Every system, itemized.

Walked where safe; pole-camera or drone where it isn't.

• Covering material — shingles, membrane or metal — and remaining service life indicators
• Flashing at chimneys, walls, valleys and penetrations
• Gutters, downspouts and where they discharge
• Vents, skylights and other roof penetrations
• Chimney exterior — crown, cap and mortar joints
• Visible roof structure and sheathing from the attic side
• Evidence of past leaks, patches or layered re-roofing

Outside scope · We don't walk roofs that are unsafe, too steep or too wet — those get the pole camera or drone, and the report says which method we used.

Everything weather touches first.

• Siding, trim, soffits and fascia on every elevation
• Grading and drainage — where water goes when it leaves the roof
• Driveways, walkways, steps and handrails
• Decks, porches and balconies — ledger attachment, guards and footings
• Windows and doors from the outside — flashing, sills, sealant
• Vegetation, retaining walls and clearances that affect the structure
• Hose bibs and exterior electrical fixtures

Outside scope · Fences, sheds, pools and irrigation systems are outside the standard scope — we'll note obvious issues we happen to see, without inspecting them.

Basement, crawl space and every accessible framing member.

• Foundation walls — cracking pattern, displacement and moisture evidence
• Floor framing: joists, beams, posts and sill plates
• Crawl space entered whenever access and clearance allow
• Vapor barriers, ventilation and signs of standing water
• Columns, piers and visible footings
• Sagging, notching, or amateur framing modifications
• Evidence of past repair — piers, sister joists, epoxy injection

Outside scope · We describe what the structure is doing and how serious it looks; sizing an engineered fix is a structural engineer's job, and the report says so when one is warranted.

Panel opened, breakers mapped, receptacles sampled room by room.

• Service entrance, meter and grounding electrode connections
• Panel interior — breaker sizing, double-taps, scorching, workmanship
• Branch wiring type and condition where visible
• GFCI and AFCI protection tested at required locations
• Representative receptacles and switches in every room
• Smoke and CO alarm placement (presence, age where readable)
• Visible junction boxes, splices and DIY wiring in attic and basement

Outside scope · Low-voltage systems (alarm, network, landscape lighting) and solar arrays are outside scope; we note their presence and any obvious red flags.

Every fixture run, every visible pipe traced.

• Supply piping material — copper, PEX, CPVC, or legacy galvanized/polybutylene
• Drain, waste and vent piping where visible
• Water heater — age, capacity, venting, TPR valve and discharge pipe
• Every sink, tub and shower run; every toilet flushed
• Functional water flow while multiple fixtures run together
• Main shutoff located and photographed for your report
• Sump pump and float operation, where present

Outside scope · What's inside the walls and under the slab can't be seen — that's exactly what the sewer-scope add-on exists for on older homes.

Operated in normal mode, temperature splits measured.

• Furnace — age, flame pattern, venting and visible heat-exchanger areas
• AC condenser and coil — age, temperature split, fin and line condition
• Thermostat operation and staging
• Distribution: ducts, registers and airflow room by room
• Condensate handling and safety switches
• Gas piping, shutoffs and flexible connectors
• Fuel-burning appliance combustion air and clearances

Outside scope · We don't dismantle equipment or run AC below 65°F outdoor temperature (it damages the compressor) — when weather blocks a test, the report says so plainly.

Every room, ceiling and operable window sampled.

• Walls and ceilings — stains, cracking patterns, past patching
• Floors — slope, soft spots and covering condition
• A representative sample of windows operated in every room
• Interior and exterior doors — fit, hardware, egress
• Stairs, railings and guard spacing
• Countertops, cabinets and built-ins (operation, not cosmetics)
• Moisture readings at any suspect stain

Outside scope · Cosmetic wear — paint, carpet, scuffs — is noted only when it hides or indicates something worse.

Entered whenever there's safe access and clearance.

• Insulation type and average depth (with an R-value estimate)
• Ventilation path — soffit, ridge, gable and baffles
• Bathroom and kitchen exhaust terminations (a classic hidden defect)
• Roof sheathing from below — staining, delamination, daylight
• Visible framing, truss modifications and sagging
• Chimney and flue clearances through the attic
• Evidence of pests, past leaks or mold-like staining

Outside scope · We don't disturb insulation beyond what inspection requires, and we don't walk unfloored truss bays — the report notes any area we couldn't reach.

Firebox, damper and what the flashlight can reach.

• Firebox condition and hearth clearances
• Damper operation
• Visible flue lining from the firebox and, where possible, the crown
• Combustible clearances and mantel attachment
• Gas log sets operated where pilot is lit
• Exterior chimney structure, cap and crown

Outside scope · A full flue evaluation requires a Level 2 camera sweep by a chimney specialist — we recommend one for any wood-burning fireplace that will actually be used.

The most commonly DIY-modified room in the house.

• Vehicle door operation, springs and hardware
• Auto-reverse and photo-eye safety tests on the opener
• Fire separation between garage and living space
• Garage slab, walls and framing
• Receptacles (GFCI) and any added wiring
• Self-closing door hardware to the house, where required

Outside scope · Car lifts and other owner-installed equipment are noted, not evaluated.

Run through a normal cycle, not a lab test.

• Range, oven and cooktop burners operated
• Dishwasher run on a short cycle and checked for leaks
• Garbage disposal, range hood and downdraft operation
• Built-in microwave operated
• Anti-tip bracket on the range (a two-dollar part that saves lives)
• Age and recall-lookup data recorded for major units

Outside scope · Washers, dryers and refrigerators convey with the sale in most contracts but aren't part of the standard — we test them on request, free, when they're staying.