SAMPLE INSPECTIONS (FICTIONAL)SAMPLE PROPERTY
1972 SAMPLE POINT DR, CAPE CORAL FL 33904
Inspection · Inspected 2026-08-01 · Inspector: A. Sample
SAMPLE REPORT — a fictional house, shown so you can see exactly what your clients receive. Every element works, including the repair-request builder below.

Your Inspection Report

Every finding below was observed and committed by your licensed inspector — A. Sample, HI0000. Plain English throughout; the certified PDF is the formal record.

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A. Sample asample@yourinspectionco.com (239) 555-0123
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3 Safety
2 Major
3 Minor
1 Monitor
3 safety and 2 major items need attention — they're listed first below. 3 minor and 1 to monitor follow in their sections.
Safety — address promptlyMajor — significant — plan the repairMinor — real but low-costMonitor — not a problem today — watch it

Start with what matters

EL-01 Safety Panel — garage These panels have a documented history of breakers failing to trip under fault — the one job a breaker has. EL-02 Safety Panel — garage Lugs are rated for one wire unless marked otherwise; a loose second conductor can arc and overheat inside the panel. PL-03 Safety Water heater The temperature-pressure relief valve is the tank's last safety device; without a discharge pipe, a release scalds whoever is standing there. RF-01 Major Covering Florida sun and rain wear a shingle roof from the day it's installed; at this age and condition it is at the end of its expected service life. PL-02 Major Shower wall — master bath A thermal anomaly with a matching moisture-meter reading points at an active leak inside the wall — the kind of damage that grows quietly.

Structure

ST-01MinorRoof framing — attic, over the garageFull detail →

A section of roof truss over the garage has been field-modified: one diagonal web member was cut and is no longer connected at its lower chord, apparently to route the garage door opener's power conduit. The cut end shows no sistering, gusset, or engineered repair. Two adjacent trusses show the original members intact and undisturbed, so this appears isolated to the single truss rather than a pattern repeated across the garage bay.

Why it matters: Roof trusses are engineered as complete triangulated systems; every web member is load-bearing by design, not incidental bracing. Removing one diagonal shifts load paths the rest of the truss and its neighbors were never sized to carry, and that redistribution isn't visible until it shows up as sag, cracked drywall, or a sheathing failure under wind or added roof load — by which point the fix is far more invasive than it would be today.

Have a qualified specialist evaluate it. by a licensed structural engineer, before any additional roof load (a second layer of shingles, added HVAC equipment, solar) is placed on this section

A cut truss loses its rated capacity web member notched — the truss loses its rating bottom chord Only an engineer can pass judgment on a modified truss.
Reference detail — how a correct installation looks. An illustration for explanation, not a photograph of this home.

Exterior

EX-01MaintenanceGrading — NE cornerFull detail →

Ground surface slopes toward the structure at the northeast corner.

Why it matters: Rainwater is directed at the foundation instead of away from it — the most common source of under-slab moisture problems.

Have it corrected.

Water follows the slopeComparison of ground sloping toward a foundation and ground sloping away. The drawing shows surface runoff, not subsurface drainage. Toward: surface runoff can collect beside the wall. Away: a slope directs surface runoff toward suitable drainage. REFERENCE SERIESWater follows the slopeTOWARD WALL1AWAY FROM WALL2ILLUSTRATION / NOT A PROPERTY PHOTO
Water follows the slope. Comparison of ground sloping toward a foundation and ground sloping away. The drawing shows surface runoff, not subsurface drainage.
Reference illustration — not this property.

Roof Covering

RF-01MajorCoveringFull detail →

Asphalt shingle covering shows widespread granule loss and cupping; approximately 19 years old per the county permit record.

Why it matters: Florida sun and rain wear a shingle roof from the day it's installed; at this age and condition it is at the end of its expected service life.

Have a qualified specialist evaluate it.

This component is at or near the end of its expected service life.

Two signs of shingle wearA surface close-up illustrates granule loss; a side profile illustrates cupping. These are independent examples, not an image or diagnosis of the subject roof. Granule loss can expose the asphalt beneath the mineral surface. A curved edge changes the shingle profile. The degree shown is illustrative. REFERENCE SERIESTwo signs of shingle wearSURFACE DETAILEDGE PROFILE1EXAGGERATED FOR CLARITY21 Thinned mineral surface2 Curved shingle edgeILLUSTRATION / NOT A PROPERTY PHOTO
Two signs of shingle wear. A surface close-up illustrates granule loss; a side profile illustrates cupping. These are independent examples, not an image or diagnosis of the subject roof.
Reference illustration — not this property.
photo of this finding
RF-02Couldn't fully inspectFull detail →

Roof not walked; inspected from the eaves and ground with binoculars.

Why it matters: Slope excessive to safely walk on. (61-30.805(4)(a))

Electrical

EL-01SafetyPanel — garageFull detail →

Federal Pacific Stab-Lok panel in service.

Why it matters: These panels have a documented history of breakers failing to trip under fault — the one job a breaker has. Many insurers decline them outright.

Have a qualified specialist evaluate it.

A breaker that won't reliably trip FEDERAL PACIFIC 20 20 20 lever looks tripped at this position contacts can stay closed regardless The one job a breaker has is tripping on a fault.
Reference detail — how a correct installation looks. An illustration for explanation, not a photograph of this home.
photo of this finding
EL-02SafetyPanel — garageFull detail →

Two conductors landed under a single breaker lug at position 12.

Why it matters: Lugs are rated for one wire unless marked otherwise; a loose second conductor can arc and overheat inside the panel.

Have it corrected.

From the panel to one connectionA schematic overview and enlarged terminal show two conductors entering one connection. Suitability depends on the actual terminal rating; this is not a photograph of the inspected panel. Locate and document the specific connection. Check whether that terminal is identified for the number and type of conductors present. REFERENCE SERIESFrom the panel to one connection1TERMINAL CLOSE-UP2ILLUSTRATION / NOT A PROPERTY PHOTO
From the panel to one connection. A schematic overview and enlarged terminal show two conductors entering one connection. Suitability depends on the actual terminal rating; this is not a photograph of the inspected panel.
Reference illustration — not this property.
Match the connection to its ratingLeft: one conductor. Right: two at a common terminal. Multiple conductors are suitable only where the terminal is identified for that arrangement; this is not a wiring instruction. This example uses one conductor. Do not infer suitability or inevitable arcing from conductor count alone. REFERENCE SERIESMatch the connection to its ratingSINGLE-CONDUCTOR EXAMPLERATING NEEDS VERIFICATION12One conductor at the terminalTwo at the same terminalMore than one conductor requires an identified terminal.ILLUSTRATION / NOT A PROPERTY PHOTO
Match the connection to its rating. Left: one conductor. Right: two at a common terminal. Multiple conductors are suitable only where the terminal is identified for that arrangement; this is not a wiring instruction.
Reference illustration — not this property.

HVAC

HV-01MinorCondensate line — air handler closetFull detail →

Condensate line shows a slow drip at the air handler pan connection; the secondary pan is dry.

Why it matters: A slow drip left unaddressed eventually overflows the primary pan and stains the ceiling below — this one is still ahead of that point.

Keep an eye on it.

Condensate — where the water goes air handler the clog float switch no switch + a clog = overflow into the ceiling below A float switch is a $20 part; a ceiling repair is not.
Reference detail — how a correct installation looks. An illustration for explanation, not a photograph of this home.

Plumbing

PL-03SafetyWater heaterFull detail →

TPRV discharge pipe is missing.

Why it matters: The temperature-pressure relief valve is the tank's last safety device; without a discharge pipe, a release scalds whoever is standing there.

Have it corrected.

Give relief water a safe routeExample of an unobstructed discharge pipe from a temperature-and-pressure relief valve. The illustrated endpoint is conceptual; approved routing, material and termination depend on the installation. The relief valve is connected to the tank. An unobstructed pipe routes a release away from the valve. The endpoint must meet the applicable installation requirements. REFERENCE SERIESGive relief water a safe route1231 Relief valve2 Discharge route3 Open terminationILLUSTRATION / NOT A PROPERTY PHOTO
Give relief water a safe route. Example of an unobstructed discharge pipe from a temperature-and-pressure relief valve. The illustrated endpoint is conceptual; approved routing, material and termination depend on the installation.
Reference illustration — not this property.
A missing pipe leaves the release unroutedThe relief valve is present but its discharge outlet has no pipe. An uncapped outlet can still release hot water; the missing pipe leaves that release uncontrolled. A capped or blocked outlet is a different condition. Illustrated condition: valve present, discharge pipe absent. The dashed path is a possible release direction, not water observed at this property. REFERENCE SERIESA missing pipe leaves the release unrouted121 Outlet unpiped2 Release is not routedto a safe endpointILLUSTRATION / NOT A PROPERTY PHOTO
A missing pipe leaves the release unrouted. The relief valve is present but its discharge outlet has no pipe. An uncapped outlet can still release hot water; the missing pipe leaves that release uncontrolled. A capped or blocked outlet is a different condition.
Reference illustration — not this property.
photo of this finding
PL-02MajorShower wall — master bathFull detail →

Elevated moisture signature behind the master shower tile, confirmed by meter reading.

Why it matters: A thermal anomaly with a matching moisture-meter reading points at an active leak inside the wall — the kind of damage that grows quietly.

Have a qualified specialist evaluate it.

thermal photo of this finding
Thermal
visible photo of this finding
Visible
PL-01Minorwater heaterFull detail →

Water heater appears approximately 4 years old; no matching permit from that period appears in the county records this report can reach. The most recent plumbing permit on file is dated 1998-04-11.

Why it matters: Work of this kind normally requires a permit. Unpermitted work conveys to the buyer — verifying with the installing contractor or the building department is cheap before closing and expensive after.

Have a qualified specialist evaluate it.

✓ Cross-referenced against the county permit record (permit PL98-0411) by your inspector.

Interior

IN-01NoteKitchenFull detail →

All household appliances operated via normal controls; dishwasher completed a full cycle.

Start with what matters

EL-01 Safety Panel — garage These panels have a documented history of breakers failing to trip under fault — the one job a breaker has. EL-02 Safety Panel — garage Lugs are rated for one wire unless marked otherwise; a loose second conductor can arc and overheat inside the panel. PL-03 Safety Water heater The temperature-pressure relief valve is the tank's last safety device; without a discharge pipe, a release scalds whoever is standing there. RF-01 Major Covering Florida sun and rain wear a shingle roof from the day it's installed; at this age and condition it is at the end of its expected service life. PL-02 Major Shower wall — master bath A thermal anomaly with a matching moisture-meter reading points at an active leak inside the wall — the kind of damage that grows quietly.

Structure

ST-01 Minor Roof framing — attic, over the garage Roof trusses are engineered as complete triangulated systems; every web member is load-bearing by design, not incidental bracing.

Exterior

EX-01 Maintenance Grading — NE corner Rainwater is directed at the foundation instead of away from it — the most common source of under-slab moisture problems.

Roof Covering

RF-01 Major Covering Florida sun and rain wear a shingle roof from the day it's installed; at this age and condition it is at the end of its expected service life. RF-02 Couldn't fully inspect Roof Covering Slope excessive to safely walk on.

Electrical

EL-01 Safety Panel — garage These panels have a documented history of breakers failing to trip under fault — the one job a breaker has. EL-02 Safety Panel — garage Lugs are rated for one wire unless marked otherwise; a loose second conductor can arc and overheat inside the panel.

HVAC

HV-01 Minor Condensate line — air handler closet A slow drip left unaddressed eventually overflows the primary pan and stains the ceiling below — this one is still ahead of that point.

Plumbing

PL-03 Safety Water heater The temperature-pressure relief valve is the tank's last safety device; without a discharge pipe, a release scalds whoever is standing there. PL-02 Major Shower wall — master bath A thermal anomaly with a matching moisture-meter reading points at an active leak inside the wall — the kind of damage that grows quietly. PL-01 Minor water heater Work of this kind normally requires a permit.

Interior

IN-01 Note Kitchen All household appliances operated via normal controls; dishwasher completed a full cycle.

Systems inspected

Site ConditionsSatisfactory
StructureSatisfactory
ExteriorSatisfactory
Roof CoveringUnsatisfactory
ElectricalUnsatisfactory
HVACSatisfactory
PlumbingUnsatisfactory
InteriorSatisfactory

1 area couldn't be fully inspected — each states its reason and the Florida rule that covers it above.