1. What to expect at your home
inspection

2.  All portions of the home should be evaluated.
The condition of these areas should be
documented with pictures and suggestions on
how to handle the issues at hand.
 Inspectors will use many type of tools to
evaluate your homes condition. The best tool
your inspector should have is “knowledge”.
The knowledge of how all the systems work in
a home is extremely important.

3. THE EXTERIOR OF THE HOME AND THE INSIDE SHOULD
BE EVALUATED EQUALLY.

4. Pinnacle Property
Inspection Services
Areas that can be
expected to be
examined~
Lots and Grounds
Exterior Surfaces and Components
Roofing systems
Garage
Attic
Bathroom
Bedroom
Living Spaces
Fireplaces
Kitchen
Electrical systems
Structure
Basement
Air Conditioning systems
Heating Systems
Plumbing system
Laundry room
Crawl spaces

5. Pinnacle Property
Inspection Services
Lots and Grounds
The lot and grounds of a home is
very important. These are some of
the most important items that
should be documented on your
property.
•Grade
•Driveway
•Patio
•Walks
•Steps
•Porches
•Decks
•Balconies
•Trees and bushes
•Window Wells
•Fences
•Surface Drains
•Lawn Sprinklers

6. Pinnacle Property
Inspection Services
Lots and Grounds
Issues with lots and grounds can
cause many issues.
•Grade issues can cause structural
damage to a home. Damage to
walks , driveways, patios and
porches can all happen due to poor
grade or poor sloping.
•Trees or bushes can cause damage
from the roots to the limbs. Power
lines or roofs can be damaged from
tree limbs overhanging roofs or
intertwined in power lines.

8. Pinnacle Property
Inspection Services
Exterior Surfaces and
Components
The Exterior Surfaces portion of the
inspection should document in
detail the areas below~
•The buildings exterior surface and
its condition. Including all trim,
doors, windows.
•Door bells
•Exterior lighting
•Exterior outlets
•Hose bibs
•Gas meter and shut off

9. Pinnacle Property
Inspection Services
Exterior Surfaces
The material and condition of the
exterior of your home should be
documented. This is very
important because structural issues
are generally found through the
condition of the exterior of a home.
Some of the issues you might
expect on an exterior inspection
are ~
•Step cracking around windows
due to rusted lintels
•Dry rotting on wood siding
•Back pitched lintels that may allow
water to enter the home.
•Opening areas in the siding that
may allow water or pest entry into
the home.
•Damaged soffits, damaged fascia,
dry rotted trim, damaged windows,
missing screens,

10. Pinnacle Property
Inspection Services
Exterior Surfaces
The inspection of door bells, exterior
lighting, electrical outlets, hose bibs
and gas mains is very important.
•Door bells should be tested
•Exterior lighting should be tested.
Pole lighting is known to have issues.
•Exterior
outlets should be tested and
documented if they are GFCI type
outlets
•Hose bibs should be tested to make
sure they function properly.
•Gas mains should be tested for leaks.
Gas company should be informed
immediately if leaks are noted.

11. Pinnacle Property
Inspection Services
Roofing systems
The roof has many areas that will
require inspection and documenting.
These portions of the roofing system
are ~
•Roof style, materiel, condition, age
and location
•Flashing materiel and condition
•Valleys condition
•Skylights condition
•Gutters,downspouts and leader
materiel and condition
•Plumbing vent condition
•Chimney materiel , location and
condition

12. Pinnacle Property
Inspection Services
Roofing Systems
Roofs come in all types of materials
and styles and may have to be
inspected differently. The bottom
line is that they need the proper
amount of attention because they
are a major part of you homes
structure. Some of the styles are~
•Hip
•Cross hip
•Gable
•Cross gable
•Flat
•Mansard
•Salt
box
•Shed
•Gambrel

14. Pinnacle Property
Inspection Services
Roofing Systems
The type of materials will vary by
how they are used, the location in
the country and the cost to use
them. Asphalt shingle is the most
popular but there are many
choices. Prices per square foot can
range from $50 - $1550.
•Asphalt shingle
•Wood shake
•Wood shingle
•Slate
•Clay tile
•Raised seam
•Rolled roofing
•Tar mop down
•Concrete tile
•Plastic shingle
•Composite shingle

15. Pinnacle Property
Inspection Services
Roofing systems
Skylights can cause issues if not
properly installed on your roof.
They are great to have but can leak
if not monitored. Proper inspection
from the roof location to the inside
of the home with thermal imaging
and moisture scanners is
recommended. There are generally
2 types of materials used on
skylights.
• Plastic windows
•Insulated glass
•Insulated glass is generally a better
product because it does not allow
the skylight to have condensation
issues as easy as the plastic
skylights.

16. Pinnacle Property
Inspection Services
Roofing Systems
The chimney will need to be
inspected if accessible. There are
many areas of the chimney that will
need to be inspected.
•Condition of the chimney material
•Flashingmaterial and the
condition.
•Crown material and condition
•Flue material and condition
Flues can be cracked, crown can
have cracks, flashings can have
openings and the chimney may
require repairs are all potential
issues that may be unveiled.

17. Pinnacle Property
Inspection Services
Roofing systems
As you can see there are many type
of flashings on a home and its roof.
These areas will need to be
examined to see if there is a
possibility for a leak

18. Pinnacle Property
Inspection Services
Roofing Systems
A roofing drainage system is very
important to the structures health.
There are 3 portions of a roofing
drainage system.
•Gutters ~ Take the rain water from
the roof and Chanel it towards the
downspout. Gutters can be made of
aluminum, copper , plastic and
galvanized metal. Their condition
will need to be documented.
•Downspouts take the water to the
bottom of the home. The downspouts
are made of the same materials as the
gutters.
•Leaders should take the water at least
6’ away from the home to prevent
water issues and possible foundation
issues on a property.

19. Pinnacle Property
Inspection Services
Garage
The garage should be inspected just
as diligently as any part of the
property. Some of the areas you
may see on your inspection report
are ~
•Type of structure. Detached or
attached
•Materiel of exterior and condition.
•Garagedoor, service door, garage
door opener
•Electric outlets and lighting
•Condition of the slab
•Roof and gutter system

20. Pinnacle Property
Inspection Services
Garage
The garage door and its opener
should be inspected to make sure
there are no safety issues that may
cause harm to your family.
•Safety
features on the garage door
opener should be installed
•Crossbracing on the garage door
opener should be installed

21. Pinnacle Property
Inspection Services
Garage
Garage electric should have GFCI
type outlets to prevent safety issues
with electrical outlets in an areas
that may allow contact with electric
and water.

22. Pinnacle Property
Inspection Services
Garage
The condition of the garage
concrete slab should be
documented. Most garages floors
have some type of cracks. These
cracks can develop from ~
•Lack of a drainage system on a
garage roof will allow water to
undermine the slab and crack the
slab.
•Poor compaction
•Age of the property

23. Pinnacle Property
Inspection Services
Garage
Roofing systems of a garage will
need to be inspected just like any
roof. Documentation of all
systems of the roof should be
itemized on your report.
•Roofing material condition
•Gutter or drainage system
•Flashing

24. Pinnacle Property
Inspection Services
Attic
The attic has many components that
will need to be evaluated.
•The roofs framing and sheathing can
be seen and inspected from the attic
location
•The insulation type and depth will be
determined in the attic
•Attic ventilation will be seen in the
attic
•Atticfans and house fans can be
inspected in the attic
•Wiring in an attic will need to be
inspected in the attic
•Bathroom fans should pass through
the attic to the exterior of the home
through the roof or soffits

25. Pinnacle Property
Inspection Services
Attic
The framing and sheathing of a
roof can be inspected in an attic.
Many issues can be found in the
attic . Some of these potential
issues are ~
•Cracked or broken rafters or truss.
This happens due to poor
installation or age.
•Discoloration on sheeting. This
may or may not be mold or
mildew. This can occur because of
poor ventilation or water entry
from damaged roofing material or
leaking flashings.

26. Pinnacle Property
Inspection Services
Attic
Insulation type and depth should
be inspected. The condition of this
insulation should be determined
also. If pest entry occurs removal
of the insulation may be
recommended. Proper depth of
insulation is generally 10” – 16”
depending on what type of
insulation is used. Most homes
have insufficient depth of
insulation. The cost for additional
insulation is approximately $1 - $2
a square foot installed .

27. Pinnacle Property
Inspection Services
Attic
Electric in an attic should be
covered to prevent the possibilities
of electrical issues in an attic

28. Pinnacle Property
Inspection Services
Attic
Poor ventilation , leaks from the
roofing system and the venting of
bathroom fans to an attic are all
potential ways to allow moisture in
an attic. The allowance of moisture
in an attic can produce a breeding
ground fro mold or mildew.
Bathroom fans and kitchen fans
need to be vented to open air
through the roof or the soffits.

29. Pinnacle Property
Inspection Services
Bathrooms
Bathrooms have many areas that will
require inspecting.
•Walls,ceilings and floors will all need
inspecting for potential issues
•Tubs and showers will need inspecting
of surrounds, doors, pumps, blowers,
overflows and drains
•Toiletswill need to be tested to make
leaks are not evident on tank or floor
connections
•Sinks,faucets, and counters will need to
be inspected for possible water leaks
•Ventilation will need to be documented.
Either a fan or a window should be
installed
•Electric
in a bathroom should have GFCI
type of outlets or breaker in the breaker
box.

30. Pinnacle Property
Inspection Services
Bathrooms
Bathroom walls, ceilings and floors
can give you ideas if water was an
issues . If a ceiling of a bathroom
has water marking or staining then
there may be a possible leak from
the bathroom above the ceiling.
This particular home had a leaking
overflow in the bathroom tub
above this ceiling.

31. Pinnacle Property
Inspection Services
Bathrooms
Toilets can have issues that might
not be noticed easily and I
recommend that testing of the wax
ring and tank seal are properly
secured.

32. Pinnacle Property
Inspection Services
Bathrooms
The electric in a bathroom should
be of the GFCI type. Areas where
water and electric could meet
should be GFCI protected.

33. Pinnacle Property
Inspection Services
Bedrooms
Bedrooms are like any other living
area. The inspector should be
inspecting ~
•Walls,
•Floors
•Electric
•Windows
•Smoke detectors
•Windows
All walls should be tested for water
issues with moisture meters and
thermal imagers if available.

34. Pinnacle Property
Inspection Services
Living spaces
Living spaces in a home will have
top be inspected the same way as
you would inspect a bedroom.
Moisture issues should be
inspected for diligently.

35. Pinnacle Property
Inspection Services
Fireplaces
Fireplaces need to be inspected
for~
•Fireplace construction. The
fireplace will be either prefab or
made of brick or stone.
•Gas leaks on gas log sets
•Fluecondition should be
documented to help determine the
condition of the fireplace.
•Damper location and condition

36. Pinnacle Property
Inspection Services
Kitchen
The kitchen is like any other
common area. Some of the added
parts of a kitchen inspection are ~
•Appliances that will require testing
and identifying if on recall lists.
•Electric
outlets in kitchens should
be GFCI type outlets.
•Plumbing components will need to
be inspected to assure there are no
issues with traps or faucets.
•Cabinets installation and reliability
is a definite during this process.
•Countertop installation and
condition should definitely be on
your inspectors list

37. Pinnacle Property
Inspection Services
Electrical Services
The electrical inspection is very
important portion of the inspection
process. Your inspector should be
testing outlets and wire condition
through out the home. The electrical
breaker box should have the cover
removed to inspect. Your inspector
should be looking for ~
•Breakers to wire connection should
be sized properly
•Documentation of multiple
connections on a breaker otherwise
known as double taps. These are
dangerous and should be corrected
immediately
•Overheated breakers
•Open areas on the breaker box should
be documented.
•Frayedwiring or fuse panels should
be recommended for an update.

38. Pinnacle Property
Inspection Services
Electrical Services
This is a good example of an
overheated breaker due to double
taps. One of the wires will need to
be installed into another breaker.
This can be a possible fire hazard
and should be taken serious.

39. Pinnacle Property
Inspection Services
Structural inspection
The structural inspection is like
every other portion of the
inspection process. Very
Important. There are areas of
concern that can be seen from the
exterior of the home to the
basement. Some of the areas your
inspector will be looking are ~
•Structuraltype~ Is your home
brick or wood frame? This will be
answered by your inspector.
•Beam and post materiel should be
documented on your inspection
report.
•Joist
or trusses should be sized and
documented.
•Slab condition and location

40. Pinnacle Property
Inspection Services
Basement inspections
Basement inspections need to be done
diligently. Structural issues, water
issues and so much more could be
found in the basement. Some of the
major areas that will need attention
your inspector ~
•Walls and flooring should be
inspected for stains, moisture marks,
mold or mildew as evidence of past
water entry into the basement from
sewer backup or sump or ejector
pump failure.
•Sump and ejector pumps should be
tested. Recommend battery back up
pump to be installed.
•Smoke and carbon detectors will
need to be tested.
•Stairs
to basement should have
secured hand railing

41. Pinnacle Property
Inspection Services
Basement inspections
Sump pumps need to be inspected
properly because they are one of
the main reasons basements get
water. Ejector pumps need to be
tested also .

42. Pinnacle Property
Inspection Services
Air conditioning
Documenting the age and the size
of the ac unit is very important.
More important is a temperature
differential inspection. Some
inspectors use a laser thermometer.
I recommend you hire an inspector
that uses a thermal imager for a
professional air conditioner
inspection.
Generally air conditioner
manufacturers only allow up to 20
years for a life span for exterior
units. Anything older than that
you should plan on a replacement
in the near future.

43. Pinnacle Property
Inspection Services
Heating system
The heating system in a home will
require opening and inspecting the
burners, blower, radiators and
humidifier to assure proper
functions. Testing for gas and
carbon monoxide issues will
determine if there are major issues
with the furnace. Your inspector
should also make sure that the
proper heat is transferred through
the home via the ducts or radiators
. This can be done with a thermal
imager or a laser thermometer.

44. Pinnacle Property
Inspection Services
Plumbing
There are many portions of a plumbing
inspection that will need to be documented.
All of the portions below should be inspected
and documented by your inspector.
•Service line material and condition
•Watermain location is very important in an
emergency
•Water piping material, condition, water
pressure and volume all need to be
documented. Galvanized water piping may
need to be replaced in the near future.
•Waste and vent piping material and
condition will need to be documented
•Service access will need to be located and
documented. This will be useful if the sewer
is blocked and needs service.
•Gas piping. Leaks?
•Water heater age, condition and type will
need to be documented.

45. Pinnacle Property
Inspection Services
Plumbing
Galvanized water piping corrodes
from the inside out. Reduction of
pipe size diminished the volume of
the water . This will show that
poor water pressure is an issue.
Replacement of the horizontal
galvanize water piping to copper
water piping would be the
recommendation.

46. Pinnacle Property
Inspection Services
Plumbing
Service access for your sewer
should be documented by your
inspector for issues with blocked
sewer repairs.

47. Pinnacle Property
Inspection Services
Plumbing
Water heaters will need to be
checked for ~
•Gas leaks
•Water piping leaks
•T & P Pressure valve and piping
•Leaking tanks
•Insufficient heating

48. Pinnacle Property
Inspection Services
Laundry room
The laundry room will require the
inspection of ~
•Dryer gas piping for leaks
•Electric
outlets in laundry rooms
require GFCI type outlets
•Laundry tub and drainage system
for the wash machine
•Flood pans for washers in 2nd floor
areas in a home or condo building.

49. Pinnacle Property
Inspection Services
Crawl Spaces
Crawl spaces can be breeding
grounds for moisture and mold issues
if moisture barrier are not properly
installed. Your inspector should go
into the crawl space to inspect the area
properly. Some of the things you
should look to see that are inspected
are ~
•Moisture barrier
•Vapor barrier
•Ventilation
•Sump pumps in crawl spaces
•Insulation
•Electrical
•Mold or mildew???

50.  Thank you for allowing us to educate you on
what to expect at your home inspection.
 Questions?