Document review of your inspection report. Not an inspection.
ClearTruth
A Clear Truth Review built from a sample inspection report that one of the largest home inspection software companies posts publicly to show what its product produces. The inspector and company are not named; the address is the sample's own. Upload your report

ClearTruth Review

1234 Main St., Columbia, MD 21044

Your inspector's 67-page report, read a second time by AI on a licensed inspector's method. What it says, what its summary leaves out, and what to get answered before your contingency ends. Every quote and finding cites its page in the report.

What matters first

  1. 1Electrical panel wiringElectricianp. 48
  2. 2Roof sheathing moistureRooferpp. 14, 16
  3. 3Chimney flue and what vents into itChimney professional and HVAC contractorpp. 12, 17–18
  4. 4Crawlspace water historySeller, in writingp. 30
  5. 5Well and septic, not inspectedSeptic inspector and water labpp. 42–43

This review cannot price repairs or tell you whether to buy. It can tell you what to get priced and answered first.

Property
1234 Main St., Columbia, MD 21044
Prepared for
the buyer (sample)
Report reviewed
Home Inspection Report, 67 pages, dated 07/06/2019
Built
1874 (per the report)
TopCoverSections
  1. Top
  2. 1What matters first
  3. 2What the report gives weight to
  4. 3What the report does not address
  5. 4Working order
  6. 5What the report did not cover
  7. 6What the report did cover
  8. 7Year-one calendar
  9. 8Bottom line
  10. 9Disclaimer

What this is

A review of your inspection report and a plan built from it, by Clear Truth, which has not been to the house. Everything here comes from the report's own words, page cited; where this and the report differ, the report controls.

Every Clear Truth Review runs on one method: the working judgment of a licensed home inspector and construction supervisor, in the field full time since 2009 and ASHI certified, written down and applied by AI to your report, page by page. Every quote is verified against your report before it reaches you.

shock and/or fire the report's wordsp. 48 its pageClear Truth our advice and questions Why why an item sits where it does

What matters first

Five items, all before your inspection contingency ends. The report itself says its recommendations should be evaluated within the clients inspection contingency window p. 5.

The electrical panel

The report says

One or more wires inside the panel were not properly spliced or terminated and this may pose a safety hazard for shock and/or fire p. 48. It graded this a Recommendation.

Clear Truth

Have a licensed electrician open the panel, correct it, and put the scope and price in writing.

Who
A licensed electrician
When
Before closing
Resolved when
A written finding and price; the work done or settled in the deal.

WhyThe report's own words are may pose a safety hazard for shock and/or fire p. 48. One electrician visit covers the panel, the receptacle items in the Working order, and the older wiring and bonding questions.

Moisture measured in the roof sheathing

The report says

On the right side, moisture damage and deterioration of roof sheathing below one section of flashing was visible, and the moisture meter showed elevated levels of moisture present in these areas indicating recent moisture intrusion p. 14. Elsewhere, flashing will route runoff beneath the roof-covering material and appears to have caused deterioration of the wood sheathing p. 16.

Clear Truth

One roofer, one visit, one written scope and price covering the roof items in the Working order.

Who
A qualified roofer
When
Before closing
Resolved when
Source identified; scope and price in writing.

WhyThe report's words are recent moisture intrusion p. 14, measured on the day. Source and scope stay open; the report sends both to a roofing contractor.

The masonry chimney, and what vents into it

The report says

The top flue tile and the crown are cracked pp. 17–18; the report recommends a Level 2 chimney inspection to ensure the chimney is safe for use p. 18.

The report's sections differ on what the chimney serves. Page 12 says it vents the gas fired furnace and water heater, and that a basement gas log fireplace does not currently connect to a chimney p. 12. The Heating section lists a Burnham steam boiler and a Daikin heat pump as its equipment, and no furnace p. 36. Its heat type field reads Gas-Fired Heat and Steam Boiler p. 35. The Fireplaces section lists one wood stove, with Gas Log Lighter No, N/A p. 38.

Clear Truth

Page 12 says furnace p. 12. The Heating section lists a steam boiler and a heat pump as its equipment, and no furnace p. 36. Which appliance the chimney serves is a question for the HVAC contractor. Get the Level 2 done.

Who
Chimney professional (Level 2); HVAC contractor
When
Before closing
Resolved when
In writing, from both: every heating and hot water appliance by make, type, and fuel; which connect to this chimney; whether the flue is safe for them.

WhyThe report itself raises the safety question: a cracked flue tile, and an open question about what vents into it. Settle it once, in writing.

Water around and under the house

The report says

Grading slopes toward the house in some areas p. 25; a rear gutter section has no downspout and some areas have no gutter p. 15; Standing pools (small) of water and condensation in the crawlspace pp. 29–30. Page 30 says Rain runoff is the most common cause of wet crawl spaces but water can come from other sources such as groundwater or underground springs, Correct any issues related to outside perimeter grading and/or roof drainage, and ask the property owner about past accumulation of water p. 30. Trees contact the building and overhang the roof pp. 26–27.

Clear Truth

Ask the seller, in writing, about past water in the crawlspace and get the disclosure. The grading, gutter, and tree work is in the Working order.

Who
The seller, in writing, through your agent
When
Before closing
Resolved when
The seller's answer and the disclosure in hand.

WhyPage 30 links the crawlspace water to grading and roof drainage, and names groundwater and springs too, so the cause stays open. The trees pp. 26–27 are a separate finding; placing them here is ours. The history is what you can settle before closing.

The well and the septic system, not inspected

The report says

The house is on a well p. 39 and a private septic system p. 41. Both are excluded: private/shared wells and related equipment; private sewage disposal systems pp. 42–43. The report recommends that you have the tank inspected by a qualified contractor p. 43, and its standards exclude water quality p. 66.

Clear Truth

The septic sentence is inside a limitations block on page 43, not in the summary. Order the septic inspection. A water quality test on a well is our general advice, not a report finding.

Who
A septic inspector; a water testing lab
When
Before closing
Resolved when
The septic inspector's report and the lab's water results in hand.

What the report gives weight to, and what it doesn't

Facts about the document, not the house or the inspector.

The grading key does not match the labels on the findings.

The key on page 7 defines Note, Minor, Moderate, and Safety / Major, which suggests a second opinion or further inspection p. 7. No finding carries any of them; the findings use Maintenance Item, Recommendation, and Safety Hazard p. 3. The key says Note items should be repaired p. 7; the twenty Recommendations include findings whose text says repair and one left to your discretion p. 50. 27 of 29 findings end with the same line, Contact a qualified ... (for example p. 48).

The report's one Safety Hazard label is on the wasp nests.

The one Safety Hazard in the summary p. 3 is wasp nests in the attic, garage, and barn p. 8. The panel finding whose text says shock and/or fire p. 48 and the roof finding with moisture measured on the day p. 14 are both graded Recommendation, the same label as 18 other findings p. 3.

Seven items in the report's information and limitations blocks are not in its summary.

Septic inspection recommended p. 43. Permits: additions and/or modifications to this property have been made p. 7. The lead and asbestos note p. 7. The gas line near the washing machine, for a plumber to evaluate p. 57. The National Fire Protection Association's Level 2 inspection with every sale or transfer of property with a wood-burning device p. 38. Generator equipment, excluded p. 48. The refrigerator, marked Inspected and Unplugged, so it could not be run pp. 55, 57.

What the report does not address

Clear Truth's questions, not report findings. Some are outside the standards the report follows pp. 65–66.

Combustion air, clearances, and venting in the utility room

The report says its boiler inspection typically includes adequate combustion air and records no finding p. 36. It does not describe the room's size, the combustion air supply, the clearances, or the venting of the boiler p. 37 or the 2016 gas water heater pp. 39–40. Its standards do not require combustion air evaluation.

Ask
The HVAC contractor to confirm all four in writing; the chimney professional to name every appliance on the chimney.

Gas piping inside the house

The report lists the fuel system as inspected p. 39, the fuel as propane p. 35, and the shutoff At Tank p. 40. It does not describe the gas piping inside the house.

Ask
The plumber evaluating the gas line near the washing machine p. 57 to confirm the piping material and connections.

How much of this house is from 1874

The report records an 1874 build date p. 8, a masonry block foundation and plywood subfloor p. 28, and plywood roof sheathing p. 60. The report notes additions and/or modifications p. 7. What they are, when they were done and whether they were permitted are questions for the seller and the permit office.

Ask
The seller for the history; the permit office for the record.

The floor framing over the crawlspace

The report found Standing pools (small) of water and condensation in the crawlspace p. 30. The report gives no moisture readings for the floor framing above the crawlspace; whether there are any is a question for the contractor who opens it up.

Ask
The crawlspace or drainage contractor, if called, to check the framing and the band joist insulation p. 59.

The well equipment

The report records a well and a high-flow house filter p. 39 and nothing about the pump, pressure tank, or flow; its standards do not require it.

Ask
A well contractor about the pump and tank, with the water test.

Working order

Every finding in the report is placed below; the group names are ours, not the report's deadlines.

  1. Before closing

    • Electrician
      • Panel splices and terminations p. 48.
      • Ungrounded receptacle behind the wood stove p. 49.
      • GFCI protection in the kitchen and front exterior, left to your discretion p. 50.
      • While in the panel: older wiring p. 47; gas piping bonding (section 5).
    • Roofer
      • Moisture in the sheathing on the right side p. 14.
      • Improper flashing p. 16.
      • Flashing loose or separated at the chimney and below the sunroom vent fan pp. 15–16.
      • Sealant-only chimney penetration p. 16.
      • Unsealed ridge vent seam and transition panel pp. 12–13.
      • The attic sheathing stains, while there p. 61.
    • Chimney professional: Level 2 inspection; cracked flue tile and crown pp. 17–18; include the wood stove and its flue p. 38.
    • HVAC contractor: in writing, each heating appliance by make, type, and fuel, and what connects to the chimney. Also the heat pump. The report records its cooling test as 75 - 61 Degrees p. 33 and attaches no comment to it. The same page gives the acceptable range as approximately between 15-20 F p. 33. Whether that reading is in range is a question for the HVAC contractor.
    • Septic inspector p. 43. Water testing lab for the well (our advice; the report excludes the well pp. 42–43).
    • Pest control: the report's one Safety Hazard, wasp nests in the attic, garage, and barn p. 8, arranged through your agent.
    • Seller, in writing
      • Crawlspace water history p. 30.
      • Permits for additions and modifications p. 7.
      • Deck maintenance products and schedule p. 25.
      • Missing window screens p. 53.
      • Wood stove and chimney service history p. 38.
      • Generator documentation p. 48.
      • Radon mitigation records and a recent test; the report notes a system and gives no result p. 62.

  2. First 30 days

    • Boiler cleaned and serviced p. 37, before the first heating season.
    • Smoke detectors: Recommend replacing existing smoke detectors p. 51. Carbon monoxide alarms: placement and operation verified on taking occupancy p. 48.
    • Gutters cleaned on the house and barn; the report says Recommend cleaning p. 14. Twice a year is our schedule.
    • Plumber for the gas line terminating near the washing machine p. 57.
    • Plumbing: the house was vacant; small leaks may only show after regular use, the report says pp. 8, 43.
    • Filters: the report says check monthly p. 37 and lists the type as NA p. 35; ask the HVAC contractor.
    • Garage freezer or refrigerator: see the report's GFCI circuit note p. 47.

  3. First 30 to 90 days

    • Rear gutter and downspout installed where missing p. 15.
    • Regrading where the ground slopes toward the house p. 25.
    • Trees in contact with the building and over the roof trimmed or removed pp. 26–27.
    • Carpenter bee damage at the rear eaves and fascia pp. 24–25.
    • Exterior wood trim caulked and painted p. 24.
    • Failed seal in the window above the second-floor staircase; missing screens replaced p. 53.
    • Barn swallow nests removed or relocated in fall or winter when empty p. 8.
    • Front porch bulb p. 49. Washing machine lid pad p. 58.

  4. Seasonal

    • Deck refinished as needed p. 25.
    • Roof high-maintenance areas checked and cleared of debris p. 13.
    • Water heater flushed annually p. 42.
    • Septic tank pumped on the schedule the septic inspector sets p. 43.
    • The annual boiler, chimney, sealant, and gutter items are in the calendar below.

  5. Ongoing ownership and monitoring

    • Crawlspace water: the report says some seasonal water can be normal; check after heavy rain, and call a crawlspace or drainage contractor if it persists or increases p. 30.
    • The 1994 boiler: the report states the statistical service life for steam boilers is 40 years p. 36 and leaves it there. Keep the service records; ask the servicing contractor yearly.
    • Roof and flashing: after repairs, check the attic yearly and after big storms pp. 14, 61.
    • Smoke and carbon monoxide alarms: the report says replace every ten years p. 48.

What the report did not cover

  • The well and its equipment, and water quality pp. 42–43, 66. Order a water test.
  • The septic system pp. 42–43. Order a septic inspection.
  • Grounding and bonding adequacy, which the report says the inspector does not determine p. 48. Ask the electrician, in the panel, to confirm the gas piping bonding.
  • The generator, transfer switch, and its wiring p. 48. Get the documentation from the seller.
  • Radon testing: the report says a mitigation system is present and gives no result p. 62.
  • The detached garage and barn, beyond what is noted on p. 8 pp. 21, 63–64.
  • Lead and asbestos, which the report says may be present in a house of this age p. 7. Landscaping, irrigation, fencing p. 21.
  • Attic ventilation performance, which the report disclaims p. 61. Cable, telephone, and alarm systems p. 48.

What the report did cover

What the report says is fine

Composite siding: no deficiencies p. 21. Deck and porch: Appeared Serviceable p. 20. Boiler: no deficiencies in the condition and operation p. 36. Condensate properly routed p. 34. Grounding electrode properly clamped p. 46. Smoke detectors tested and are functioning p. 45. Inspected with no finding recorded: foundation, floor, wall, and ceiling structure p. 28; water supply piping p. 39; the 2016 water heater p. 40; doors, floors, walls, ceilings, stairs, countertops p. 52.

Where the report does not agree with itself

  • The basement. The report marks the basement Not Present p. 28, and also lists a basement gas log fireplace p. 12 and places the water heater in the 1st Floor Utility Room p. 40 and the Basement p. 42. Ask the seller whether any space other than the crawlspace is below the first floor.

Year-one calendar

From this house's equipment and the report's recommendations.

MonthDo
Closing monthEverything under Before closing and First 30 days.
Month 2Rear gutter and downspout. Regrading. Tree work. Carpenter bee repair. Trim painting.
Month 3Window seal and screens. Crawlspace check after the first heavy rain.
SeptemberBoiler service. Wood stove and chimney cleaning. Deck refinish if due.
OctoberGutters. Roof high-maintenance areas cleared. Chimney penetration sealant checked. Barn swallow nests once empty.
AprilGutters. Attic walk-through. Deck inspected for refinishing.
MayWater heater flushed. Septic pumped if the inspector's schedule says so.
Every monthFilters, as the HVAC contractor directs. A look at the crawlspace after hard rain.

Bottom line

Five items need answers before your inspection contingency ends. An electrician for the panel. A roofer for the moisture measured in the sheathing. A chimney professional and the HVAC contractor for the cracked flue and what vents into it. The seller, in writing, on crawlspace water history. A septic inspector and a water lab for the two systems the report did not inspect. Pest control for the report's one Safety Hazard. On the panel and the roof, the report's own words carry more weight than its labels. Section 3's five open questions go to the HVAC contractor and the chimney professional, the plumber, the seller and the permit office, a crawlspace contractor if one is called, and a well contractor.

Disclaimer

This Clear Truth Review is a document review prepared by Clear Truth from the inspection report identified above. It is not a home inspection, an inspection report, a warranty, a guarantee, a cost estimate, or professional advice about the condition of the property. No one from Clear Truth has visited or examined the property. The review is based solely on the text and images of the report supplied to us and does not add findings about the property. It expresses no opinion about the inspector or the inspection company. Decisions about repairs, purchase, and safety should be made with the licensed and qualified professionals named in the report and in this document. Use of this document is restricted to the party named above.