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1234 Main St.
Eagle, ID 83616
11/21/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
2
Product or condition information
51
Correctable conditions
3
Items of importance

1 - Inspection Details

In Attendance
Client, Client's Agent
Occupancy
Furnished, Occupied, Occupant Not Present





Utilities
All utilities on
Temperature (approximate)
63 Fahrenheit (F)
Type of Building
Single Family
Weather Conditions
Cloudy

Marine Environment (If selected only)


The home was located within 5 mile(s) of the coast. High-salt content coastal environments can shorten the lifespans of many types of metal components.

2 - Roof

IN NI NP O
2.1 Coverings X
2.2 Roof Drainage Systems X
2.3 Flashings X X
2.4 Asphalt Shingles X
2.5 Skylights, Chimney and Other Roof Penetrations X
Inspection Method
Binoculars, Roof
Roof Type/Style
Gable, Hip
Coverings: Roof Cladding
Asphalt Shingle
Flashings: Material
Aluminum
Roof Information

There are many different roof types, which we evaluate by walking on their surfaces. If we are unable or unwilling to do this for any reason, we will indicate the method that was used to evaluate them. Every roof will wear differently relative to its age, the number of its layers, the quality of its material, the method of its application, its exposure to direct sunlight or other prevalent weather conditions, and the regularity of its maintenance. Regardless of its design-life, every roof is only as good as the waterproof membrane beneath it,which is concealed and cannot be examined without removing the roof material, and this is equally true of almost all roofs. In fact, the material on the majority of pitched roofs is not designed to be waterproof only water-resistant. However, what remains true of all roofs is that, whereas their condition can be evaluated, it is virtually impossible for anyone to detect a leak except as it is occurring or by specific water tests, which are beyond the scope of our service. Even water stains on ceilings, or on the framing within attics, could be old and will not necessarily confirm an active leak without some corroborative evidence, and such evidence can be deliberately concealed. Consequently, only the installers can credibly guarantee that a roof will not leak, and they do. We evaluate every roof conscientiously, and even attempt to approximate its age, but we will not predict its remaining life expectancy, or guarantee that it will not leak. Naturally, the sellers or the occupants of a residence will generally have the most intimate knowledge of the roof and of its history. Therefore, we recommend that you ask the sellers about it, and that you either include comprehensive roof coverage in your home insurance policy, or that you obtain a roof certification from an established local roofing company.

Asphalt Shingles: Shingle Installation Disclaimer

Many different types, brands and models of asphalt composition shingles have been installed over the years, each with specific manufacturer's installation requirements that may or may not apply to similar-looking shingles. In addition, most shingles have underlayment requirements that cannot be visually confirmed once the shingles have been installed. For this reason, the Inspector disclaims all responsibility for accurate confirmation of proper shingle roof installation. The Inspector's comments will be based on- and limited to- installation requirements common to many shingle types, brands and models, but accurate confirmation of a particular shingle roof installation, which requires research that exceeds the scope of the General Home Inspection, will require the services of a qualified roofing contractor.

Asphalt Shingles: Inspector Safety - No extension ladder
2nd Floor Roof (second story) - Inspected via binoculars

The noted portion of the roof was not physically walked by Absolute Inspection Services, at the initial time of the inspection, due to inspector safety; no extension ladder. This is for the buyers information. Recommend further evaluations/inspection be performed by a qualified licensed roofing contractor, and any corrections needed be performed, as needed, if needed (further inspection to be performed before the end of the contingency period).

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
2.2.1 - Roof Drainage Systems

Gutters - Missing
Throughout

The home had no roof drainage system installed to channel roof drainage away from the foundation. This condition can result in excessively high moisture levels in soil at the foundation. Excessively high moisture levels in soil near the foundation can reduce the ability of the soil to support the weight of the home structure. The Inspector recommends installation of a roof drainage system to discharge roof drainage away from soil near the foundation.

Upgrades to be performed at the buyers discretion. 

Roof Roofing Professional
Credit
Comment
2.3.1 - Flashings

Kickout Flashings - Missing section kickout
Northwest 1st Floor Roof

A wall section at the noted location of the home had no kick-out flashing installed where a wall extended past a roof edge. This condition may allow moisture intrusion of the exterior wall covering. Moisture intrusion of the wall structure can damage home materials and encourage the growth of water staining. Long term moisture intrusion can cause structural damage from wood decay. The Inspector recommends that before the expiration of your Inspection Objection Deadline you consult with a qualified contractor to gain an idea of options and costs for kickout flashing installation at this area.

Roof Roofing Professional

3 - Exterior

IN NI NP O
3.1 Siding, Flashing & Trim X X
3.2 Exterior Doors X X
3.3 Walkways, Patios & Driveways X
3.4 Decks, Balconies, Porches & Steps X X
3.5 Eaves, Soffits & Fascia X
3.6 Vegetation, Grading, Drainage & Retaining Walls X
3.7 Wood Composition X X
3.8 Brick Veneer X X
3.9 Fencing & Gates X
3.10 Garage Vehicle Door X X
3.11 Retaining Wall X
3.12 Patio Cover, Trellis, Pergola, Etc.. X
Inspection Method
Attic Access, Attic Access - Limited Access
Siding, Flashing & Trim: Siding Material
Wood, Wood Composition
Exterior Doors: Exterior Entry Door
Wood, Sliding Glass
Walkways, Patios & Driveways: Driveway Material
Concrete
Walkways, Patios & Driveways: Walkway Material
Concrete, Earth
Decks, Balconies, Porches & Steps: Appurtenance
Front Porch, Patio
Fencing & Gates: Fence Material
Wood, Metal
Exterior Information

With the exception of townhomes, condominiums, and residences that are part of a planned urbandevelopment, or PUD, we evaluate the following exterior features: driveways, walkways, fences, gates,handrails, guardrails, yard walls, carports, patio covers, decks, building walls, fascia and trim, balconies, doors,windows, lights, and outlets. However, we do not evaluate any detached structures, such as storage sheds andstables, and we do not water test or evaluate subterranean drainage systems or any mechanical or remotelycontrolled components, such as driveway gates. Also, we do not evaluate landscape components, such astrees, shrubs, irrigation, fountains, ponds, statuary, pottery, fire pits, patio fans, heat lamps, and decorative or low-voltage lighting. In addition, we do not comment on coatings or cosmetic deficiencies and the wear and tear associated with the passage of time, which would be apparent to the average person. However, cracks in hard surfaces can imply the presence of expansive soils that can result in continuous movement, but this could only be confirmed by a geological evaluation of the soil.

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

Gaps - Serviceable
Various Throughout Exterior Wall

Recommend applying silicone, or properly patching all exterior gaps noted; around pipe entrances into the interior of the home, etc.. Perform work to prevent against possible water intrusion into/onto the interior walls of the home.

Tools Handyman/DIY
Credit
Comment
3.1.2 - Siding, Flashing & Trim

Satellite dish Installation to exterior wall
Southwest Exterior Wall

A satellite dish appears to been mounted directly to the exterior wall the noted location. Ensure all fasteners are properly sealed to prevent against any potential water intrusion due to the condition.


Recommend relocation.


An unused mount and cable is also still present to the second story roof line. Monitor, correct and protect as needed. 

Tools Handyman/DIY
Credit
Comment
3.2.1 - Exterior Doors

Weatherstripping - Upgradeable
Front Door

The weather stripping present to the noted exterior doors appear upgradeable/serviceable. Correct as needed to ensure against increased heating and cooling costs to the home. 

Replace door sweep.

Tools Handyman/DIY
Credit
Comment
3.3.1 - Walkways, Patios & Driveways

Driveway - Cracking, minor
North Exterior

Minor cosmetic cracks observed, which may indicate movement in the soil. Recommend monitor and/or have concrete contractor patch/seal.

Gardening shovel tool shape Concrete Contractor
Credit
Comment
3.4.1 - Decks, Balconies, Porches & Steps

Column - Damage
North Exterior

Some damage appears present to the noted column. Repair as needed to correct. 


some of the base trim appears to have come loose. Potentially from moisture swelling of the materials. Evaluate and correct as needed. 

Tools Handyman/DIY
Credit
Comment
3.7.1 - Wood Composition

Damage
South Exterior Wall, Northwest Exterior Wall

Some damage/rot appears present to the noted cladding at the noted location of the home. Recommend further evaluations and proper repairs be performed as needed to correct. 

Siding Siding Contractor
Credit
Comment
3.7.2 - Wood Composition

Warping/Buckling
Northwest Exterior Wall

Wood composition siding was warping or buckling in areas. This is often as a result of nailing siding boards to tight to the home, preventing expansion/contraction. Recommend a qualified siding contractor evaluate and repair.

Contractor Qualified Professional
Credit
Comment
3.8.1 - Brick Veneer

Damage

Some damage appear present to the brick veneer at the noted location of the home. Recommend further evaluations and proper repairs be performed as needed to correct. 

Siding Siding Contractor
Credit
Comment
3.10.1 - Garage Vehicle Door

Gaps in Weather-Stripping
Garage

A gap in the garage vehicle door weather-stripping appears present. Recommend further evaluations and proper repairs be performed by a qualified handyman, or DIY to correct and protect against any unwanted pest entry into the garage area and/or home.

Tools Handyman/DIY
Credit
Comment
3.10.2 - Garage Vehicle Door

Difficult to Operate
Garage, Singe car garage

The garage door appeared difficult to open and/or close. Recommend further evaluations and all proper repairs be performed as needed to ensure proper functionality of the door. 


The tensioner bar appear to be in need of service. Correct as needed.

Garage Garage Door Contractor

4 - Basement, Foundation, Crawlspace & Structure

IN NI NP O
4.1 Foundation X
4.2 Basements & Crawlspaces X
4.3 Floor Structure X
4.4 Wall Structure X
4.5 Ceiling Structure X
4.6 Outbuildings X
Inspection Method
Attic Access, Crawlspace Access, Attic Access - Limited Access
Foundation: Material
Concrete
Floor Structure: Material
Wood I-Joists
Floor Structure: Sub-floor
OSB
Floor Structure: Basement/Crawlspace Floor
Dirt
Ceiling Structure: Material
OSB, Wood
Ceiling Structure: Type
Gable, Hip
Ceiling Structure: Truss
Structure Information

All structures are dependent on the soil beneath them for support, but soils are not uniform. Some that might appear to be firm and solid can liquefy and become unstable during seismic activity. Also, there are soils that can expand to twice their volume with the influx of water and move structures with relative ease, raising and lowering them and fracturing slabs and other hard surfaces. In fact, expansive soils have accounted for more structural damage than most natural disasters. Regardless, foundations are not uniform, and conform to the structural standard of the year in which they were built. In accordance with our standards of practice, we identify foundation types and look for any evidence of structural deficiencies. However, cracks or deteriorated surfaces in foundations are quite common. In fact, it would be rare to find a raised foundation wall that was not cracked or deteriorated in some way, or a slab foundation that did not include some cracks concealed beneath the carpeting and padding. Fortunately, most of these cracks are related to the curing process or to common settling, including some wide ones called cold-joint separations that typically contour the footings, but others can be more structurally significant and reveal the presence of expansive soils that can predicate more or less continual movement. We will certainly alert you to any suspicious cracks if they are clearly visible. However, we are not specialists, and in the absence of any major defects we may not recommend that you consult with a foundation contractor, a structural engineer, or a geologist, but this should not deter you from seeking the opinion of any such expert.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
4.2.1 - Basements & Crawlspaces

Efflorescence
Various Crawlspace (minimal)

Efflorescence noted on some of the foundation wall surface. Very minimal. This a white, powdery deposit that is consistent with moisture intrusion. This is for the buyers information. 

Contractor Qualified Professional

5 - Heating

IN NI NP O
5.1 Equipment X X
5.2 Normal Operating Controls X
5.3 Distribution Systems X X
5.4 Vents, Flues & Chimneys X
5.5 Electrical X
5.6 Presence of Installed Heat Source in Each Room X
Equipment: BTU/Hr. Output
~63,000
Equipment: Energy Source
Natural Gas
Equipment: Heat Type
Forced Air
Equipment: Age
12
Normal Operating Controls: Location
Living Room
Distribution Systems: Ductwork
Insulated, Vapor Barrier Present
Heating Information

The components of most heating and air-conditioning systems have a design-life ranging from ten to twenty years, but can fail prematurely with poor maintenance, which is why we apprise you of their age whenever possible. We test and evaluate them in accordance with the standards of practice, which means that we do not dismantle and inspect the concealed portions of evaporator and condensing coils, the heat exchanger, which is also known as the firebox, electronic air-cleaners, humidifiers, ducts and in-line duct-motors or dampers. We perform a conscientious evaluation of both systems, but we are not specialists. However, even the most modern heating systems can produce carbon monoxide, which in a sealed or poorly ventilated room can result in sickness, debilitating injury, and even death. Therefore, in accordance with the terms of our contract, it is essential that any recommendations that we make for service or a second opinion be scheduled before the close of escrow, because a specialist could reveal additional defects or recommend further upgrades that could affect your evaluation of the property, and our service does not include any form of warranty or guarantee.



  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
5.3.1 - Distribution Systems

Register - Floor repair
Various Throughout 1st Floor

Some registers appear serviceable in their connections to their respective floors. Recommend further evaluations and proper repairs be performed by a qualified licensed contractor, or handyman to correct and protect against potential injury to occupants due to the condition.

Tools Handyman/DIY
Credit
Comment
5.4.1 - Vents, Flues & Chimneys

Chimney Flue - Streaking
Garage

Streaking is noted to the chimney flue at the noted location of the home. This may be indicating water intrusion from the metal cap/chimney flue cap from the exterior of the home, or condensation build up over time. Recommend monitoring the condition during rain for any presence of water intrusion. If present, recommend further evaluations and proper repairs be performed by a qualified licensed contractor to correct and protect, as needed.


Believed from condensation build-up over time. Vent flue.

Mag glass Monitor

6 - Cooling

IN NI NP O
6.1 Cooling Equipment X X
6.2 Distribution System X
6.3 Presence of Installed Cooling Source in Each Room X
Cooling Equipment: Energy Source/Type
Electric, Central Air Conditioner
Cooling Equipment: Location
Exterior - Southeast
Cooling Equipment: Age
12
Distribution System: Configuration
Split
Cooling Information

The components of most heating and air-conditioning systems have a design-life ranging from ten to twenty years, but can fail prematurely with poor maintenance, which is why we apprise you of their age whenever possible. We test and evaluate them in accordance with the standards of practice, which means that we do not dismantle and inspect the concealed portions of evaporator and condensing coils, the heat exchanger, which is also known as the firebox, electronic air-cleaners, humidifiers, ducts and in-line duct-motors or dampers. We perform a conscientious evaluation of both systems, but we are not specialists. However, even the most modern heating systems can produce carbon monoxide, which in a sealed or poorly ventilated room can result in sickness, debilitating injury, and even death. Therefore, in accordance with the terms of our contract, it is essential that any recommendations that we make for service or a second opinion be scheduled before the close of escrow, because a specialist could reveal additional defects or recommend further upgrades that could affect your evaluation of the property, and our service does not include any form of warranty or guarantee.

Cooling Equipment: Ton
3 Ton

Modern standards call for at least 13 SEER rating for new installs (as of 2006). Your State, County, or City requirements may differ. This is for the buyers information. 

Read more on energy efficient air conditioning at Energy.gov.

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

Condensation Drain Line - Poor set-up
Southeast Exterior

The condensation line set up for cooling, and/or high efficiency heating appears to be unnecessary as set-up, or in need of repairs. Recommend further evaluations and proper repairs be performed as needed to correct. 


Its appear too close to the ground. This may result in clogging. It is believed that the secondary condensation line has been active due to stains present to the garage slab near the evaporator coil. Evaluate and correct as needed/possible.

Fire HVAC Professional
Credit
Comment
6.1.2 - Cooling Equipment

Improper Degree Separation
Southeast Exterior

The A/C system(s) did not appear to meet a proper degree separation between supply and return air at the initial time of the inspection. This may simply indicate that the A/C Condenser/Compressor unit is in need of a proper service, or it could potentially indicate a possible leak in the line set, condenser tubing, evaporator coil, etc.. Absolute Inspection Services does not possess HVAC diagnostic equipment. This is for the buyer information. Further evaluations/inspection by a qualified licensed HVAC contractor can determine causality and is recommended to be performed before the end of the contingency period, and at the buyers discretion. Any and all corrections noted by a qualified licensed HVAC contractor should be performed, as needed/advised, to correct.

Fire HVAC Professional
Credit
Comment
6.1.3 - Cooling Equipment

Line set - Insulation
Southeast Exterior

The insulation coverage for the A/C system's return gas line appears serviceable. Coverage/full coverage is missing, insulation is weathered and replaceable, etc.. Recommend further evaluations and proper repairs/replacement be performed by a qualified licensed contractor, handyman, or DIY to correct; as needed.

If the condition is noted within the attic area, this condition can result in condensation build-up on the line, which can eventually, or has currently resulted in water staining/damage to the home (water staining/damage present "only if noted" by the inspector within this report - if noted). 

If the condition is noted within the crawlspace area, this can result in moisture availability to the area. This condition could potentially attract termites, etc.. Repair as needed to correct.

Tools Handyman/DIY
Credit
Comment
6.1.4 - Cooling Equipment

Line Set - Poor seal at building
Southeast Exterior

A proper seal surrounding the line-set entrance(s) into the home appears serviceable/upgradeable. Recommend sealing all/any gaps in coverage; to prevent against unwanted pest entry into the interior of the home.

Tools Handyman/DIY

7 - Plumbing

IN NI NP O
7.1 Main Water Shut-off Device X X
7.2 Drain, Waste, & Vent Systems X
7.3 Water Supply, Distribution Systems & Fixtures X X
7.4 Hot Water Systems, Controls, Flues & Vents X X
7.5 Fuel Storage & Distribution Systems X X
7.6 Sump Pump X
7.7 Shower Enclosures X
Filters
None
Water Source
Public
Water Pressure - PSI
51
Main Water Shut-off Device: Location
Not Seen
Drain, Waste, & Vent Systems: Material
ABS
Water Supply, Distribution Systems & Fixtures: Distribution Material
Pex
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Gas
Hot Water Systems, Controls, Flues & Vents: Capacity
50 gallons
Hot Water Systems, Controls, Flues & Vents: Location
Garage
Hot Water Systems, Controls, Flues & Vents: Age
12
Fuel Storage & Distribution Systems: Main Gas Shut-off Location
Northwest exterior
Plumbing Information

Plumbing systems have common components, but they are not uniform. In addition to fixtures, thesecomponents include gas pipes, water pipes, pressure regulators, pressure relief valves, shut-off valves, drainand vent pipes, and water-heating devices, some of which we do not test if they are not in daily use. The bestand most dependable water pipes are copper, because they are not subject to the build-up of minerals thatbond within galvanized pipes, and gradually restrict their inner diameter and reduce water volume. Watersofteners can remove most of these minerals, but not once they are bonded within the pipes, for which therewould be no remedy other than a re-pipe. The water pressure within pipes is commonly confused with watervolume, but whereas high water volume is good high water pressure is not. In fact, whenever the streetpressure exceeds eighty pounds per square inch a regulator is recommended, which typically comes factorypreset between forty-five and sixty-five pounds per square inch. However, regardless of the pressure, leaks willoccur in any system, and particularly in one with older galvanized pipes, or one in which the regulator fails andhigh pressure begins to stress the washers and diaphragms within the various components.Waste and drainpipes pipes are equally varied, and range from modern ABS ones [acrylonitrile butadienestyrene] to older ones made of cast-iron, galvanized steel, clay, and even a cardboard-like material that iscoated with tar. The condition of these pipes is usually directly related to their age. Older ones are subject todamage through decay and root movement, whereas the more modern ABS ones are virtually impervious todamage, although some rare batches have been alleged to be defective. However, inasmuch as significantportions of drainpipes are concealed, we can only infer their condition by observing the draw at drains.Nonetheless, blockages will occur in the life of any system, but blockages in drainpipes, and particularly in maindrainpipes, can be expensive to repair, and for this reason we recommend having them video-scanned. Thiscould also confirm that the house is connected to the public sewer system, which is important because allprivate systems must be evaluated by specialists.

Hot Water Systems, Controls, Flues & Vents: Manufacturer
State

I recommend flushing & servicing your water heater tank annually for optimal performance. 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. 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
7.1.1 - Main Water Shut-off Device

Shut-Off Valve - Not seen, or presnet

An accessible shut-off valve from the supply line into the home was either not seen, or missing at the initial time of the inspection. Recommend disclosure from the seller regarding the location of the shut-off valve. If one is not present, recommend further evaluations and proper installation be performed by a qualified plumbing contractor to correct as needed. 

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

Faucet - Loose
Kitchen

The faucet(s) handles at the noted location(s) appears to be loose. Recommend further evaluations and proper repairs be performed by a licensed qualified contractor, handyman, or DIY to correct as needed. Serviceable - loose.

Tools Handyman/DIY
Credit
Comment
7.3.2 - Water Supply, Distribution Systems & Fixtures

Silicone and Grout Serviceable
Various Throughout 1st Floor 2nd Floor Bathroom

Silicone lines, tile grout lines, etc., escutcheons, enclosures and panels, shower pans, tubs, floors to tubs/shower pans, weather-stripping, sink perimeters to counter-tops, counter-tops, joint lines, faucet to sink, etc., appear serviceable/needed/repairable. Recommend further evaluations and proper repairs be performed as needed to prevent against the listed implications. Correct and protect as needed. Work to be performed as a part of homeowner maintenance. Ensure to not silicone shut weep holes present (shower pan); if present.

- Correct all as needed.

Tools Handyman/DIY
Credit
Comment
7.3.3 - Water Supply, Distribution Systems & Fixtures

Toilet - Tank loose
1st Floor Bathroom

The toilet tank(s) at the noted location(s) of the home is loose to its base. Recommend properly re-tightening the tank(s) to its base to protect against excessive movement to the connective seal which can lead to its failure. Recommend work to be performed DIY, or by a qualified plumbing contractor to correct to prevent against the listed implications.

Tools Handyman/DIY
Credit
Comment
7.3.4 - Water Supply, Distribution Systems & Fixtures

Water Hammer Present
1st Floor 2nd Floor Bathroom

Water distribution pipes made noise when flowing water was shut off using a quick-closing valve. To prevent eventual pipe damage, the Inspector recommends installation of water hammer arrestors as necessary by a qualified plumbing contractor.

Water hammering is a term used to describe noise produced by a destructive force known as hydraulic shock.  Water hammering develops in a piping system when an instantaneous change in the velocity of flowing water occurs, or when water flowing at a given velocity is stopped abruptly.  Water hammering can occur without audible sounds.  A quick closure of a valve, for example, creates some form of shock, with or without noise.  The shock wave is accompanied by a pressure surge that can expand the wall of the pipe.  The velocity of the flowing water, the rate at which the water flow is stopped, and the diameter and material of the pipe affect the intensity of water hammer.  To prevent adverse effects from water hammering, the standard requires that the intensity of the water hammer be controlled with water-hammer arrestors, installed according to the manufacturers recommendations.  Many water-hammer arrestors are now permanently charged and factory-sealed, and require no maintenance and, therefore, need no access.

 

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

Yellow Brass Fittings
Throughout

The brass fittings present to the PEX supply lines present to the home appeared to be yellow brass fittings that have been involved in a class-action lawsuit (F1807, F878, QPex, MBPex, etc.). No de-zinc/oxidation was present to the visible brass fittings at the initial time of the inspection, nor were any leaks. It is recommended to advise with a qualified licensed plumbing contractor on the yellow brass fittings (this condition) present within the home before the end of contingency period.

Pipes Plumbing Contractor
Credit
Comment
7.4.1 - Hot Water Systems, Controls, Flues & Vents

Hot Water Heater - Near end of life expectancy
Garage

The water heater appears to be nearing the window, entered the window, or has exceeded its life expectancy [average life span of a hot water heater is approx. 9-13 years]. Replacement of the hot water heater is to be performed at the homeowners discretion. New installation of a hot water heaters generally require a permit issuance from the city, or county. The hot water heater was functional at the initial time of the inspection. No leaks were noted to the hot water heater.

Pipes Plumbing Contractor
Credit
Comment
7.5.1 - Fuel Storage & Distribution Systems

Drip Leg - Missing
Garage

No dirt dump appears present to the gas supply piping (hot water heater, furnace, or both) at the noted locations of the home. Recommend the installation/upgrade of a dirt dump to prevent against the listed implications. Recommend work to be performed by a qualified licensed plumbing contractor ONLY for safety.

Fire HVAC Professional
Credit
Comment
7.5.2 - Fuel Storage & Distribution Systems

Gas Piping - No bonding
Northwest Exterior

The gas lines present to the home did not appear to be properly bonded to the electrical system (GEC) of the home. Recommend further evaluations and proper upgrades be performed as needed.


Requirements for gas pipe bonding may have not been required when the home was initially built. Any upgrades are suggested to be performed for to bring additional safety to the home. 



Electric Electrical Contractor
Credit
Comment
7.5.3 - Fuel Storage & Distribution Systems

TracPipe, Gastite, or Wardflex CSST
Crawlspace

TracPipe, Gastite, or Wardflex branded CSST gas distribution product is present within the home. A class action lawsuit (issued only in Maryland, and claims have since past their deadline) has been issued over the products inability to properly test its resistance to lightning strikes. The thin wall design of these can be susceptible to perforation by an electrical arc generated by a lightning strike. This is for the buyers information only, and its being provided to the client as a notification of class action lawsuit only. As a pre-cautionary, the buyer may wish to advise with a qualified licensed plumbing contractor on the presence of this gas distribution material. If so, it is recommended to be performed before the end of the contingency period. 

The gas lines present to the home could not be verified to be bonded at the meter.  

Lightning storms can generally considered to be infrequent to the inspected area. This is for the buyers information. 

Pipes Plumbing Contractor
Credit
Comment
7.7.1 - Shower Enclosures

Shower Riser - Loose
1st Floor Master Bathroom

The supply piping for the shower shower riser appears to be noticeably loose. Recommend further evaluations and proper repairs be performed by a qualified plumbing contractor, handyman or DIY to correct as needed. Movement in the riser could eventually arise stress leaks at fittings. 

Wrenches Handyman

8 - Electrical

IN NI NP O
8.1 Service Entrance Conductors X
8.2 Main & Subpanels, Service & Grounding, Main Overcurrent Device X X
8.3 Branch Wiring Circuits, Breakers & Fuses X X
8.4 Lighting Fixtures, Switches & Receptacles X X
8.5 GFCI & AFCI X
8.6 Smoke Detectors X X
8.7 Carbon Monoxide Detectors X X
Service Entrance Conductors: Electrical Service Conductors
Below Ground, Copper
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Exterior - Northwest
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
Cutler Hammer
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub Panel Location
Garage
Branch Wiring Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP
Copper
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Romex
Electrical Information

There are a wide variety of electrical systems with an even greater variety of components, and any one particular system may not conform to current standards or provide the same degree of service and safety. What is most significant about electrical systems however is that the national electrical code [NEC] is not retroactive, and therefore many residential systems do not comply with the latest safety standards. Regardless, we are not electricians and in compliance with our standards of practice we only test a representative numberof switches and outlets and do not perform load-calculations to determine if the supply meets the demand. However, in the interests of safety, we regard every electrical deficiency and recommended upgrade as a latent hazard that should be serviced as soon as possible, and that the entire system be evaluated and certified as safe by an electrician. Therefore, it is essential that any recommendations that we may make for service or upgrades should be completed before the close of escrow, because an electrician could reveal additionaldeficiencies or recommend some upgrades for which we would disclaim any further responsibility. However, we typically recommend upgrading outlets where water is located in the home to have ground fault protection, which is a relatively inexpensive but essential safety feature. These outlets are often referred to as GFCI's, or ground fault circuit interrupters and, generally speaking, have been required in specific locations for more than thirty years, beginning with swimming pools and exterior outlets in 1971, and the list has been added to ever since: bathrooms in 1975, garages in 1978, spas and hot tubs in 1981, hydro tubs, massage equipment, boat houses, kitchens, and unfinished basements in 1987, crawlspaces in 1990, wet bars in 1993, and all kitchen countertop outlets with the exception of refrigerator and freezer outlets since 1996. Similarly, AFCI's or arc fault circuit interrupters, represent the very latest in circuit breaker technology, and have been required in all bedroom circuits since 2002. However, inasmuch as arc faults cause thousands of electrical fires and hundreds of deaths each year, we categorically recommend installing them at every circuit as a prudent safety feature.

Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
100 AMP, Manufacturers Label - Found inside

Text applicable if box is checked, only (manufactures label):


Illegible label

The manufacturer's label for the noted panel was illegible. The manufacturer's label typically provides information such as the name of the panel manufacturer, the panel model number, the panel amperage rating, limitations related to the environment in which the panel cabinet was designed to be installed and grounding/bonding information for that particular model. The Inspector was unable to confirm the existence of proper conditions when confirmation would require information taken from this illegible label.

Portions missing

Portions of the manufacturer's label of the noted panel cabinet were missing. The manufacturer's label typically provides information such as the name of the panel manufacturer, the panel model number, the panel amperage rating, limitations related to the environment in which the panel cabinet was designed to be installed and grounding/bonding information for that particular model. The Inspector was unable to confirm the existence of proper conditions when confirmation would require information taken from the illegible portions of this label.

Found inside

The manufacturer's label was not attached to the noted panel cabinet, but was found folded up inside the panel. The Inspector recommends that some method be used to ensure that this label will not be lost and will be readily available anyone needing the information it contains.

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

Missing bushings, clamps , grommets - Concentric knockout
Garage Subpanel

Conductors passed through knock-outs in the noted panel that had no protective device installed.  Connectors designed to protect conductors where they pass through sheet metal include bushings, cable clamps, grommet, or other connectors. Without some protective device, the sharp edges of sheet metal may damage the conductors.  This condition is a potential a shock/electrocution or fire hazard. The Inspector recommends that protective devices approved for this purpose be installed by a qualified electrical contractor.

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

Disconnect Box - Disconnect unable to be removed and inspected
Southeast Exterior

The disconnect box, at the noted location of the home, possessed a disconnect that could not be easily removed. It was not removed or inspected at the initial time of the inspection as to ensure against damage to the disconnect. Further evaluate and correct the condition to ensure proper functionality. 

Tools Handyman/DIY
Credit
Comment
8.3.1 - Branch Wiring Circuits, Breakers & Fuses

Conductors - Extension cord used as permanent wiring
Garage Attic

Extension cords appears to pose as permanent wiring; at the noted location of the home. This is considered improper. Recommend further evaluations and proper repairs/upgrades be performed by qualified licensed electrical contractor to correct as needed.

Electric Electrical Contractor
Credit
Comment
8.3.2 - Branch Wiring Circuits, Breakers & Fuses

Open splicing
Garage Attic

Open conductor splices are present at the noted location(s) of the home. Recommend further evaluations and proper repairs be performed by qualified licensed electrical contractor to correct and protect, as needed. The installation of a junction box(es) is recommended to correct.

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

Lighting - Cover missing, or damaged
Master Bathroom

A cover appears appears to be missing, or damage from, or at the noted exterior/interior light. Recommenced replacement to protect from moisture contact.  

Tools Handyman/DIY
Credit
Comment
8.4.2 - Lighting Fixtures, Switches & Receptacles

Lighting - Exterior, apply silicone

Recommend applying silicone around all exterior light fixtures to their respective wall surfaces. Correct to ensure against potential water entry into the adjacent junction box and/or onto internal conductors.


**The above is a general statement. Due to the style of the flagstone veneer and the light fixture, modification appear to be needed in order to allow for flush contact. Evaluate and correct as needed to prevent against water contact with internal conductors during rain.**

Tools Handyman/DIY
Credit
Comment
8.4.3 - Lighting Fixtures, Switches & Receptacles

Receptacles - Damaged
Master Bedroom

The noted area(s) of the home had a damaged electrical receptacle that should be replaced by a qualified electrical contractor, or handyman.

Tools Handyman/DIY
Credit
Comment
8.4.4 - Lighting Fixtures, Switches & Receptacles

Switches - Disclaimer

Switches are sometimes connected to fixtures that require specialized conditions, such as darkness or movement, to respond. Switches sometimes are connected to electrical receptacles (and sometimes only the top or bottom half of an receptacle). Because outlets are often inaccessible and because including the checking of both halves of every electrical outlet in the home exceeds the Standards of Practice and are not included in a typical General Home Inspection price structure, and functionality of all switches in the home may not be confirmed by the inspector.

Contractor Qualified Professional
Credit
Comment
8.6.1 - Smoke Detectors

Smoke Detectors - Upgrade
Throughout 1st Floor 2nd Floor

According to the US fire administration, smoke detectors should be replaced every 10 years. Given the age of the home, the smoke detectors can be upgraded to meet modern-day requirements. The smoke detectors present appeared functional as stands at the initial time of the inspection.

Tools Handyman/DIY
Credit
Comment
8.7.1 - Carbon Monoxide Detectors

Carbon Monoxide - Missing
1st Floor 2nd Floor Bedroom Hallways

A carbon monoxide detector is missing from the noted required location. Recommend placement of a carbon monoxide detector to correct and protect as needed. 

Tools Handyman/DIY

9 - Attic, Insulation & Ventilation

IN NI NP O
9.1 Attic Insulation X X
9.2 Vapor Retarders (Crawlspace or Basement) X
9.3 Ventilation X
9.4 Exhaust Systems X X
Dryer Power Source
220 Electric, 220V electric receptacle could not be seen
Dryer Vent
Metal
Flooring Insulation
Batt, Fiberglass
Attic Insulation: R-value
38
Attic Insulation: Insulation Type
Mineral Wool
Ventilation: Ventilation Type
Gable Vents, Soffit Vents, Roof Vents
Exhaust Systems: Exhaust Fans
Fan Only
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
9.1.1 - Attic Insulation

Crawlspace Insulation - Loose
East Crawlspace

Noted batts of insulation appear loose. Recommend evaluations and proper reset be performed to correct. 

Tools Handyman/DIY
Credit
Comment
9.4.1 - Exhaust Systems

Dryer Vent - No flap
Southeast Exterior

The dryer vent at the know the location of the home, termination point, appears to be missing a closable flap. This may allow for unwanted pests entry into the dryer vent. Recommend further evaluations and proper repairs be performed as needed.

Contractor Qualified Professional

10 - Doors, Windows & Interior

IN NI NP O
10.1 Doors X X
10.2 Windows X X
10.3 Floors X X
10.4 Walls X X
10.5 Ceilings X
10.6 Steps, Stairways & Railings
10.7 Countertops & Cabinets X
Windows: Window Type
Single-hung
Windows: Window glazing
Double
Floors: Floor Coverings
Carpet, Vinyl
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Gypsum Board
Countertops & Cabinets: Countertop Material
Formica
Countertops & Cabinets: Cabinetry
Wood
Interior Information

Our inspection of living space includes the visually accessible areas of walls, floors, cabinets and closets, and includes the testing of a representative number of windows and doors, switches and outlets. However, we do not evaluate window treatments, or move furniture, lift carpets or rugs, empty closets or cabinets, and we do not comment on cosmetic deficiencies. We may not comment on the cracks that appear around windows and doors, or which follow the lines of framing members and the seams of drywall and plasterboard. These cracksare a consequence of movement, such as wood shrinkage, common settling, and seismic activity, and will often reappear if they are not correctly repaired. Such cracks can become the subject of disputes, and are therefore best evaluated by a specialist. Similarly, there are a number of environmental pollutants that we have already elaborated upon, the specific identification of which is beyond the scope of our service but which can become equally contentious. In addition, there are a host of lesser contaminants, such as that from moisture penetrating carpet-covered cracks in floor slabs, as well as odors from household pets and cigarette smoke that canpermeate walls, carpets, heating and air conditioning ducts, and other porous surfaces, and which can be difficult to eradicate. However, inasmuch as the sense of smell adjusts rapidly, and the sensitivity to such odors is certainly not uniform, we recommend that you make this determination for yourself, and particularly if you or any member of your family suffers from allergies or asthma, and then schedule whatever remedial services may be deemed necessary before the close of escrow.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
10.1.1 - Doors

Bomber Hinge - Serviceable
Garage

The garage door bomber hinges appears serviceable, is missing, or replaceable. Recommend further evaluations and proper repairs be performed by a qualified handyman to correct, as needed. Do not install doggie doors, peep holes, kick props or latches to the door as to not compromise the functionality/intention/fire protection of the garage door. This is a general statement. Correct and protect as needed. The door should properly close at all times.

Tools Handyman/DIY
Credit
Comment
10.2.1 - Windows

Difficult to Operate
Various 1st Floor 2nd Floor

Various windows/sliding glass doors at the noted location(s) of the home proved difficult to operate at the initial time of the inspection. Recommend further evaluations and proper repairs be performed by a qualified handyman, or DIY to correct. This is a general statement. Repair/improve as necessary.


Recommend silica spray (lubricant).

Tools Handyman/DIY
Credit
Comment
10.2.2 - Windows

Glazing Damaged
2nd Floor South

Some damage appears present to the window glazing at the noted location of the home. Recommend further evaluations and proper repairs/replacement be performed by qualified licensed glazing contractor to correct as needed.

Window Window Repair and Installation Contractor
Credit
Comment
10.2.3 - Windows

Screens - Repair, or replace
Various Throughout 1st Floor 2nd Floor

Screen material is torn, has holes present, is missing, or the frame is bent; at various noted locations in the home. Recommend replacement of material and/or repair/replacement to screen frames. This is a general statement. Repair or replace as needed. Window and screen doors, as needed.

Tools Handyman/DIY
Credit
Comment
10.2.4 - Windows

Weather-stripping and/or Exterior Trim - Gaps in coverage
2nd Floor South Exterior

The window glazing weatherstripping and/or exterior trim appears serviceable at the noted location's window (gaps in coverage present). Recommend further evaluations and proper repairs be performed by qualified licensed glazing contractor, or handyman to correct and protect as needed. Prevent against any potential of water intrusion due to the condition.

Tools Handyman/DIY
Credit
Comment
10.2.5 - Windows

Window Ballasts - Serviceable
2nd Floor Bedroom #3

The window ballast(s) at the noted location(s) of the home appears to be in need of reset or replacement to ensure the proper support and stability of the hung window during operation. Recommend further evaluations and proper repairs be performed by a qualified licensed contractor or DIY to correct

Tools Handyman/DIY
Credit
Comment
10.3.1 - Floors

Damaged (General)
Kitchen Dining Room

The home had visible water damage present to the flooring components at the initial time of the inspection. Recommend further evaluations and proper repairs be performed by qualified license contractor to correct and protect as needed.

Mop Cleaning Service
Credit
Comment
10.3.2 - Floors

Squeaky
Various 1st Floor 2nd Floor

Flooring materials at noted location(s) are creaking (subfloor to joist). Recommend further evaluations for and proper repairs/re-sets of sheathing to joists/beams, etc., to be performed by a qualified flooring contractor to correct. Recommend making corrections as needed.

Flooring Flooring Contractor
Credit
Comment
10.4.1 - Walls

Missing
2nd Floor Bathroom

Some drywall appear to be missing from the noted area of the home. Repair to correct to correct. 

Tools Handyman/DIY
Credit
Comment
10.4.2 - Walls

Patchwork
2nd Floor Living Room, 1st Floor Living Room Ceiling (near Kitchen)

Patchwork has been performed to noted interior ceilings; at the noted location of the home. Patchwork may be present due to prior damage, or water damage; unknown to the inspector at the initial time of the inspection. Recommend monitoring the area for any conditions that may arise over time. Recommend disclosure of the repairs, by the seller, be obtained before the end of the contingency period for condition.

Credit
Comment
10.4.3 - Walls

Seal Gaps, or Voids - Stairwell closet
1st Floor Closet Storage room

Recommend sealing all gaps in the drywall coverage within the stairwell closet. Seal to protect against any ease of fire spread (as per requirements).

Tools Handyman/DIY

11 - Built-in Appliances

IN NI NP O
11.1 Dishwasher X X
11.2 Refrigerator X
11.3 Range/Oven/Cooktop X X
11.4 Garbage Disposal X
11.5 Microwave X X
Range/Oven/Cooktop: Range/Oven Energy Source
Gas
Range/Oven/Cooktop: Exhaust Hood Type
None, Over the Range Microwave
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observations
Credit
Comment
11.1.1 - Dishwasher

Door - Serviceable
Kitchen

The door panel for the dishwasher appears to be in need of repairs. Recommend further evaluations and proper repairs performed as needed to correct.

If the door closes or falls open under its own weight, the door tension generally will need to be adjusted. This is for the buyers information, but may not be so in all cases.  

Wash Appliance Repair
Credit
Comment
11.3.1 - Range/Oven/Cooktop

Range Not Fastened
Kitchen

Range was not fastened to the floor. This poses a safety hazard to children. Recommend a qualified contractor secure range so it can't tip. 

Contractor Qualified Professional
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Comment
11.5.1 - Microwave

Microwave (OTR) - Not vented to exterior
Kitchen

The over-the-range microwave within the kitchen does not vent to the exterior. Recommend the kitchen exhaust system be upgraded to vent to the exterior of the home. Recommend all combustible clearances be met and the exit point be properly flashed. Recommend work to be performed by a qualified licensed contractor to upgrade and correct.

Contractor Qualified Professional