I expect every accessible item listed below. I do not usually comment on the cosmetic feel or appearance of anything as that is extremely subjective and not what I believe I am hired to do. Whenever I find a problem or item which should be noted I take a picture and record comments. These are later used to process the report.
Generally I begin by turning on and putting thermostats in the; heater, ovens, dishwasher, refrigerator and freezer. After a suitable amount of time I record the temperature readings from the various devices and the hot water and then switch from heat to air conditioning to get that reading. When I come across it I check the water heater for its setting, size, year of manufacture or installation if available, whether or not it is appropriately strapped, whether it is leaking or has any other problems. Throughout the unit I look for the type of pipes used as this sometimes varies. Also when I find them I inspect the main and sub electric panels for wiring type, service amps available and any possible problems or concerns.
I usually do the kitchen first, beginning with the sink. Is it in good working order, does it need caulking or securing in any way? Does the faucet work properly, is it securely attached, does it leaked any where at any time? Do the shutoff valves or supply lines leak or have any other problems? Shutoff valves are not turned on and off because they leak or fail most of the time. Does the sink drain properly and does the drain leak or have any other problems? If there are other devices such as instant hot water or a water filter faucet these are checked similarly. Does the garbage disposal work properly, or does it make noise, does it leak or have a poor or illegal electrical connection? If the garbage disposal makes noise I generally try to clean it out as the problem is often a bit of hard debris stuck in the disposal. Often times I repair leaking faucets, drains or supply hoses with a quick return of the wrench while I am there, it can be quicker than recording and reporting the problem and saves us all time and aggravation. Similarly I often tighten various screws etc. and fix minor problems throughout a unit. This is not a service which I promise, how much of this I do is restricted by the time element.
The dishwasher and trash compactor are checked to see if everything appears to function properly such as doors and trays moving in an out and does the unit sound healthy when operated. The ovens are tested to see it they keep to the proper temperature, they rarely do this exactly but usually get within 25-50 degrees of their setting. In addition of course the oven lights are checked for proper operation. The stove is tested to see if the burners light properly or for the elements to heat normally. The stove vent fan and light are checked for proper, quiet operation. A microwave oven is tested for heating, lights, latches and leaking of microwave radiation. The refrigerator and freezer are tested for appropriate temperature and settings and of course do the lights work, are the seals, doors, handles etc. in place and secure. Does the ice maker if any function? I check the towel bars and similar devices to make sure that they are secure. Are there GFIC outlets in the kitchen and if so do they test for proper function.
Lights are checked to see if they all work properly, including do 3 way switches and dimmers function properly, if some lights don't work and bulbs are available I often try to change the lightbulbs and eliminate the problem. Outlets are tested with a simple and common device for proper wiring. Common problems are reversed hot and neutral wires or an open ground wire, both safety hazards but very easy to fix. Doors and windows are checked for proper and smooth operation including locks or latches, and any possible water leaking problems. Walls, ceilings, floors and counters are checked for soundness, water or moisture problems, cracks and their causes and necessary repairs if any and as an indication of the soundness of the structure beneath. Cabinets are checked for proper operation of all doors, drawers etc. do they open and close properly and smoothly without interference and do any latches or locks work properly. On cabinets I often find myself making minor hinge adjustments and tightening knobs etc..
Other rooms and items are checked similarly to the above descriptions. Showers are of course very carefully checked, in particular; the soundness of the shower, caulking and or grouting, the shower door and seals as well as the drain, faucet, shower head and any other items therein. Toilets are checked to make sure that the toilet, toilet seat and tank are all secure, does the toilet leak, are the seals severely aged and need replacing soon ( this is easily tested by running your finger along the toilet seal, very old seals will leave a very heavy black stain on your finger).
On a house 1 also looks at the roof for its apparent condition, although the most telling information about a roof is usually in the ceilings below. Under a house 1 looks at the foundation for its condition, does it have any cracks and if so are they significant or minor? Are the concrete and posts etc. firm and secure? Is the house bolted or otherwise retrofitted? 1 also looks below the house for leaking water pipes, improper electrical or other installations and signs of leaking showers, toilets, or other drains. Driveways, walkaways, fences etc. are inspected for soundness and condition. Are any cracks minor and insignificant or indications of problems? Is a fence or wall sound and secure or ready to fall over, if so what needs to the done to repair it or does it need replacement? Does pool equipment appear to function properly and quietly, does it have any leaks, broken or missing parts etc.? Is the pool in firm and sound condition or is it beginning to rust through? Does it have any cracks, loose or missing tiles etc.? Do sprinklers function properly, or do they water the house or fences causing damage to those items?
Concrete, stucco and plaster are all expected to crack, this is normal. It is important to look at the cracked and related evidence in order to be sure what is going on. Usually, small cracks of 1/8 inch or less width are considered cosmetic only and do not need repair unless they would let water into the structure. A large crack or a crack combined with offset can be indicative of a structural or other important problem. These items are of course covered in more detail in the report if applicable.
For limitations on the inspection refer to the Sample inspection report page 2 "Inspection Agreement."
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