Assured Home Inspectors Report
1234 Commercial St Page   of  

Sample Commercial Inspection Report

January 23rd | 3200 Sample Blvd., Tulsa, OK 74104

AHI

918.853.5113 . assuredhomeinspectors.com

Prepared by Drew Sleezer

LIC 70001227

Table of Contents

Date: 7/26/2021 Time: 09:00 AM Report ID:
Property:
1234 Commercial St
Tulsa OK
Customer:
Sample Report		 Real Estate Professional:

Comment Key or Definitions

The following definitions of comment descriptions represent this inspection report. All comments by the inspector should be considered before purchasing this home. Any recommendations by the inspector to repair or replace suggests a second opinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair or replacement of item, component or unit should be considered before you purchase the property.

Any pictures included in the report are intended to represent the issue.  Pictures are not intended to show all areas of concern. 

Inspected (IN) = I visually observed the item, component or unit and if no other comments were made then it appeared to be functioning as intended allowing for normal wear and tear.

Not Inspected (NI)= I did not inspect this item, component or unit and made no representations of whether or not it was functioning as intended and will state a reason for not inspecting.

Not Present (NP) = This item, component or unit is not in this home or building.

Repair or Replace (RR) = The item, component or unit is not functioning as intended, or needs further inspection by a qualified contractor. Items, components or units that can be repaired to satisfactory condition may not need replacement.

Any pictures included in the report are intended to represent the issue and are not intended to show all areas of concern. 

In Attendance:
Listing agent, Customer

Type of building:
Commercial event center

Temperature:
Over 65 (F) = 18 (C)
Weather:
Cloudy

Ground/Soil surface condition:
Dry

Radon Test:
No
Water Test:
No

  

1.  Roofing
The home inspector shall observe: Roof covering; Roof drainage systems; Flashings; Skylights, chimneys, and roof penetrations; and Signs of' leaks or abnormal condensation on building components. The home inspector shall: Describe the type of roof covering materials; and Report the methods used to observe the roofing. The home inspector is not required to: Walk on the roofing; or Observe attached accessories including but not limited to solar systems, antennae, and lightning arrestors.
  IN NI NP RR
1.0 Roof Coverings •      
1.1 Flashings •      
1.2 Skylights, Chimneys and Roof Penetrations       •
1.3 Roof Drainage Systems       •
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR
Styles & Materials
Roof Covering:
Rubber membrane
Viewed roof covering from:
Walked roof
 
Comments:
1.2 Roof vent installation may allow moisture intrusion to occur. I recommend qualified contractor repair or replace as needed.
1.2 Item 1(Picture)
1.3 (1) The exterior downspouts discharge water at the foundation. I recommend improvement of the drain downspouts so water is properly carried away from the structure.
1.3 Item 1(Picture)
1.3 Item 2(Picture)
1.3 Item 3(Picture)
(2) Water is leaking from the upper portion of the left side downspout. This is allowing water to run down the wall. I recommend qualified contractor repair or replace as needed.
1.3 Item 4(Picture)
1.3 Item 5(Picture)
The roof of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Roof coverings and skylights can appear to be leak proof during inspection and weather conditions. Our inspection makes an attempt to find a leak but sometimes cannot. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
2.  Exterior
The home inspector shall observe: Wall cladding, flashings, and trim; Entryway doors and a representative number of windows; Garage door operators; Decks, balconies, stoops, steps, areaways, porches and applicable railings; Eaves, soffits, and fascias; and Vegetation, grading, drainage, driveways, patios, walkways, and retaining walls with respect to their effect on the condition of the building. The home inspector shall: Describe wall cladding materials; Operate all entryway doors and a representative number of windows; Operate garage doors manually or by using permanently installed controls for any garage door operator; Report whether or not any garage door operator will automatically reverse or stop when meeting reasonable resistance during closing; and Probe exterior wood components where deterioration is suspected. The home inspector is not required to observe: Storm windows, storm doors, screening, shutters, awnings, and similar seasonal accessories; Fences; Presence of safety glazing in doors and windows; Garage door operator remote control transmitters; Geological conditions; Soil conditions; Recreational facilities (including spas, saunas, steam baths, swimming pools, tennis courts, playground equipment, and other exercise, entertainment, or athletic facilities); Detached buildings or structures; or Presence or condition of buried fuel storage tanks. The home inspector is not required to: Move personal items, panels, furniture, equipment, plant life, soil, snow, ice or debris that obstructs access or visibility.
  IN NI NP RR
2.0 Wall Cladding, Trim, Soffits, and Fascia       •
2.1 Doors (Exterior)       •
2.2 Windows •      
2.3 Decks, Balconies, Stoops, Steps, Areaways, Porches, Patio/Cover and Applicable Railings       •
2.4 Vegetation, Grading, Drainage, Driveways, Patio Floor, Walkways and Retaining Walls (With respect to their effect on the condition of the building)       •
2.5 Other       •
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR
Styles & Materials
Siding Material:
Brick veneer
Extra Info : tile
Driveway:
Parking lot
 
Comments:
2.0 (1) Separations in the tile at the front and rear of the building. It appears some of the tile is loose. Gaps will allow moisture intrusion. I recommend qualified contractor repair or replace as needed.
2.0 Item 1(Picture)
2.0 Item 2(Picture)
2.0 Item 3(Picture)
2.0 Item 4(Picture)
2.0 Item 5(Picture)
2.0 Item 6(Picture)
2.0 Item 7(Picture)
2.0 Item 8(Picture)
2.0 Item 9(Picture)
2.0 Item 10(Picture)
(2) Paint peeling at the pergolas. I recommend qualified contractor prep and paint as needed to prevent deterioration.
2.0 Item 11(Picture)
2.0 Item 12(Picture)
(3) Wasp nests at the rear of the building should be removed.
2.0 Item 13(Picture)
2.0 Item 14(Picture)
(4) Gap between the cap and the wall at the rear of the building. Loose/deteriorated membrane.  This will allow moisture intrusion into the wall assembly. I recommend qualified contractor repair or replace as needed.

.

2.0 Item 15(Picture)
2.0 Item 16(Picture)
2.0 Item 17(Picture)
2.0 Item 18(Picture)
2.0 Item 19(Picture)
2.1 (1) Broken door stop at the left front exterior door. I recommend qualified contractor repair or replace as needed.
2.1 Item 1(Picture)
(2) The left side center and right rear exit doors are not closing properly. I recommend qualified contractor repair or replace as needed.
2.1 Item 2(Picture)
2.1 Item 3(Picture)
2.1 Item 4(Picture)
(3) The right front door did not close fully when tested. I recommend qualified contractor repair or replace as needed.
2.1 Item 5(Picture)
2.3 No handrail at the right rear steps. Potential safety concern. I recommend installation of a handrail for safety. 
2.3 Item 1(Picture)
2.4 (1) Parking lot markings and designations are deteriorated and unreadable in some areas.  Re-marking may be desired.
2.4 Item 1(Picture)
2.4 Item 2(Picture)
(2) Damage at the entry drive. I recommend qualified contractor repair or replace as needed.
2.4 Item 3(Picture)
2.4 Item 4(Picture)
(3) There is evidence of water pooling/inadequate drainage at some areas of the parking lot.  Deterioration may occur if not corrected.  I recommend qualified contractor repair or replace as needed.
2.4 Item 5(Picture)
2.4 Item 6(Picture)
2.4 Item 7(Picture)
(4) Some of the vegetation is overgrown/damaged.
2.4 Item 8(Picture)
2.4 Item 9(Picture)
(5) Vegetation in contact with structure should be trimmed back. 
2.4 Item 10(Picture)
(6) Unevenness at the rear walkway brick. This is a potential trip hazard/safety concern. I recommend qualified contractor repair or replace as needed.
2.4 Item 11(Picture)
(7) There is a insufficient slope at the exterior of the building on the left side. This can cause or contribute to water intrusion or deterioration. I recommend correcting landscape or adding drains to drain water away from home.
2.4 Item 12(Picture)
2.4 Item 13(Picture)
2.4 Item 14(Picture)
2.5 Damaged bench at the right side courtyard. This is a safety concern.  I recommend repair or removal. 
2.5 Item 1(Picture)
The exterior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
4.  Interiors
The home inspector shall observe: Walls, ceiling, and floors; Steps, stairways, balconies, and railings; Counters and a representative number of installed cabinets; and A representative number of doors and windows. The home inspector shall: Operate a representative number of windows and interior doors; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to observe: Paint, wallpaper, and other finish treatments on the interior walls, ceilings, and floors; Carpeting; or Draperies, blinds, or other window treatments.
  IN NI NP RR
4.0 Ceilings, walls, and trim       •
4.1 Floors •      
4.2 Steps, Stairways, Balconies and Railings     •  
4.3 Counters and Cabinets (representative number)       •
4.4 Doors and Windows (representative number)       •
4.5 Other       •
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR
Styles & Materials
Ceiling Materials:
Gypsum Board
Wall Material:
Gypsum Board
Interior Doors:
Wood
Window Types:
Thermal/Insulated
   
Comments:
4.0 (1) Stain on the ceiling of the roof access ladder hallway.  Moisture was found at the time of inspection.  I recommend qualified contractor determine the source of the moisture and repair or replace as needed. 
4.0 Item 1(Picture)
4.0 Item 2(Picture)
4.0 Item 3(Picture)
4.0 Item 4(Picture)
4.0 Item 5(Picture)
(2) There is cracking at some areas of the interior drywall.  Repair may be desired. 
4.0 Item 6(Picture) entry
4.0 Item 7(Picture) entry
4.0 Item 8(Picture) Left rear
4.0 Item 9(Picture) rear entry
4.0 Item 10(Picture) rear entry
4.0 Item 11(Picture) right side great room
4.0 Item 12(Picture) right side great room
(3) Damaged trim at the left side entry chair storage area. I recommend qualified contractor repair or replace as needed.
4.0 Item 13(Picture)
(4) Stain on the ceiling of the center hallway left front closet.  No moisture was found at the time of inspection.  I recommend qualified contractor determine if leak is present and repair or replace as needed. 
4.0 Item 14(Picture)
(5) Damaged sheetrock, indication of possible previous moisture at the center hallway left rear office. No moisture was found at the time of inspection.  I recommend consulting the seller to determine if repairs were made.  I recommend qualified contractor determine if leak is present and repair or replace as needed.
4.0 Item 15(Picture)
(6) Stains on the ceiling of the men's bathroom.  No moisture was found at the time of inspection.  I recommend qualified contractor determine if leak is present and repair or replace as needed. 
4.0 Item 16(Picture)
4.0 Item 17(Picture)
4.3 Broken hinge at the left rear AV closet. I recommend qualified contractor repair or replace as needed.
4.3 Item 1(Picture)
4.4 (1) Broken door stop at the left side entry chair storage area. I recommend qualified contractor repair or replace as needed.
4.4 Item 1(Picture)
(2) The right rear kitchen area door is not closing properly. I recommend qualified contractor repair or replace as needed.
4.4 Item 2(Picture)
4.4 Item 3(Picture)
(3) The men's bathroom door stop is loose. I recommend preventative repair to prevent damage.
4.4 Item 4(Picture)
(4) Cloudy window (failed seal) at the right rear kitchen area. Further deterioration may occur if not repaired. A qualified contractor should repair or replace as needed.
4.4 Item 5(Picture)
4.4 Item 6(Picture)
4.5 (1) Fire extinguishers and fire suppression system inspection dates are not current. I recommend inspection and evaluation by a qualified company for fire safety and compliance. 
4.5 Item 1(Picture)
4.5 Item 2(Picture)
4.5 Item 3(Picture)
(2) Fire alarm activation/pull is obstructed by property.  This should be accessible at all times for safety.  I recommend property be moved and clearance maintained for safety. 
4.5 Item 4(Picture)
(3) Fire suppression system sprayer cover missing at the left side hallway center room. I recommend qualified contractor repair or replace as needed.
4.5 Item 5(Picture)
The interior of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection did not involve moving furniture and inspecting behind furniture, area rugs or areas obstructed from view. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
5.  Structural Components
The Home Inspector shall observe structural components including foundations, floors, walls, columns or piers, ceilings and roof. The home inspector shall describe the type of Foundation, floor structure, wall structure, columns or piers, ceiling structure, roof structure. The home inspector shall: Probe structural components where deterioration is suspected; Enter under floor crawl spaces, basements, and attic spaces except when access is obstructed, when entry could damage the property, or when dangerous or adverse situations are suspected; Report the methods used to observe under floor crawl spaces and attics; and Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components. The home inspector is not required to: Enter any area or perform any procedure that may damage the property or its components or be dangerous to or adversely effect the health of the home inspector or other persons.
  IN NI NP RR
5.0 Foundations, Basement and Crawlspace (Report signs of abnormal or harmful water penetration into the building or signs of abnormal or harmful condensation on building components.) •      
5.1 Ceilings, Floors, Walls (Structural)       •
5.2 Columns, Piers, Posts •      
5.3 Roof Structure and Attic •      
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR
Styles & Materials
Foundation:
Poured concrete
Method used to observe Crawlspace:
No crawlspace
Floor Structure:
Slab
Wall Structure:
Wood
Roof Structure:
Engineered wood trusses
Roof-Type:
Gable
Flat
Method used to observe attic:
Walked
Limited Access
   
Comments:
5.1 Crack at the floors in the front storage room. Indication of structural movement. I recommend evaluation by structural engineer. I recommend qualified contractor repair or replace as needed.
5.1 Item 1(Picture)
5.1 Item 2(Picture)
5.1 Item 3(Picture)
The structure of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
6.  Plumbing System
The home inspector shall observe: Interior water supply and distribution system, including: piping materials, supports, and insulation; fixtures and faucets; functional flow; leaks; and cross connections; Interior drain, waste, and vent system, including: traps; drain, waste, and vent piping; piping supports and pipe insulation; leaks; and functional drainage; Hot water systems including: water heating equipment; normal operating controls; automatic safety controls; and chimneys, flues, and vents; Fuel storage and distribution systems including: interior fuel storage equipment, supply piping, venting, and supports; leaks; and Sump pumps. The home inspector shall describe: Water supply and distribution piping materials; Drain, waste, and vent piping materials; Water heating equipment; and Location of main water supply shutoff device. The home inspector shall operate all plumbing fixtures, including their faucets and all exterior faucets attached to the house, except where the flow end of the faucet is connected to an appliance. The home inspector is not required to: State the effectiveness of anti-siphon devices; Determine whether water supply and waste disposal systems are public or private; Operate automatic safety controls; Operate any valve except water closet flush valves, fixture faucets, and hose faucets; Observe: Water conditioning systems; Fire and lawn sprinkler systems; On-site water supply quantity and quality; On-site waste disposal systems; Foundation irrigation systems; Spas, except as to functional flow and functional drainage; Swimming pools; Solar water heating equipment; or Observe the system for proper sizing, design, or use of proper materials.
  IN NI NP RR
6.0 Plumbing Drain, Waste and Vent Systems       •
6.1 Plumbing Water Supply, Distribution System and Fixtures       •
6.2 Hot Water Systems, Controls, Chimneys, Flues and Vents •      
6.3 Main Water Shut-off Device (Describe location) •      
6.4 Fuel Storage and Distribution Systems (Interior fuel storage, piping, venting, supports, leaks) •      
6.5 Main Fuel Shut-off (Describe Location) •      
6.7 Plumbing Drain Clean Out •      
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR
Styles & Materials
Plumbing Water Distribution (inside building):
PEX
Plumbing Waste:
PVC
Water Heater Power Source:
Gas (quick recovery)
Comments:
6.0 (1) Sink drain plumbing is not properly aligned with the floor drain.  This is causing deterioration at the tile and grout.  I recommend qualified contractor repair or replace as needed.
6.0 Item 1(Picture)
(2) The right rear kitchen area sink drain is leaking. I recommend qualified contractor repair or replace as needed.
6.0 Item 2(Picture)
6.1 (1) Damaged sprinkler line observed at the left side of the front entry. I recommend qualified contractor repair or replace as needed.
6.1 Item 1(Picture)
(2) The women's bathroom right sink, the family bathroom sink, and the men's left sink faucets would not turn on. I recommend qualified contractor repair or replace as needed.
6.1 Item 2(Picture)
6.1 Item 3(Picture)
6.1 Item 4(Picture)
(3) The family bathroom toilet is running continuously. I recommend qualified contractor repair or replace as needed.
6.1 Item 5(Picture)
(4) The automatic flush sensors did not operate properly when tested at the men's urinals. I recommend qualified contractor repair or replace as needed.
6.1 Item 6(Picture)
6.1 Item 7(Picture)
(5) Leak at the right rear wash sink spout. I recommend qualified contractor repair or replace as needed.

The sink fixture is loose at the wall. I recommend qualified contractor repair or replace as needed.
6.1 Item 8(Picture)
6.1 Item 9(Picture)
(6) Hot water circulation pump is turned off/not operating. I recommend qualified contractor repair or replace as needed.
6.1 Item 10(Picture)
(7) The pex pipe does not have proper clearance from the vent per the manufacturer.  I recommend repair by licensed plumber. 
6.1 Item 11(Picture)
(8) The private women's room bathroom toilet would not flush.  Flapper chain is broken. I recommend qualified contractor repair or replace as needed.
6.1 Item 12(Picture)
(9) The women's room toilet ran continuously after being flushed. I recommend qualified contractor repair or replace as needed.
6.1 Item 13(Picture)
6.2 Information Only:  The hot water was tested and worked properly at the time of inspection (see photo for recorded temperature).  This is within normal performance ranges. 
6.2 Item 1(Picture)
6.3 The main water shut off is the lever located beside the water heater. This is for your information.
6.3 Item 1(Picture)
6.4 Gas lines are not properly labeled/identified. I recommend proper stickers be installed. 
6.4 Item 1(Picture)
6.4 Item 2(Picture)
6.5 The main fuel shut off is at gas meter outside.
6.5 Item 1(Picture)
6.7 There is a plumbing drain clean out located at the front of the building.  This is for your information.
The plumbing in the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Washing machine drain line for example cannot be checked for leaks or the ability to handle the volume during drain cycle. Older homes with galvanized supply lines or cast iron drain lines can be obstructed and barely working during an inspection but then fails under heavy use. If the water is turned off or not used for periods of time (like a vacant home waiting for closing) rust or deposits within the pipes can further clog the piping system. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
7.  Electrical System
The home inspector shall observe: Service entrance conductors; Service equipment, grounding equipment, main over current device, and main and distribution panels; Amperage and voltage ratings of the service; Branch circuit conductors, their over current devices, and the compatibility of their ampacities and voltages; The operation of a representative number of installed ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls; The polarity and grounding of all receptacles within six feet of interior plumbing fixtures, and all receptacles in the garage or carport, and on the exterior of inspected structures; The operation of ground fault circuit interrupters; and Smoke detectors. The home inspector shall describe: Service amperage and voltage; Service entry conductor materials; Service type as being overhead or underground; and Location of main and distribution panels. The home inspector shall report any observed aluminum branch circuit wiring. The home inspector shall report on presence or absence of smoke detectors, and operate their test function, if accessible, except when detectors are part of a central system. The home inspector is not required to: Insert any tool, probe, or testing device inside the panels; Test or operate any over current device except ground fault circuit interrupters; Dismantle any electrical device or control other than to remove the covers of the main and auxiliary distribution panels; or Observe: Low voltage systems; Security system devices, heat detectors, or carbon monoxide detectors; Telephone, security, cable TV, intercoms, or other ancillary wiring that is not a part of the primary electrical distribution system; or Built-in vacuum equipment.
  IN NI NP RR
7.0 Service Entrance Conductors •      
7.1 Service and Grounding Equipment, Main Overcurrent Device, Main and Distribution Panels       •
7.2 Branch Circuit Conductors, Overcurrent Devices and Compatability of their Amperage and Voltage       •
7.3 Connected Devices and Fixtures (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls)       •
7.4 Operation of GFCI (Ground Fault Circuit Interrupters)       •
7.5 Location of Main and Distribution Panels •      
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR
Styles & Materials
Electrical Service Conductors:
Below ground
Panel Type:
Circuit breakers
Branch wire 15 and 20 AMP:
Copper
Wiring Methods:
Romex
   
Comments:
7.1 Area in front of the electrical panels should be kept clear for proper access. I recommend property not be stored in this area.
7.1 Item 1(Picture)
7.2 Extension cords used as permanent wire at the entry left side chair storage area, the left rear chair storage area, the center hallway left rear office, and the av closets.  Proper wire should be installed or extension cords removed.  I recommend repair or replace by qualified contractor. 
7.2 Item 1(Picture)
7.2 Item 2(Picture)
7.2 Item 3(Picture)
7.2 Item 4(Picture)
7.2 Item 5(Picture)
7.2 Item 6(Picture)
7.3 (1) Missing fixture/open junction at the women's bathroom. I recommend qualified contractor repair or replace as needed.
7.3 Item 1(Picture)
(2) One of the men's bathroom lights did not work when tested. I recommend qualified contractor repair or replace as needed.
7.3 Item 2(Picture)
(3) Many of the light fixtures in the right side great room did not work when tested. Try bulbs first. I recommend qualified contractor repair or replace as needed.
7.3 Item 3(Picture)
(4) Multiple exterior lights did not work when tested. I recommend qualified contractor repair or replace as needed.
7.3 Item 4(Picture)
7.3 Item 5(Picture)
7.3 Item 6(Picture)
7.3 Item 7(Picture)
(5) Outlet loose to the wall at the private women's bathroom. I recommend qualified contractor repair or replace as needed.
7.3 Item 8(Picture)
(6) Several light switches did not work when tested.  Some lights could not be turned off.  I recommend qualified contractor repair or replace as needed.
7.4 (1) Multiple GFCIS not working properly at exterior of the building.  I recommend qualified contractor repair to normal working order for safety. 
7.4 Item 1(Picture)
7.4 Item 2(Picture)
7.4 Item 3(Picture)
7.4 Item 4(Picture)
7.4 Item 5(Picture)
(2) Front right side GFCI is loose at the wall. I recommend qualified contractor repair or replace as needed.
7.4 Item 6(Picture)
(3) Right side rear pergola GFCI is partially buried. I recommend qualified contractor repair or replace as needed.
7.4 Item 7(Picture)
7.4 Item 8(Picture)
7.5 The main electrical disconnect is located at the front of the building.

Sub panels are located at the right front storage room.
7.5 Item 1(Picture)
7.5 Item 2(Picture)
7.5 Item 3(Picture)
7.5 Item 4(Picture)
7.5 Item 5(Picture)
7.5 Item 6(Picture)
7.5 Item 7(Picture)
7.5 Item 8(Picture)
7.5 Item 9(Picture)
7.5 Item 10(Picture)
The electrical system of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Outlets were not removed and the inspection was only visual. Any outlet not accessible (behind the refrigerator for example) was not inspected or accessible. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
8.  Heating / Central Air Conditioning
The home inspector shall observe permanently installed heating and cooling systems including: Heating equipment; Cooling Equipment that is central to home; Normal operating controls; Automatic safety controls; Chimneys, flues, and vents, where readily visible; Solid fuel heating devices; Heat distribution systems including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units, convectors; and the presence of an installed heat source in each room. The home inspector shall describe: Energy source; and Heating equipment and distribution type. The home inspector shall operate the systems using normal operating controls. The home inspector shall open readily openable access panels provided by the manufacturer or installer for routine homeowner maintenance. The home inspector is not required to: Operate heating systems when weather conditions or other circumstances may cause equipment damage; Operate automatic safety controls; Ignite or extinguish solid fuel fires; or Observe: The interior of flues; Fireplace insert flue connections; Humidifiers; Electronic air filters; or The uniformity or adequacy of heat supply to the various rooms.
  IN NI NP RR
8.0 Heating Equipment       •
8.1 Heat and Air Operating and Safety Controls       •
8.2 Distribution Systems (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)       •
8.3 Chimneys, Flues and Vents (for fireplaces and heat systems) •      
8.4 Fireplaces     •  
8.5 Cooling and Air Handler Equipment       •
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR
Styles & Materials
Heat Type:
Forced Air
Energy Source:
Gas
Ductwork:
Insulated
Filter Type:
Disposable
Types of Fireplaces:
None
Cooling Equipment Type:
Air conditioner unit
Cooling Equipment Energy Source:
Electricity
   
Comments:
8.0 (1) Information Only: All units but right side great room front.  The furnaces were tested at the time of inspection and operated within normal performance ranges.  See photos for the temperatures recorded.
8.0 Item 1(Picture)
8.0 Item 2(Picture)
8.0 Item 3(Picture)
8.0 Item 4(Picture)
8.0 Item 5(Picture)
8.0 Item 6(Picture)
(2) The right front great room HVAC unit did not work when tested. I recommend qualified contractor repair or replace as needed.
8.0 Item 7(Picture)
8.1 Thermostat face is loose at the rear of the great room.  I recommend qualified contractor repair or replace as needed.
8.1 Item 1(Picture)
8.2 (1) Several air intake filters are not properly installed. I recommend qualified contractor repair or replace as needed.
8.2 Item 1(Picture)
8.2 Item 2(Picture)
(2) The Filter(s) dirty.  This is a maintenance issue.  I recommend qualified person install new filters as needed. 

The filters are located at the HVAC units on the roof.
8.2 Item 3(Picture)
8.2 Item 4(Picture)
(3) Disconnected/damaged duct pipe with signs of previous moisture in the attic space near the roof access. No moisture was found at the time of inspection.  I recommend qualified contractor determine if leak is present and repair or replace as needed.  I recommend duct work be repaired/replaced by qualified contractor as needed.
8.2 Item 5(Picture)
8.5 (1) HVAC condensate is draining onto the roof surface. This may allow deterioration to occur over time.  I recommend qualified contractor repair or replace as needed.
8.5 Item 1(Picture)
(2) All HVAC units appear to be 2014. 
8.5 Item 2(Picture)
8.5 Item 3(Picture)
8.5 Item 4(Picture)
8.5 Item 5(Picture)
8.5 Item 6(Picture)
8.5 Item 7(Picture)
8.5 Item 8(Picture)
(3) The right front great room front AC unit did not work when tested. I recommend qualified contractor repair or replace as needed.
8.5 Item 9(Picture)
(4) The right side rear great room AC unit did not produce proper temperature differential when tested. I recommend qualified contractor repair or replace as needed.
8.5 Item 10(Picture)
(5) Information Only: All units except the right side great room front and rear units.  The air conditioning system was tested at the time of inspection and operated within normal performance ranges.  See photos for the temperatures recorded.
8.5 Item 11(Picture)
8.5 Item 12(Picture)
8.5 Item 13(Picture)
8.5 Item 14(Picture)
8.5 Item 15(Picture)
8.5 Item 16(Picture)
The heating and cooling system of this home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. The inspection is not meant to be technically exhaustive. The inspection does not involve removal and inspection behind service door or dismantling that would otherwise reveal something only a licensed heat contractor would discover. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
9.  Insulation and Ventilation
The home inspector shall observe: Insulation and vapor retarders in unfinished spaces; Ventilation of attics and foundation areas; Kitchen, bathroom, and laundry venting systems; and the operation of any readily accessible attic ventilation fan, and, when temperature permits, the operation of any readily accessible thermostatic control. The home inspector shall describe: Insulation in unfinished spaces; and Absence of insulation in unfinished space at conditioned surfaces. The home inspector shall: Move insulation where readily visible evidence indicates the need to do so; and Move insulation where chimneys penetrate roofs, where plumbing drain/waste pipes penetrate floors, adjacent to earth filled stoops or porches, and at exterior doors. The home inspector is not required to report on: Concealed insulation and vapor retarders; or Venting equipment that is integral with household appliances.
  IN NI NP RR
9.0 Insulation in attic and walls       •
9.1 Insulation Under Floor System     •  
9.2 Vapor Retarders (in Crawlspace or basement)     •  
9.3 Ventilation of Attic and Foundation Areas     •  
9.4 Venting Systems (Kitchens, Baths and Laundry) •      
9.5 Ventilation Fans and Thermostatic Controls in Attic     •  
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR
Styles & Materials
Attic Insulation:
Batt
Ventilation:
None found
 
Comments:
9.0 Insulation is installed with "paper or kraft" face out.  This is generally not recommended by the manufacturer due to condensation issues and fire safety. A qualified contractor should repair or replace as needed.

Insulation is missing in several places in attic. Heat loss can occur more on this home than one that is properly insulated. A qualified contractor should repair or replace as needed.
9.0 Item 1(Picture)
9.0 Item 2(Picture)
The insulation and ventilation of the home was inspected and reported on with the above information. While the inspector makes every effort to find all areas of concern, some areas can go unnoticed. Venting of exhaust fans or clothes dryer cannot be fully inspected and bends or obstructions can occur without being accessible or visible (behind wall and ceiling coverings). Only insulation that is visible was inspected. Please be aware that the inspector has your best interest in mind. Any repair items mentioned in this report should be considered before purchase. It is recommended that qualified contractors be used in your further inspection or repair issues as it relates to the comments in this inspection report.
13.  Lawn Sprinklers
  IN NI NP RR
13.0 Sprinkler Operation       •
IN= Inspected, NI= Not Inspected, NP= Not Present, RR= Repair or Replace IN NI NP RR
Comments:
13.0 Sprinkler system did not work when tested. System valve appears to be turned off. I recommend qualified contractor restore service and test the system for proper operation.

Sprinkler controller is unplugged/turned off.
13.0 Item 1(Picture)
13.0 Item 2(Picture)

General Summary


Assured Home Inspectors

9548 E. 108th St. S.
Tulsa, OK 74133
918-853-5113

Customer
Sample Report

Address
1234 Commercial St
Tulsa OK

The following items or discoveries indicate that these systems or components do not function as intended or adversely affects the habitability of the dwelling; or warrants further investigation by a specialist, or requires subsequent observation. This summary shall not contain recommendations for routine upkeep of a system or component to keep it in proper functioning condition or recommendations to upgrade or enhance the function or efficiency of the home. This Summary is not the entire report. The complete report may include additional information of concern to the customer. It is recommended that the customer read the complete report.

1.  Roofing
1.2  Skylights, Chimneys and Roof Penetrations  
Repair or Replace
Roof vent installation may allow moisture intrusion to occur. I recommend qualified contractor repair or replace as needed.
1.3  Roof Drainage Systems  
Repair or Replace
(1) The exterior downspouts discharge water at the foundation. I recommend improvement of the drain downspouts so water is properly carried away from the structure.
(2) Water is leaking from the upper portion of the left side downspout. This is allowing water to run down the wall. I recommend qualified contractor repair or replace as needed.

2.  Exterior
2.0  Wall Cladding, Trim, Soffits, and Fascia  
Repair or Replace
(1) Separations in the tile at the front and rear of the building. It appears some of the tile is loose. Gaps will allow moisture intrusion. I recommend qualified contractor repair or replace as needed.
(2) Paint peeling at the pergolas. I recommend qualified contractor prep and paint as needed to prevent deterioration.
(3) Wasp nests at the rear of the building should be removed.
(4) Gap between the cap and the wall at the rear of the building. Loose/deteriorated membrane.  This will allow moisture intrusion into the wall assembly. I recommend qualified contractor repair or replace as needed.

.
2.1  Doors (Exterior)  
Repair or Replace
(1) Broken door stop at the left front exterior door. I recommend qualified contractor repair or replace as needed.
(2) The left side center and right rear exit doors are not closing properly. I recommend qualified contractor repair or replace as needed.
(3) The right front door did not close fully when tested. I recommend qualified contractor repair or replace as needed.
2.3  Decks, Balconies, Stoops, Steps, Areaways, Porches, Patio/Cover and Applicable Railings  
Repair or Replace
No handrail at the right rear steps. Potential safety concern. I recommend installation of a handrail for safety. 
2.4  Vegetation, Grading, Drainage, Driveways, Patio Floor, Walkways and Retaining Walls (With respect to their effect on the condition of the building)  
Repair or Replace
(1) Parking lot markings and designations are deteriorated and unreadable in some areas.  Re-marking may be desired.
(2) Damage at the entry drive. I recommend qualified contractor repair or replace as needed.
(3) There is evidence of water pooling/inadequate drainage at some areas of the parking lot.  Deterioration may occur if not corrected.  I recommend qualified contractor repair or replace as needed.
(4) Some of the vegetation is overgrown/damaged.
(5) Vegetation in contact with structure should be trimmed back. 
(6) Unevenness at the rear walkway brick. This is a potential trip hazard/safety concern. I recommend qualified contractor repair or replace as needed.
(7) There is a insufficient slope at the exterior of the building on the left side. This can cause or contribute to water intrusion or deterioration. I recommend correcting landscape or adding drains to drain water away from home.
2.5  Other  
Repair or Replace
Damaged bench at the right side courtyard. This is a safety concern.  I recommend repair or removal. 

4.  Interiors
4.0  Ceilings, walls, and trim  
Repair or Replace
(1) Stain on the ceiling of the roof access ladder hallway.  Moisture was found at the time of inspection.  I recommend qualified contractor determine the source of the moisture and repair or replace as needed. 
(2) There is cracking at some areas of the interior drywall.  Repair may be desired. 
(3) Damaged trim at the left side entry chair storage area. I recommend qualified contractor repair or replace as needed.
(4) Stain on the ceiling of the center hallway left front closet.  No moisture was found at the time of inspection.  I recommend qualified contractor determine if leak is present and repair or replace as needed. 
(5) Damaged sheetrock, indication of possible previous moisture at the center hallway left rear office. No moisture was found at the time of inspection.  I recommend consulting the seller to determine if repairs were made.  I recommend qualified contractor determine if leak is present and repair or replace as needed.
(6) Stains on the ceiling of the men's bathroom.  No moisture was found at the time of inspection.  I recommend qualified contractor determine if leak is present and repair or replace as needed. 
4.3  Counters and Cabinets (representative number)  
Repair or Replace
Broken hinge at the left rear AV closet. I recommend qualified contractor repair or replace as needed.
4.4  Doors and Windows (representative number)  
Repair or Replace
(1) Broken door stop at the left side entry chair storage area. I recommend qualified contractor repair or replace as needed.
(2) The right rear kitchen area door is not closing properly. I recommend qualified contractor repair or replace as needed.
(3) The men's bathroom door stop is loose. I recommend preventative repair to prevent damage.
(4) Cloudy window (failed seal) at the right rear kitchen area. Further deterioration may occur if not repaired. A qualified contractor should repair or replace as needed.
4.5  Other  
Repair or Replace
(1) Fire extinguishers and fire suppression system inspection dates are not current. I recommend inspection and evaluation by a qualified company for fire safety and compliance. 
(2) Fire alarm activation/pull is obstructed by property.  This should be accessible at all times for safety.  I recommend property be moved and clearance maintained for safety. 
(3) Fire suppression system sprayer cover missing at the left side hallway center room. I recommend qualified contractor repair or replace as needed.

5.  Structural Components
5.1  Ceilings, Floors, Walls (Structural)  
Repair or Replace
Crack at the floors in the front storage room. Indication of structural movement. I recommend evaluation by structural engineer. I recommend qualified contractor repair or replace as needed.

6.  Plumbing System
6.0  Plumbing Drain, Waste and Vent Systems  
Repair or Replace
(1) Sink drain plumbing is not properly aligned with the floor drain.  This is causing deterioration at the tile and grout.  I recommend qualified contractor repair or replace as needed.
(2) The right rear kitchen area sink drain is leaking. I recommend qualified contractor repair or replace as needed.
6.1  Plumbing Water Supply, Distribution System and Fixtures  
Repair or Replace
(1) Damaged sprinkler line observed at the left side of the front entry. I recommend qualified contractor repair or replace as needed.
(2) The women's bathroom right sink, the family bathroom sink, and the men's left sink faucets would not turn on. I recommend qualified contractor repair or replace as needed.
(3) The family bathroom toilet is running continuously. I recommend qualified contractor repair or replace as needed.
(4) The automatic flush sensors did not operate properly when tested at the men's urinals. I recommend qualified contractor repair or replace as needed.
(5) Leak at the right rear wash sink spout. I recommend qualified contractor repair or replace as needed.

The sink fixture is loose at the wall. I recommend qualified contractor repair or replace as needed.
(6) Hot water circulation pump is turned off/not operating. I recommend qualified contractor repair or replace as needed.
(7) The pex pipe does not have proper clearance from the vent per the manufacturer.  I recommend repair by licensed plumber. 
(8) The private women's room bathroom toilet would not flush.  Flapper chain is broken. I recommend qualified contractor repair or replace as needed.
(9) The women's room toilet ran continuously after being flushed. I recommend qualified contractor repair or replace as needed.

7.  Electrical System
7.1  Service and Grounding Equipment, Main Overcurrent Device, Main and Distribution Panels  
Repair or Replace
Area in front of the electrical panels should be kept clear for proper access. I recommend property not be stored in this area.
7.2  Branch Circuit Conductors, Overcurrent Devices and Compatability of their Amperage and Voltage  
Repair or Replace
Extension cords used as permanent wire at the entry left side chair storage area, the left rear chair storage area, the center hallway left rear office, and the av closets.  Proper wire should be installed or extension cords removed.  I recommend repair or replace by qualified contractor. 
7.3  Connected Devices and Fixtures (Observed from a representative number operation of ceiling fans, lighting fixtures, switches and receptacles located inside the house, garage, and on the dwelling's exterior walls)  
Repair or Replace
(1) Missing fixture/open junction at the women's bathroom. I recommend qualified contractor repair or replace as needed.
(2) One of the men's bathroom lights did not work when tested. I recommend qualified contractor repair or replace as needed.
(3) Many of the light fixtures in the right side great room did not work when tested. Try bulbs first. I recommend qualified contractor repair or replace as needed.
(4) Multiple exterior lights did not work when tested. I recommend qualified contractor repair or replace as needed.
(5) Outlet loose to the wall at the private women's bathroom. I recommend qualified contractor repair or replace as needed.
(6) Several light switches did not work when tested.  Some lights could not be turned off.  I recommend qualified contractor repair or replace as needed.
7.4  Operation of GFCI (Ground Fault Circuit Interrupters)  
Repair or Replace
(1) Multiple GFCIS not working properly at exterior of the building.  I recommend qualified contractor repair to normal working order for safety. 
(2) Front right side GFCI is loose at the wall. I recommend qualified contractor repair or replace as needed.
(3) Right side rear pergola GFCI is partially buried. I recommend qualified contractor repair or replace as needed.

8.  Heating / Central Air Conditioning
8.0  Heating Equipment  
Repair or Replace
(2) The right front great room HVAC unit did not work when tested. I recommend qualified contractor repair or replace as needed.
8.1  Heat and Air Operating and Safety Controls  
Repair or Replace
Thermostat face is loose at the rear of the great room.  I recommend qualified contractor repair or replace as needed.
8.2  Distribution Systems (including fans, pumps, ducts and piping, with supports, insulation, air filters, registers, radiators, fan coil units and convectors)  
Repair or Replace
(1) Several air intake filters are not properly installed. I recommend qualified contractor repair or replace as needed.
(2) The Filter(s) dirty.  This is a maintenance issue.  I recommend qualified person install new filters as needed. 

The filters are located at the HVAC units on the roof.
(3) Disconnected/damaged duct pipe with signs of previous moisture in the attic space near the roof access. No moisture was found at the time of inspection.  I recommend qualified contractor determine if leak is present and repair or replace as needed.  I recommend duct work be repaired/replaced by qualified contractor as needed.
8.5  Cooling and Air Handler Equipment  
Repair or Replace
(1) HVAC condensate is draining onto the roof surface. This may allow deterioration to occur over time.  I recommend qualified contractor repair or replace as needed.
(3) The right front great room front AC unit did not work when tested. I recommend qualified contractor repair or replace as needed.
(4) The right side rear great room AC unit did not produce proper temperature differential when tested. I recommend qualified contractor repair or replace as needed.

9.  Insulation and Ventilation
9.0  Insulation in attic and walls  
Repair or Replace
Insulation is installed with "paper or kraft" face out.  This is generally not recommended by the manufacturer due to condensation issues and fire safety. A qualified contractor should repair or replace as needed.

Insulation is missing in several places in attic. Heat loss can occur more on this home than one that is properly insulated. A qualified contractor should repair or replace as needed.

13.  Lawn Sprinklers
13.0  Sprinkler Operation  
Repair or Replace
Sprinkler system did not work when tested. System valve appears to be turned off. I recommend qualified contractor restore service and test the system for proper operation.

Sprinkler controller is unplugged/turned off.

Home inspectors are not required to report on the following: Life expectancy of any component or system; The causes of the need for a repair; The methods, materials, and costs of corrections; The suitability of the property for any specialized use; Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; The market value of the property or its marketability; The advisability or inadvisability of purchase of the property; Any component or system that was not observed; The presence or absence of pests such as wood damaging organisms, rodents, or insects; or Cosmetic items, underground items, or items not permanently installed. Home inspectors are not required to: Offer warranties or guarantees of any kind; Calculate the strength, adequacy, or efficiency of any system or component; Enter any area or perform any procedure that may damage the property or its components or be dangerous to the home inspector or other persons; Operate any system or component that is shut down or otherwise inoperable; Operate any system or component that does not respond to normal operating controls; Disturb insulation, move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility; Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including but not limited to mold, toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; Determine the effectiveness of any system installed to control or remove suspected hazardous substances; Predict future condition, including but not limited to failure of components; Since this report is provided for the specific benefit of the customer(s), secondary readers of this information should hire a licensed inspector to perform an inspection to meet their specific needs and to obtain current information concerning this property.