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Sample Narratives

by Nick Gromicko and Kenton Shepard
 
 
 
When inspectors write up their home inspection reports, the natural tendency is to be as brief as possible, but being too brief may mean leaving out important details that the homeowner wants and needs to know about and perhaps should act upon.  Below is some sample language that inspectors can use to enhance their reports, organized by the various systems of the home.  The italicized text indicates the basic problem discovered, followed by a brief description of the specific problem that can be integrated into the written report.
 
 

INTERIOR

HEADING: Interior

SUB-HEADING: Electrical

NARRATIVES: Interior Light Fixtures

A light fixture in this room did not respond to the switch. This condition may be a potential fire hazard. The Inspector recommends evaluation by a qualified electrical contractor.

A light fixture in this room did not respond to the switch.

The bulb may need to be replaced, or there may be a problem with the switch, wiring or light fixture.

If, after the bulb is replaced, this light still fails to respond to the switch, this condition may be a potential fire hazard and the Inspector recommends that an evaluation and any necessary repairs be performed by a qualified electrical contractor.

A ceiling light in this room did not respond to the switch. The bulb may need to be replaced, or there may be a problem with the switch, wiring or light fixture.

If, after the bulb is replaced, this light still fails to respond to the switch, this condition may be a potential fire hazard and the Inspector recommends that an evaluation and any necessary repairs be performed by a qualified electrical contractor.

A wall light in this room did not respond to the switch. The bulb may need to be replaced or there may be a problem with the switch, wiring or light fixture.

If, after the bulb is replaced, this light still fails to respond to the switch, this condition may be a potential fire hazard and the Inspector recommends that an evaluation and any necessary repairs be performed by a qualified electrical contractor.

A light fixture in this room was damaged. This condition may represent a potential fire or shock/electrocution hazard.

The Inspector recommends an examination and any necessary repairs be performed by a qualified electrical contractor.

A light fixture in this room was missing. Energized electrical components were left exposed to touch.

This condition is a shock/electrocution hazard and an approved cover should be installed on the electrical box by a qualified electrical contractor.

A recessed lighting fixture in this room exhibited signs of overheating, such as intermittent shut-off. Overheating light fixtures are a potential fire hazard.

The Inspector recommends an evaluation and any necessary repairs be performed by a qualified electrical contractor.

A non insulation contact (IC)-rated recessed lighting fixture in this room was in contact with thermal insulation.

This condition is a potential fire hazard. Recessed lighting fixtures in contact with thermal insulation must be IC-rated.

The Inspector recommends that an adequate amount of insulation surrounding the fixture be removed to comply with the installation requirements specified by the fixture manufacturer.

NARRATIVES: Ceiling Fans

A ceiling fan in this room was inoperable.

The Inspector recommends an evaluation and any necessary work be performed by a qualified electrical contractor.

Ceiling fan lights inoperable

The lights in a ceiling fan in this room failed to respond to the controls.

The bulbs may be burned out or the fixture, wiring or switch may be defective. If, after bulb replacement, the fixture still fails to respond to the controls, the Inspector recommends an evaluation and any necessary work be performed by a qualified electrical contractor.

A ceiling fan in this room was noisy during operation. This condition is typical of deteriorated fan components. Consider fan repair or replacement.

Ceiling fan wobbled

A ceiling fan in this room wobbled during operation and appeared to be out of balance. This condition may eventually cause the fan to come loose from its mounting device and fall.

The inspector recommends correction by a qualified contractor.

STRUCTURE

CONE OF COMPRESSION

Digging next to the foundation has compromised the Cone of Compression.

The "cone of compression" is the area of soil beneath a foundation which supports the weight of the structure above and which must remain undisturbed to avoid compromising its structural integrity. The profile of weight-bearing soil beneath the foundation is generally cone-shaped.

Although there was no sign of failure at the time of the inspection, eventual failure is possible and under certain circumstances, such as moisture intrusion of this area, which is a likely possibility.

Before the expiration of your inspection objection deadline, you should consult with a structural engineer or qualified foundation repair contractor to determine options and costs for stabilization of the affected areas.

BOWED FOUNDATION WALL

Significant bowing visible in the foundation walls appeared to be consistent with bowing caused by lateral pressure from soil or soil and water. This condition represents foundation failure and should be evaluated by a qualified foundation repair contractor to determine the extent of the problem and discuss options and costs for correction.

Significant bowing visible in the foundation walls appeared to be consistent with bowing caused by lateral pressure from soil or soil and water. This condition represents foundation failure and should be evaluated by a qualified structural engineer to determine the extent of the problem and decide what actions should be taken for correction and repair.

CONCRETE CRACKS (general)

No standards exist for evaluating cracks in concrete. Cracks appear for a wide variety of reason, some of which may not be apparent at the time of the inspection. Cracks less than ¼-inch that do not exhibit displacement are typically not considered to be structural issues unless they appear in conjunction with another condition.

The concrete foundation had typical shrinkage cracks. Shrinkage cracks appear as part of the concrete's natural curing process and are not a structural concern.

HEATING

COMBUSTION CHAMBER

Conditions in the boiler combustion chamber appeared to be serviceable at the time of the inspection.

The boiler is a high-efficiency system and had a sealed combustion chamber that could not be inspected.  Such an inspection would require invasive measures that lie beyond the scope of the General Home Inspection. The combustion chamber was inspected through a sight port only.

Flame color indicated that the boiler burner assembly may need to be cleaned and adjusted.

The Inspector recommends service by a qualified HVAC technician.

Dirt and rust flakes on the boiler burner assembly may affect the burner function.

The Inspector recommends service by a qualified heating service technician.

One or more of the burners in the boiler burner assembly was loose or displaced. This condition may result in inefficient combustion that can produce increased levels of toxic gases, such as carbon monoxide.

The Inspector recommends that service be performed by a qualified HVAC or plumbing contractor.

The boiler burner assembly needed cleaning by a qualified HVAC or plumbing contractor.

COMBUSTION AIR SUPPLY

Combustion air supply appeared to be sufficient at the time of the inspection.

Combustion air supply appeared to be insufficient at the time of the inspection. Insufficient combustion air can cause the boiler to operate inefficiently, increasing heating costs, or may cause the production of excessive amounts of toxic gases, such as carbon monoxide.

The Inspector recommends correction by a qualified HVAC or plumbing contractor.

Combustion air supply appeared to be insufficient at the time of the inspection. Combustion appliances require 50 cubic feet per 1,000 BTU/h aggregate input. “Aggregate” means that if two combustion appliances, such as a gas-fired boiler and a gas-fired water heater, are installed in the same room, each of their input ratings in BTU/h must be included when calculating adequate combustion air.

Insufficient combustion air can cause a combustion appliance to operate inefficiently, increasing heating costs, and may cause the furnace to produce unacceptably high levels of toxic gases, such as carbon monoxide.

The Inspector recommends correction by a qualified HVAC or plumbing contractor.

Because this home was built with unusually tight construction, combustion air for the boiler should be provided from the home exterior.

The Inspector recommends that you consult with a qualified HVAC or plumbing contractor to discuss options and costs.

Ducts providing combustion air to the boiler and extending into the attic did not terminate the required 6 inches above the attic ceiling joists or insulation, as is required by safe building practices.

EXPANSION TANK

The boiler had an expansion tank installed to allow for thermal expansion of water in the plumbing pipes. The expansion tank appeared to be properly installed and in serviceable condition.

The boiler had no expansion tank installed to allow for thermal expansion of water in the plumbing pipes. Expansion tanks are required for heating systems of this type.

The Inspector recommends correction by a qualified HVAC or plumbing contractor.

The boiler had no expansion tank installed to allow for thermal expansion of water in the plumbing pipes. Expansion tanks are required for new installations in the jurisdiction where this home is located.

You should discuss the need for the installation of an expansion tank on this system with a qualified plumbing contractor.
 
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