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Sample report: this is the ‘key to this report’ and the structural section from an actual recent report. The names have been changed to protect the innocent.

For the purposes of this report, I’ll refer to the left, rear, right and front when facing the home from the street. I’ll call the bedrooms the front, rear and master, and I’ll call the area behind the garage the shop.

This report contains a lot of information, more than some homeowners want to know. For example, most people want to know if the deck is well built but don’t really care if the joists are 2x8 or 2x10. I’ve tried to make the report as ‘readable’ as possible. Each system (Structural, Roof, etc.) will start on a new page. Each page will follow the same format and have the same sections. There are five sections in the following order:

Description of….: Specific information such as the manufacturer, size, location, etc.

General Comments: General and specific information on the system.

Recommendations/Observations: Observations or recommended improvements. For your convenience, all the items in this section will be preceded by one of the following symbols:

• very important: denotes a major improvement recommendation that may be a major expense, such as a furnace or roof that is nearing the end of it’s useful life.

• very important: denotes an improvement that should be completed as soon as possible. This is either a safety concern or an item that should be repaired before it causes further damage (ie a plumbing leak that should be repaired before it causes moisture damage to the framing lumber). Remember that both the “X” symbols denote important items.

• improvement needed: improvements that should be anticipated over the short term. These may be items that the typical homeowner can do, such as changing a dirty furnace filter or minor site drainage improvements. These items may also require a professional, but it should not be a major expense.

• monitor/observation: This symbol is used for items where further monitoring is needed. Repairs may be necessary. During the inspection, there was insufficient information; improvements cannot be determined until further investigation or observations are made. This symbol is also used for an observation of a condition that is not usually repaired, such as common cracks in concrete surfaces.

• There may also be a section labeled “Discretionary Improvements”. These are not essential repairs, but represent logical long term improvements.

Maintenance Information: This section is the same in every report, and I hope you find it helpful. Often this section will help explain items in the General Comments or Recommendations/Observations sections. The maintenance tips will refer to the systems and components I find most often in our area. If your home has an unusual feature or system there will likely be additional maintenance information in the General Comments. I have included some definitions of words or items that appear frequently in reports. The defined words or items are italicized and appear at the end of the maintenance section.

Limitations: Items that are outside the scope of the inspection or were not visible. Some of these will be specific to your home, such as a garage that was not visible because of stored items. Some of these are general limitations that appear in every report and may not be applicable to your home.

Once again, my goal is to make the report as informative and helpful as possible. If I make a recommendation, I try to explain the item in detail and explain why it’s a problem (if it’s not obvious). I may offer suggestions on improving or repairing the item. I will try to do this in everyday language and not impress you with my construction vocabulary.

Structural Components

description of structural components

Foundation: ·Concrete ·Crawl Space Configuration ·Crawl Space Access: Exterior ·Crawl Space Moisture Barrier: None (typical) ·Crawl Space Method Of Inspection: Entered

Floor Structure: ·2x10 Wood Floor Joist ·4x4 Wood Columns ·4x12 Wood Floor Beams ·Plywood Sub Floor

Wall Structure: ·Wood Frame

Ceiling Structure: ·2x4 Trusses

Roof Structure: ·2x4 Trusses

Roof Sheathing: ·Plywood

Attic Access Location: ·Closet ·Attic Method Of Inspection: Entered - Inaccessible Areas

general comments

This is a one level home built over a crawlspace. The foundation is in very good condition; only a very few common cracks were noted in the foundation walls. The condition of the windows and exterior indicates there has been no abnormal settlement of the foundation.

The crawlspace is accessed at the rear exterior. Movement in the crawlspace is tight but all areas can be reached. Overall the crawlspace framing is in good condition. The floor joists are supported by two full length beams. The 4x4 posts are on concrete pads; no wood/soil contact was noted at the crawlspace framing. Framing straps and anchor bolts are properly installed. The condition of the interior doors, walls, etc. indicates there has been no major settlement of the crawlspace framing.

The attic is accessed from the master bedroom closet. Movement in the main attic is pretty easy (for an attic). There is no access to the attic over the family room. The attic framing is very good, and no signs of active roof leaks were noted.

Overall, the construction of the home is considered to be good quality. The materials and workmanship, where visible, are above average. No major defects were observed in the accessible structural components of the house.

recommendations / observations

• Common cracks were observed in the foundation and stem (block) walls of the house. This implies that some structural movement of the building has occurred, as is typical of most houses, and is not a structural concern. We find common cracks in most of the homes we inspect. It doesn’t hurt to seal (caulk, etc.) any cracks that are large enough to need it. Cracks should be monitored, of course; if further movement is noted additional investigation may be needed.

• All wood debris and wood items stored directly on the soil should be removed from the crawl space. Any wood in contact with the soil may attract wood destroying insects.

• The crawlspace access door is loose and very hard to close. The 2x6 the door hinges attach to is loose. The debris needs to be removed from between the 2x6 and the block wall so the 2x6 can be tightened.

• There is evidence of past water in the crawl space, especially at the front wall. This condition will vary seasonally and with precipitation intensity. Lot drainage improvements should be addressed as a first step to controlling water in the crawl space; see the exterior page.

maintenance information

The most important maintenance concerning the structural components is to keep moisture out of the home; also see the maintenance tips in the Roof and Exterior sections. If you suspect you are developing structural problems you should consult with a qualified contractor. Often there is a cause that can be corrected easily, such as a leaking roof or a broken downspout. It is important to keep surface water away from the home, and it is also important to avoid wood/soil contact around the home or in the crawlspace. This includes storing wood items on the ground; any wood that is in contact with the soil and the home is a possible entry point for wood destroying insects.

Component: One part of a system, for example the foundation is only one component in the structural system.

System: A complete system consists of many components; for example the structural system consists of components including the foundation, stem and exterior walls, roof structure, etc. These two terms apply to all the systems; heating, plumbing, etc.

Foundation: The base structure supporting the home. The foundation is usually concrete.

Stem walls: The walls above the foundation, usually concrete or concrete block. The wood framing or exterior walls are supported by the stem walls.

Truss: A pre-manufactured structural element, usually of wood, used for roof framing and sometimes for floor joists.

Attic: The space above the living area ceilings and under the roof.

Crawlspace: The area under the living area floor. There is no crawlspace in a home built on a concrete slab.

limitations of structural component inspection

As described in the inspection contract, this is a visual inspection only. Assessing the structural integrity of a building is beyond the scope of a typical home inspection. A certified professional engineer is recommended where there are structural concerns about the building. Inspection of structural components was limited by (but not restricted to) the following conditions:

• Structural components concealed behind finished surfaces could not be inspected.

• Only a representative sampling of visible structural components were inspected.

If you would like a longer sample report, with more sections, email us and we will be happy to send one to you, preferably as a WORD attachment.