SafetyFinding 1 of 41
Federal Pacific Stab-Lok panel
This panel type has a documented history of breakers failing to trip. Replacement is the standard remedy and most insurers now ask about it directly.
Basement, north wall
$1,800 – $2,600
Sample report
See what you are paying for.
<p>A real report from a 1958 colonial in Kingston, with the address and the owner’s details removed. Forty-one findings, thirty-eight photographs, in your inbox by nine the morning after the visit.</p>
Summary of findings
1958 colonial · 2,140 sq ft · inspected 14 August 2026
41
Findings in total
3
Safety items
9
Repair before winter
29
Monitor or maintain
SafetyFinding 2 of 41
No GFCI protection in kitchen or baths
Original receptacles throughout the wet areas. Straightforward to correct and worth doing before the house is occupied.
Kitchen, both bathrooms
$300 – $500
Before winterFinding 4 of 41
Sill beam decay at the northeast corner
Soft to a probe over roughly four feet where the grade slopes toward the house. The cause is drainage, so both the beam and the grading need addressing or it returns.
Crawlspace, northeast
$3,500 – $6,000
Before winterFinding 5 of 41
Roof covering at end of service life
Original 1998 architectural shingle with granule loss across the south slope and two lifted courses at the ridge. No active leak observed. Budget for replacement within two to three years.
Main roof, south slope
$11,000 – $15,000
MonitorFinding 8 of 41
Boiler at 22 years, serviced annually
Operating correctly and the service tags inside the cabinet show yearly maintenance without repair. Typical life is 25 to 30 years, so this is a known future cost rather than a present defect.
Basement mechanical room
Plan for $6,000+
Findings 6–41 continue in the full report, with photographs and locations for each.
Every finding photographed
Thirty-eight images, each captioned with what it shows and where it was taken. A contractor can quote from these without a second visit.
Remaining life on major systems
Roof, heating, water heater, electrical service and plumbing, each with an age and an expected remaining life so you can plan the next ten years.
What could not be evaluated
Anything shut off, buried or unsafe to reach on the day is listed here rather than quietly passed. On this house that was two items.
How to read it
Read the summary first
Page one ranks everything by cost and urgency. If you only read one page before your attorney call, read that one.
Severity is about consequence
Safety, repair before winter, and monitor. A cracked heat exchanger and a stained ceiling tile do not belong in the same category.
Costs are order of magnitude
Ranges from local work in the last year. We do not bid the repairs we find, so nothing here is written to sell you something.
Not evaluated is not passed
If access was not possible, it says so plainly, and it says what it would take to evaluate it properly.
Find out before you sign.
Send the address and your closing date. We confirm a time the same business day, and the current wait for an appointment is three to four days.
- Or call (845) 555-0142
- Report by 9am the next morning
- NY licensed and insured
- Walk-through included