Section Notes - Pro-Sight Website Example

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Useful & Important Information, notes are part of The Inspection Report

Comments: Findings or information for items which are considered minor/marginal in nature. Understand some items that have a finding with a comment can, over time, turn into major issues if an adjustment and/or a repair is not made. Comments may be rated as Satisfactory or Attention Required in the report.

Issues: Findings for items that need a licensed and insured professional in the appropriate field for further evaluation, and to complete any necessary repairs or replacements to ensure proper function and safety. Safety hazards can also be listed as issues. Issues will be rated as Attention Required in the report.

Section Notes: Important general information, which may, or may not be applicable to the property.

Section Notes: Exterior

Walls: Insulation and R-value is not verified since they are almost always not visible. Cosmetic cracks are not reported, but all cracks can allow moisture and should be sealed.

Maintenance: Regular painting, caulking, and sealing are needed. Unsealed cracks around windows or doors may allow moisture, often visible only during rainfall.

Windows: Single or double-pane types are noted. Seal failures can cause condensation between panes, not always visible and not part of a visual inspection. Screens are not inspected.

Limitations: Geological conditions are not included. Hairline cracks are often due to curing or settlement and are usually not structural. Stored items, vegetation, or structures may block views. Trees and/or shrubs close to the home can damage the roof and foundation.

Slab Movement and Cracks: Minor out-of-level slabs are common and usually tolerable up to 1" in 20'. Cracks often result from shrinkage and are usually not significant unless wide or displaced. Other causes include poor mix, age, soil, seismic activity, or drainage. Unsealed cracks can allow moisture.

Inspection Scope: Only visible slab areas are inspected. Interior covered slab surfaces and underground components are not included. Unless major defects are discovered, a specialist referral is not required, but the client may seek an expert opinion.

Section Notes: Grounds

Cosmetic Cracks: These may not be addressed in the inspection report. These cracks are common in drywall, plaster, stucco, tile grout, or concrete as a result of normal settling, minor temperature changes, or humidity fluctuations.

Water: Can be destructive. Soil should slope away from the structure, and interior floors should be higher than exterior grade. Gutters and downspouts should discharge into clean area drains that carry water away. Underground piping, municipal services, and septic systems are not part of this inspection.

Foliage: Trees, vines, and shrubs growing too close can damage foundations and roofs.

Moisture: This can promote biological growth, damage materials, and produce mold-like substances harmful to health. Intrusion may be intermittent and is not always obvious but can be indicated by peeling finishes, efflorescence, rust, wood rot, or musty odors. Condensation and humidity can create similar issues. Homes with floors at or below exterior grade are more prone to moisture intrusion. If such conditions exist, or if family members have allergies or asthma, a specialist inspection is recommended.

Section Notes: Electrical

Service: Electrical service may be overhead (from a utility pole to a weather head) or underground (via conduit into the meter base).

GFCIs: These are safety devices that cut power if a shock hazard is detected. National standards began requiring them in bathrooms and exterior receptacles in 1971, with coverage expanding to garages (1975), kitchens (1984), basements (1987), crawl spaces (1990), and wet bars (1993). Local adoption dates may vary.

AFCIs: Are breakers that detect dangerous electrical arcs and shut off power to prevent fire. They became required in bedroom circuits in 2002.

Reverse Polarity: This occurs when wires are connected to the wrong terminals. This includes hot-ground reversed or hot-neutral reversed wiring. Proper grounding provides a safe path for stray current, reduces equipment damage, and protects against interference and lightning.

Low-voltage Devices: (alarms, intercoms, phone, cable, stereo wiring, landscape lighting, and sprinklers) are not part of a standard home inspection.

Section Notes: Garage

Stored Items and Furniture: These items are not moved during inspection. Floors, walls, receptacles, and pipes may be blocked. A walk-through with the seller before closing is recommended.

Firewall Ratings: The inspector does not determine firewall ratings. Flammable products should not be stored in garages or against the home. Detached structures are not included unless inspected for an added fee.

Remotes: Garage door remote controls are not located or operated during the inspection.

Cosmetic Items: Such defects are considered normal wear and not required to be addressed. Examples include drywall nicks, scratches, small holes, worn paint, and stained flooring. Cosmetic notes if in the report are a courtesy only.

Section Notes: Plumbing

Service: City sewer service, septic tanks, fuel tanks, underground pipes, and pipes inside walls are not part of the inspection.

Water Pressure: Appliances and plumbing fixtures are designed to function at 40–80 psi. Higher pressure can cause leaks or fixture damage; a pressure regulator at the main line usually solves this.

Water Testing: Water quality testing and fire suppression systems are excluded. Water softeners are only inspected for leaks. Valves not used daily can dry out and become brittle; operating them may cause dripping or failure to shut off fully.

Main Supply Valve: At minimum, operate the main water supply shut-off with the seller before closing. Having a plumber available for needed repairs or replacements is recommended.

Drain Pipes: These are checked by flushing all fixtures. This is not a definitive test; only a video inspection confirms main line condition. Blockages can range from minor (traps, branch lines) to major (main line).

Blockages: Minor blockages are often cleared by cleaning traps or using chemicals. Severe issues, like tree root intrusion or rocks in the line, may require costly repair or replacement. Ask sellers about past drainage problems or consider a video inspection before closing.

Sprinkler/Irrigation Systems: If tested, are checked only as a courtesy, unless a separate charge was made for this service. Inspector ensures they do not spray the home or deck structures, and looks for leaks, broken heads, and pipes. Proper coverage and backflow devices are not included.

Polybutylene (PB): This piping, used 1978–1995, was discontinued due to failures and damage claims. Inspector may not always be able to identify this piping.

Section Notes: HVAC

Unit Operation: The inspector will not operate the air conditioner when the outside temperature is below 65°F. Running the system in colder weather can damage the compressor. No pressure tests are performed during inspection; therefore, no representation is made regarding refrigerant charge or line integrity.

Temperature Split: This is the difference between the air at the return grill and the supply register. A normal range is 15–22°F, with newer units closer to 20–22°F.

HVAC Maintenance: Annual or seasonal maintenance is essential and often required by home warranty companies for coverage. Some defects may only be found during this service and not during a home inspection. Ask the seller for service records within the past six months, or have the system serviced during the inspection period if records are not available.

Section Notes: Roof

Maintenance: All roofing types require routine maintenance, sometimes annually or more often. Lack of maintenance typically leads to leaks and faster deterioration of coverings and flashings. Inspectors cannot guarantee a roof is leak-free; only observation during rainfall can confirm this.

Underlayment: Concrete and clay tile roofs are marketed as long-life systems, 40 to 75 years, but their underlayment and battens usually require replacement much sooner, often within 15–25 years depending on materials, climate, and installation quality. Tiles may also lose color and surface texture over time. There are much longer-lasting underlayments available.

Asphalt Shingles: These are the most common pitched roof covering. They come in fiberglass and organic-mat types, both made with asphalt. Fiberglass shingles are lighter and offer better fire ratings, while organic-mat shingles are heavier and less common. Lifespan generally ranges 10–25 years depending on grade, climate, and installation. Premium-grade shingles can last up to 40 years.

Section Notes: Low Slope Roof

Maintenance: All roof coverings require routine maintenance to prevent leaks and deterioration. Lack of upkeep will shorten lifespan.

Rolled Roofing: This asphalt-based covering is common on low-slope roofs. It is less expensive but has a shorter service life, typically 5–10 years. Seams and edges are most prone to failure. Application of an elastomeric or silicone-based type of coating can add many years to the lifespan.

Modified Bitumen: This roofing is more durable than standard rolled roofing and may last 10–20 years. Proper sealing and periodic inspection are critical to performance.

Built-up Roofing (BUR): This roof covering often uses layers of asphalt and felt, can last 15–25 years if maintained, but cracks, blisters, and ponding water are common concerns.

Foam Roof: Made of spray-applied polyurethane foam with a protective coating, can last 25–50 years if recoated every 5–10 years, but without maintenance may fail in as little as 10–15 years.

Metal Panel: This roofing is durable and long-lasting but may corrode, dent, or loosen at fasteners if not maintained.

Guarantee: Inspectors cannot guarantee roofs are leak-free; only observation during rainfall can confirm watertightness.

Section Notes: Attic

Attic Insulation: Improper attic ventilation can cause deck deflection where plywood roof decking warps, deteriorates, or becomes spongy. Proper attic ventilation and insulation are key to prevention.

Air Circulation: Plywood or strand-board must “breathe” through air circulation; without this, adhesives can break down and dry rot may occur.

Attic Access: Vaulted or cathedral ceilings limit attic access; roof sheathing is attached directly to rafters and interiors, making these areas inaccessible.

Earlier Homes: Homes built prior to the early 2000s often lacked required venting in enclosed roof systems. Since these areas are not accessible, a limited visual home inspection cannot always confirm consequences of inadequate ventilation.

Section Notes: Laundry

Valves: Valves not used daily will not be operated by the inspector. Operating them can result in dripping or failure to shut off completely.

Appliances: Washing machines and dryers are not tested, nor are their drains or supply valves. The inspector may briefly test machines to check for leaks as a courtesy.

Cosmetic: These deficiencies are considered normal wear and tear and are not required to be addressed in the inspection. Examples include drywall nicks, scratches, small holes, worn paint, and stained flooring. Cosmetic notes are reported only as a courtesy.

Section Notes: Bathrooms

Valves: Valves not used daily will not be operated by the inspector. Operating them can result in dripping or failure to shut off completely.

Shower Pans: Determining if shower pans are watertight is beyond the scope of the inspection.

Grout and Caulking: These must be maintained. Even small imperfections can allow water intrusion, causing damage or mold growth.

Cosmetic: These deficiencies are considered normal wear and tear and are not required to be addressed. Examples include drywall nicks, scratches, small holes, cabinet and countertop blemishes, worn paint, and stained flooring. Any cosmetic descriptions are provided only as a courtesy.

Section Notes: Kitchen

Valves: Valves not used daily will not be operated by the inspector. Operating them can result in dripping or failure to shut off completely.

Section Notes: Rooms | Interior

Furniture And Belongings: These will not be moved during the inspection. Many times windows, floor covering, wall sections, wall receptacles, and even pipes will be blocked from being inspected.

Walk-through: It is recommended a thorough walk through be done with the seller before closing on the property.

Cosmetic: These deficiencies are considered normal wear and tear, and therefore are not required to be addressed in the inspection. Cosmetic items are being defined as nicks, scratches, cracks or small holes in the drywall and doors, including peeling or worn interior paint. Also dirty or stained floor covering. Anything cosmetic in the report is only reported as a courtesy.

Cracks: All wall and floor cracks can be a potential source for moisture entry. To prevent seepage, it is recommended that all cracks be sealed.

Glass Panes: Determining the condition of the insulated glass panes is not always possible due to temperature, weather, lighting conditions, and the cleanliness of the glass.

Section Notes: Pool | Spa

Barrier: The home inspector is never designated to enforce a pool’s protective barrier regulations. These barrier regulations vary from city to city and jurisdiction to jurisdiction. Consult your local authority having jurisdiction for a copy of their latest regulations.

Water Testing: A pool inspection does not include any water testing whatsoever. Nor does it include any item such as a turbo cell or a self-chlorinating system for any type of pool. Only items listed on the report are inspected.

Visit Inspection Findings Solutions for additional home repair and maintenance information: Inspection Findings Solutions