Loading
Document Name
Sort Generated Document By
Total Credit Requested
$ 0.00
Preview
Create
Header Text
Total Credit Requested
$ 0.00
Preview
Create
Viewing:

1234 Main St.
Morehead City, NC 28557
11/14/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name

 

  • This report is a written evaluation that represents the results of a home inspection performed in accordance with The North Carolina Home Inspector Licensure Act Standard of Practice. The word "inspect" per the NC Standards of Practice means the act of making a visual examination. Home Inspections are limited to visible and accessible areas and are not invasive. The report outlines inspection findings of systems or components so inspected that did not function as intended and are in need of repair, require subsequent observation such as monitoring, or warrant further investigation by a specialist such as an engineer.

The report statements are intended to describe the component or system, how the condition is defective, explain the consequences of the condition, and direct the recipient to a course of action with regard to the condition or refer the client to a specialist. If the inspection is a pre-purchase inspection, it is recommended that all items listed in the body and the summary of the report be repaired or evaluated to determine the extent of the concern before purchasing the home. It is the client's responsibility to read the complete inspection report and follow-up with repairs and evaluations.

How to Read the Report:
There are several ways to read the report; As the FULL REPORT, either in HTML or PDF format ...or as a SUMMARY PDF. You can also view a separate list of Recommendations or Safety/Attention Items. Links to these are in blue and are located just under the photo of the home on the first page. Use the PDF versions to print the report. Note that viewing the PDF version of the FULL REPORT is the only way to view or print out the entire report as one continuous document. The report is intended to be viewed in color. The directional reference of left and right is as facing the front of the home.


Explanation of Ratings and Catagories 

I= Inspected. This means the system or component was inspected and found to be functioning properly, or in acceptable condition at the time of the inspection. No further comment is necessary but whenever possible additional information about materials used in the construction and how to care for or maintain the home.

L = Limitations. This indicates that at least part of a system or component could not be inspected or inspected thoroughly.

NP = Not Present. This indicates that a system or component was not present at the time of inspection. If the system or component should have been present, a comment will follow.

O = Observation. This indicates that an action is recommended. Observations are color-coded to indicate the importance of the observation.

MAINTENANCE ITEMS

  • Maintenance items, DIY items, or recommended upgrades will fall into this category. These concerns will ultimately lead to Prioritized Observations or Immediate Concerns if left neglected for extended periods of time. These items are generally more straightforward to remedy.

PRIORITIZED OBSERVATIONS

  • A functional component that is not operating as intended or defective. Items that inevitably lead to, or directly cause (if not addressed in a timely manner) adverse impact on the value of the home, or unreasonable risk (unsafe) to people or property. These concerns typically require further evaluation or may be more complicated to remedy.

IMMEDIATE CONCERN

  • A specific issue with a system or component that may have a significant, adverse impact on the condition of the property, or that poses an immediate risk to people or property. These immediate items are often imminent or may be very difficult or expensive to remedy.


General Limitations: NC .1104 GENERAL LIMITATIONS 

(a) Home inspections that are done in accordance with this Section are not technically exhaustive

(b) This Section applies to buildings with four or fewer dwelling units, and individually owned residential units within multi-family buildings, and their attached garages or carports.


General Exclusions: NC .1105 GENERAL EXCLUSIONS: 

(a) Home inspectors are not required to report on: 

(1) Life expectancy of any component or system; (2) The causes of the need for a repair; (3) The methods, materials, and costs of corrections; (4) The suitability of the property for any specialized use; (5) Compliance or non-compliance with codes, ordinances, statutes, regulatory requirements or restrictions; (6) The market value of the property or its marketability; (7) The advisability or inadvisability of purchase of the property; (8) Any component or system that was not inspected; (9) The presence or absence of pests such as wood damaging organisms, rodents, or insects; or (10) Cosmetic damage, underground items, or items not permanently installed. 

(b) Home inspectors are not required to; 

(1) Offer warranties or guarantees of any kind; (2) Calculate the strength, adequacy, or efficiency of any system or component; (3) Enter any area or perform any procedure that may damage the property or its components or be dangerous to or adversely affect the health or safety of the home inspector or other persons; (4) Operate any system or component that is shut down or otherwise inoperable; (5) Operate any system or component that does not respond to normal operating controls; (6) Move personal items, panels, furniture, equipment, plant life, soil, snow, ice, or debris that obstructs access or visibility; (7) Determine the presence or absence of any suspected adverse environmental condition or hazardous substance, including toxins, carcinogens, noise, contaminants in the building or in soil, water, and air; (8) Determine the effectiveness of any system installed to control or remove suspected hazardous substances; (9) Predict future condition, including failure of components; (10) Project operating costs of components; (11) Evaluate acoustical characteristics of any system or component; (12) Inspect special equipment or accessories that are not listed as components to be inspected in this Section; or (13) Disturb insulation, except as required in Rule .1114 of this Section. 

(c) Home inspectors shall not: 

(1) Offer or perform any act or service contrary to law; or (2) Offer or perform engineering, architectural, plumbing, electrical or any other job function requiring an occupational license in the jurisdiction where the inspection is taking place, unless the home inspector holds a valid occupational license, in which case the home inspector shall inform the client that the home inspector is so licensed, and therefore qualified to go beyond this Section and perform additional inspections beyond those within the scope of the Standards of Practice.


Health-Related Concerns:

During a home inspection, the home is inspected for moisture concerns and evidence of wood damage related to the observation of fungal growth, however, health and environmental issues are beyond the scope of the home inspection. If the client has health-related concerns related to the presence of fungal growths, an industrial hygienist should be consulted to determine the exact type of fungal presence and necessary procedures for removal.


1 - Inspection Details

General: In Attendance
Client
General: Home Faces:
Northwest
General: Weather Conditions
Clear
General: Type of Building
Single Family
General: Occupancy
Occupied
General: Temperature (Approximate)
65 Fahrenheit (F)

The outside temperature will impact various portions of the inspection. If its too cool, we will be unable to fully test the A/C. 

General: Relative Humidity (Interior)
50 %

Except in specialized facilities, the relative humidity in your building should be between 30% and 50%. Condensation on windows, wet stains on walls and ceilings, and musty smells are signs that relative humidity may be high.

General: Orientation Photos
orientation

House orientation

General: Items Not Included in the Inspection

Items Not Included Unless Requested and at an Additional Fee:  
Detached Structures
Sprinkler Systems with more than 6 zones
Pool/Spa/Fountains/Waterfalls
Well/Septic

Additional Items Not Included in the Inspection:
Landscaping Drainage Systems
Landscaping Lighting
Fencing
Playground Equipment
Fire Pit
Security System
Televisions
Audio and Visual Equipment
Furniture
Personal Property
Water Softeners and Filtration Systems
Central Vacuum
Refrigerators/Freezers
Washer & Dryer
Intercom Systems
Shower Pan Testing
Carbon Monoxide Detectors
Cosmetic Issues
Decorative Items
Aesthetics or Quality of Finishes
Vermin including Wood-destroying Organisms
Underground Components
Environmental Issues including Asbestos, Mold, Lead

For a complete review of what is included or not included in a home inspection, review the  North Carolina Standards of Practice for Home Inspectors at this link.

The inspector recommends consulting qualified professionals regarding the condition and maintenance of any "not-included" items that are of concern.

Credit
Comment
1.2.1 - General Recommendations

Obtain Information

We recommend obtaining from the Owner (and Public Records) all available Information, User's Guides/Owner's Manuals, Receipts, Warranties, Permits, Insurance Claims, and Warranty Transferability & Fees regarding the Repairs, Upgrades, and Components of the Home & Lot.

Credit
Comment
1.2.2 - General Recommendations

Seller's Disclosures

The seller's disclosures might have information that you should consider along with the information in this inspection report. 

Credit
Comment
1.2.3 - General Recommendations

Summary Report Disclaimer

*NOTE _If you are in the HTML SUMMARY REPORT--"This summary page is not the entire report!   

The complete report may include additional information of interest or concern to you. 

It is strongly recommended that you promptly read the complete report. 

For information regarding the negotiability of any item in this report under the real estate purchase contract, contact your North Carolina real estate agent or an attorney."

2 - Roof

IN NI NP O
2.1 Coverings X X
2.2 Underlayment X X
2.3 Roof Drainage Systems X
2.4 Flashings X
2.5 Skylights, Chimneys & Other Roof Penetrations X
Inspection Method
Walked the Roof
Roof Age
Unknown
Roof Age Determined By
Not Determined
Coverings: Material
Asphalt, 3 Tab
Underlayment: Underlayment Material
Mostly Hidden, Not Visible
Roof Drainage Systems: Guttering Coverage
Full Guttering

The inspector recommends having full guttering coverage. 

Roof Drainage Systems: Gutter Material
Vinyl
Flashings: Material
Aluminum
Skylights, Chimneys & Other Roof Penetrations: Vent Turbines

2 Turbine Vent 

Roof Type/Style
Gable, Hip and Valley
General Introduction

The roof inspection portion of the General Home Inspection will not be as comprehensive as an inspection performed by a qualified roofing contractor. Because of variations in installation requirements of the huge number of different roof-covering materials installed over the years, the General Home Inspection does not include confirmation of proper installation. Home Inspectors are trained to identify common deficiencies and to recognize conditions that require evaluation by a specialist. Inspection of the roof typically includes visual evaluation of the roof structure, roof-covering materials, flashing, and roof penetrations like chimneys, mounting hardware for roof-mounted equipment, attic ventilation devices, ducts for evaporative coolers, and combustion and plumbing vents. The roof inspection does not include leak-testing and will not certify or warranty the roof against future leakage. Other limitations may apply and will be included in the comments as necessary.

Flashings: General Flashing Description

Flashing is a general term used to describe sheet metal fabricated into shapes and used to protect areas of the roof from moisture intrusion. Inspection typically includes inspection for condition and proper installation of flashing in the following locations: - roof penetrations such as vents, electrical masts, chimneys, mechanical equipment, patio cover attachment points, and around skylights; - junctions at which roofs meet walls; - roof edges; - areas at which roofs change slope; - areas at which roof-covering materials change; and - areas at which different roof planes meet (such as valleys).

Skylights, Chimneys & Other Roof Penetrations: Vent Boots
Satisfactory

Vents: Boots - Satisfactory

Vents had proper flashing and the gaskets were in good condition. Only a few up close pictures for perspective on flashing/gaskets condition.

Underlayment: Underlayment Disclaimer

The underlayment was hidden beneath the roof-covering material.  Some edges may have been visible.  It was not fully inspected, and the Inspector disclaims responsibility for evaluating its condition or confirming its presence. 

Skylights, Chimneys & Other Roof Penetrations not present.

I. The inspector shall inspect from ground level or the eaves: A. the roof-covering materials; B. the gutters; C. the downspouts; D. the vents, flashing, skylights, chimney, and other roof penetrations; and E. the general structure of the roof from the readily accessible panels, doors or stairs. II. The inspector shall describe: A. the type of roof-covering materials. III. The inspector shall report as in need of correction: A. observed indications of active roof leaks. IV. The inspector is not required to: A. walk on any roof surface. B. predict the service life expectancy. C. inspect underground downspout diverter drainage pipes. D. remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces. E. move insulation. F. inspect antennae, satellite dishes, lightning arresters, de-icing equipment, or similar attachments. G. walk on any roof areas that appear, in the inspectors opinion, to be unsafe. H. walk on any roof areas if doing so might, in the inspector's opinion, cause damage. I. perform a water test. J. warrant or certify the roof. K. confirm proper fastening or installation of any roof-covering material.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
2.1.1 - Coverings

Vulnerable Area

Repair vulnerable area of the roofing to prevent moisture intrusion.  

Roof Roofing Professional
Credit
Comment
2.1.2 - Coverings

Evaluation Recommended

Due to evidence of shingle aging in several locations, the inspector recommends having the roof evaluated by a qualified roofing professional, repaired as needed, and verify insurability. 

Roof Roofing Professional

3 - Exterior

IN NI NP O
3.1 Siding, Flashing & Trim X X
3.2 Exterior Doors X
3.3 Window Exteriors X X
3.4 Driveways X
3.5 Patios X X
3.6 Walkways X
3.7 Decks, Balconies, Appurtenances X X
3.8 Eaves, Soffits & Fascia X X
3.9 Vegetation, Grading, Drainage & Retaining Walls X X
3.10 Mail Box X
3.11 Fencing X
3.12 Sprinkler System X
Siding, Flashing & Trim: Siding Style
Board and Batten, Beveled, Tongue and Groove
Siding, Flashing & Trim: Siding Material
Brick Veneer, Wood
Exterior Doors: Exterior Entry Door- Front
Wood
Exterior Doors: Exterior Entry Door- Rear
Wood
Exterior Doors: Exterior Entry Door- Garage (Man Door)
Wood
Driveways: Driveway Material
Concrete
Patios: Patio Material
Concrete
Walkways: Walkway Material
Concrete
Decks, Balconies, Appurtenances: Appurtenances
Deck
Eaves, Soffits & Fascia: Materials
Wood
Vegetation, Grading, Drainage & Retaining Walls: Retaining Wall Material
Masonry
Inspection Method
Visual

Inspection of the home exterior typically includes: exterior wall covering materials, window and door exteriors, adequate surface drainage, driveway and walkways, window wells, exterior electrical components, exterior plumbing components, potential tree problems, and retaining wall conditions that may affect the home structure. 

Note: The General Home Inspection does not include inspection of detached structures, landscaping, landscape irrigation and drainage systems, fencing, ponds, fountains, decorative items, well & septic systems, or swimming pools/spas unless pre-arranged as ancillary inspections.

Comment on any nearby water courses is not within the scope of our inspection. The owner/occupant may have information regarding the volume of water during adverse weather and if there has been flooding or erosion in the past.

Environmental issues are outside the scope of a home inspection.  This includes issues such as mold, lead-based paint, radon, asbestos, meth, rot, pests, and wood-destroying organisms. 

Eaves, Soffits & Fascia: Eaves, Soffits and Fascia
The eaves are the edges of the roof which overhang the face of a wall and, normally, project beyond the side of a building. The eaves form an overhang to throw water clear of the walls.  The Soffit is the underside of the eave whereas the Fascia is the outward-facing vertical portion.

I. The inspector shall inspect: A. the exterior wall-covering materials, flashing and trim; B. all exterior doors; C. adjacent walkways and driveways; D. stairs, steps, stoops, stairways and ramps; E. porches, patios, decks, balconies and carports; F. railings, guards and handrails; G. the eaves, soffits and fascia; H. a representative number of windows; and I. vegetation, surface drainage, retaining walls and grading of the property, where they may adversely affect the structure due to moisture intrusion. II. The inspector shall describe: A. the type of exterior wall-covering materials. III. The inspector shall report as in need of correction: A. any improper spacing between intermediate balusters, spindles and rails. IV. The inspector is not required to: A. inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting. B. inspect items that are not visible or readily accessible from the ground, including window and door flashing. C. inspect or identify geological, geotechnical, hydrological or soil conditions. D. inspect recreational facilities or playground equipment. E. inspect seawalls, breakwalls or docks. F. inspect erosion-control or earth-stabilization measures. G. inspect for safety-type glass. H. inspect underground utilities. I. inspect underground items. J. inspect wells or springs. K. inspect solar, wind or geothermal systems. L. inspect swimming pools or spas. M. inspect wastewater treatment systems, septic systems or cesspools. N. inspect irrigation or sprinkler systems. O. inspect drainfields or dry wells. P. determine the integrity of multiple-pane window glazing or thermal window seals.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
3.1.1 - Siding, Flashing & Trim

Damaged Siding


SIDING DAMAGED/DEGRADED

One or more areas of the siding is damaged;

The siding is damaged and should be repaired to prevent further damage and moisture intrusion. Not all areas may be shown. Recommend correction by repairing bad areas and recommend entire siding be refinished ensuring paint or stain is applied to limit weathering and/or moisture damage.


Siding Siding Contractor
Credit
Comment
3.5.1 - Patios

Patio Cracks Major

Settling &/or cracking observed at the patio. Seal and monitor to prevent further damage.

Credit
Comment
3.7.1 - Decks, Balconies, Appurtenances

Improper Deck Construction Practices


IMPROPER DECK CONSTRUCTION PRACTICES

Deck was observed to have general poor construction. Deck was observed to have multiple issues to include ledger board with improper fasteners - recommend ledger lag bolts installed; joists did not have proper fasteners - recommend joist hangers on both sides; main support columns are directly touching earth which increases rot and can bring possible termite damage - recommend encasing in concrete; support columns are not fastened to rim beam - recommend solution to attach the two (which will minimize shifting). A qualified deck contractor should evaluate and repair the items discussed.

House front 1 Deck Contractor
Credit
Comment
3.7.2 - Decks, Balconies, Appurtenances

Paint or Stain Needed

Paint or stain needed to prevent material deterioration. Paint/Stain has degraded or was never applied in noted locations which will allow the wood to rot/decay. Recommend refinishing and applying a protective coating.

Wrenches Handyman
Credit
Comment
3.8.1 - Eaves, Soffits & Fascia

Paint or Stain Needed

Paint or stain needed to prevent material deterioration.

Credit
Comment
3.8.2 - Eaves, Soffits & Fascia

Fascia Damaged

FASCIA MOISTURE DAMAGE

Fascia exhibited general wear which may include cracking, paint/finish issue, or potential rot.  Fascia was noted has having moisture damage or exposed wood which will worsen over time; not all areas may be shown. Recommend correction by replacing bad wood and/or refinishing the material. Installing a fascia cover like metal or aluminum will minimize future damage.

Siding Siding Contractor
Credit
Comment
3.8.3 - Eaves, Soffits & Fascia

Fascia Refinish Recommended

FASCIA REFINISH RECOMMENDED

Fascia showed signs of protectant degradation which exposes wood and will lead to rot if not addressed. Recommend correction by sanding and re-painting or staining.

Paint roller Painting Contractor
Credit
Comment
3.9.1 - Vegetation, Grading, Drainage & Retaining Walls

Retaining Wall Damaged

RETAINING WALL BOWING

Retaining wall showed signs of major bowing and heaving which is indication of ground shifting; wall could collapse which would cause problems to upper surface. Recommend a foundation/structural contractor further evaluate and provide a remedy. 

Contractor Qualified Professional
Credit
Comment
3.9.2 - Vegetation, Grading, Drainage & Retaining Walls

Soil Erosion

EROSION / SOIL CONSOLIDATION

One or more areas showed signs of ground erosion and/or soil consolidation which can weaken poured concrete surfaces eventually leading to cracking. Soil consolidation is a natural process that occurs over many years when the soil is placed loose. Recommend monitor for further erosion and repair as needed.

Credit
Comment
3.9.3 - Vegetation, Grading, Drainage & Retaining Walls

Vegetation on Siding

VEGETATION ON SIDING

Vegetation was noted growing onto and/or against the siding. Vegetation can degrade siding by not allowing proper drying and/or degradation of protective paint/stain. Recommend removal and monitoring.


Wrenches Handyman

4 - Basement, Foundation, Crawlspace & Structure

IN NI NP O
4.1 Foundation X X
4.2 Basements & Crawl Space X
4.3 Floor Structure X X
4.4 Wall Structure X
4.5 Ceiling Structure X
4.6 Vapor Retarders (Crawlspace or Basement) X X
Inspection Method
Attic Access, Crawlspace Access, Visual
Foundation: Material
Masonry Block
Floor Structure: Material
Wood Floor Joist, Wood Subfloor
Floor Structure: Sub-floor
Inaccessible
Floor Structure: Basement/Crawlspace Floor
N/A
Wall Structure: Wood Frame - Brick Veneer
Wall Structure: Wood Frame - Board siding
Ceiling Structure: Sheetrock

I. The inspector shall inspect: A. the foundation; B. the basement; C. the crawlspace; and D. structural components. II. The inspector shall describe: A. the type of foundation; and B. the location of the access to the under-floor space. III. The inspector shall report as in need of correction: A. observed indications of wood in contact with or near soil; B. observed indications of active water penetration; C. observed indications of possible foundation movement, such as sheetrock cracks, brick cracks, out-of-square door frames, and unlevel floors; and D. any observed cutting, notching and boring of framing members that may, in the inspector's opinion, present a structural or safety concern. IV. The inspector is not required to: A. enter any crawlspace that is not readily accessible, or where entry could cause damage or pose a hazard to him/herself. B. move stored items or debris. C. operate sump pumps with inaccessible floats. D. identify the size, spacing, span or location or determine the adequacy of foundation bolting, bracing, joists, joist spans or support systems. E. provide any engineering or architectural service. F. report on the adequacy of any structural system or component.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
4.1.1 - Foundation

Foundation Cracks - Minor

Minor cracking was noted at the foundation.  Seal and monitor.

Foundation Foundation Contractor
Credit
Comment
4.3.1 - Floor Structure

Evidence of Water Intrusion

There were signs of water intrusion in the underlying floor structure


There were signs of water intrusion in the underlying floor structure coming from under the front bedroom closet which was actively leaking, caused would rot and continual moisture in the crawlspace. Recommend immediate isolation of water source roof; if remedied the need to monitor to ensure no more water intrusion.


House construction Structural Engineer
Credit
Comment
4.3.2 - Floor Structure

UNEVEN FLOOR

Uneven floors were noted in certain locations in the home, likely caused by support column settling or lumber shrinking; not all areas may be shown.

Contractor Qualified Professional
Credit
Comment
4.6.1 - Vapor Retarders (Crawlspace or Basement)

No Vapor Barrier

There is no vapor barrier beneath the flooring. Vapor barriers(often as simple as a sheet of plastic) are uncommon in North Carolina in older homes with crawlspaces. New homes with crawlspaces usually have them. Not having one can result in unwanted moisture in the crawlspace and possibly the homes structure. 

5 - Garage

IN NI NP O
5.1 Ceiling X X
5.2 Floor X
5.3 Walls & Firewalls X
5.4 Garage Door X X
5.5 Garage Door Opener X X
5.6 Occupant Door (From garage to inside of home) X X
5.7 Storm Shelter X
Size/Type
2-Car
Garage Door: Material
Metal, Insulated
Garage Door: Type
Sectional
Garage Door Opener: Brand
Sears
Garage Door Opener: Number of Garage Vehicle Door Openers
2
Garage Introduction

Inspection of the garage typically includes examination of the following:

- general structure

- floor, wall and ceiling surfaces

- operation of all accessible conventional doors and door hardware

- overhead door condition and operation including manual and automatic safety component operation and switch placement

- proper electrical condition including Ground Fault Circuit Interrupter (GFCI) protection

- interior and exterior lighting

- stairs and stairways

- proper firewall separation from living space

- proper floor drainage

Garage Door: Overhead Door Introduction

Inspection of overhead garage doors typically includes examination for presence, serviceable condition and proper operation of the following components:

- door condition

- mounting brackets

- automatic opener

- automatic reverse

- photo sensor

- switch placement

- track & rollers

- manual disconnect

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
5.1.1 - Ceiling

Minor Damage

JOINT TAPE DEGRADED

Garage ceiling had minor damage visible at the time of the inspection. The tape used to seal drywall connection points was degraded. Degradation is common in non-climate controlled areas as the joint compound will fail quicker due to humidity. Recommend repair.


Putty knife Drywall Contractor
Credit
Comment
5.4.1 - Garage Door

Damage Noted

PANEL DAMAGE

The garage door panel is damaged and may need repair/replacement. Recommend a qualified garage door contractor evaluate. The bottom 2 panels of the door have been pushed out from the inside.

Garage Garage Door Contractor
Credit
Comment
5.5.1 - Garage Door Opener

Inoperative

The garage vehicle door opener did not respond to user controls at the time of inspection; cause unknown. Recommend further evaluation and repair or replace.

Credit
Comment
5.6.1 - Occupant Door (From garage to inside of home)

WEATHERSTRIP DEGRADED

Weatherstrip was noted as degraded. Recommend new weatherstrip installed.

Wrenches Handyman
Credit
Comment
5.6.2 - Occupant Door (From garage to inside of home)

HARDWARE DEGRADED

HARDWARE DEGRADED-

Needs adjustment or replacement.

Wrenches Handyman

6 - Attic, Insulation & Ventilation

IN NI NP O
6.1 Roof Structure & Attic X
6.2 Pull Down Attic Ladder X
6.3 Attic Insulation X
6.4 Attic Ventilation X
6.5 Exhaust Systems X X
6.6 Attic Photos X
Roof Structure & Attic: Material
OSB, 2” by 4” Trusses
Attic Ventilation: Ventilation Type
Soffit Vents, Gable Vents
Exhaust Systems: Kitchen Exhaust Present

See Built-In Appliances Section for More Information

Exhaust Systems: Bathroom Exhaust Present
Fan Only, Discharges to Attic
Exhaust Systems: Dryer Exhaust Present

See Doors, Windows & Interior Section for More Information

Attic Photos
Attic Insulation: Insulation Type
Fiberglass Blown, Cellulose

The inspector recommends attic insulation with an R-Value of at least the current standards of R-39. 

Attic Ventilation: Attic Ventilation Disclaimer

Attic ventilation disclaimer

The Inspector disclaims confirmation of adequate attic ventilation year-round performance, but will comment on the apparent adequacy of the system as experienced by the inspector on the day of the inspection. Attic ventilation is not an exact science and a standard ventilation approach that works well in one type of climate zone may not work well in another. The performance of a standard attic ventilation design system can vary even with different homesite locations and conditions or weather conditions within a single climate zone.

The typical approach is to thermally isolate the attic space from the living space by installing some type of thermal insulation on the attic floor. Heat that is radiated into the attic from sunlight shining on the roof is then removed using devices that allow natural air movement to carry hot air to the home exterior. This reduces summer cooling costs and increases comfort levels, and can help prevent roof problems that can develop during the winter such as the forming of ice dams along the roof eves.

Natural air movement is introduced by providing air intake vents low in the attic space and exhaust vents high in the attic space.  Thermal buoyancy (the tendency of hot air to rise) causes cool air to flow into the attic to replace hot air flowing out the exhaust vents. Conditions that block ventilation devices, or systems and devices that are poorly designed or installed can reduce the system performance.

Attic Photos: Attic Photos

I. The inspector shall inspect: A. insulation in unfinished spaces, including attics, crawlspaces and foundation areas; B. ventilation of unfinished spaces, including attics, crawlspaces and foundation areas; and C. mechanical exhaust systems in the kitchen, bathrooms and laundry area. II. The inspector shall describe: A. the type of insulation observed; and B. the approximate average depth of insulation observed at the unfinished attic floor area or roof structure. III. The inspector shall report as in need of correction: A. the general absence of insulation or ventilation in unfinished spaces. IV. The inspector is not required to: A. enter the attic or any unfinished spaces that are not readily accessible, or where entry could cause damage or, in the inspector's opinion, pose a safety hazard. B. move, touch or disturb insulation. C. move, touch or disturb vapor retarders. D. break or otherwise damage the surface finish or weather seal on or around access panels or covers. E. identify the composition or R-value of insulation material. F. activate thermostatically operated fans. G. determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers or wiring. H. determine the adequacy of ventilation.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
6.5.1 - Exhaust Systems

BATHROOM VENTS INTO ATTIC

Bathroom fan vents directly into the attic, which can cause excess moisture. Recommend terminate exhaust to the exterior. At a minimum exhaust lines should run to a vented area (i.e. turbine or vented ridge cap, etc.).

Contractor Qualified Professional

7 - Heating

IN NI NP O
7.1 Equipment X X
7.2 Distribution Systems X
7.3 Vents, Flues & Chimneys X
7.4 Decorative Fireplaces/Gas Logs/Non-Wood Burning X
7.5 Wood-Burning Fireplace, Insert, or Stove X
Equipment: Energy Source
Electric
Equipment: Brand
Goodman
Equipment: Heat Type
Electric Heat Pump
Equipment: Approximate Capacity/BTU
Unable to Determine
Equipment: Efficiency
Mid
Equipment: HVAC Filter Location
Unknown
Equipment: HVAC Filter Size
Unknown
Equipment: Thermostat Type
Digital Non-Programmable
Equipment: Thermostat Brand
Honeywell
Equipment: Temperature Differential
Unable to Determine
Distribution Systems: Ductwork
Non-insulated
Vents, Flues & Chimneys: Chimney & Chimney Liner Material
N/A
Disclaimer

Inspection of heating systems is limited to basic evaluation based on visual examination and operation using normal controls. Report comments are limited to identification of common requirements and deficiencies. Observed indications that further evaluation is needed will result in referral to a qualified heating, ventilating, and air-conditioning (HVAC) contractor.

Inspection of heating systems typically includes:

- system operation: confirmation of adequate response to the thermostat

- proper location

- proper system configuration

- component condition

- exterior cabinet condition

- fuel supply configuration and condition

- combustion exhaust venting

- air distribution components

- proper condensation discharge

- temperature/pressure relief valve and discharge pipe: presence, condition, and configuration

Equipment: Equipment Inspection

Inspection of the furnace typically includes examination/operation of the following:

- cabinet exterior

- fuel supply and shut-off (not tested)

- electrical shut-off

- adequate combustion air

- proper ignition

- burn chamber conditions (when visible)

- exhaust venting

- air filter and blower

- plenum and ducts

- response to the thermostat

- return air system

- condensate drain components (where applicable)

Equipment: Data Plate Photo(s)


HVAC Heat Pump Equipment: Estimated Air Handler / Evaporator Age

Unknown

Air Handler/ Evaporator age unknown as label was not found. Unit is nearing end of useful service life of a standard industry recognized 12-15 years lifespan.



HVAC Heat Pump Equipment: Estimated Condenser Age

Unknown

Condenser unit age unknown as numbers are not longer ledgable. Unit is nearing end of useful service life of a standard industry recognized 12-15 years lifespan.


Equipment: Age
Unable to Determine

Typical Life Expectancy:

Conventional/Mid Efficiency:  18-25 Years

High Efficiency:  10-15 Years

Equipment: Heat Pump

This system is more energy efficient.  The same refrigerant used for Air Conditioning is used for Heating until it gets really cold outside.  

I. The inspector shall inspect: A. the heating system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the heating system; B. the energy source; and C. the heating method. III. The inspector shall report as in need of correction: A. any heating system that did not operate; and B. if the heating system was deemed inaccessible. IV. The inspector is not required to: A. inspect or evaluate the interior of flues or chimneys, fire chambers, heat exchangers, combustion air systems, fresh-air intakes, humidifiers, dehumidifiers, electronic air filters, geothermal systems, or solar heating systems. B. inspect fuel tanks or underground or concealed fuel supply systems. C. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system. D. light or ignite pilot flames. E. activate heating, heat pump systems, or other heating systems when ambient temperatures or other circumstances are not conducive to safe operation or may damage the equipment. F. override electronic thermostats. G. evaluate fuel quality. H. verify thermostat calibration, heat anticipation, or automatic setbacks, timers, programs or clocks.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
7.1.1 - Equipment

BEYOND SERVICE LIFE


BEYOND SERVICE LIFE

Both condenser and air handler/evaporator units are beyond their service life though functional at time of inspection. Recommend monitoring and expect to replace in the near future.

Th Heating and Cooling Contractor

8 - Cooling

IN NI NP O
8.1 Equipment X X
8.2 Distribution System X
8.3 Ceiling Fans X
Equipment: Location

In the back of the house

Equipment: Brand
Goodman
Equipment: Energy Source/Type
Electric Central AC, Heat Pump
Equipment: Age
Unable to Determine

Typical Life Expectancy: 12-15 Years

Equipment: Cooling Capacity/Tonage
Unknown/No Label/Label Not Legible
Equipment: Refrigerant Type
Unable to Determine/No Label/Label not Legible
Equipment: Condensate Overflow Switch
None
Equipment: Temperature Differential
20 Indicates Good Performance
Distribution System: Configuration
Ducts & Registers
Disclaimer

Inspection of home cooling systems typically includes visual examination of readily observable components for adequate condition, and system testing for proper operation using normal controls. Cooling system inspection will not be as comprehensive as that performed by a qualified heating, ventilating, and air-conditioning (HVAC) system contractor. Report comments are limited to identification of common requirements and deficiencies. Observed indications that further evaluation is needed will result in referral to a qualified HVAC contractor.

Equipment: Split System

The air conditioning system was a split system in which the cabinet housing the compressor, cooling fan and condensing coils was located physically apart from the evaporator coils. As is typical with split systems, the compressor/condenser cabinet was located at the home's exterior so that the heat collected inside the home could be released to the outside air. Evaporator coils designed to collect heat from the home interior were located inside a duct at the furnace and were not directly visible.

Equipment: Data Plate Photo(s)
In Back

I. The inspector shall inspect: A. the cooling system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the cooling system; and B. the cooling method. III. The inspector shall report as in need of correction: A. any cooling system that did not operate; and B. if the cooling system was deemed inaccessible. IV. The inspector is not required to: A. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system. B. inspect portable window units, through-wall units, or electronic air filters. C. operate equipment or systems if the exterior temperature is below 65 Fahrenheit, or when other circumstances are not conducive to safe operation or may damage the equipment. D. inspect or determine thermostat calibration, cooling anticipation, or automatic setbacks or clocks. E. examine electrical current, coolant fluids or gases, or coolant leakage.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
8.1.1 - Equipment

Condensate Pipe Loose

CONDENSATION LINE NOT INSTALLED

Condensation line was not installed and is discharging directly into crawlspace which will cause moisture issues. Recommend correction by installing a condensation line with cleanout and proper fall to the exterior of the space.

Th Heating and Cooling Contractor

9 - Electrical

IN NI NP O
9.1 Service Entrance Conductors X
9.2 Main & Subpanels, Service & Grounding, Main Overcurrent Device X X
9.3 Branch Wiring, Circuits, Breakers & Fuses X X
9.4 Lighting Fixtures, Switches & Receptacles X X
9.5 GFCI & AFCI X X
9.6 Smoke Detectors X X
9.7 Carbon Monoxide Detectors X X
Service Entrance Conductors: Location
North
Service Entrance Conductors: Electrical Service Conductors
Below Ground, Copper, 120 Volts, 220 Volts, Inspected at Panel
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Laundry Room
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
General Electric
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Service Size
200 Amps
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Disconnect/Service Box Rating
200 Amps
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub Panel Location
None
Branch Wiring, Circuits, Breakers & Fuses: Branch Wire Material
Copper
Branch Wiring, Circuits, Breakers & Fuses: Wiring Method
Romex
GFCI & AFCI: GFCI Location
Exterior
GFCI & AFCI: GFCI Reset Location
Panel
Smoke Detectors: Location of Smoke Detectors
Hallways and Bedrooms
Carbon Monoxide Detectors: Location of Carbon Monoxide Detector
None
Service Entrance Conductors: Service Entrance Conductors Photos

Service Entrance Conductors: Service Conductor Photos

Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Pictures
Branch Wiring, Circuits, Breakers & Fuses: Branch Circuit Limitation

Home branch circuit wiring consists of wiring distributing electricity to devices such as switches, receptacles, and appliances. Most conductors are hidden behind floor, wall and ceiling coverings and cannot be evaluated by the inspector. The Inspector does not remove cover plates and inspection of branch wiring is limited to proper response to testing of switches and a representative number of electrical receptacles.

Lighting Fixtures, Switches & Receptacles: Disclaimer- Switches

Switches are sometimes connected to fixtures that require specialized conditions, such as darkness or movement, to respond. Sometimes they are connected to electrical receptacles (and sometimes only the top or bottom half of an receptacle). Often, outlets are inaccessible due to furniture or other obstructions. This being said, functionality of all switches in the home may not be confirmed by the inspector.

I. The inspector shall inspect: A. the service drop; B. the overhead service conductors and attachment point; C. the service head, gooseneck and drip loops; D. the service mast, service conduit and raceway; E. the electric meter and base; F. service-entrance conductors; G. the main service disconnect; H. panelboards and over-current protection devices (circuit breakers and fuses); I. service grounding and bonding; J. a representative number of switches, lighting fixtures and receptacles, including receptacles observed and deemed to be arc-fault circuit interrupter (AFCI)-protected using the AFCI test button, where possible; K. all ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible; and L. smoke and carbon-monoxide detectors. II. The inspector shall describe: A. the main service disconnect's amperage rating, if labeled; and B. the type of wiring observed. III. The inspector shall report as in need of correction: A. deficiencies in the integrity of the serviceentrance conductors insulation, drip loop, and vertical clearances from grade and roofs; B. any unused circuit-breaker panel opening that was not filled; C. the presence of solid conductor aluminum branch-circuit wiring, if readily visible; D. any tested receptacle in which power was not present, polarity was incorrect, the cover was not in place, the GFCI devices were not properly installed or did not operate properly, evidence of arcing or excessive heat, and where the receptacle was not grounded or was not secured to the wall; and E. the absence of smoke detectors. IV. The inspector is not required to: A. insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures. B. operate electrical systems that are shut down. C. remove panelboard cabinet covers or dead fronts. D. operate or re-set over-current protection devices or overload devices. E. operate or test smoke or carbon-monoxide detectors or alarms F. inspect, operate or test any security, fire or alarms systems or components, or other warning or signaling systems. G. measure or determine the amperage or voltage of the main service equipment, if not visibly labeled. H. inspect ancillary wiring or remote-control devices. I. activate any electrical systems or branch circuits that are not energized. J. inspect low-voltage systems, electrical de-icing tapes, swimming pool wiring, or any timecontrolled devices. K. verify the service ground. L. inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility. M. inspect spark or lightning arrestors. N. inspect or test de-icing equipment. O. conduct voltage-drop calculations. P. determine the accuracy of labeling. Q. inspect exterior lighting.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
9.2.1 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Missing Labels on Panel

Panel labeling was missing at the time of the inspection. Recommend Labeling all breakers. or getting a qualified electrician to do so.

Electric Electrical Contractor
Credit
Comment
9.2.2 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Double Taps

BREAKER DOUBLE TAPPED

Double taps at the electrical panel should be repaired by a licensed electrician. The breaker was double tapped which means two different circuits are connected to one breaker which could cause the conductors to loosen leading to overheating or arcing. Recommend correction by either doing a 'pig tail' connection of the conductors before breaker or installing a tandem breaker.

Electric Electrical Contractor
Credit
Comment
9.2.3 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

INSUFFICIENT BREAKER SIZE

Several breakers were noted as insufficient load for the attached conductors. Recommend further evaluation and replacement. The breakers are subject to premature tripping. Recommend having a qualified electrician replace with proper breakers.

Electric Electrical Contractor
Credit
Comment
9.4.1 - Lighting Fixtures, Switches & Receptacles

Light Inoperable

Light fixture did not respond to the switch.  The bulb may need to be replaced or there may be a problem with the switch, wiring or light fixture.  

Electric Electrical Contractor
Credit
Comment
9.4.2 - Lighting Fixtures, Switches & Receptacles

Reverse Polarity

One or more receptacles have been wired with reverse polarity. This can create a shock hazard and/or problems with electrical components. Correct by switching the hot and neutral conductors on the receptacle. Recommend licensed electrician evaluate & repair.

Electric Electrical Contractor
Credit
Comment
9.4.3 - Lighting Fixtures, Switches & Receptacles

JUNCTION BOX COVER MISSING

JUNCTION BOX COVER MISSING

One or more junction boxes missing cover plate which could be a shock hazard. Recommend installing a cover plate.

Wrenches Handyman
Credit
Comment
9.5.1 - GFCI & AFCI

No GFCI Protection Installed

No ground fault circuit interrupter (GFCI) protection of home electrical receptacles was provided in the home at the time of inspection. Although GFCI protection may not have been required at the time the home was built, for safety reasons, the Inspector recommends that electrical receptacles located in basements, crawlspaces, garages, the home exterior, and interior receptacles located within 6 feet of a plumbing fixture be provided with ground fault circuit interrupter (GFCI) protection in good working order to avoid potential electric shock or electrocution hazards.  This can be achieved relatively inexpensively by: 

1. Replacing an individual standard receptacle with a GFCI receptacle.

2. Replacing the electrical circuit receptacle located closest to the overcurrent protection device (usually a breaker) with a GFCI receptacle.

3. Replacing the breaker currently protecting the electrical circuit that contains the receptacles of concern with a GFCI breaker.

Credit
Comment
9.6.1 - Smoke Detectors

Smoke Detectors

The inspector recommends having smoke detectors in the home: (1) In all sleeping rooms, (2) Hallways outside of sleeping areas in the immediate vicinity of the sleeping rooms. (3) On each level of the dwelling unit including basements. (4) If separated by a door, we also recommend having smoke detectors in the dining room, furnace room, utility room, and hallways not protected by the required Smoke Alarms. The installation of Smoke Alarms in kitchens, unfinished attics, or garages is not normally recommended, as these locations occasionally experience conditions that can result in improper operation. We recommend installing smoke detectors according to the manufacturer's instructions as well as regular testing and monitoring smoke detectors as their batteries need to be replaced and/or the smoke detectors expire and should be replaced periodically per the manufacturer's instructions.

Wrenches Handyman
Credit
Comment
9.7.1 - Carbon Monoxide Detectors

Carbon Monoxide Detectors

The inspector recommends carbon monoxide detectors are installed in the home and maintained according to manufacturer's instructions.

10 - Plumbing

IN NI NP O
10.1 General X
10.2 Main Water Shut-off Device X
10.3 Sewage & Drain, Waste, & Vent (DWV) Systems X X
10.4 Fixtures, Water Supply, & Distribution Systems X X
10.5 Fuel Storage & Distribution Systems X
10.6 Hot Water Systems, Controls, Flues & Vents X X
General: Water Source
Public
Main Water Shut-off Device: Location
Laundry Room
Sewage & Drain, Waste, & Vent (DWV) Systems: Sewage System Type
Septic
Sewage & Drain, Waste, & Vent (DWV) Systems: Plumbing Clean-Out Location
Not located
Sewage & Drain, Waste, & Vent (DWV) Systems: Material
PVC
Sewage & Drain, Waste, & Vent (DWV) Systems: Drain Size
3”
Fixtures, Water Supply, & Distribution Systems: Water Supply Material
Poly
Fixtures, Water Supply, & Distribution Systems: Distribution Material
Poly, PVC
Fixtures, Water Supply, & Distribution Systems: Water Flow and Pressure
Well - Average 40-55 psi
Fixtures, Water Supply, & Distribution Systems: Water Filter
None
Fixtures, Water Supply, & Distribution Systems: Jetted Tub and GFCI Protection
Present/Not GFCI Protected
Fuel Storage & Distribution Systems: Main Gas Shut-off Location
None, All Electric Home
Fuel Storage & Distribution Systems: CSST Gas Distribution Piping
None
Hot Water Systems, Controls, Flues & Vents: Power Source
Electric
Hot Water Systems, Controls, Flues & Vents: Type
Conventional
Hot Water Systems, Controls, Flues & Vents: Age
Over 20 Past Life Expectancy

Typical Life Expectancy:

Conventional:  8 to 12 Years

Tankless:  20 Years

Hot Water Systems, Controls, Flues & Vents: Capacity (Gallons)
38
General: General

Inspection of the plumbing system typically includes visual examination of:

- water supply pipes

- drain, waste and vent (DWV) system

- water heater (type, condition and operation)

- sewage disposal system (designation as public or private)

- gas system

- sump pump (confirmation of installation/operation)

Main Water Shut-off Device: Water Meter

We checked the main water meter for evidence of hidden leaks and found none.

Hot Water Systems, Controls, Flues & Vents: Data Plate Photo(s)
Hot Water Systems, Controls, Flues & Vents: Brand
Hotmasteer

Water temperature should be set to at least 120 degrees F to kill microbes and no higher than 130 degrees F to prevent scalding. 

Here is a nice maintenance guide from Lowe's to help. 

Sewage & Drain, Waste, & Vent (DWV) Systems: Most DWV Pipes Not Visible

Most drain, waste and vent pipes were not visible due to wall, ceiling and floor coverings.

Fixtures, Water Supply, & Distribution Systems: Most Not Visible

Most water distribution pipes were not visible due to wall, floor and ceiling coverings. The Inspector disclaims responsibility for inspection of pipes not directly visible.

I. The inspector shall inspect: A. the main water supply shut-off valve; B. the main fuel supply shut-off valve; C. the water heating equipment, including the energy source, venting connections, temperature/pressure-relief (TPR) valves, Watts 210 valves, and seismic bracing; D. interior water supply, including all fixtures and faucets, by running the water; E. all toilets for proper operation by flushing; F. all sinks, tubs and showers for functional drainage; G. the drain, waste and vent system; and H. drainage sump pumps with accessible floats. II. The inspector shall describe: A. whether the water supply is public or private based upon observed evidence; B. the location of the main water supply shut-off valve; C. the location of the main fuel supply shut-off valve; D. the location of any observed fuel-storage system; and E. the capacity of the water heating equipment, if labeled. III. The inspector shall report as in need of correction: A. deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously; B. deficiencies in the installation of hot and cold water faucets; C. mechanical drain stops that were missing or did not operate if installed in sinks, lavatories and tubs; and D. toilets that were damaged, had loose connections to the floor, were leaking, or had tank components that did not operate. IV. The inspector is not required to: A. light or ignite pilot flames. B. measure the capacity, temperature, age, life expectancy or adequacy of the water heater. C. inspect the interior of flues or chimneys, combustion air systems, water softener or filtering systems, well pumps or tanks, safety or shut-off valves, floor drains, lawn sprinkler systems, or fire sprinkler systems. D. determine the exact flow rate, volume, pressure, temperature or adequacy of the water supply. E. determine the water quality, potability or reliability of the water supply or source. F. open sealed plumbing access panels. G. inspect clothes washing machines or their connections. H. operate any valve. I. test shower pans, tub and shower surrounds or enclosures for leakage or functional overflow protection. J. evaluate the compliance with conservation, energy or building standards, or the proper design or sizing of any water, waste or venting components, fixtures or piping. K. determine the effectiveness of anti-siphon, backflow prevention or drain-stop devices. L. determine whether there are sufficient cleanouts for effective cleaning of drains. M. evaluate fuel storage tanks or supply systems. N. inspect wastewater treatment systems. O. inspect water treatment systems or water filters. P. inspect water storage tanks, pressure pumps, or bladder tanks. Q. evaluate wait time to obtain hot water at fixtures, or perform testing of any kind to water heater elements. R. evaluate or determine the adequacy of combustion air. S. test, operate, open or close: safety controls, manual stop valves, temperature/pressure-relief valves, control valves, or check valves. T. examine ancillary or auxiliary systems or components, such as, but not limited to, those related to solar water heating and hot water circulation. U. determine the existence or condition of polybutylene plumbing. V. inspect or test for gas or fuel leaks, or indications thereof.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
10.3.1 - Sewage & Drain, Waste, & Vent (DWV) Systems

Leaking Pipe
Crawlspace

A drain, waste and/or vent pipe showed signs of a leak. 

Pipes Plumbing Contractor
Credit
Comment
10.3.2 - Sewage & Drain, Waste, & Vent (DWV) Systems

CORROSION

One or more discharge pipes showed signs of corrosion, no active leak detected. Recommend monitor and repair as needed.

Pipes Plumbing Contractor
Credit
Comment
10.4.1 - Fixtures, Water Supply, & Distribution Systems

Escutcheon Not Sealed

Escutcheon is not sealed. This should be sealed to prevent moisture intrusion. 

Wrenches Handyman
Credit
Comment
10.4.2 - Fixtures, Water Supply, & Distribution Systems

Faucet Leak

Faucet is improperly sealed, allowing water to drip while faucet is off. 

Pipes Plumbing Contractor
Credit
Comment
10.4.3 - Fixtures, Water Supply, & Distribution Systems

Faucet Handle Leak

FAUCET LEAKING

A fixture is leaking which is causing wasted water. Recommend correction by replacing the faucet.

Pipes Plumbing Contractor
Credit
Comment
10.4.4 - Fixtures, Water Supply, & Distribution Systems

Improper Faucet Operation

 

FIXTURE LEAKING - BELOW

A faucet is leaking and/or dripping from under the counter which could cause damage to the underlying surface. Recommend fixture is replaced.

There is a problem with the overall functionality of the faucet. 

Pipes Plumbing Contractor
Credit
Comment
10.4.5 - Fixtures, Water Supply, & Distribution Systems

Toilet Loose

Either connections that secure the toilet base to the flange or the flange itself are loose which could allow the wax seal to be broken and water to leak. Recommend tightening bolts at the base of toilets to secure to the floor; if this does not work then there is a problem with the flange and must be repaired.

Wrenches Handyman
Credit
Comment
10.4.6 - Fixtures, Water Supply, & Distribution Systems

Leak
Kitchen

STRAINER LEAKING

Strainer was leaking in the noted location which is allowing water intrusion to sink cabinet base. Recommend repair or replace.

Wrenches Handyman
Credit
Comment
10.4.7 - Fixtures, Water Supply, & Distribution Systems

Sealant Needed

SEALANT DEGRADED

The sealant is degraded in one or more areas which could allow for water intrusion under the covering. Recommend applying new sealant.

Wrenches Handyman
Credit
Comment
10.4.8 - Fixtures, Water Supply, & Distribution Systems

S-TRAP INSTALLED

An S-trap was installed in noted location which has the potential to suck, or siphon, water out of the p- trap as the water flows down the drain; not all areas may be shown. This could cause too much water to leave the p-trap and let sewage gases into space. Recommend correction by removing S-trap and installing only one p-trap.

Wrenches Handyman
Credit
Comment
10.4.9 - Fixtures, Water Supply, & Distribution Systems

FAUCET CONSTANT DRIP

The faucet was consistently dripping which wastes water. Recommend repair or replace.

Pipes Plumbing Contractor
Credit
Comment
10.4.10 - Fixtures, Water Supply, & Distribution Systems

JETTED TUB NOT OPERABLE

The jetted tub in the master bath was not operable during the inspection. Recommend repair or replace.

Electric Electrical Contractor
Credit
Comment
10.6.1 - Hot Water Systems, Controls, Flues & Vents

AGING UNIT-HOT WATER HEATER

AGING UNIT

Though functional the water heater showed normal signs of wear and tear and is beyond the industry standard accepted 8-12 year service life. Recommend monitoring its effectiveness and replacing in the near future as needed.

Pipes Plumbing Contractor

11 - Doors, Windows & Interior

IN NI NP O
11.1 Odors X
11.2 Doors X X
11.3 Windows X X
11.4 Floors X
11.5 Ceilings X X
11.6 Walls X X
11.7 Steps, Stairways & Railings X
11.8 Trim X
11.9 Countertops & Cabinets X X
11.10 Tiled Areas- Kitchen, Bath & Laundry X X
11.11 Laundry Facilities X
Odors: Odors
None
Windows: Window Type
Single-hung, Double Pane
Floors: Floor Coverings
Carpet, Tile, Vinyl Planking
Ceilings: Ceiling Material
Popcorn, Drywall
Walls: Wall Material
Drywall, Wallpaper, Paint
Countertops & Cabinets: Countertop Material
Laminate, Cultures Marble
Countertops & Cabinets: Cabinetry Material
Wood
Laundry Facilities: Dryer Power Source
220 Electric, Gas
Laundry Facilities: Dryer Vent Material
Vinyl (Flex), Vented to the Exterior
Laundry Facilities: Dryer Exhaust
Vented to Exterior

I. The inspector shall inspect: A. a representative number of doors and windows by opening and closing them; B. floors, walls and ceilings; C. stairs, steps, landings, stairways and ramps; D. railings, guards and handrails; and E. garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls. II. The inspector shall describe: A. a garage vehicle door as manually-operated or installed with a garage door opener. III. The inspector shall report as in need of correction: A. improper spacing between intermediate balusters, spindles and rails for steps, stairways, guards and railings; B. photo-electric safety sensors that did not operate properly; and C. any window that was obviously fogged or displayed other evidence of broken seals. IV. The inspector is not required to: A. inspect paint, wallpaper, window treatments or finish treatments. B. inspect floor coverings or carpeting. C. inspect central vacuum systems. D. inspect for safety glazing. E. inspect security systems or components. F. evaluate the fastening of islands, countertops, cabinets, sink tops or fixtures. G. move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure. H. move suspended-ceiling tiles. I. inspect or move any household appliances. J. inspect or operate equipment housed in the garage, except as otherwise noted. K. verify or certify the proper operation of any pressure-activated auto-reverse or related safety feature of a garage door. L. operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with local, state or federal standards. M. operate any system, appliance or component that requires the use of special keys, codes, combinations or devices. N. operate or evaluate self-cleaning oven cycles, tilt guards/latches, or signal lights. O. inspect microwave ovens or test leakage from microwave ovens. P. operate or examine any sauna, steamgenerating equipment, kiln, toaster, ice maker, coffee maker, can opener, bread warmer, blender, instant hot-water dispenser, or other small, ancillary appliances or devices. Q. inspect elevators. R. inspect remote controls. S. inspect appliances. T. inspect items not permanently installed. U. discover firewall compromises. V. inspect pools, spas or fountains. W. determine the adequacy of whirlpool or spa jets, water force, or bubble effects. X. determine the structural integrity or leakage of pools or spas.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
11.3.1 - Windows

Failed Seal - Condensation

 Observed condensation stains between the window panes indicate a failed seal which can cause energy loss. Failed seals are more aesthetically unpleasing than damaging to the home. Recommend replace as needed.

Window Window Repair and Installation Contractor
Credit
Comment
11.3.2 - Windows

Sill Moisture Damage- Minor

Windows sills in the home exhibited minor damage that appeared to be from condensation and/or moisture intrusion. Sealant around the window exteriors should be maintained to avoid continuing damage. During winter months it's important to monitor condensation and clean windows regularly

Window Window Repair and Installation Contractor
Credit
Comment
11.5.1 - Ceilings

Minor Crack

Minor cracks in the walls and ceilings appear to be the result of long-term settling; not all areas may be shown. Some settling is not unusual in a home of this age and these cracks are not a structural concern, though can be corrected for aesthetic purposes.

Credit
Comment
11.5.2 - Ceilings

CEILING FAN LOUD OPERATION

One or more ceiling fans were making above average noise during operation. Recommend reason for noise is corrected or ceiling fan is replaced.

Contractor Qualified Professional
Credit
Comment
11.6.1 - Walls

Damage

The wall exhibited general damage or deterioration at the time of the inspection. Cause unknown. Recommend wall is repaired.

Wrenches Handyman
Credit
Comment
11.6.2 - Walls

MICROBIAL GROWTH - SOMEWHAT ISOLATED

One or more areas of the home had visual microbial growth noted; not all affected areas may be shown. Most of the possible visible growth was found in isolated areas primarily on the main level and right side of the home.

Not all molds found in homes are dangerous to humans and pets, some are innocuous molds and can be DIY cleaned. However, some indoor molds can be dangerous to health and must be dealt with by professionals. Recommend further evaluation and remediation.

Hardhat Mold Inspector
Credit
Comment
11.9.1 - Countertops & Cabinets

Cabinet Hinge Loose

One or more cabinet hinges were loose.


Wrenches Handyman
Credit
Comment
11.9.2 - Countertops & Cabinets

Countertop Not Secure

. Countertop not secured which could be a hazard. Additionally, the backsplash is not properly caulked which could allow water behind countertop. Recommend correction by properly securing countertop to cabinetry and caulking top of the backsplash.

Wrenches Handyman
Credit
Comment
11.9.3 - Countertops & Cabinets

SEALANT RECOMMENDED

The countertop was missing sufficient caulk/sealant at the wall and/or around all fixtures and faucets. This can lead to water damage. The inspector recommends adding sealant at sides and corners of countertop where counters touch walls.

Here is a helpful DIY video on caulking gaps. 

Wrenches Handyman
Credit
Comment
11.9.4 - Countertops & Cabinets

MICROBIAL GROWTH

One or more areas of the home had visual microbial growth noted; not all affected areas may be shown.

Not all molds found in homes are dangerous to humans and pets, some are innocuous molds and can be DIY cleaned. However, some indoor molds can be dangerous to health and must be dealt with by professionals. Recommend further evaluation and remediation.

Hardhat Mold Inspector

12 - Built-in Appliances

IN NI NP O
12.1 Door Bell X
12.2 Dishwasher X X
12.3 Range X
12.4 Cooktop X
12.5 Wall Oven X
12.6 Range Hood/Exhaust System X
12.7 Refrigerator X
12.8 Built-in Microwave X
12.9 Garbage Disposal X
Dishwasher: Brand
Frigidaire
Range: Range Brand
none
Range: Range Energy Source
na
Cooktop: Cooktop Type
Glass/Ceramic
Cooktop: Cooktop Energy Source
Electric
Wall Oven: Wall Oven Energy Source
Electric
Wall Oven: Wall Oven Type
Double
Range Hood/Exhaust System: Brand
GE
Range Hood/Exhaust System: Type
Microwave Venthood, Recirculating
Built-in Microwave: Microwave Type
Recirculating Microwave Venthood
Garbage Disposal: Brand
Kitchen
Sinkmaster
Dishwasher: High Loop Present


The dishwasher had a high loop installed in the drain line at the time of the inspection. The high loop is designed to prevent wastewater from contaminating the dishwasher. This is a proper condition.

Cooktop: Cooktop Brand
GE
Wall Oven: Wall Oven Brand
GE
Refrigerator: Refrigerator Brand
Whirlpool
Built-in Microwave: Microwave Brand
Magic Chef
Garbage Disposal: Septic System Present

The home sewer was private onsite wastewater (septic) system. Garbage disposals can be a problem when used in homes on septic systems. You should learn the limitations of your septic system and use the garbage disposal appropriately. Long-term, inappropriate use can cause expensive-to-repair damage to septic systems.

Range: Limited Inspection

The General Home Inspection testing of ovens does not include testing of all oven features, but is limited to confirmation of bake and broil features. You should ask the seller about the functionality of any other features.

Wall Oven: Limited Inspection

The General Home Inspection testing of ovens does not include testing of all oven features, but is limited to confirmation of bake and broil features. You should ask the seller about the functionality of any other features.

10.1 The inspector shall inspect: F. installed ovens, ranges, surface cooking appliances, microwave ovens, dishwashing machines, and food waste grinders by using normal operating controls to activate the primary function. 10.2 The inspector is NOT required to inspect: G. installed and free-standing kitchen and laundry appliances not listed in Section 10.1.F. H. appliance thermostats including their calibration, adequacy of heating elements, self cleaning oven cycles, indicator lights, door seals, timers, clocks, timed features, and other specialized features of the appliance. I. operate, or con rm the operation of every control and feature of an inspected appliance.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
12.2.1 - Dishwasher

Inoperable

The dishwasher was inoperable when using normal operating controls. Recommend a qualified plumber or contractor evaluate.

Pipes Plumbing Contractor