the CLIENT that he/she isso licensed, and is therefore qualified to go beyond this basic home inspection, and for additional fee,perform additional inspections beyond those within the scope of the basic home inspection. Anyagreement for such additional inspections shall be in a separate writing or noted here:________________________________________________________________________________.



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6. In the event of a claim against INSPECTOR, CLIENT agrees to supply INSPECTOR with thefollowing: (1) Written notification of adverse conditions within 14 days of discovery, and (2) Access tothe premises. Failure to comply with the above conditions will release INSPECTOR and its agents fromany and all obligations or liability of any kind.7. The parties agree that any litigation arising out of this Agreement shall be filed only in the Courthaving jurisdiction in the County in which the INSPECTOR has its principal place of business. In theevent that CLIENT fails to prove any adverse claims against INSPECTOR in a court of law, CLIENTagrees to pay all legal costs, expenses and fees of INSPECTOR in defending said claims.8. If any court declares any provision of this Agreement invalid or unenforceable, the remainingprovisions will remain in effect. This Agreement represents the entire agreement between the parties.All prior communications are merged into this Agreement, and there are no terms or conditions otherthan those set forth herein. No statement or promise of INSPECTOR or its agents shall be bindingunless reduced to writing and signed by INSPECTOR. No change or modification shall be enforceableagainst any party unless such change or modification is in writing and signed by the parties. ThisAgreement shall be binding upon and enforceable by the parties and their heirs, executors,administrators, successors and assignees. CLIENT shall have no cause of action against INSPECTORafter one year from the date of the inspection.9. Payment of the fee to INSPECTOR (less any deposit noted above) is due upon completion of the on-site inspection. The CLIENT agrees to pay a 10% Fee if not paid at time of inspection. A 10% fee will beadded monthly for all unpaid balances. The CLIENT agrees to pay all legal and time expenses incurredin collecting due payments, including attorney's fees, if any. If CLIENT is a corporation, LLC, or similarentity, the person signing this Agreement on behalf of such entity does personally guaranty payment ofthe fee by the entity.10. HOLD HARMLESS AGREEMENT: CLIENT agrees to hold any and all real estate agents involved inthe purchase of the property to be inspected harmless and keep them exonerated from all loss,damage, liability or expense occasioned or claims by reason of acts or neglects of the INSPECTOR orhis employees or visitors or of independent contractors engaged or paid by INSPECTOR for thepurpose of inspecting the subject home.

The CLIENT understands that this is a visual inspection of the home/building at the exact time ofinspection and offers NO Warranties or Guarantees for the present or future condition of the home or itscomponents.

CLIENT Sample Report HAS CAREFULLY READ THE FOREGOING, AGREES TO IT, ANDACKNOWLEDGES RECEIPT OF A COPY OF THIS AGREEMENT.

Mighty Fortress Inspections must receive a copy of this agreement signed by the CLIENT before theinspection can begin.

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Mighty Fortress Inspections_INSPECTION COMPANY

___________________________________CLIENT OR REPRESENTATIVE



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Documents

1234 Sample Report / Mighty Fortress Inspections / Gabriel ... · Edmond OK Mighty Fortress Inspections Gabriel Robertson OK License #70001359 (405)-315-3833 315 Pacific Crest Trail