This is a brief description of items we check. In many home this will amount to 800 to 1000 items. The list for rooms, bathrooms gets multiplied by the number of rooms being inspected. For a detailed list click here.

This is a brief description of what's typically covered in the home inspection. Every home is unique and the home inspection will tailor the inspection for the specific home:

Exterior

A. The flashing and trim.
B. All exterior doors, decks, stoops, steps, stairs, porches, railings, eaves, soffits, fascias, grading, and walkways.
C. And report as in need of repair any spacings between intermediate balusters, spindles, or rails for steps, stairways, balconies, and railings that permit the passage of an object greater than four inches in diameter.
D. The vegetation, surface drainage and retaining walls when these are likely to adversely affect the building.
E. And describe the exterior wall covering

Basement, Foundation & Crawlspace

A. The basement.
B. The foundation
C. The crawlspace.
D. The visible structural components.
E. Any present conditions or indications of active water penetration by probing a representative sampling of structural components where deterioration is believed to be present or where clear indications of deterioration are present.
F. And report any general indications of foundation movement that are observed, such as but not limited to sheetrock cracks, brick cracks, out-of-square door frames or floor slopes.

Furnace

A. The heating system and describe the energy source and heating method using normal operating controls.
B. And report as in need of repair electric furnaces which do not operate.
C. And report if inspector deemed the furnace inaccessible.

Check accessible supply vents for operation

A. The central cooling equipment using normal operating controls.

We will not operate AC equipment or systems if exterior temperature is below 65 degrees for at least 24hours. Fahrenheit or when other circumstances are not conducive to safe operation or may damage the equipment.

Plumbing

A. Inspect the main water shut off valve.
B. Inspect the water heating system.
C. Flush toilets.
D. Run water in sinks, tubs, and showers.
E. Inspect the interior water supply including all fixtures and faucets.
F. Inspect the drain, waste and vent systems, including all fixtures.
G. Describe any visible fuel storage systems.
H. Inspect the drainage sump pumps testing sumps with accessible floats.
I. Inspect and describe the water supply, drain, waste and main fuel shut-off valves, as well as the location of the water main and main fuel shut-off valves.
J. Inspect and determine if the water supply is public or private.
K. Inspect and report as in need of repair deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously.
L. Inspect and report as in need of repair deficiencies in installation and identification of hot and cold faucets.
M. Inspect and report as in need of repair mechanical drain-stops that are missing or do not operate if installed in sinks, lavatories and tubs.
N. Inspect and report as in need of repair commodes that have cracks in the ceramic material, are improperly mounted on the floor, leak, or have tank components which do not operate.

Electrical

A. The service line.
B. The meter box.
C. The main disconnect.
D. And determine the service amperage.
E. Panels, breakers and fuses.
F. The grounding.
G. The bonding.
H. A representative sampling of switches, receptacles, light fixtures, and ground circuit interrupters.
I. And report the presence of solid conductor aluminum branch circuit wiring if readily visible.
J. And report on any GFCI-tested receptacles in which power is not present, polarity is incorrect, the receptacle is not grounded, is not secured to the wall, the cover is not in place, the ground fault circuit interrupter devices are not properly installed or do not operate properly, or evidence of arcing or excessive heat is present.
K. The service entrance conductors and the condition of their sheathing.
L. The ground fault circuit interrupters with a GFCI tester.
M. And describe the amperage rating of the service.
N. And report the absence of smoke detectors.
O. Service entrance cables and report as in need of repair deficiencies in the integrity of the insulation, drip loop, or separation of conductors at weatherheads and clearances.

 

Fireplace

A. The fireplace, and open and close the damper door if readily accessible and operable.
B. Hearth extensions and other permanently installed components.
C. And report as in need of repair deficiencies in the lintel, hearth and material surrounding the fireplace, including clearance from combustible materials

 

Attic, Ventilation & Insulation

A. The insulation in unfinished spaces.
B. The ventilation of attic spaces.
C. Mechanical ventilation systems.
D. And report on the general absence or lack of insulation.

Doors, Windows & Interior

A. Open and close a representative number of doors and windows.
B. Inspect the walls, ceilings, steps, stairways, and railings.
C. Inspect garage doors and garage door openers by operating first by remote (if available) and then by the installed automatic door control.
D. And report as in need of repair any installed electronic sensors that are not operable or not installed at proper heights above the garage door.
E. And report as in need of repair any door locks or side ropes that have not been removed or disabled when garage door opener is in use.
F. And report as in need of repair any windows that are obviously fogged or display other evidence of broken seals.

Kitchen

A.Check cabinets, drawers

B.Verify operation of fan

C.Verify operation of stove and refrigerator

D. Check plumbing

Garage

A. Verify integrity of firewall

B.Verify operation of garage door

C. Verify presence of garage door safety features

Detailed List  

41             If condominium, only owner-responsible items evaluated in this inspection. 

                Look for modification that may have been done without permits

               Snow cover on exterior allows only peripheral, if any, evaluation of much of exterior. 

               Some non‑original construction has been done on this property. We recommend that an anonymous check be made with the applicable municipality's building and housing division to see when this address was last permitted without revealing your reasons.

42            Shed/Hot Tub/Pool/Playground/Sauna/Tennis Courts not inspected

                Well/Private sewage disposal not evaluated.

43            No gutter over entry at eave (S, A).

                Some rain gutter components may be likely to leak.

                Substantial debris in gutters (M, B).

                Poor slope in rain gutters (M, A)

                Gutters corroded (M, B)

44            Some downspouts missing (M, B).

               Damaged or loose downspouts (M, B).

               Corrosion or rust apparent at downspounts (M, B).

               Leaks or decay at downspouts (M, B).

45            No extensions on downdrains (M, B).

               Extensions on downdrains do not carry water away from house 

               Corrosion or rust apparent at extensions (M, B).

               Leaks or decay at extensions (M, B).  

46            Splashbocks do not carry water away from house (M, B).

               Corrosion/leaks at splashblocks (M, B).

47            Splits in wood of fascia (M, C).

48            Evidence of leaks/stains in soffit/fascia--possible ice/debris dam/no drip edge (M, A).

               Unscreened vent openings in soffits (M, C)

49             Evidence of leaks under eaves--possible ice/debris dam (M, A).       

50             Wood at soil at front porch/stoops/stairs  (M, A).

               Trip hazard: non‑uniform/<11" treads/short step/covering deteriorated/projecting at front porch/stoops/stairs (S, A).

51            Settlement of porch away from house with trip hazard (S, A).         

               Support posts for roof over porch possibly pulling roof down with settlement (M, A)

52            Rail/stair rail/rail components missing/ungraspable/broken continuity/loose--front porch/stoops/stairs (S, A). 

               Weathered railing/deck boards on front porch (S, A)

53            Stair related concerns exist at the front porch: Stairs poor lit/spacing between balusters on rail too wide (S, A)

54             Storm or screen door automatic closer in disrepair (P, B).

               Screen door has torn screen/broken window/hardware disrepair  (P, B).

55            Front/Side/Rear door hardware disrepair/broken window/poor fit/split/severely weathered/dragging on floor/doesn't stay shut without locking (S ,A).

56            Planter settling away from house/deteriorating (M, B).   

               Trees or shrubs too close to house (M, B).

57            Concrete surface broken on walks (M, A). 

               Trip hazard on walks due to settling and/or buckling (S, A).

               Wood at soil at walk (M, A).

58             Significant cracks exist at the garage‑house/chimney‑house junction(s) (M, A).

               Wood touching soil at foundation exterior wall or cover (M, B)

59            Minor cracks in foundation-‑probably represent primarily a cosmetic concern-‑patch (M, A).

               Medium sized cracks in foundation or wall.  Could consider structural contractor’s/engineer’s advice.

               Major foundation or wall cracks/settlement/bulging/out of plumb.  Should consider structural contractor’s/engineer’s advice. 

60            Cracks in the outside wall are vertical/horizontal/diagonal (see notes above).    

               Exterior wall brick mortar deteriorating (M, A).

               Exterior wall siding is damaged/has no vent holes (M, A).

61            New stucco may be prone to cracking shortly after installed/is deteriorating (M, A).

               Possible asbestos siding on this house.  Contact an industrial hygienist about this issue (S, A). 

               Ventilation  openings on the house are unscreened (M, A).      

               Evidence of possible previous fire on the exterior of the house (M, A). 

               Vines reduce the opportunity to inspect/has or may result in damage to sidewalls, etc. of the house (M, A). 

               There is apparently some span sag over windows/doors/openings in the exterior wall of this home (M, A). 

62            Parging deteriorating/missing on foundation wall (P, C)

               Panels/shingles/masonry/concrete missing/split/loose/delaminating/deteriorating on exterior walls (M, A).

63            Grading around perimeter of house flat or toward house (M, B).

               Concrete at house perimeter slopes toward house (M,A).                  

64            Minor/Major paint peeling in some exterior areas (M, B).

               Entire house appears to need repainting (M, A). 

65            Window screens missing (M, C).

               Window screens damaged (M, B).

66            Some double pane windows have evidence of condensation (M, C).

               Some windows cracked/broken (M, B).

               Some windows appear to not be weather tight (M, B).

               Expect some casements to not operate properly (M, B).

67            Window air conditioning/evaporative cooler unit(s) appear to not be level/firmly supported (S, A).

               Exterior wood around window(s) deteriorating (M, B)..

68            Air circulation around window air conditioner/evaporative cooler unit appears blocked (trees, shrubs, etc. block the unit) (M,A).

               Window air conditioner/evaporative cooler unit is noisy/dusty/rusted/corroded/leaks/leaf riddled (M, A).

               Housing covers on the window air conditioner/evaporative cooler unit are not all in place (M, A).

               System winterized. 

69            Window evaporative cooler drain line missing/doesn’t take water away from house (M, B).

               South or west face window air conditioning unit is not protected by shade or awning (M, A).

70            Basement window(s) wood deteriorating (S, A).

               Two pane basement window shows some condensation and so the glass may need replacement (M, A).

               Basement window broken (S, A). 

               Basement windows appear to be below grade without window wells (M, A). 

71            Inadequate window wells (M, A).

               Window wells not covered with rain repelling cover (M, B)

               No grid over window wells near patio/walk, etc, (M, A)

72            Caulking/sealing around outside wall penetrations appears poor (M, A). 

73            No cover over outlet/switch/junction box at exterior (S, A)

               Wire connections exposed outside due to no junction box/no conduit (S, A)

74            Lamp cord used outside in lieu of “hard wire” (S, A).

               Unachored electrical boxes (S, A).

               Inoperable/loose/inadequate/broken outlets on exterior (S, A).

               Wired taped at junctions (S, A).

75            Ungrounded 3 prong outside outlets--use 2 prong or ground (S, A)

               Reversed electrical polarity at exterior outlets (S, A).

               Switch defect exists on exterior switch (S, A).

               Exterior GFCI outlet not operating properly (M, A).

               Exterior outlet not properly weatherstripped (S, A). 

               Exterior switch not properly weatherstripped (S, A). 

76            Faucet splashblocks recommended (M, B).

               Outside faucet dripping (M, A).

               Evaporative cooler may still be/appears to have been connected in the winter with possible freeze to the line (S, A).

               Evaporative cooler appears to be disconnected during the normal operating season.   We are unable to fully check the cooler as a result (M, A).

               Possible freeze to hose bib/faucet (S, A).

               Hose faucet froze previously and may leak at inside wall (M, A).

77            Air conditioning unit(s) not level (M, A).  This results in a less efficiently operating unit and many times results in a shorter  useful life of the unit.

               Inadequate or no platform on the exterior air conditioner unit (M, A).       

               Air circulation around exterior air conditioner/evaporative cooler unit appears blocked (trees, shrubs, etc. block the unit) (M,A).

78            Outdoor temperature too cool to allow for evaluation of central air conditioning.

               Air conditioning oil heating elements not on for at least 24 hours prior to inspection and so air conditioning not evaluated.

               The exterior air conditioner unit is breakered/fused at a level that is greater than that for which the unit was designed (M, A).

79            Electrical service line to house too close to ground (S, A).

               The pole-to-house wires are not drip looped where they connect at the house (e.g. at the masthead or near the anchor) (S, A).

80            Building/Trees/Antenna touching electrical service line to house (S, A).

               The electrical meter base appears loose (S, A).

               Non-conduited wire appears too close to ground level (S, A).  Check if can conduit without complete exterior upgrade.

81            The main breaker/fuse on the house wiring is 30 40 50 60 70 80 100 125 150 200 Other None (S, A).

               The service wires that extend from the telephone pole to the house are frayed.  Consider contacting the electric company to replace these (S, A).          

               The main breaker/fuse panel box is loose/not properly covered (S, A).

82             There are no shutoff valves/warning signs for the gas/oil main supply line(s) (S, A).

               The gas/oil supply tank is significantly rusted (S, A).   

               There is evidence of spills/odors/gauge problems with the exterior fuel/oil supply system (S, A).

               The oil tank‑to‑burner supply pipe is not underground (S, A).

83            The well on this property appears to be used for drinking water.  Check with the proper water authorities to verify that this well has been tested and is approved for drinking water (S, A).

               Well used for drinking water is located less than 100 feet from/downhill from the likely location of a septic drain field (S,A).

               Supply pipe from well head to house not adequately underground/insulated (M, A).

84            Septic Tank/Private Sewer: Odors/ Dark hue to grass or snow melted off only at likely drain field pipe locations (S, A).

85            Basement stairs rail missing (S, A).

               No areaway drain at base of stairs to basement (M, A).

               Drain at base of exterior stairs appears plugged (M, A).

               Trip hazard: non‑uniform/<11" treads/short step/covering deteriorated/projecting at basement stairs (S, A).

86            Wood at soil at rear porch/stoops/stairs (M, A).

               Trip hazard: non‑uniform/<11" treads/short step/covering deteriorated/projecting at rear porch/stoop/stairs (S, A)

87            Settlement of rear porch away from house with trip hazard (S, A).         

               Support posts for roof over rear porch possibly pulling roof down with settlement (M, A).

88            Rail/stair rail/rail components missing/ungraspable/broken continuity/loose--rear porch/stoops/stairs (S, A).

               Weathered railing/deck boards on rear porch (S, A)

89            Spacing between balusters on rear porch rail too wide (S, A)

90            Glass patio door glass broken/cracked/loose/unmarked as tempered (S, A).

91            Wood at soil at patio, deck, balcony, side porch (M, A).

               Deck/Balcony not bolted/screwed to wall under floor level (S, A).

92            Trip hazard: non‑uniform/<11" treads/short step/covering deteriorated/projecting at balcony/deck/patio/side porch (S, A).

93            Support posts for roof over balcony/deck/patio/side porch possibly pulling roof down with settlement (M, A).

94            Rail/stair rail/rail components missing/ungraspable/broken continuity/loose--balcony/deck/patio/side porch (S, A).

95            Spacing between balusters on balcony/deck/patio/garage rail too wide (S, A).   

               Missing/weathered railing/deck boards at balcony/deck/patio/garage (S, A).

101            Concrete surface broken on driveway (M, A). 

               Trip hazard on driveway due to settling and/or buckling (S, A).

               Poor drainage on driveway or other parking surface (M, A).

               Driveway asphalt needs resealing (M, B).

               Driveway asphalt needs patching (M, A)

102            Driveway slopes toward garage without opportunity for drainage (M, A).

               The dirt/gravel driveway has major ruts (S, A).  

               Wood embedded at the soil at driveway. Represents a potential attraction for termites and other word destroying insects(M,A). 

103            Weep holes do not exist in retaining walls (M, A).

               Retaining wall shows signs of being slightly out of plumb (watch/check periodically for additional settlement after take                    preventative action -‑e.g., drill weep holes, eliminate uphill pressure etc) (S, A).

               Retaining wall shows signs of being moderately/severely out of plumb.  Consider measures to correct/replace the retaining wall.

               No rail above retaining wall (S, A)

               Untreated wood at soil at retaining wall (M, B).

104            No “dead man” anchors railroad tie retaining wall to help keep the wall from tipping downhill (M, A).

               Masonry deteriorating at retaining wall (M or S, A or B).

               Concrete deteriorating at retaining wall (S or M, A or B).

               Some retaining walls not evaluable due to vines or scrubs at lot line/other retaining wall.

105            Minor damage to fence (P, C).

               Moderate damage to fence (M, B).

               Significant damage to fence (M, B).   

               Gates/hardware of fence not functioning properly (M, B).

106            Erosion has weakened some fence supports (M, B).    

               Chain link/wrought iron fence posts rusted/damaged/not embedded in concrete (M, B).

107            No drainage ditch or catch basin above building on uphill grade to divert water around house (M, A).

               No drainage ditch or catch basin above building on uphill grade of adjacent property to divert water around house (M, A).

108            Stream nearby which could potentially create a risk of water infiltration into the lower levels of the house (M, A).      

               Significant erosion apparent in lot grading (M, A).

               Sump pump apparently exists on property. This could suggest a water table problem or drainage problem on the property (M,A).

               Soggy spots or ponding on lawn could indicate a drainage, water table, or water supply leak (e.g. sprinkler leak, etc.) on the property (M, A).

109            Poor landscaping (e.g. entire lawn burned, etc.) exists on the property (M, B).    

               The yard is not fully graded (e.g. unfinished portions, etc.) (M, A).

110            Severe corrosion/rust apparent on drip edge (e.g. portions of drip edge rusted through, etc.) (M, B).      

                                                                        ROOF                                                                  

111            Inspector did not mount roof because too cold/snow/ice/rain/too steep/too high/other

              112            Recommend heat tape where ice damming may occur (M, A).     

               Some heat tape on the roof overlaps with itself (S, A).

113            At least 3 layers of shingles exist on roof currently.  This may mean that you might have to remove at least one of the layers of shingles before applying a new layer (cost=approximately an additional 50% of new shingles if done at time of new shingle application) (M, A). This cost does not include any costs related to new or replacement sheathing, if necessary, to go beneath the new shingles for support (cost=approximately an additional 50% of new shingles if done at time of new shingle application M,A)

               Ridge of roof sags (S, A).

               Decking of roof (different planes of roof that shingles rest on) is sagging (S, A).

               Trees scraping roof with risk of damage significant enough to reduce life of roof (M, A).

               South face of roof damaged (M, A)

114            Minor portions of roof need reroofing (S, A).

               Moderate portions of roof need reroofing.  (S, A).

               Large portions of roof need reroofing. Consider replacing entire roof since replacing only the parts of the roof that need                 replacement may be about the same costs as complete replacement (S, A).

               Moderate/major roof damage in distinct sections on the roof.  This means that portions of the roof may be replaceable without replacing the entire roof so long as there is enough estimated remaining useful life on the remainder of the roof to make this partial replacement worthwhile (M, A).

               Moderate/major roof damage in random sections on the roof.  This means that it would probably not be cost-effective to partially replace the portions of the roof that are damaged as such a process may be almost as costly as replacing the entire roof.   It is probably better to replace the entire roof to make reroofing a more cost-effective decision (M, A).

115            Damage below cooler (M, A).

               Possible sheathing damage to roof (e.g. apparent pits in roof material that may indicate damaged sheathing below, etc.) (M,A).

               Flashings to the roof are not properly set (e.g., the penetrations through the roof were not set properly when it was reroofed, etc) (M, A).

116            Estimated remaining useful life of house roof with repairs recommended, if any: 0‑5 5‑10 10‑15 15‑20 20+   years

               Elastomer roof material has tears in it  (M, A).

               Rigid tiles slipping from course line (S, A).

               Rigid tiles cracked or missing (S, A).

               Rigid roof with less than 3/12 pitch--have roofer check (S, A).

117            Some shingles are curling. This limits the life of the shingles significantly (see estimated remaining useful life of roof) (M,A).

               Shingles are cracked.  This usually means the shingles are past approximately the midpoint of their useful life (usually a watch situation) (M, A).

               Some shingles are missing/torn (M, A).

               Some shingles missing some granules. This may indicate that the shingles are approaching the end of their estimated remaining useful life (M, A).

               Shingle roof with less than 3/12 pitch--have roofer check (M, A).

118            Metal valleys on wood roofs are likely to wear before the wood roof material does  (M, A).

               Holes exist in the valleys of the wood roof  (M, A).

               Recommend oil and graphite coating on wood shingles/shakes (M, A).

               Some wood shakes/shingles have "burn" in some places-‑recommend replacement of those occasional shingles (M, A).

               Occasional rot found on wood roof (M, A).

119            Wood shakes/shingles show signs of minor curling-‑could be due to a recent rain or represent permanent curling (M, A).

               Some wood shakes/shingles splitting/missing (M, A).

               Some felt exposed on wood shake roof  (M, A).

               Many wood shingles or shakes show significant wear. e.g., greater than 50%, and are near the end of their life expectancy (M,A).

               Wood roof with less than 4/12 pitch--have roofer check (M, A).

120            Exposed felt on tar roof (S, A).

               Some cracking evident on some areas of tar (S, A).

               Bubbling/blisters evident on tar roof (S, A).

               Some areas of tar roof without rocks/reflectors (M, A).

               Curling/pulling away of tar roof at edges (S, A).

               Ponding/poor drainage evident/likely.  Correct at next reroofing. (M, A)

               The pitch of this built up roof may allow for asphalt shingles.  Evaluate for this possibility before reroofing.

121            Rolled roofing more likely to leak than rest of roof and generally will have a useful life of about only 5‑10 years.

               Rolled roofing deteriorated (M, A). 

               Rolled roofing wrinkled.  This could significantly reduce the estimated remaining useful life of the roof material (M, A).

               Rolled roofing cracking.  This usually means the material is past approximately the midpoint of its useful life (usually a watch situation) (M, A).

               Rolled roofing installed on a roof with less than an appropriate pitch.  The pitch of the roof is not a proper application by manufacturer's instructions and its serviceability is indeterminable (M, A).

122          Two sloped roofs meet without good drainage--poor roof design (S, A).

               Sloped/flat roof without good drainage— poor roof design (S, A).

               Flat part worn more than sloped--replace flat (S, A).

               Sloped/wall roof without good drainage--poor roof design (S, A).

123            Substantial debris in gutters (M, C).

               Previous repair/replacement of roof partial. This means some parts of the roof may need replacement before other sections (M,A)  

               Corroded metal roof materials on roof.   This could indicate that the roof material is approaching the end of its useful life (M,A).

124            Chimney masonry deteriorating (M, A). 

               Chimney cap damaged (M, A).

               Concrete capped tile flue deteriorating (M, B).

               No screen covers on chimney (S, A)‑‑should be at least 1/4" mesh‑do not use window screen.

125           Recommend “crickets” installed above chimney--next reroofing

               Chimney or skylight flashing not stepped into mortar or caulked on pitched sides of chimney (M, A).

126            A TV antennae or other device is connected to chimney and has damaged it (M, A).

               The chimney is not at least about 20 ft above floor level of the fireplace it services and there is evidence that backdrafting is occurring above the fireplace inside (S, A).

               The top of the chimney is not at least 3 ft above the level of the flat roof around it or it is not at least 10 ft on the horizontal away from a pitched roof (S, A).

127            Dormer flashings/seals appear to be inadequate/worn/corroded (M, A).   

               Roof parapet wall coping is not sloped toward the roof (M, A).           

128            Flashing at combustion/sewer vents inadequate-‑e.g., cracked/no flash at top of conical flashing, etc.(M, A).

               Flashing at combustion/sewer vents deteriorated (M, A).

               No screened covers over combustion air vents (S, A)‑‑should be at least 1/4" mesh-‑do not use window screen.   

               Combustion vents below top of evaporative cooler (S, A). 

129            No drain line to carry evaporative cooler overflow water off of roof or unit is leaking.  This has resulted/could result in significant damage to the roof below the evaporative cooler (M, A).

               No drain line to carry evaporative cooler overflow water off roof.  This could result in significant damage to the roof below the evaporative cooler although we are unable to evaluate possible damage due to snow on roof (M, A). 

               Evaporative cooler unit is not step flashed on sides. At least add step flashing at next re‑roofing (M, A).

130            Evaporative cooler winterized and so not evaluable.

               Housing covers on the evaporative cooler are not all properly placed (S, A).

               Evaporative cooler does not appear to be firmly attached (S, A).

               The evaporative cooler overflow drains to the sewer (S, A).

131            Some of the asphalt/plastic/parapet wall flashing/counterflashing/valleys sewer vents/flue vents are inadequate/corroded/cracked  (M, A).

                                                                        GARAGE                                                           

132             Inadequate diagonal wall supports in garage (S, A). 

               Inadequate diagonal with garage walls out of plumb (S, A). 

133            Garage roof has inadequate cross members (S, A).

               There is noticeable settlement at garage foundation.  Recommend structural engineer or contractor for further evaluate (S, A).

134            Inspector did not mount garage roof because too cold/snow/ice/rain/too steep/too high/other

135            Apparently garage roof has 3 or more layers of roofing. At added cost you may have to remove a layer before adding one   (S, A).

               Ridge/Deck of garage roof sags (S, A).

               Trees scraping garage roof with risk of damage significant enough to reduce life of roof (M, A).

               South face of garage roof covering damaged (S, A).

136            Minor portions of garage roof need reroofing (S, A).

               Moderate portions of garage roof need reroofing  (S, A).

               Large portions of garage roof need reroofing. Consider replacing entire roof since replacing only the parts of the roof that need replacement may be about the same costs as complete replacement (S, A).

137            Possible sheathing damage to garage roof (e.g. apparent pits in roof material may indicate damaged sheathing below, etc.)  (M, A).

               Flashings to the garage roof are not properly set (e.g. the penetrations through the roof were not set properly when it was reroofed, etc.)  (M, A).

               Estimated remaining useful life of garage roof:   0‑5   5‑10   10‑15   15‑20   20+   years

138           Elastomer garage roof material has tears in it  (M, A).

               Rigid tiles on garage roof slipping from course line (S, A).

               Rigid tiles on garage roof cracked or missing (S, A).

139            Some shingles are curling on garage roof. This limits the life of shingles significantly (see est remaining useful life of roof) (M,A).

               Shingles are cracked on garage roof. This usually means the shingles are past approximately the midpoint of their useful life

(usually a watch situation ) (M, A).

               Some garage roof shingles are missing (M, A).

               Some garage shingles are torn (M, A).

               Some shingles on garage roof missing some granules. This may indicate that the shingles are approaching the end of their estimated remaining useful life (M, A).

               Garage asphalt roof with less than 3/12 pitch--have roofer check (S, A).

140          Metal valleys on garage wood roof is likely to wear before the wood roof material does  (M, A).

               Recommend oil and graphite coating on wood shingles/shakes of garage (M, A).

               Some wood shakes/shingles have "burn" in some places on garage roof-‑recommend replacement of those shingles (M, A).

               Wood shakes/shingles of garage roof show signs of minor curling.  Could be due to a recent rain or permanent curling (M,A).

               Some wood shakes/shingles splitting on garage roof (M, A).

               Some wood shakes/shingles missing on garage roof (M, A).

141          Exposed felt on garage wood roof (S, A)

               Most wood shingles/shakes on garage roof are 50% or more deteriorated (S, A).

               Garage wood roof with less than 4/12 pitch--have roofer check (S, A).

142          Exposed felt on garage tar roof (S, A)

               Some cracking evident on some areas of garage tar roof (S, A)

               Bubbling/blisters evident on garage tar roof (S, A).

               Some areas of garage tar roof without rocks/reflectors (M, A)

               Curing/pulling away of garage tar roof at edges (S, A)

               Garage tar roof ponding evident/likely.  Correct at next reroofing (S, A).

143            The pitch of this built up garage roof may allow for asphalt shingles.  Evaluate for this possibility before reroofing.

               Rolled roofing more likely to leak than rest of garage roof (M, A).

               Rolled roofing on garage deteriorated (M, A). 

               Rolled roofing on garage wrinkled. This could significantly reduce the estimated remaining useful life of the roof material (M,A).

               Rolled roofing of garage cracking.  This usually means the material is past approximately the midpoint of its useful life (usually a watch situation) (M, A).

               Rolled roofing torn on garage roof.  This should be repaired since it is a clear break in the roofing material (M, A).

               Rolled roofing installed on a garage roof with less than a 2 in 12 pitch.  The pitch of the roof is not a proper application by manufacturer's instructions and its serviceability is indeterminable (S, A).

144            Two sloped garage roofs without good drainage--poor roof design (S, A).

               Sloped/flat garage roof without good drainage--poor roof design (S, A).

               Flat part worn more than sloped--replace flat (S, A).

               Sloped/wall garage roof without good drainage--poor roof design (S, A).

145            Wood touching soil at garage foundation, exterior wall or covering (M, A).

               Exterior garage  wall brick mortar deteriorating (M, A).

               Exterior garage wall siding has no vent holes/is damaged (M, A).

146            Minor cracks in garage foundation walls-‑probably represent primarily a cosmetic concern-‑cover with parging or patch (M,A). 

            Medium sized crack(s) in garage foundation or exterior wall.  Could consider consulting with structural contractor or engineer to further evaluate (S, A).

               Major garage foundation or wall cracks/settlement/bulging/out of plumb.  Should consider structural contractor’s/engineer’s advice (S, A).

               Cracks in the outside garage wall are vertical/horizontal/diagonal (see notes above).    

               Vines reduce the opportunity to inspect/has or may result in damage to garage sidewalls, etc. of the house (M, A). 

147            Deteriorating stucco (M, A).

               Possible asbestos siding on garage--contact industrial hygienist (S, A).

               Parging deteriorating/missing on garage foundation wall (P, C)

               Evidence of possible previous fire on the exterior of the garage (M, A).

               There is apparently some span sag over garage windows/doors/openings in the exterior wall of this home (M, A).

148            Broken window at garage (S, A).

               Trip hazard on garage floor (S, A).

               The floor level is not lower than the house floor level on your attached garage (S, A).

149            The garage support posts are damaged/not embedded in concrete (non‑wood)/not supported by footing (wood) (S, A).

150            Fire wall between house and garage not continuous on garage side (e.g. missing drywall, dryer vent in wall, plastic central vacuum line in wall, etc. (M, A).

               Garage walls out of plumb.

               Rear wall of garage bowed out (S, A). 

               Rear wall of garage damaged (P, B).

               Evidence of leaks in ceiling of garage (S, A).

151            Wire connections exposed due to no cover over outlet box at garage (S, A).  

               Wire connections exposed due to no cover over switch box at garage (S, A).

               Wire connections exposed due to no cover over junction box where wires meet at garage (S, A).

               Wire connections exposed without junction box installation at garage (S, A).

               Wire connections exposed without conduit protection at garage (S, A).

               Evidence of leaks in ceiling of garage (S, A).

152            Lamp cord used in lieu of "hard wire" at garage (S, A).

               Electrical boxes in garage not adequately anchored (S, A).

               Some outlets inoperable/loose/inadequate/broken at garage (S, A).

               Wires taped at junctions at garage (S, A).

153            Ungrounded three prong outlets at garage-‑change to two prong outlet or establish ground to outlet (S, A).

               Reversed electrical polarity in outlet(s) at garage (S, A). 

               Switch possibly defective at garage (S, A).

               Ground Fault Circuit Interrupter outlet in garage not properly operating (S, A).

               Wires to garage may not be exterior grade (S, A).

154            Garage vehicle door damaged (S, A).

               Garage vehicle door sticking (S, A).

               Garage vehicle door spring apparently damaged (S, A).

               Wires to garage hanging too low to ground (S, A).

155            Garage door opener not automatic reversing (S, A).

               Garage door opener automatic reversing needs adjustment (S, A).

               Trip hazard: non‑uniform/<11" treads/short step/covering deteriorated/projecting at garage (S, A)

156            Rail/stair rail/rail components missing/ungraspable/broken continuity/loose at garage (S, A).

               Spacing between garage stair balusters on rail too wide (S, A). 

157            No metal/fire rated/solid core common door between house and garage (S, A). 

               Door between house and garage is not auto closing/does not apparently have a very good weatherstrip  (S, A).

               Side door to garage has been damaged/fits the opening poorly  (M, C).

158            There is a possible freeze to spigots or hose bibs that exist in the garage in a cold weather area (M, A).

               There is no insulation on pipes in unheated garage/in the exterior wall(s) of the garage in cold weather area (M, A).

159            The garage has a coal/wood stove in it.   This is an extreme fire hazard.  Remove from the garage area immediately (S, A).  

               The garage has a vent/heater/water heater that is less than 18" off ground (S, A).

               Some appliances/tanks are  unprotected from potential damage from a car (S, A).   

               The garage has a return air/undampered vent in it (S, A).

                                                    &n