InterNACHI Home Inspection Narrative Samples

by Nick Gromicko and Kenton Shepard
 
ORDER NOW as either a:
CD collection of MS Word documents (comprehensive index included).
 MS Word format allows you to find almost any narrative in about 30 seconds.
 
When inspectors write up their home inspection reports, the tendency in the past has been to be as brief as possible, but being too brief may mean leaving too much open to interpretation. For many common narratives, the InterNACHI narratives give you the opportunity to choose between long and short narratives and between recommending a qualified contractor, a structural engineer, or another qualified professional.  Below are some sample narratives from three sections (out of 21) of the library. These samples do not include all narratives from these sections.
 

SCROLL DOWN or CHOOSE a LINK

 

GENERAL ROOF COMMENTS

Although roof covering materials are designed to protect the underlying home structure from moisture, most are not considered waterproof, but water resistant. They are designed to work together with an underlying membrane and the effectiveness of both the membrane and the roof covering material are dependent upon the material quality and the use of proper installation methods.

The following considerations may affect the lifespan of a roof...
  • Roofing material quality
  • Installation method
  • Number of layers
  • Structure orientation: South-facing roofs will have shorter lifespans.
  • Degree of roof slope: Flatter roofs will have shorter lifespans.
  • Climate (snow & rain): Harsh climates shorten roof lifespans.
  • Temperature swings: climates with large daily temperature differentials will shorten roof lifespans.
  • Building site conditions (overhanging tree branches, wind, etc.)
  • Roof color: Darker roofs absorb more heat which shortens roof lifespan.
  • Elevation: Homes at higher elevations are exposed to more ultra violet (UV) light, which shortens roof lifespan.
  • Roof structure ventilation: Poor ventilation shortens roof lifespans.
  • Quality of maintenance
 
Here are some other conditions that may affect your roof...
  • Physical abrasion: Avoid walking on the roof whenever possible. Always avoid stepping directly on areas where different roof planes meet such as valleys, hips and ridges. Tree limbs should be cut back so that they do not overhang the roof.
  • Freeze/thaw cycle-: Areas of the roof where snow collects or ice dams build are subject to more rapid deterioration.
  • Debris accumulation will speed deterioration by holding moisture next to the shingles where it may cause freeze damage.

Although Home Inspectors not perform invasive testing, they use deductive methods based on experience and the aid of a high-quality electronic moisture-detecting instruments to make recommendation decisions. The Inspector recommends that you either include comprehensive roof coverage in your home insurance policy or obtain a roof certification from an established, qualified local roofing contractor.

 

NARRATIVES: Composition Asphalt Shingle

DESCRIPTION

Comp shingle roof (fiberglass 3-tab)

The roof was covered with 3-tab fiberglass composition asphalt shingles. Composition shingles are composed of a fiberglass mat embedded in asphalt and covered with ceramic-coated mineral granules.

Comp shingle roof (organic 3-tab)
The roof was covered with 3-tab organic composition asphalt shingles. Organic shingles are composed of a cellulose or paper mat embedded in asphalt and covered with ceramic-coated mineral granules. Organic shingles are no longer manufactured. If this roof should suffer damage not easily repairable, the entire shingle roof may need to be replaced due to a lack of available shingles matching the existing.
 
T-lock

The roof was covered with composition asphalt shingles of a type called “T-lock”. T-lock shingles are no longer manufactured. If the roof is damaged or needs partial replacement, finding shingles to match the existing may be difficult. If acceptable replacements cannot be found, replacement of the entire roof-covering material may be necessary.

Laminated shingles
The roof was covered with laminated composition asphalt shingles which were each composed of multiple layers bonded together. Laminated shingles are also called “architectural” or dimensional” shingles. Composition shingles are composed of a fiberglass mat embedded in asphalt and covered with ceramic-coated mineral granules. Shingles with multiple layers bonded together are usually more durable than shingles composed of a single layer.
 
Hail-damage resistant shingles

The composition asphalt shingles appeared to be of a type manufactured to be resistant to hail damage.

Comp shingle installation DISCLAIMER

Roof was covered with asphalt composition shingles. Asphalt shingles must be installed according to the manufacturer’s recommendations, which often vary from one manufacturer to another, and also between different shingle models produced by the same manufacturer. Because of the many different installation requirements for the different types of shingles, confirmation of proper installation requires inspection by a qualified specialist and exceeds the scope of the General Home Inspection. Although I will inspect the roof to the best of my ability, The General Home Inspection does not include the use of destructive testing or research. I disclaim responsibility for confirming proper installation and condition of shingles and other roofing components including, but not limited to, underlayment, flashing and fasteners. Confirming by visual inspection any claims of asphalt shingle compliance with any standards lies beyond the scope of the General Home Inspection.

WARRANTY

Two types of warranties are offered when new asphalt shingles are installed; The manufacturer’s warranty, which covers the shingles themselves and varies among manufacturers, and the contractors warranty, which covers installation and workmanship. When a home is sold, a roof warranty may fully transfer to the buyer, may transfer for a shortened length of time, may transfer with limited coverage or may not transfer at all. You should ask the seller about how the sale of the home will affect any warranty presently covering the roof and confirm any seller claims by reading the warranty.

 

NUMBER OF LAYERS

One layer

The roof had one layer of composition asphalt shingles installed at the time of the inspection.

Two layers

The roof had two existing layers of composition asphalt shingles installed at the time of the inspection. Two is the maximum allowed in ___. This condition will result in the following:

  • Reduced asphalt shingle lifespan compared to similar shingles installed over a proper substrate.
  • Any warranty which may have been in effect will be void.
  • Shingles will be more easily damaged by hail.
  • When new roofing is required, all three layers will need to be removed before new roofing material can be installed. This is much more expensive than simply adding another layer and you may wish to take this into account in your consideration of this property.
 
Three layers
The roof had three existing layers of composition asphalt shingles installed at the time of the inspection.
This condition will result in the following:
  • Reduced asphalt shingle service-life compared to similar shingles installed over a proper substrate.
  • Any warranty which may have been in effect will be void.
  • Shingles will be more easily damaged by hail.
  • When new roofing is required, all three layers will need to be removed before new roofing material can be installed. This is much more expensive than simply adding another layer and you may wish to take this into account in your consideration of this property.
 
More layers than allowable (excessive weight- SE)
The roof had more than the allowable number of layers of composition asphalt shingles installed at the time of the inspection. This condition makes the roof heavier and may exceed the design limits of the roof framing. For safety reasons, the Inspector recommends evaluation by a structural engineer before the expiration of your Inspection Objection Deadline. When new roofing is required, all three layers will need to be removed before new roofing material can be installed. This is much more expensive than simply adding another layer and you may wish to take this into account in your consideration of this property.
 
Installed over wood roof
The roof had composition asphalt shingles installed over a layer of wood shakes or shingles.
This condition will result in the following:
  • Reduced asphalt shingle service-life compared to similar shingles installed over a proper substrate.
  • Any warranty which may have been in effect will be void.
  • Shingles will be more easily damaged by hail.
Proper installation of new shingles will require removal of all roof-covering materials and installation of solid sheathing over the existing spaced sheathing. This will be relatively expensive. The Inspector recommends that before the expiration of your Inspection Objection Deadline, you consult with a qualified roofing contractor to discuss options and costs for any eventual roof-covering material replacement.
 
Hail damage

Newer shingles installed over an older asphalt composition shingles or wood shakes or shingles may be more easily damaged by hail due to poor underlying support.

GENERAL CONDITION

Comp shingle OK

Asphalt composition shingles covering the roof of this home appeared to be in serviceable condition at the time of the inspection.

Comp shingle mostly OK

Although the asphalt composition shingles covering the roof of this home were not new, they appeared to be in generally serviceable condition at the time of the inspection. Any exceptions will be listed in this report.

 

END of USEFUL LIFE

At the time of the inspection, asphalt composition shingles covering the roof of this home appeared to be at or near the end of their useful lives. The Inspector recommends that before the expiration of your Inspection Objection Deadline, you consult with a qualified roofing contractor to discuss options and costs for replacement.

DETERIORATION

Shingle deterioration (moderate)

Although the asphalt composition shingles covering the roof of this home showed moderate deterioration, they appeared to be adequately protecting the underlying home structure at the time of the inspection.

Moderate deterioration (fiberglass)

Although the fiberglass asphalt composition shingles covering the roof of this home showed moderate deterioration, they appeared to be adequately protecting the underlying home structure at the time of the inspection.

Organic shingle deterioration (moderate)
Although the organic asphalt composition shingles covering the roof of this home showed moderate deterioration, they appeared to be adequately protecting the underlying home structure at the time of the inspection.
 
Severe deterioration (end of life)
Asphalt composition shingles covering the roof of this home appeared to be at or near the end of their long-term service life. The Inspector recommends that before the expiration of your Inspection Objection Deadline, you consult with a qualified roofing contractor to discuss options and costs for replacement.
 
Old- past mid point- replace soon
The shingles were old, appeared to be well past the mid point of their long-term service life and may need to be replaced soon.
 
Severe deterioration (some slopes)

At the time of the inspection, asphalt composition shingles covering some roof slopes    had severe deterioration visible and appeared to be at or near the end of their long-term service life. Other portions of the roof were in better condition. This condition can be due to exposure to prevailing weather patterns or directional exposure to sunlight. You should consult with a qualified roofing contractor before the expiration of your Inspection Objection Deadline to discuss options and costs for replacement.

Severe deterioration (throughout)
Asphalt composition shingles covering the roof of this home had severe deterioration visible throughout the roof and appeared to be at or near the end of their long-term service life at the time of the inspection.

You should consult with a qualified roofing contractor before the expiration of your Inspection Objection Deadline to discuss options and costs for replacement.

Intact blisters
Asphalt composition shingles covering the roof of this home had some blistering visible at the time of the inspection. At the time of the inspection, blisters had not burst and exposed the underlying asphalt or mat to weather. Blisters are a cosmetic problem and do not cause functional damage.
 
Blister pops
Asphalt composition shingles covering the roof of this home had blisters visible at the time of the inspection. Blisters had popped and exposed the mat. Blistering is typically a sign of poor roof structure ventilation, usually takes place in the first few years after installation, and is a cosmetic problem. Blisters alone do not cause functional damage.
 
Buckled shingles
Shingles in areas of the roof were buckled, forming ridges. This is typically caused by the roof sheathing expansion due to moisture absorption. It can be seasonal, in which case it may lessen or disappear as sheathing dries, or it may have happened during original construction, in which case ridges will probably be permanent. The roofing appeared to be adequately protecting the interior at the time of the inspection. This condition will probably reduce the long-term service life of the roof moderately. Buckled areas will be more vulnerable to damage form impacts.

 

BATCH PROBLEMS

Batch problems
Asphalt composition shingles on specific areas of the roof showed more advanced deterioration than shingles on surrounding portions of the roof. This condition can be caused by batch problems.
Batch problems are the result of shingles from different production runs being installed on the same roof. Shingles produced during different production runs often have small differences in thickness and the proportion and chemical/mechanical properties of shingle components like asphalt. As they age and weather over long time periods, shingles from one production run can fail before the other. Batch problems appear as deterioration that follows the original stair-step pattern of installation. This condition is not a defect, but part of the process of natural shingle aging.

 

DAMAGE (wind)

Creased or torn tabs

The roof had areas of wind damage such as broken adhesive strips and creased or torn shingle tabs. The Inspector recommends replacement of the damaged shingles by a qualified roofing contractor to avoid damage from moisture intrusion.

 

LOOSE OR MISSING SHINGLES (wind)

The roof had loose or missing shingles.

The Inspector recommends replacement of any loose or missing shingles by a qualified roofing contractor to avoid damage from moisture intrusion.

Loose or missing shingles (improper nailing)
The roof had loose or missing shingles. Improper fastening of shingles was noted during the inspection. Shingles which are improperly fastened may be more easily loosened or blown off the roof by wind. The Inspector recommends further evaluation by a qualified roofing contactor to determine the extent of the problem. Correction may require refastening and resealing of the entire roof, which would be expensive.
 
Damaged or missing shingles
Damaged and/or missing asphalt composition shingles noted at the time of the inspection should be replaced to avoid damage to the underlying home structure from moisture intrusion.
 
Damaged or missing shingles (exposed roof sheathing)
Damaged and/or missing asphalt composition shingles noted at the time of the inspection have left the roof sheathing exposed to weather. This damage should be repaired as soon as possible to avoid damage to the underlying home structure from moisture intrusion.
 
Roof-edge damage (ice damage)
Asphalt composition shingles along the roof edge were missing granules. This condition indicates possible problems related to ice damming.

Ice damming happens when heat escaping from the home melts the underside of snow accumulated on the roof, which then re-freezes at the cold roof eve, creating an ice dam which prevents proper roof drainage. If not corrected, ice damming can lead to eventual roof leakage, potential structural damage, and damage from efforts to remove ice. The Inspector recommends that you consult with an insulation contractor to discuss adding more thermal attic, wall or roof insulation to prevent heat loss which can cause ice damming.

 

DAMAGE (hail)

[Hail damage (widespread functional damage)
At the time of the inspection, the asphalt composition shingle roof had widespread functional damage visible that appeared to be from hail. Functional damage is damage that;
1. Reduces the ability of the roof to shed water; or
2. Significantly shorten the shingle's long term service life.
 
Hail damage (localized functional damage)
At the time of the inspection, the asphalt composition shingle roof had localized areas of functional damage visible that appeared to be from hail. Functional damage is damage that;
1. Reduces the ability of the roof to shed water; or
2. Significantly shorten the shingle's long term service life.
Although shingles appeared to be adequately protecting the home structure at the time of the inspection, you may wish to take into account a shortened long-term shingle roof service life in proceeding with negotiations.
 
Hail damage (cosmetic damage)
At the time of the inspection, the asphalt composition shingle roof had damage visible that appeared to be hail damage. This damage appeared to be cosmetic only.
 

DAMAGE (mechanical)

Equipment

The asphalt composition shingle roof had visible damage which appeared to be made by workmen’s equipment, such as dropped tools or impact from equipment. The inspector recommends repair by a qualified roofing contractor.

Installation (repair)

The asphalt composition shingle roof had cuts which appeared to be the result of careless installation. The inspector recommends repair by a qualified roofing contractor.

Mechanical damage (no repair needed)
The asphalt composition shingle roof had minor mechanical damage visible which should not affect the long-term service life of the roof or its ability to shed water.
 
Footfall

Badly scuffed areas of the asphalt shingles appeared to be caused by footfall.

 

CRACKING/SPLITTING

Torn or split shingles
The asphalt composition shingle roof had torn or split shingles visible at the time of the inspection which may allow roof leakage. This condition can be due to a number of causes. You should consult with a qualified contractor before the expiration of your Inspection Objection Deadline to discuss options and costs for repair or replacement.
 
Craze-cracking- moderate
The asphalt composition shingle roof had visible widespread moderate random hairline cracking which was not continuous through the shingle but was limited to the upper-most layer of asphalt. This condition is called “craze cracking”. Craze-cracking is a natural response to long-term shrinkage of the shingle asphalt surface layer and is a common sign of aging. Although unsightly, this condition alone does not limit the ability of the shingles to shed water or shorten their long-term service life, and so is not a defect. Craze cracking typically appears toward the end of the shingle warranty. Early craze cracking is a sign of poor shingle asphalt quality but is not a defect unless splits develop before the expiration of the shingle warranty period. If splits develop before the expiration of the shingle warranty period, this condition would constitute premature failure and would be covered under the manufacturer’s warranty, if the warranty is valid. Some warranties do not transfer fully at the time of sale.
 
Craze-cracking- end of useful life
The asphalt composition shingle roof had visible severe widespread random cracking. This condition is called “craze cracking”. Craze-cracking is a natural response to long-term shrinkage of the shingle asphalt surface layer and is a common sign of aging. The severity of craze-cracking indicated shingles of poor quality. The roof appeared to be at or near the end of its useful life.
 
Stairstep split pattern  (no fasteners or underlayment exposed)

Cracking of shingle tabs in a stairstep pattern across portions of the roof at areas where shingles bridge joints in underlying shingles may be caused by thermal contraction of the shingles. This condition may eventually result in exposure of fasteners or underlayment, either of which would be a defect needing correction. Neither fasteners nor underlayment appeared to be exposed at the time of the inspection.

Stairstep split pattern  (fasteners or underlayment exposed)
Cracking of shingle tabs in a stairstep pattern across portions of the roof at areas where shingles bridge joints in underlying shingles may be caused by thermal contraction of the shingles. This condition has resulted in missing corners of some shingles resulting in exposure of fasteners or underlayment. This is a defect needing correction. The inspector recommends correction by a qualified roofing contractor.
 
Splitting over underlying joints
Splitting of shingle tabs on portions of the roof at areas where shingles bridge joints of underlying shingles may be caused by thermal contraction of both the shingles and roof sheathing. The inspector recommends replacement of damaged shingles to prevent damage to home materials from moisture intrusion.
 
Horizontal splitting
Horizontal splitting of shingles in portions of the roof noted at the time of the inspection appeared to be caused by contraction of the roof sheathing. The Inspector recommends replacement of damaged shingles to prevent damage to home materials from moisture intrusion.
 

GRANULE LOSS

Uniform granule loss- older roof

The roof exhibited uniform granule loss typical of long-term weathering. This is a natural part of the aging process and can be expected to continue slowly.

Granule loss- newer roof

Although the home was relatively new at the time of the inspection, the roof had experienced some granule loss as evidenced by granules accumulated in the gutters. Shingles are manufactured with an excess of granules which detach and are washed away within the first 6 months after shingles are installed. This is a natural part of the weathering process and does not indicate defective shingles.

Patches of granule loss- manufacturing defect
Patches of missing granules on shingles appeared in a repeating pattern across portions of the roof, indicating that the affected shingles were manufactured with defects. The Inspector recommends that all affected shingles be replaced and that the entire roof be evaluated by a qualified roofing contractor to determine the extent of the problem.
 

INSTALLATION

Warranty

You should ask the seller if the asphalt composition shingles are presently covered by a manufacturer’s warranty or a contractor’s installation warranty and whether any existing warranty will fully transfer to the new owner.

Poor installation

Asphalt composition shingles covering the roof of this home showed evidence of poor installation and may not perform as well as a properly installed roof. You should ask the seller about problems with past leakage.

Shingles cause drainage overshoot
Asphalt composition shingles covering the roof of this home were installed with excessive overhang which may cause roof runoff water to overshoot the gutter.

The Inspector recommends correction by a qualified roofing contractor.

Shingles racked

Asphalt composition shingles covering the roof of this home were installed with joints aligned vertically at every other course. This installation method is called “racking”. Racking is an improper installation method for many shingle types. It is acceptable but not preferred for some shingles types and is the required method for a few shingle types. The inspector recommends that before the expiration of your Inspection Objection Deadline, you have the roof examined by a by a qualified roofing contractor to determine whether shingles have been improperly installed.

Installed over wood shakes or shingles
Asphalt composition shingles covering the roof of this home were installed over a previously-installed wood shake or shingle roof. This condition will result in the following:
  • Reduced asphalt shingle lifespan compared to similar shingles installed over a proper substrate
  • Any warranty which may have been in effect will be void.
  • Shingles will be more easily damaged by hail.
 
Missing cap shingles
Cap shingles were missing from the roof. Cap shingles are shingles that cover areas where the roof changes direction, like at roof peaks and hips.
Cap shingles are often the first shingles lost to wind due to their exposed position on the roof and since their installation requires that fasteners penetrate another layer. If the same fasters used to fasten field shingles are used to fasten cap shingles, fastener penetration may be inadequate, lowering the wind resistance of cap shingles.
Any missing cap shingles should be replaced to avoid damage to the home from moisture intrusion.
 

 

NARRATIVES: PLUMBING

 General Water Supply

WATER SOURCE

Public water supply
The home water was supplied from a public source.
 
Private well
The home water was supplied from a private well located on the property.

 

POTABLE WATER CONDITION

Discoloration
Water in the home was discolored and should be tested for contaminants by a qualified contractor.
 
Disagreeable odor
Water in the home had a disagreeable odor and should be tested for contaminants by a qualified contractor.

 

WATER PRESSURE

Water pressure within limits
Home water supply pressure was within the acceptable limits of 40 pounds per square inch (PSI) and 80 PSI at the time of the inspection.
 
Water pressure at inspection
Home water supply pressure was ___ at the time of the inspection.
 
Low water pressure
Home water supply pressure was lower than the 40 pounds per square inch (PSI) considered adequate by generally-accepted current standards. The Inspector recommends service by a qualified plumbing contractor.
 
High water pressure
Home water supply pressure exceeded the 80 pounds per square inch (PSI) limit considered the maximum allowable by generally-accepted current standards. Excessively high water pressure is likely to cause leaks. The Inspector recommends service by a qualified plumbing contractor.
 
Water hammer
Home plumbing suffered from water hammer. Water hammer is a pressure surge caused by the sudden closing of a plumbing fixture. Consider installing a water hammer arrestor to reduce the chances of damaging the plumbing pipes.
 

Main Water Supply Pipe

MAIN SUPPLY PIPE MATERIAL

Three-quarter inch copper
The main water supply pipe was three-quarter inch copper.
 
Unable to identify
The inspector was unable to identify the main water supply pipe or the main shut-off valve due to unfamiliarity with the relatively complicated plumbing supply system. The Inspector recommends evaluation of the water distribution system by a qualified plumbing contractor.
 
Plastic main (approved)
The main water supply was an approved plastic typical of this area for this situation.
 
Plastic main (improper)
The main water supply pipe was plastic not approved for this use. This improper condition should be corrected to avoid possible damage to the home structure from leakage.
 
Half-inch copper
The main water supply pipe was half-inch copper. This is considered small for a main water supply pipe and may not provide satisfactory water flow to the home.
 
Three-quarter inch galvanized pipe
The main water supply pipe was three-quarter inch galvanized pipe. This is an outdated material and as corrosion reduces the diameter of the pipe interior, water flow will be increasingly restricted. All galvanized pipe in the home may need to be replaced soon.

The Inspector recommends that before the expiration of your Inspection Objection Deadline, you consult with a qualified plumbing contractor to discuss options and costs for replacement.

Not visible
The main supply pipe was not visible.

 

MAIN SUPPLY PIPE CONDITION

Plastic main (improper)
The main water pipe was plastic. This improper condition should be corrected to avoid possible damage to the home structure from leakage.

 
No protective sleeve
The main water supply pipe had no protective sleeve where it passes through the concrete foundation. This may result in corrosion of the pipe and earlier failure than would result in a protected pipe.
 
Main pipe cut
The main water supply pipe from the well had been cut.
 
Heavy corrosion
The main water supply pipe exhibited heavy corrosion which will eventually cause leakage.
The Inspector recommends that before the expiration of your Inspection Objection, you consult with a qualified contractor to discuss options and costs for correction.

 

MAIN SHUT-OFF LOCATION

In basement
The main water supply shut-off was located in the basement.
 
In basement utility room
The main water supply shut-off was located in the basement utility room.
 
In crawlspace
The main water supply shut-off was located in the crawlspace.
 
In mechanical room
The main water supply shut-off was located in the mechanical room.
 
In garage
The main water supply shut-off was located in the garage
 
In laundry room
The main water supply shut-off was located in the laundry room.
 
Unable to locate main shut-off

The inspector was unable to locate a main shut-off at the time of the inspection. You should ask the seller about its location.

MAIN SHUT-OFF CONDITION

Main valve OK
Although the main water supply shut-off valve was not operated at the time of the inspection it was visually inspected and appeared to be in serviceable condition.
 
Excessive corrosion
The main water supply shut-off valve was excessively corroded at the time of the inspection. Failure to replace the corroded valve may result in failure which can cause extensive damage.
The Inspector recommends valve replacement by a qualified plumbing contractor.
 
Difficult access
The main water supply shut-off valve was difficult to access. Consider having a more accessible main water supply shut-off valve installed for use during an emergency.
 
Broken handle
The main water supply shut-off valve had a broken handle at the time of the inspection. The Inspector recommends evaluation by a qualified plumbing contractor.
 
Missing handle
The handle was missing from the main water shut-off. The Inspector recommends that a handle be installed to allow shutting off water to the home in an emergency or to have work performed.
 
Active leaking
Active leaking visible at the main water supply shut-off valve at the time of the inspection should be corrected by a qualified plumbing contractor.
 
Inoperable main shut-off valve
The main water supply shut-off valve appeared to be inoperable at the time of the inspection. The Inspector recommends evaluation and any necessary correction be performed by a qualified contractor.

 

DISTRIBUTION PIPE MATERIAL

Half-inch and three-quarter inch copper
The visible home water distribution pipes were a combination of half-inch and three-quarter inch copper.
 
Most pipes not visible
Most water distribution pipes were not visible due to wall, floor and ceiling coverings.
 
Three-quarter inch copper
The visible home water distribution pipes included three-quarter inch copper.
 
Half-inch copper
The visible home water distribution pipes were half-inch copper.
 
Approved plastic
The home water distribution pipes included an approved plastic type.
 
Cross-linked Polyethylene (PEX)
The home water distribution pipes were Cross-linked Polyethylene, commonly called PEX, which is a flexible, vinyl-like material approved for this use.
 
PVC- not approved
Distribution pipes in the home included pipes made from Poly Vinyl Chloride (PVC), which is not approved for this use. All such pipes should be replaced with a type approved for use as potable water distribution piping. The Inspector recommends that before the expiration of your Inspection Objection Deadline, you consult with a qualified plumbing contractor to discuss options and costs for replacement.
 
CPVC
 The home water distribution pipes were Chlorinated Poly Vinyl Chloride (CPVC), which is a plastic type approved for this use.
 
Polybutylene (short version)
Home water distribution pipes were Polybutylene. Polybutylene piping similar in appearance to piping in this home has been the subject of a national class action lawsuit. The Inspector recommends evaluation of the water distribution pipes by a qualified plumbing contractor.
 
Polybutylene (long version)
Home water distribution pipes were Polybutylene.
Polybutylene piping similar in appearance to piping in this home has been the subject of a national class action lawsuit involving certain polybutylene plumbing systems and polybutylene yard service lines installed between January 1, 1978 through July 31, 1995. While scientific evidence is scarce, it is believed that oxidants in the public water supplies, such as chlorine, react with the polybutylene piping and acetyl fittings, causing them to scale, flake and become brittle. Micro-fractures result, and the structural integrity of the water distribution system is compromised. The system may become weak and fail without warning causing damage to the building structure and personal property. Throughout the 1980's lawsuits were filed complaining that allegedly defective manufacturing and installation caused hundreds of millions of dollars in damages. Although the manufacturers have never admitted that this material is defective, they agreed to fund the Class Action settlement with an initial and minimum amount of $950 million. You'll have to contact the appropriate settlement claim company to find out if this property qualifies for a portion of this settlement. To find out more about this settlement visit http://www.pbpipe.com/faq_gnrl.htm#G11
The Inspector recommends evaluation of the water distribution pipes by a qualified plumbing contractor.
 
Improper plastic
Distribution pipes in the home included plastic pipes of a type not approved for this use. All such pipes should be replaced with a type approved for use as potable water distribution piping.
 
Galvanized
The home contained galvanized steel water distribution pipes. These pipes are outdated and subject to corrosion which will eventually result in restricted flow and leakage and will need to be replaced.
Water flow in the home was satisfactory at the time of the inspection.
 
Dissimilar metals in contact
Plumbing distribution pipes in contact with each were made of different types of metal and may cause galvanic corrosion which will result in deterioration and eventual leakage. The Inspector recommends installation of a dielectric union by a qualified plumbing contractor.
 
Originally galvanized now copper
The home was originally plumbed using galvanized water distribution pipes. The original pipes were abandoned and newer copper pipes were in use at the time of the inspection.

 

DISTRIBUTION PIPE CONDITION

Distribution pipes OK
The visible water distribution pipes appeared to be in serviceable condition at the time of the inspection.
 
Distribution pipes generally OK
The visible water distribution pipes appeared to be in generally serviceable condition at the time of the inspection. Notable exceptions will be listed in this report.
 
Most distribution pipes OK
Most visible water distribution pipes appeared to be in serviceable condition at the time of the inspection. Notable exceptions will be listed in this report.
Non-professional plumbing (plumber evaluation)
Plumbing pipes were visible at the time of the inspection which appeared to have been installed by persons not familiar with good building practice.
The Inspector recommends evaluation of the plumbing system by a qualified plumbing contractor.
 
Non-professional plumbing (permits)
Plumbing pipes were visible at the time of the inspection which appeared to have been installed by persons not familiar with good building practice. This is an indication that plumbing may have been installed without the required building permits and the accompanying inspections. Non-permitted plumbing may contain hidden defects. You should ask the seller for documentation showing that this work was done with the required permits and inspections.

The Inspector recommends evaluation of the plumbing system by a qualified plumbing contractor.

Dissimilar metals in contact
Water distribution pipes in contact with each other were made of different types of metal. Dissimilar metals in contact with each other in the presence of sufficient moisture can cause metal to deteriorate due to galvanic corrosion. The Inspector recommends installation of a dielectric union by a qualified plumbing contractor.
 
Water off
Water service to the home was shut off at the time of the inspection.
The inspector was unable to inspect any plumbing components which require running water to inspect.

The inspector recommends that you have these components inspected by a qualified plumbing contractor once water service has been restored.

Most pipes not visible
Most water distribution pipes were not visible at the time of the inspection due to wall, floor and/or ceiling coverings.

 

CRAWLSPACE

Past leakage (crawlspace)
Distribution pipes visible in the crawlspace were corroded and showed signs of past leakage. The moisture meter showed no elevated levels of moisture in adjacent materials at the time of the inspection. This indicated that there has been no recent leaking. Monitor the pipes on a regular basis to prevent future damage from leaking pipes.
 
Leaking pipes (crawlspace)
Actively leaking water distribution pipes visible in the crawlspace should be repaired by a qualified plumbing contractor to avoid damage to home materials or the development
of conditions which encourage the growth of microbes such as mold.
 
Poorly supported (crawlspace)
Water distribution pipes in the crawlspace were poorly supported. Generally-accepted current standards require that copper pipes of this diameter be supported a minimum of every 6 feet. The Inspector recommends that additional supports be added to prevent damage to pipes.
 
 

NARRATIVES: POOL & SPA

SKIMMER

Broken or missing weir
The pool skimmer had a broken or missing weir.
 
Broken or missing basket
The pool skimmer had a broken or missing basket
 
Broken or missing lid or top
The pool skimmer had a broken or missing lid or top.

 

DRAINS

Missing parts
A pool drain had missing parts. Pool drains can develop enough suction to hold an adult underwater. The inspector recommends correction by a qualified contractor.
 
Broken parts
A pool drain had broken components. Pool drains can develop enough suction to hold an adult underwater. The inspector recommends correction by a qualified contractor.
 
Pool & safety act compliant
You should ask to see documentation that the pool drains are compliant with the Pool & Safety Act.

 

AIR VENTURI

missing or damaged cap
An air venturi had a missing or damaged cap.
 
Improper size
An air venturi was improperly sized.
 
Blocked/inoperable tube
An air venturi had a blocked or inoperable tube.

 

LADDER

Insecure ladder attachment
The pool ladder was not securely attached. The inspector recommends correction by a qualified contractor.

 

CONTROL SYSTEMS

Manual or mechanical controls
The pool control system was a manual or mechanical type.
 
Low voltage controls
The pool control system was a low voltage type.
 
Air controls
The pool control system was an air type.
 
Damaged or missing buttons/knobs
The pool controls had damaged or missing buttons or knobs.
 
Blocked air line
The pool  control system had a blocked air line.
 
Disconnected air line
The pool  control system had a disconnected air line.
 
inoperable indicator
The pool read-out panel had an inoperable indicator.
 
Damaged read-out panel
The pool system had a damaged read-out panel.

 

CIRCULATION TIME CLOCK

Circulation time clock OK
The pool circulation time clock appeared to be in serviceable condition at the time of the inspection.
 
Inoperable circulation time clock
The pool system had an inoperable circulation time clock. The Inspector recommends service by a qualified contractor.
 
No circulation time clock
The s pool system had no circulation time clock.

 

FIREMAN/DELAY SWITCH

Switch present
The pool control system had a fireman or delay switch present.
 
No fireman or delay switch
The pool control system had no fireman or delay switch.
 
Inoperable fireman or delay switch
The pool fireman or delay switch was inoperable at the time of the inspection. The Inspector recommends service by a qualified contractor.

 

MAIN DISCONNECT

Main disconnect OK (hot tub)
The main disconnect for the hot tub was properly located and appeared to be in serviceable condition. It was not operated.
 
Main disconnect improper location (hot tub)
The main disconnect for the hot tub was improperly located. The Inspector recommends that a proper main disconnect be installed within sight of the hot tub.
 
Main disconnect location (pool)
The main disconnect for the pool electrical equipment was located in the _____.
 
Main disconnect rating (pool)
The main disconnect for the pool electrical equipment was rated at _____ amps
 
No main disconnect (pool)
Pool electrical equipment had no main disconnect. This condition is a potential shock/ electrocution hazard and should be corrected by a qualified contractor.
 
Inaccessible main disconnect (pool)
The main disconnect for pool electrical equipment was located in a location that made access difficult. This condition is a potential shock/ electrocution hazard and should be
corrected by a qualified contractor.
 
Unsafe main disconnect (pool)
The main disconnect serving pool electrical equipment was in an unsafe condition at the time of the inspection. This condition is a potential shock/ electrocution hazard and should be corrected by a qualified contractor.

 

CIRCUIT PROTECTION

Breakers
Pool electrical equipment circuits were protected by breakers.
 
Fuses
Pool electrical equipment circuits were protected by fuses.
 
Bonding OK
Pool equipment appeared to be properly electrically bonded.
 
Not bonded
Pool equipment was lacking a bonding system. This condition is a potential shock/electrocution hazards and should be corrected by a qualified contractor.
 
AC units not bonded to pool equipment
Although the AC units were located within 5 feet of the pool water,  they were not bonded to the pool equipment as they should be. This condition is a potential shock/electrocution hazards and should be corrected by a qualified contractor.

 

GFCI PROTECTION

GFCI installed
Pool electrical circuits were protected by a ground fault circuit interrupter (GFCI) device.
 
GFCI response OK
GFCI devices protecting pool electrical circuits responded to testing.
 
GFCI failed response
GFCI devices protecting pool electrical circuits failed to respond to testing and should be replaced by a qualified contractor.
 
Receptacle too close
Electrical receptacles were located too close to the edge of the pool. This condition is a potential shock/electrocution hazard and should be corrected by a qualified contractor.

 

CONDUCTORS

Copper
Pool electrical circuits had copper branch wiring.
 
Aluminum
Pool electrical circuits had aluminum branch wiring. Aluminum wiring can develop problems related to oxidation and deteriorated connections that can be a potential fire
hazard. The Inspector recommends all connections be examined by a qualified contractor.
 
240 Volts
Pool electrical equipment was fed by a 240 volt power source.
 
120 Volts
Pool electrical equipment was fed by  a 120 volt power source.
 
Scorched wiring
Pool electrical equipment had scorched wires visible. This condition indicates a potential fire hazard and should be evaluated and any necessary corrections made by a qualified contractor.
 
Exposed to impact/abrasion
The pool electrical system had electrical conductors exposed to potential damage from impact or abrasion. This is a potential shock/ electrocution/ fire hazard. The Inspector
recommends correction by a qualified contractor.
 
Undersized wiring
The pool electrical system had undersized wiring. This condition is a potential fire hazard and should be corrected by a qualified contractor.
 
Improper support
The pool electrical system had improperly supported electrical wiring. This condition is a potential shock/electrocution/ fire hazard. The Inspector recommends correction by a
qualified contractor.
 
Wires above pool
Electrical wires were routed above the pool. This unsafe condition should be corrected by a qualified contractor.

 

CONNECTIONS

Exposed connections
The pool electrical system had energized electrical connections improperly exposed to touch. This condition is a shock/electrocution hazard. The Inspector recommends that all
connections be contained in a proper junction box with a listed cover. Corrections should be made by a qualified contractor.
Loose connections
Pool electrical equipment had loose electrical connections. This condition is a potential fire hazard and should be corrected by a qualified contractor.
 
Damaged connections
Pool electrical equipment had damaged electrical connections. This condition is a potential fire hazard and should be corrected by a qualified contractor.

 

LIGHTS

Pool lights OK
The pool lights appeared to be in serviceable condition at the time of the inspection.
 
Lights failed to respond
Pool lights failed to respond to the switch. This may indicate a problem with the switch, wiring or fixture. The Inspector recommends evaluation by a qualified contractor.
 
No GFCI protection
The pool lighting system  had no ground fault circuit interrupter (GFCI) protection. The Inspector recommends GFCI protection be installed by a qualified contractor.
 
No GFCI protection
The pool lighting system  had no protection. The Inspector recommends GFCI protection be installed by a qualified contractor.
 
Damaged lens
A pool light had a damaged lens

 

UNDERWATER LUMINAIRES

Too shallow
Luminaires (underwater lights) in the pool appeared to installed too near the surface. Luminaires should be installed no closer than 18 inches to the normal surface level of a
permanent pool.
 
Damaged Luminaires
A luminaire (underwater light) in the pool appeared to be damaged.  The Inspector recommends service by a qualified contractor.
 

 POOL HEATING SYSTEM

Manufacturer
The pool heating system was manufactured by _____.
 
Model name
The pool heater model name was _____.
 
Model #
The pool heater model number was _____.
 
Serial #
The pool heater serial number was _____.
 
Age
The pool heater appeared to have been manufactured in _____.
 
Heating system OK
The pool heating system appeared to be in serviceable condition at the time of the inspection.
 
Inoperable heating system
The pool heating system appeared to be inoperable at the time of the inspection. The Inspector recommends that the heating system be evaluated and any necessary repairs be made by a qualified contractor.
 
Electric heater
The pool heating system was powered by electricity.
 
Electric heater size
The pool heating system was powered by a _____ kW electrical heater.
 
Natural gas
The pool heating system was powered by natural gas.
 
Propane
The pool heating system was powered by propane.
 
Fuel oil
The pool heating system was powered by fuel oil.
 
Solar-assisted
The pool heating system was assisted by a solar thermal system.
 
Solar thermal
The pool was heated by a solar thermal system.
 
Solar thermal OK
The solar thermal heating system appeared to be operating as designed at the time of the inspection.
 
Heat pump
The pool was heated with a heat pump.

 

GAS or OIL HEATERS

Combustible floor
The pool heater was located on a floor constructed of combustible material. This condition is a potential fire hazard. The Inspector recommends correction by a qualified
contractor.
 
Inadequate side clearance to combustibles
The pool heater  had inadequate side clearance to combustibles. This condition is a potential fire hazard. The Inspector recommends correction by a qualified contractor.