Sample Report
(813) 555-0142
mike@harringtoninspections.com
| Subject Property: | 123 Sample Street, Anytown, US 00000 |
| Prepared For: | John & Jane Smith |
| Inspection Date: | March 20, 2026 |
| Property Type: | Single Family |
| Year Built: | 1985 |
| Square Footage: | 2,100 sq ft |
| Report #: | INS-2026-0142 |
| Inspector: | Mike Harrington, License #HI-4821 |
This summary does not supersede the full report. YOU MUST READ THE FULL REPORT for complete findings.
Inspection performed from ground level and accessible areas only. No destructive testing performed.
Material: 3-tab asphalt shingles
Location: South-facing slope, chimney area
Granule loss and curling on south-facing roof slope
Three-tab asphalt shingles on the main roof exhibit significant granule loss and curling along the south-facing slope. Estimated age is 20 years, which exceeds the typical 15-20 year service life for this material. Multiple shingles near the chimney flashing are lifted and cracked.
Material: Aluminum
Location: Full perimeter
Material: Aluminum step flashing
Location: Chimney and wall intersections
Inspection limited to visible and accessible components. Concealed wiring not evaluated.
Location: Kitchen, both sides of sink
Non-GFCI outlet within 6 feet of kitchen sink
Kitchen countertop receptacles within 6 feet of the sink lack Ground Fault Circuit Interrupter (GFCI) protection on both sides. This is a confirmed safety hazard.
Material: Federal Pacific Electric (FPE) Stab-Lok, 150A
Location: Basement, east wall
Federal Pacific Stab-Lok panel label and breakers
Main electrical panel is a Federal Pacific Electric (FPE) Stab-Lok panel. FPE Stab-Lok panels are a documented safety concern due to breakers that may fail to trip during overcurrent conditions, posing a fire hazard.
Location: Second floor bedrooms 2 and 3
Smoke detectors are missing from two second-floor bedrooms. Carbon monoxide detector present and functional near the gas furnace.
Material: Copper NM-B (Romex)
Location: Throughout
Inspection limited to visible supply and drain lines. Concealed piping not evaluated.
Location: Kitchen
Leaking garbage disposal housing seal
Kitchen sink faucet exhibits a persistent drip at approximately 2 drops per second when in the off position. Garbage disposal unit is leaking from the bottom housing seal when running.
Material: 2010 Rheem 40-gallon, gas
Location: Basement utility area
Rust at base of 2010 Rheem water heater
Gas water heater is approximately 16 years old, exceeding the typical 10-12 year service life. Visible rust at the base. TPR valve discharge pipe terminates 4 inches above the floor instead of within 6 inches of the floor as required.
Material: Copper supply, PVC drain
Location: Visible in basement
Heating system operated with normal controls. Cooling system not tested (exterior temperature below 60°F).
Material: 2011 Carrier gas forced-air
Location: Basement mechanical room
Severely clogged furnace air filter
Unit is operational and producing heat. Air filter is severely clogged and does not appear to have been replaced in 6+ months. Reduced airflow can cause heat exchanger stress.
Inspection limited to visible and accessible structural components.
Material: Poured concrete
Location: Basement, east wall
Horizontal crack along east foundation wall
Horizontal crack observed approximately 15 feet in length, 1/8 inch in width. No visible displacement or active water intrusion at time of inspection. Horizontal cracks can indicate lateral pressure from soil.
Material: 2x10 wood joists, 16" O.C.
Location: Basement ceiling / first floor
Attic accessed via pull-down stairs. Inspection limited to visible areas from access point.
Material: Blown cellulose, ~6 inches (~R-19)
Location: Full attic space
Thin blown cellulose insulation in attic (~6 inches)
Insulation measured at approximately 6 inches depth, providing estimated R-19 value. Current energy code for this climate zone requires R-38 minimum.
Location: Attic, above main bathroom
Exhaust duct terminating in attic space
Bathroom exhaust fan duct terminates in the attic space instead of being vented to the building exterior. This introduces warm, moist air into the attic, promoting condensation and mold growth.
This section explains the inspection findings in plain language to help you make informed decisions about this property.
What We Found: The electrical outlets near your kitchen sink do not have Ground Fault Circuit Interrupter (GFCI) protection. GFCI outlets are the ones with the little "test" and "reset" buttons — they cut the power instantly if they detect a shock hazard.
What This Means: Without GFCI protection near water sources, there is a real risk of electrical shock. This is one of the most common safety issues found in older homes and is required by current electrical code.
What To Do: Have a licensed electrician install GFCI-protected outlets at all kitchen countertop locations. This is a straightforward repair.
Estimated Cost: $150 – $300
What We Found: Your home has a Federal Pacific Electric (FPE) "Stab-Lok" breaker panel. These panels have a well-documented history of breakers failing to trip when they should.
What This Means: When a breaker does not trip during an overload, the wiring can overheat, which is a fire hazard. The Consumer Product Safety Commission has studied these panels extensively. This is not something to defer.
What To Do: Have a licensed electrician replace the entire panel with a modern one. This is the single most important item in this report.
Estimated Cost: $1,800 – $3,500
What We Found: The roof shingles on the south side are past their expected lifespan. They are losing their protective granules and several are cracking or curling.
What This Means: A roof in this condition will eventually leak. It may not be leaking today, but it does not have many years of life left. Waiting too long can lead to water damage inside the home that is far more expensive to fix.
What To Do: Get quotes from 2-3 roofing contractors for a full roof replacement. This can likely be planned over the next few months rather than done immediately.
Estimated Cost: $8,000 – $15,000
What We Found: Two upstairs bedrooms are missing smoke detectors entirely.
What This Means: Smoke detectors save lives. Current code requires one in every bedroom and on every level of the home.
What To Do: Install smoke detectors in the affected bedrooms. This is inexpensive and can be done yourself or by a handyman.
Estimated Cost: $30 – $80
What We Found: The attic has about 6 inches of blown insulation, providing roughly R-19. Current energy code for this area requires R-38.
What This Means: Insufficient insulation means higher heating and cooling bills and less comfort. You are essentially losing energy through the ceiling.
What To Do: Have an insulation contractor add blown insulation to bring the attic to R-38 or higher.
Estimated Cost: $1,500 – $3,000
What We Found: The bathroom exhaust fan duct dumps moist air directly into the attic instead of venting it outside.
What This Means: Hot, humid air from showers condenses on cold attic surfaces. Over time, this causes mold, wood rot, and can damage the roof structure from underneath.
What To Do: Extend the exhaust duct to terminate at the exterior of the building. A general contractor or HVAC tech can handle this.
Estimated Cost: $200 – $500
What We Found: The kitchen faucet drips when turned off, and the garbage disposal is leaking from the bottom seal.
What This Means: A dripping faucet wastes water and a leaking disposal can damage the cabinet underneath over time.
What To Do: Have a plumber replace the faucet cartridge and the garbage disposal unit.
Estimated Cost: $250 – $500
What We Found: The gas water heater is 16 years old (typical lifespan is 10-12 years) and has rust forming at the base.
What This Means: It is working now, but it is well past its expected life. When water heaters fail, they can leak 40+ gallons of water. The discharge pipe for the safety valve also needs a minor correction.
What To Do: Budget for replacement in the near future. Have a plumber correct the TPR discharge pipe.
Estimated Cost: $1,200 – $2,000 (replacement)
What We Found: There is a horizontal crack about 15 feet long in the basement wall. No water intrusion was observed at the time of inspection.
What This Means: Horizontal cracks can indicate soil pressure pushing on the wall. This one appears stable but should be watched for changes.
What To Do: Mark both ends of the crack with tape and the date. Check every 3 months. If it grows wider or you see displacement, consult a structural engineer.
Estimated Cost: $0 (monitoring) – $5,000+ (if repair needed)
What We Found: The gas furnace is 15 years old and the air filter was severely clogged.
What This Means: A clogged filter restricts airflow and can stress the heat exchanger, shortening the life of the unit. The furnace is getting older but functional.
What To Do: Replace the filter immediately. Schedule annual HVAC maintenance. Budget for eventual replacement.
Estimated Cost: $20 (filter) – $4,000+ (replacement if needed)
This guide is provided for your convenience and does not replace the detailed findings in the full report above. All cost estimates are approximate ranges — obtain professional quotes before making decisions.
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