Plumbing Inspection Report Template

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# Plumbing Inspection Report

**Property:** _______________________________________
**Inspection Date:** _______________
**Inspector:** _______________ License #: _______________

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## 1. Property Information

**Year built:** _____ (affects code, materials)
**Square footage:** _____ sq ft
**Number of bathrooms:** _____ full, _____ half
**Number of kitchens:** _____
**Water source:** ☐ City municipal  ☐ Private well
**Sewage:** ☐ City sewer  ☐ Septic tank
**Heating fuel:** ☐ Natural gas  ☐ Propane  ☐ Oil  ☐ Electric

## 2. Service Entrance

**Main shut-off location:** _____________________________________
**Main shut-off type:** ☐ Ball valve (preferred)  ☐ Gate valve  ☐ Compression
**Main shut-off condition:** ☐ Operational  ☐ Stuck/won't close  ☐ Leaking
**Service pipe material:** ☐ Copper  ☐ PEX  ☐ Galvanized (RED FLAG — typically 1960s or older)  ☐ Lead (URGENT REPLACE)  ☐ Polybutylene (RED FLAG — 1978-1995)

**Water pressure (psi):** _____ (target 40-80; under 40 = problem; over 80 = damaging)
**Pressure reducing valve (PRV):** ☐ Present  ☐ Missing  ☐ Failed
**Expansion tank:** ☐ Present  ☐ Missing (required code in most jurisdictions)
**Backflow preventer:** ☐ Present  ☐ Missing (irrigation/boiler systems)

## 3. Supply Lines (Interior)

**Material(s) observed:**
☐ Copper (Type L or M)
☐ PEX-A or PEX-B
☐ CPVC
☐ Polybutylene (gray pipe with crimp/copper fittings) — RECOMMEND FULL REPIPE
☐ Galvanized — corroded internally, reduces pressure over time
☐ Lead — replace immediately if used for potable water

**Visible issues:**
☐ Active leaks: _______________
☐ Past repair clamps / patches: _______________
☐ Corrosion at fittings: _______________
☐ Inadequate support (sagging horizontal runs)
☐ Improper transitions (galvanized to copper without dielectric union)
☐ Inadequate freeze protection (uninsulated in exterior walls)

## 4. Drain, Waste, Vent (DWV)

**Materials:**
☐ Cast iron (older, typically 50+ year lifespan)
☐ ABS (acrylonitrile butadiene styrene)
☐ PVC schedule 40
☐ Galvanized drain (replace — corrodes/clogs)
☐ Lead bends (older fixtures, OK if not damaged)

**Drainage performance:**
- Kitchen sink: ☐ Drains fast  ☐ Slow  ☐ Standing water
- Bathroom sinks: drainage rate _______________
- Tubs/showers: drainage rate _______________
- Toilets: ☐ Flushes properly  ☐ Slow  ☐ Gurgling
- Floor drain (basement/laundry): ☐ Functional  ☐ Dry trap

**Vent system:**
☐ Through-roof vent present
☐ Proper sizing per IPC/UPC code
☐ No frost closure observed (cold climate concern)
☐ Air admittance valves (AAVs) present (where allowed by code)

**Main line condition:**
☐ Recent backups reported
☐ Tree root intrusion suspected (older clay/Orangeburg pipe)
☐ Recommended camera inspection: ☐ Yes  ☐ No

## 5. Water Heater

**Type:** ☐ Tank gas  ☐ Tank electric  ☐ Tankless gas  ☐ Hybrid heat pump
**Brand/model:** _______________________________
**Age:** _____ years (gas tank: 10-12 yrs typical lifespan; tankless: 15-20)
**Capacity:** _____ gallons (or _____ GPM for tankless)
**Energy factor:** _____

**Condition:**
☐ Visible corrosion at connections
☐ Rust on tank bottom (red flag — replace soon)
☐ Insulation jacket intact
☐ Sediment present (white mineral buildup)

**Safety:**
☐ T&P valve installed and accessible
☐ T&P discharge pipe runs to exterior (or floor drain)
☐ T&P pipe is approved material (copper or CPVC, NOT PVC)
☐ Drain pan present (required in attic installations)
☐ Sediment trap on gas line
☐ Seismic strapping (West Coast / earthquake zones)
☐ Combustion air supply adequate
☐ Flue draft (CO check recommended annually)

**Recommended action:**
☐ No immediate action
☐ Flush sediment (annually recommended)
☐ Replace anode rod (every 4-6 years)
☐ Replace water heater (end of life)
☐ Add expansion tank (code compliance)

## 6. Fixtures

### Toilets

| Location | Brand | Age | GPF | Condition |
|---|---|---|---|---|
| | | | _____ | ☐ Good ☐ Repair ☐ Replace |
| | | | _____ | ☐ Good ☐ Repair ☐ Replace |
| | | | _____ | ☐ Good ☐ Repair ☐ Replace |

Common issues:
☐ Running constantly (flapper or fill valve)
☐ Weak flush (clogged jets or low GPF tank)
☐ Loose at floor (failed wax ring)
☐ Cracked tank or bowl

### Sinks / Faucets

☐ Drips at spout or base
☐ Slow water flow (aerator clogged or supply issue)
☐ Loose handles
☐ Failed shut-off valves (angle stops)
☐ Cabinet damage from past leaks

### Tubs / Showers

☐ Diverter functioning
☐ Slow drain
☐ Caulking at tub-wall joint failed
☐ Surround tile/grout cracked
☐ Shower pan integrity (if walk-in shower)

## 7. Outdoor / Crawlspace

☐ Hose bibs (all): ☐ Working  ☐ Leak  ☐ Freeze-proof type
☐ Irrigation system shut-off and backflow preventer
☐ Crawlspace plumbing visible/inspected
☐ Insulation on hot water lines (energy savings)
☐ Insulation on pipes in unconditioned spaces (freeze prevention)

## 8. Specific Concerns by Era

### Pre-1960 homes
- Cast iron drains
- Galvanized supply lines
- Possible lead solder on copper joints
- Often original water heater long replaced

### 1960-1978 homes
- Polybutylene possible
- Lead solder still legal pre-1986
- Aluminum branch wiring may affect electrical near plumbing

### 1978-1995 homes
- Polybutylene supply lines (FAILURE RISK)
- Recommend test/replace before failure

### 1995-2010 homes
- Likely copper or early PEX
- Watch for fitting failures (especially Wirsboro brass fittings)

### Post-2010 homes
- PEX-A most common
- Modern fixtures with low-flow compliance

## 9. Code Violations Identified

| Item | Code Reference | Severity |
|---|---|---|
| | | ☐ Critical  ☐ Major  ☐ Minor |
| | | ☐ Critical  ☐ Major  ☐ Minor |
| | | ☐ Critical  ☐ Major  ☐ Minor |

## 10. Repair Recommendations

### Priority 1: Immediate
_________________________________________________________________

### Priority 2: Within 12 months
_________________________________________________________________

### Priority 3: When other work done
_________________________________________________________________

## 11. Estimated Costs (Repairs Identified)

| Item | Range |
|---|---|
| | $_____ - $_____ |
| | $_____ - $_____ |
| | $_____ - $_____ |
| **Total range** | **$_____ - $_____** |

## 12. Inspector Notes & Disclaimers

This inspection is a visual examination of accessible plumbing components. Inspector did NOT:

- Use moisture meters in walls
- Perform pressure tests on supply or DWV
- Camera-inspect underground/concealed drain lines
- Test water quality (separate water quality testing recommended)
- Inspect components hidden behind walls or under permanent fixtures
- Certify systems for warranty purposes

**Inspector:**
Signature: _______________________________
Date: __________
License #: _______________

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*If urgent repairs identified, customer is advised to address promptly to avoid water damage.*
*Recommend annual plumbing maintenance to extend system life and catch issues early.*