Sample Home Inspection Reports


The blue text is a hyperlink to the web report.

Sample: 4500 Sq Ft Home with Pool Issues

This was a large home in Auburn. There were some significant water flow issues going on with the tub and shower fixtures in this home. There were several issues with the windows including a cracked window, several weathered seals, and vertical sliders that would fall down when operated. One of the thermostats was unpowered, but there was power to both the furnaces and no breakers were tripped. It was not possible to operate the zone connected to that thermostat. That explained the warm temperatures in that zone. The crawlspace had some possible termite tubes and likely wood destroying organism damage to some wood debris. The water heaters also were not correctly installed.

  1. Look at top of the report. In the upper right corner, you can select to “Create your repair list.” This is an html page that copies over all our observations. At the top of the repair list page, you can select the items to show by either priority or summary. Select the items you want included in your repair list by selecting the green “Add to Repair List” button on the right side. You can select between asking the seller to Correct / Repair and requesting a credit. You can enter a dollar amount for the credit. It also tallies any requested credits at the top of the page. For the agents, print this as a PDF and reference it (see attached Request for Repairs) in your state required form. No more copying and pasting or creating a short list for the state form!
  2. Next is the “Generate Permit Check” button. If there are no permits, it will tell you that in a pop-up. If there are permits available, it will show you a screen that you can usually make out the number of permits available. They will ask for credit card information. You will not be charged unless you select to show the permits after seeing some are available.
  3. Third is a drop down that allows you to select a PDF file to view or download. Options include the full report with photos, summary with photos and summary without photos. After selecting the desired PDF from the drop down, you select either the View PDF or Download PDF button.
  4. The report breaks down the building’s components into logical, bite-sized segments and comments on all the relevant concerns.
    Arbitrarily added photos add more clarity to the verbal explanation of any given condition.

Despite our thorough and deliberate inspection process along with the attention to detail in the report, we understand that the written word, even together with photos, is still not enough sometimes to convey a finding. Therefore, we always encourage our clients to contact Nighthawk Home Inspections LLC if you have any further questions or concerns not yet addressed after you receive your report. Our goal is your 100% satisfaction.

We are also open to your comments and constructive critiques of our inspection process and reports since we feel this can only help us to improve our service to our clients (our #1 goal!). Thank you for your interest in Nighthawk Home Inspections LLC. We look forward to serving you soon!

Sample: 1930s Ranch with Structural Issues

The flipper for this Sacramento house said he took care of everything and the house was in good condition. While the finished level of the house was nicely done, the uneven floors warranted some attention. Now, even new houses commonly have some unevenness in their floors. This one was at the edge of what a structural engineer and foundation contractor tell us to watch out for regarding structural issues. There were some other items at the doors and windows that raised some concerns and could be some corroborating evidence. However, going into the crawlspace brought up some more concerns. There were significant cracks in the walls, cut supports and a significant amount of likely wood destroying organism activity. Some missing, crooked and undersized posts solidified the concern. There were structural issues with the house that was going to cost several thousand dollars to repair.

Sample: Manufactured Home with Inoperative Furnace and Water Heater

This house needed a good amount of dry rot work.  It also had a furnace that was not producing a temperature rise and a water heater that was not working.  There were a few other issues with the water heater – the shutoff valve was not visible, they had PEX type piping too close to the water heater and the TPR drainline that should have ended on the exterior ended in the crawlspace.  Most manufactured homes have uneven floors.  This is normal as they need leveling every few years due to the lack of a permanent foundation.

Sample: 1920s House with ADU Lacking Electrical

This 1920s house in Sacramento was an average house for the age with some significant issues going on – broken windows, doors not closing, missing downspouts, etc.  The main concern is that the crawlspace was not accessible, preventing us from taking a close look at the foundation and supporting structure.  The additional dwelling unit (ADU) was in worse shape.  Previously the detached garage, a previous owner converted it into a two bedroom, one bathroom ADU.  At some point, someone removed all the copper wiring from the house – there was no wiring in the electrical panel and only a couple pieces in the junction boxes for the electrical outlets.  Everything else had been removed.

Sample: 4000 Sq Ft 1988 Build with Pool Issues

This was a 4,000 sq ft house near Lincoln.  A gorgeous larger home inside and out with a pool in the backyard.  As we approached the pool, it became apparent the pumps were cycling.  As we got to the panel, it was going through the startup cycle about once a minute.  The board that controlled the pool panel needed replaced.  At the end of the inspection, we noticed some ponding water near the septic tank – turned out there were some problems that turned up on further evaluation.

Sample: 1 Year Warranty Inspection – 2020 Build

1 year warranty inspections are a great way to make sure you get as much as possible out of your new home warranty.  We commonly find issues with the heating and air conditioning and the gutters on these inspections.  We recently did a new build inspection (prior to close) where the builder told them they only needed to install some appliances and connect the drainline in the kitchen.  We found out they had not installed the blown in insulation in the attic, the garage door opener could not close the garage door and there was a problem with the HVAC system that could cause a significant increase in the utility bill.

Sample: 1960s Ranch with Previous Water Damage

When we first walked through this house in Marysville, it was obvious that they had redone the bathroom. Upon moving a laundry hamper to access the crawlspace, we discovered a wall full of mold-like material. Some of the flooring in the master bedroom also showed signs of water damage. Going into the crawlspace, there was a significant amount of dry rot from the master bathroom and moving out from there. Apparently there was some kind of previous water leak that did a significant amount of damage. None of this was disclosed. And for those of you that keep up with our Facebook postings, this was also the house with the surprise find in the garage – kind of a chilling find. That find did not go in the report, but definitely made it a memorable inspection.

Sample: 1995 Build in Elk Grove

This house is a 1995 build that shows items we typically find in a home of this age.  Wood siding houses tend to have dry rot around them.  Concrete tile roofs tend to have a few cracked and/or loose tiles.  One of the bathrooms had the hot and cold reversed at the sink.  The dishwasher was discharging water through the air gap on the countertop during the drain cycle – this normally indicates a knock out present in the garbage disposal or a clogged line between the air gap and garbage disposal.

Sample: Mold Report

Here is a typical sample mold report .

Our sample mold report shows both an air quality test and a mold sample. The first column of the air analysis was taken outside. The lab uses this for comparative purposes for the indoor samples. The second column is a normal indoor sample. The third column is an air sample that has some mold types or levels that are of concern. Notice the red text. The fourth column is a surface swab that has mold growth on it. Again, notice the red parts on that column which indicate the types of mold involved. The comments section at the bottom of the page provide a general overview of the results. The following several pages provide an alphabetical list of each mold type detected in the report. Each type of mold includes information on it’s habitat, allergy potential, disease potential and toxic potential.

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