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1234 Main St.
Gallup, NM 87301-5706
04/08/2020 9:00AM

Sample agent
agent

Agent Name

Agency Name
77
Items Inspected
1
Maintenance item
47
Recommendation
18
Safety hazard

Congratulations on buying your new home.  Or if this is an inspection for another reason, thank you for hiring me to perform the inspection!

Please read this entire report.  It contains important information about home maintenance, construction materials use when the home was built, and the use and maintenance of the appliances that should be read to gain an understanding of how to care for your new home.

Most of your inspection will be maintenance recommendations and minor defects.  Good recommendations that you, the homeowner, can remedy.  But, there are issues that really matter and should be corrected, such as:

  1. Major defects - An example would be a significant structural failure such as broken or out-of-line roof rafters or trusses, or foundation shifting, cracking, or up-lifted.
  2. Things that may lead to major defects; like a small water/rain leak coming from missing shingles or roof flashing.
  3. Things that may hinder your ability to finance, legally occupy, or insure your home.  Wood-Destroying insects that caused structural damage is an example.
  4. Safety hazards, such as lack of kitchen or bathroom electrical GFCI-protection or smoke emitting from a fireplace filling the room.

Anything listed in these categories should be corrected.  Serious problems can be corrected inexpensively if done so quickly, thus protecting life and property.  (Reference categories 2 and 4).

Defects discovered during an inspection are often surprising to the seller.  They just didn't know about them.  Keep in mind, sellers are under not obligation to repair everything mentioned in this report.  All homes have defects.

Don't allow the little things destroy your deal.  It is inappropriate to demand that the seller address deferred maintenance, conditions already listed on the seller's disclosure, or "picky" items.  For further information on "What Really Matters in a Home Inspection", please watch InterNACHI's video at "What Really Matters in a Home Inspection" (https://youtu.be/-y6xQL3Y3UU).

Alexander Inspections strives to perform all inspections in compliance with the Standards of Practice as set forth by InterNACHI, Boulder, Colorado.  A complete listing of those standards are listed later in this report.  In staying with the Standards of Practice, I inspect the readily accessible, visual, installed systems and components of the home.  When systems or components designated in the Standards of Practice were present but were not inspected, the reason(s) the item was not inspected will be stated.

THE HOME INSPECTOR DID NOT DETERMINE AND THIS REPORT DOES NOT CONTAIN A DETERMINATION OF WHETHER THE HOME OR COMPONENTS AND/OR SYSTEMS OF THE HOME THAT HAVE BEEN INSPECTED CONFORM TO LOCAL OR STATE BUILDING CODE REQUIREMENTS.

1 - Inspection Details

In Attendance
Client, Client's Agent, Electrician, Gas Authorities
Occupancy
Utilities Off, Vacant, Utilities Temporarily Restored for Inspection
Style
Modern, Single Level
Temperature (approximate)
50 Fahrenheit (F)
Type of Building
Single Family
Weather Conditions
Cloudy, Light Rain, Recent Rain
Ground Condition
Wet
Inspection Type
General Home Buyer
General

The house sits on a corner lot and is vacant.  It has a cinder block fence with a wood gate in the backyard.  The utilities were turned off and the house had been winterized.  For the inspection, an Electrician came with a generator to provide electricity and the Utility Authorities came to turn on water and natural gas for the gas appliances and inside plumbing.

2 - Roof

IN NI NP D
2.1 Coverings X X
2.2 Roof Drainage Systems X X
2.3 Flashings X
2.4 Skylights, Chimneys & Other Roof Penetrations X X
Inspection Method
Roof
Roof Type/Style
Gable, Hip, Combination
Coverings: Material
Metal
Roof Drainage Systems: Gutter Material
Steel
Flashings: Material
Galvanized steel
Coverings: Roof Covering

The roof covering is a standing-seam metal panel system.

Flashings: Flashing
Roof

Observed roof flashing materials to be properly installed and in good shape.

Skylights, Chimneys & Other Roof Penetrations: Wood Stove
Living Room

Solid wood stove vented through the ceiling to the outside.

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
  • D = Deficiencies
$
Credit
Comment
2.1.1 - Coverings

Under-Driven Fastners
Roof

Observed several under-driven fasteners along the south eave.  Recommend a qualified roofing contractor evaluate and repair.

Roof Roofing Professional
$
Credit
Comment
2.2.1 - Roof Drainage Systems

Debris
Entire gutter system

Debris has accumulated in the gutters. Recommend cleaning to facilitate water flow.

Here is a DIY resource for cleaning your gutters. 

Tools Handyman/DIY
$
Credit
Comment
2.2.2 - Roof Drainage Systems

Downspouts Drain Near House
All downspouts at corners of house.

All downspouts drain too close to the home's foundation. This can result in excessive moisture in the soil at the foundation, which can lead to foundation/structural movement. Recommend a qualified contractor adjust downspout extensions to drain at least 6 feet from the foundation. 

Here is a helpful DIY link and video on draining water flow away from your house. 

Gutter cleaning icon Gutter Contractor
$
Credit
Comment
2.2.3 - Roof Drainage Systems

Gutter Loose
East

The gutter(s) hanger is loose and needs to be re-fastened to gutter lip.

Gutter cleaning icon Gutter Contractor
$
Credit
Comment
2.4.1 - Skylights, Chimneys & Other Roof Penetrations

Metal Chimney Support Plate Cap
Roof

The metal chimney pipe support plate cap is bent and dented downward creating negative slope to drain water.  Recommend repairing or replacing the support plate.

Fireplace Chimney Repair Contractor

3 - Exterior

IN NI NP D
3.1 Siding, Flashing & Trim X X
3.2 Exterior Doors X X
3.3 Walkways, Patios & Driveways X X
3.4 Decks, Balconies, Porches & Steps X X
3.5 Eaves, Soffits & Fascia X
3.6 Vegetation, Grading, Drainage & Retaining Walls X X
Inspection Method
Visual
Siding, Flashing & Trim: Siding and Trim Material
Aluminum, Stone Veneer, Stucco, Wood
Siding, Flashing & Trim: Siding Style
Full Stucco walls, Accent Stone Veneer applied to lower columns and corners
Exterior Doors: Exterior Entry Door
Wood
Walkways, Patios & Driveways: Driveway Material
Concrete
Decks, Balconies, Porches & Steps: Appurtenance
Covered Porch, Front Porch, Patio, Sidewalk
Decks, Balconies, Porches & Steps: Material
Concrete
Eaves, Soffits & Fascia: No Defects Observed
Whole house

There were no defects observed during the inspection.

Vegetation, Grading, Drainage & Retaining Walls: Landscaping
East North West

The front yard and sides are landscaped with rocks and several plants and trees (Xeriscape).  The backyard is dirt.

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
  • D = Deficiencies
$
Credit
Comment
3.1.1 - Siding, Flashing & Trim

Holes & Impact Points - Major
South

Moderate to major holes were observed at one or more points on the exterior.  Recommend consulting with a Stucco Repair Contractor.

Stucco Stucco Repair Contractor
$
Credit
Comment
3.1.2 - Siding, Flashing & Trim

Cracking - Minor

Siding showed cracking in one or more places. This is a result of temperature changes, and typical as homes with stucco age. Recommend monitoring and fill with caulk. 

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

Ground Clearance
Northwest

Inadequate clearance between siding and ground.   Recommend a minimum ground clearance between bottom of siding and ground of 4". Siding in contact with the ground or soil is a serious concern because that condition can provide direct access for wood destroying insects.

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

Loose Boards
North Front Entry

One or more trim boards were loose, which could result in moisture intrusion. Recommend a qualified siding contractor secure and fasten.

Hammer Carpentry Contractor
$
Credit
Comment
3.2.1 - Exterior Doors

Hardware Missing
Front entry door.

Door is missing one or more pieces of hardware. Recommend replacing or upgrading.  This is a safety/security issue.

Tools Handyman/DIY
$
Credit
Comment
3.2.2 - Exterior Doors

Loose Hinge
Front Entry Door

Loose hinges were observed on exterior door. Recommend hinges be tightened.

Here is a DIY troubleshooting article on fixing door issues. 

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

Driveway Draining Towards Home
Garage

The driveway has a negative slope and drains towards the structure. Recommend further evaluation and monitoring.

Mag glass Monitor
$
Credit
Comment
3.3.2 - Walkways, Patios & Driveways

Walkway Cracking - Major
Front sidewalk.

Major cracks and gaps observed. Recommend concrete contractor evaluate and correct to prevent trip hazard & preserve appearance.

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

Railing Unsafe
Front

There is an unsafe opening in the railing. The spacing on the rail should not exceed 4". An opening greater than 4" is a serious safety hazard especially for children as their head or other body part can become trapped.

Fence Fence Contractor
$
Credit
Comment
3.4.2 - Decks, Balconies, Porches & Steps

Front Entry Threshold
Front Entry

This is just a cautionary notation.  The landing at the front entry door is 4 inches below the threshold.  It seems high enough to be a trip hazard.  Noted as well, the front entry door swings in and not over the front landing.

Mag glass Monitor
$
Credit
Comment
3.6.1 - Vegetation, Grading, Drainage & Retaining Walls

Negative Grading
Northwest

Grading is sloping towards the home in some areas. This could lead to water intrusion and foundation issues. Recommend qualified landscaper or foundation contractor regrade so water flows away from home.

Here is a helpful article discussing negative grading. 

Yard scissors Landscaping Contractor
$
Credit
Comment
3.6.2 - Vegetation, Grading, Drainage & Retaining Walls

Standing Water
Northwest

Standing water observed, which could indicate poor drainage and/or grading. Recommend monitor and/or have landscaper correct.

Here is a resource on dealing with standing water in your yard. 

Yard scissors Landscaping Contractor

4 - Basement, Foundation, Crawlspace & Structure

IN NI NP D
4.1 Foundation X
4.2 Basements & Crawlspaces X
4.3 Floor Structure X
4.4 Wall Structure X
4.5 Ceiling Structure X
Inspection Method
Visual
Foundation: Material
Slab on Grade
Floor Structure: Basement/Crawlspace Floor
No Basement or Crawlspace Present
Floor Structure: Material
Concrete, Slab
Floor Structure: Sub-floor
Concrete Slab
Wall Structure: Wood Framing

Wood framing covered with drywall interior, stucco exterior.

Ceiling Structure: Wood Framing

Wood framing covered with drywall interior, unfinished insulated attic.

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
  • D = Deficiencies

5 - Heating

IN NI NP D
5.1 Equipment X X
5.2 Normal Operating Controls X
5.3 Distribution Systems X
5.4 Presence of Installed Heat Source in Each Room X
Equipment: Brand
Rheem
Equipment: Energy Source
Natural Gas
Equipment: Heat Type
Gas-Fired Heat, Roof Top
Distribution Systems: Ductwork
Insulated
Normal Operating Controls: Electrical Disconnect Switch
On Furnance

Disconnect switch mounted on Furnance.

Presence of Installed Heat Source in Each Room: Wood Stove
Living Room

Wood stove in living room.

AFUE Rating
Unknown

AFUE (Annual fuel utilization efficiency) is a metric used to measure furnace efficiency in converting fuel to energy. A higher AFUE rating means greater energy efficiency. 90% or higher meets the Department of Energy's Energy Star program standard.

Equipment: Data Tag
On east side of unit.

Normal Operating Controls: Location of Thermostat.
Front entry hallway

Thermostat is located inside the front entry door, to the left in hallway on the wall.

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
  • D = Deficiencies
$
Credit
Comment
5.1.1 - Equipment

Filter Dirty
Hallway ceiling above thermostat

The furnace filter is dirty and needs to be replaced every 6 months.

Wrench DIY
$
Credit
Comment
5.1.2 - Equipment

Needs Servicing/Cleaning

Furnace should be cleaned and serviced annually. Recommend a qualified HVAC contractor clean, service and certify furnace.

Here is a resource on the importance of furnace maintenance.

Fire HVAC Professional
$
Credit
Comment
5.1.3 - Equipment

Gas Line
Roof Top

Possible gas leak at connectors next to unit on roof top.

Contractor Utility Company

6 - Cooling

IN NI NP D
6.1 Cooling Equipment X
6.2 Normal Operating Controls X
6.3 Distribution System X
6.4 Presence of Installed Cooling Source in Each Room X X
Cooling Equipment: Brand
Rheem
Cooling Equipment: Energy Source/Type
Gas, Ceiling Fan
Cooling Equipment: Location
Roof
Distribution System: Configuration
Central
Cooling Equipment: Data Tag
On east side of unit on roof top.
Presence of Installed Cooling Source in Each Room: Ceiling Fan
Living Room

Ceiling fan in living room.

Cooling Equipment: SEER Rating
Unknown SEER

Modern standards call for at least 13 SEER rating for new install. 

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

Normal Operating Controls: Electrical Disconnect Switch
Mounted on AC/Furnace Unit

Electrical disconnect switch to the AC is mounted on the unit.  It is the same switch for the furnace.

Normal Operating Controls: Location of Controls
Front entry hallway

Cooler controls is located inside front entry door, to the left on the wall.

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
  • D = Deficiencies
$
Credit
Comment
6.4.1 - Presence of Installed Cooling Source in Each Room

Ceiling Fan Wobbly
Living Room

Safety hazard.  Ceiling fan very wobbly on high speed.  Recommend further evaluation and correction.

Contractor Qualified Professional

7 - Plumbing

IN NI NP D
7.1 Main Water Shut-off Device X X
7.2 Drain, Waste, & Vent Systems X 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
7.6 Sump Pump X
Filters
None
Water Source
Public
Main Water Shut-off Device: Location
City main, Water heater room
Drain, Waste, & Vent Systems: Drain Size
1 1/2", 2", Unknown
Drain, Waste, & Vent Systems: Material
ABS, PVC, Unknown
Water Supply, Distribution Systems & Fixtures: Distribution Material
Pex, Unknown
Water Supply, Distribution Systems & Fixtures: Water Supply Material
Pex, Unknown
Hot Water Systems, Controls, Flues & Vents: Capacity
50 gallons
Hot Water Systems, Controls, Flues & Vents: Location
Main Floor, Utility Room
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Gas
Fuel Storage & Distribution Systems: Main Gas Shut-off Location
Gas Meter
Hot Water Systems, Controls, Flues & Vents: Data Tag
Water heat front

Main Water Shut-off Device: Location of Water Main Shutoff
Northwest corner of yard next to the front sidewalk and an additional valve in the laundry/water heater room.

Shut off valve down inside metal lid.

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

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. 

Fuel Storage & Distribution Systems: Gas Meter
East, Garage, Outside

Meter appeared to be new and dials were set at zero.

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
  • D = Deficiencies
$
Credit
Comment
7.1.1 - Main Water Shut-off Device

Water Standing inside Water Main Shutoff Manhole
Front Yard off of Garage by Front Sidewalk

Water standing inside of manhole covering water meter and shutoff valve.  This is a concern.  Possible leak in water pipes or connections with the water main shutoff and meter.  Recommend further monitoring.  Due to it's location and the with the recent rains, the water could be from runoff from the downspout termination too close to the house or the slope and grading of yard towards the house or both from recent snow/rain fall.  In dryer weather without rain, continue to monitor.  If water is still standing it could be a leak.  Recommend calling a qualified plumber or Utility Company to evaluate.

Contractor Utility Company
$
Credit
Comment
7.2.1 - Drain, Waste, & Vent Systems

Bathtub Had Broken Drain and Missing Stopper
East Bathroom

Bathtub had a broken drain and missing stopper. Recommend a qualified plumber repair.

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

No Frost-Free Faucets (Hose bibs) Installed on the Outside

Distribution pipes were installed in a sub-standard way. Recommend a qualified plumber evaluate and properly fit and install pipes.

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

Main Water Supply Valve Possibly Leaking
Northwest corner of yard next to the front sidewalk.

Main water supply shut-off valve possibly leaking. Recommend a qualified plumber evaluate and repair (if necessary).

Contractor Utility Company
$
Credit
Comment
7.3.3 - Water Supply, Distribution Systems & Fixtures

Faucet Fixture Leaking
Both Bathrooms, Kitchen

Faucet, drain, & supply lines is loose and/or leaking at the base. Recommend a qualified plumber evaluate and repair to prevent further water damage. 

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

Shower Heads Need Cleaning
Both Bathrooms

Shower heads have water scale and mineral buildup. Recommend cleaning. 

Wrench DIY
$
Credit
Comment
7.3.5 - Water Supply, Distribution Systems & Fixtures

Toilet Leaking
Both Bathrooms

Toilet is loose and/or leaking at the base. Recommend a qualified plumber evaluate and repair to prevent further water damage. 

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

Near End of Life
Water heater data tag

Water heater showed normal signs of wear and tear. Recommend monitoring it's effectiveness and replacing in the near future.  Hot water was slow to rise in temperature after the gas was turned on.  Within an hour the water temperature should reach 100 - 120 degrees as set by the thermostat but was averaging 72 degrees during inspection.  Also noted was there was no drip leg (sediment trap) installed on gas line to the water heater.

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

No Drip Pan
Under water heater

No drip pan was present. Recommend installation by a qualified plumber.
Pipes Plumbing Contractor
$
Credit
Comment
7.4.3 - Hot Water Systems, Controls, Flues & Vents

No Expansion Tank
Water heater

No expansion tank was present. Expansion tanks allow for the thermal expansion of water in the pipes. These are required in certain areas for new installs. Recommend a qualified plumber evaluate and install.
Pipes Plumbing Contractor
$
Credit
Comment
7.4.4 - Hot Water Systems, Controls, Flues & Vents

Water Leakage
Water Heater

Water leaking was observed at the hot water line connector on top of the heater. Recommend further evaluation and repair by a qualified plumber.

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

Temperature/Pressure Relief (TPR) Valve
Water Heater

The TPR valve is discharging water to the outside.  This is a sign that the valve is corroded inside itself and is failing.  Recommend immediate replacement of valve as this could lead to a serious hazard to humans and animals as well as damage to property.

Pipes Plumbing Contractor

8 - Electrical

IN NI NP D
8.1 Service Entrance Conductors X
8.2 Main & Subpanels, Service & Grounding, Main Overcurrent Device X
8.3 Branch Wiring Circuits, Breakers & Fuses X
8.4 Lighting Fixtures, Switches & Receptacles X X
8.5 GFCI & AFCI X X
8.6 Smoke Detectors X X
8.7 Carbon Monoxide Detectors X
Service Entrance Conductors: Electrical Service Conductors
Below Ground, Copper, 220 Volts
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: Sub Panel Location
Not Present
Branch Wiring Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP
Copper
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Romex
Lighting Fixtures, Switches & Receptacles: All Receptacles Wired Properly
All Rooms

Polarity correct.

Pad-mount Electric Transformer
North Corner of Lot Next to Street

Location of electrical transformer for underground service.

Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
East Exterior
Left, Garage, Exterior, East

Meter has been pulled by the Utility Authority and cover plate was installed and sealed.

Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
Main Panel
200 AMP
GFCI & AFCI: GFCI Receptacles Only
Kitchen Bathroom Garage Laundry Exterior

The house is wired with GFCI receptacles as required.  All GFCI's were tested.  The house did not have any AFCI receptacles or circuits, since it was not required when the house was built in 2006.  Recommend that the house be brought up to current standards if any receptacle is replaced.  It is also recommended that AFCI protection be installed as a proactive safety measure.

GFCI & AFCI: No AFCI protection Present
House

No AFCI protection present in all house. Recommend licensed electrician upgrade by installing arc fault receptacles in locations required by current standards.

Carbon Monoxide Detectors: None found
Entire House

None found

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
  • D = Deficiencies
$
Credit
Comment
8.4.1 - Lighting Fixtures, Switches & Receptacles

Cover Plates Damaged
Bedroom

One or more receptacles have a damaged cover plate. Recommend replacement.
Tools Handyman/DIY
$
Credit
Comment
8.4.2 - Lighting Fixtures, Switches & Receptacles

Light Fixture Globe Missing
West Bedroom Hall Closet

One light fixture globe missing.  Recommend replacement of globe.

$
Credit
Comment
8.4.3 - Lighting Fixtures, Switches & Receptacles

Light Fixtures Loose
Front Entry, Hallway, Back Porch

One or more lights fixtures are loose. Snug-up all fixtures needed.

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

Ungrounded Receptacle
Living Room

One receptacle is ungrounded due to a broken-off prong stuck in the outlet. To eliminate safety hazards, all receptacles in kitchen, bathrooms, garage & exterior should be grounded.

Electric Electrical Contractor
$
Credit
Comment
8.5.1 - GFCI & AFCI

No AFCI Protection Installed
Entire House

No AFCI protection present in all locations. Recommend licensed electrician upgrade by installing ground fault receptacles in all locations.

$
Credit
Comment
8.6.1 - Smoke Detectors

Defective
Entire house

Several smoke detectors are connected, but not functioning properly.  All are aged.  Low battery signal on one of them.  They are all hardwired units.  Recommend replacement of all of them with combination smoke and carbon monoxide detectors by an Electrician.

Electric Electrical Contractor

9 - Fireplace

IN NI NP D
9.1 Vents, Flues & Chimneys X
9.2 Lintels X
9.3 Damper Doors X
9.4 Cleanout Doors & Frames X X
9.5 Firebox X X
Type
Wood
Vents, Flues & Chimneys: Exhaust Vent Flue
Living Room
Damaged Firebrick inside Stove Firebox
Living Room

Operation of the wood stove could not be verified due to damaged and missing firebrick inside.

Lintels not present.

Damper Doors: Stove not Operational
Living Room

Operation of the wood stove could not be verified due to damaged and missing firebrick inside.  In addition, living room and hallway has evidence that the stove does not draft properly as seen by the soot on the ceiling, walls, and light switch plates.

I. The inspector shall inspect: readily accessible and visible portions of the fireplaces and chimneys; lintels above the fireplace openings; damper doors by opening and closing them, if readily accessible and manually operable; and cleanout doors and frames. II. The inspector shall describe: the type of fireplace. III. The inspector shall report as in need of correction: evidence of joint separation, damage or deterioration of the hearth, hearth extension or chambers; manually operated dampers that did not open and close; the lack of a smoke detector in the same room as the fireplace; the lack of a carbon-monoxide detector in the same room as the fireplace; and cleanouts not made of metal, pre-cast cement, or other non-combustible material. IV. The inspector is not required to: inspect the flue or vent system. inspect the interior of chimneys or flues, fire doors or screens, seals or gaskets, or mantels. determine the need for a chimney sweep. operate gas fireplace inserts. light pilot flames. determine the appropriateness of any installation. inspect automatic fuel-fed devices. inspect combustion and/or make-up air devices. inspect heat-distribution assists, whether gravity-controlled or fan-assisted. ignite or extinguish fires. determine the adequacy of drafts or draft characteristics. move fireplace inserts, stoves or firebox contents. perform a smoke test. dismantle or remove any component. perform a National Fire Protection Association (NFPA)-style inspection. perform a Phase I fireplace and chimney inspection.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
9.3.1 - Damper Doors

Damper Inoperable

Damper was inoperable, which could allow toxic fumes into the home. Recommend a qualified fireplace contractor evaluate and repair.

$
Credit
Comment
9.4.1 - Cleanout Doors & Frames

Cleanout Tray Full
Living Room

The cleanout tray is full of ash and pieces of charred wood.  Recommend cleaning the firebox and cleanout regularly according to manufactures recommendations.

Contractor Qualified Professional
$
Credit
Comment
9.5.1 - Firebox

Firebox Damaged
Living Room

Firebox is damaged, cracked, or has missing parts.  The fire brick within the firebox was cracked, missing and dirty.  The wood stove did not operate.  Recommend repair by a Qualified Professional.

Contractor Qualified Professional

10 - Attic, Insulation & Ventilation

IN NI NP D
10.1 Attic Insulation X X
10.2 Vapor Retarders (Crawlspace or Basement) X
10.3 Ventilation X
10.4 Exhaust Systems X X
Dryer Power Source
220 Electric, Gas
Dryer Vent
Metal
Flooring Insulation
None
Attic Insulation: Insulation Type
Blown, Cellulose
Attic Insulation: R-value
25
Exhaust Systems: Exhaust Fans
Fan Only
Ventilation: Ventilation Type
Roof & Attic
Gable Vents, Passive, Ridge Vents, Soffit Vents
Dryer Not Present
Laundry-Utility-Water Heater Room

Dryer location has both gas and electric capabilities.

Vapor Retarders (Crawlspace or Basement) not present.

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
  • D = Deficiencies
$
Credit
Comment
10.1.1 - Attic Insulation

Insufficient Insulation
Attic

Insulation depth was inadequate, averaging around 7 to 8 inches.  Recommend a qualified attic insulation contractor install additional insulation.  The house is located within Climate Zone 5 of the U.S. Department of Energy's Recommendations Map and Tables.

House construction Insulation Contractor
$
Credit
Comment
10.4.1 - Exhaust Systems

Bathroom Vents Dirty
Bathroom

Bathroom fan vents need to be cleaned.  Recommend cleaning the screens and monitor them for when they become dirty again.

Wrench DIY
$
Credit
Comment
10.4.2 - Exhaust Systems

Possible Duct loose or Bent
Roof Termination above West Bathroom

The west bathroom duct work in the attic is loose, disconnected, or bent causing the vent termination on the roof to lean.  In its condition, rainwater can enter the vent and run down into the fan.  Recommend repair.

Contractor Qualified Professional
$
Credit
Comment
10.4.3 - Exhaust Systems

Kitchen range hood ventless
Kitchen

Kitchen range hood does not vent to the outside.  Check with the local codes to see if it may require that it does.

Contractor Qualified Professional

11 - Doors, Windows & Interior

IN NI NP D
11.1 Doors X X
11.2 Windows X X
11.3 Floors X X
11.4 Walls X X
11.5 Ceilings X X
11.6 Steps, Stairways & Railings X
11.7 Countertops & Cabinets X X
11.8 Thermal Imaging X
Windows: Window Manufacturer
Unknown
Windows: Window Type
Single-hung, Thermal
Floors: Floor Coverings
Carpet, Linoleum, Vinyl
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Drywall
Countertops & Cabinets: Cabinetry
Laminate, Wood
Countertops & Cabinets: Countertop Material
Laminate
Thermal Imaging: Thermal Imaging
Kitchen & Living Room

Additional photos and Infra-red photos of defects accompany this report.  Additional inspection photos and observations not inspected are at the end of this report.  The Thermal Imaging inspection photos are a separate report attached as an addendum to this report.

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
  • D = Deficiencies
$
Credit
Comment
11.1.1 - Doors

Door Doesn't Latch
Front Entry Door

Door doesn't latch properly.  Deadbolt missing.  Safety issue.  Recommend handyman replace deadbolt.

Tools Handyman/DIY
$
Credit
Comment
11.1.2 - Doors

Door Latch Alignment
Bedroom

Two interior door latches and/or strike plates are out of alignment. Recommend a handyman repair.

Tools Handyman/DIY
$
Credit
Comment
11.1.3 - Doors

Hinges Loose

Loose hinges can cause door to stick or eventually fall out of place. Recommend handyman tighten hinges.

Here is a DIY article on fixing loose hinges. 

Tools Handyman/DIY
$
Credit
Comment
11.1.4 - Doors

Noticeable Gap
Garage

The living space to garage door has gaps at the top and on the handle lock side that could result in energy loss.  The door opening measures 32 inches, but the door slab measures too short (cut down) at 31-3/4 inches.  Recommend a door contractor evaluate and replace slab to fit properly and reveal the proper gap.

Hammer Carpentry Contractor
$
Credit
Comment
11.2.1 - Windows

Damaged
East Bedroom and South Bedroom

One or more windows appears to have general damage, fine dirt in tracks of all windows, but are operational. Recommend a window professional clean, lubricate & adjust as necessary.

Window Window Repair and Installation Contractor
$
Credit
Comment
11.2.2 - Windows

Missing Screen
Bedroom

Window missing screen. Recommend replacement.
$
Credit
Comment
11.3.1 - Floors

Carpet Stains
Living Room

Carpet had areas of staining, discoloration or burnt marks.  Recommend a thorough steam clean by a qualified carpet cleaning company 

$
Credit
Comment
11.3.2 - Floors

Moderate Wear
Kitchen

Floors in the home exhibited moderate surface wear along major paths of travel. Recommend a qualified flooring contractor evaluate for possible re-finish. 

$
Credit
Comment
11.3.3 - Floors

Moisture Damage
Bathroom, Kitchen

Floors had areas of visible moisture damage. Recommend a qualified flooring contractor evaluate & repair areas of moisture if present. 

Flooring Flooring Contractor
$
Credit
Comment
11.4.1 - Walls

Doorknob Hole
Bedroom

Wall had damage from doorknob or something else. Recommend a qualified handyman or drywall contractor repair. 

 
$
Credit
Comment
11.4.2 - Walls

Minor Corner Cracks
Living Room

Minor cracks at the corner of ceiling.  Appeared to be the result of long-term settling. Some settling is not unusual in a home of this age and these cracks are not a structural concern.

Hammer Carpentry Contractor
$
Credit
Comment
11.4.3 - Walls

Paint Cracking
Places in Majority of Rooms

Wall paint was cracking in one or more areas. Recommend a qualified painter evaluate and apply a new coat.

Here is a DIY article on treating cracking paint

$
Credit
Comment
11.4.4 - Walls

Wall Hangings & Fixtures Loose
Bathroom Bedroom

Towel bar loose & door stops bent observed at time of inspection. Recommend re-attaching. 

Wrench DIY
$
Credit
Comment
11.5.1 - Ceilings

Minor Damage
Living Room

Minor discoloration to the ceiling was visible at the time of the inspection.

$
Credit
Comment
11.7.1 - Countertops & Cabinets

Cabinet Hinge Loose
Kitchen

One or more cabinet hinges were loose. Recommend a qualified handyman or cabinet contractor repair. 

Here is a helpful DIY article on cabinet repairs.

Tools Handyman/DIY
$
Credit
Comment
11.7.2 - Countertops & Cabinets

Poor/Missing Caulk
Bathroom

Bathroom countertop was missing sufficient caulk/sealant at the wall. This can lead to water damage. Recommend adding sealant at sides and corners where counters touch walls.

Here is a helpful DIY video on caulking gaps. 

12 - Built-in Appliances

IN NI NP D
12.1 Dishwasher X
12.2 Refrigerator X X
12.3 Range/Oven/Cooktop X X
12.4 Garbage Disposal X X
Refrigerator: Brand
Unknown
Range/Oven/Cooktop: Exhaust Hood Type
Re-circulate
Range/Oven/Cooktop: Range/Oven Brand
Unknown
Range/Oven/Cooktop: Range/Oven Energy Source
Gas
Dishwasher: Drain Connection Under Sink Leaking
Kitchen

This area was inaccessible and leaking.  The dishwasher is in place and the drain hose connected to the garbage disposal.  But, because the disposal leaks, the dishwasher was not inspected.  In addition, on unknown water supply line was disconnected preventing the operation of the dishwasher due to the known water line.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
12.2.1 - Refrigerator

Inoperable
Kitchen

Refrigerator was inoperable at time of inspection. Recommend confirming with seller that it's operational before closing. 

$
Credit
Comment
12.3.1 - Range/Oven/Cooktop

Range Not Fastened
Kitchen

Range was not fastened to the floor. This poses a safety hazard to children.  The safety bracket is present on the floor, at the right side rear corner, but the range was not engaged in the floor bracket.  Recommend a qualified contractor secure range so it can't tip. 

Wash Appliance Repair
$
Credit
Comment
12.4.1 - Garbage Disposal

Inoperable
Kitchen

Garbage disposal was inoperable and leaking at the time of inspection. Recommend replacement by a qualified handyman repair. 

Here is a DIY resource for troubleshooting

Wash Appliance Repair

13 - Garage

IN NI NP D
13.1 Ceiling X
13.2 Floor X
13.3 Walls & Firewalls X
13.4 Garage Door X
13.5 Garage Door Opener X
13.6 Occupant Door (From garage to inside of home) X X
Garage Door: Material
Non-insulated, Steel
Garage Door Opener: Manual Garage Door Opener
Garage

This house has a manual garage door.  No automatic opener.

Garage Door: Type
Garage
Roll-Up
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
$
Credit
Comment
13.6.1 - Occupant Door (From garage to inside of home)

Door Doesn't Fit Opening

Door from garage to home does not fit the opening.  Recommend a qualified contractor install self-closing hinges.

Hammer Carpentry Contractor

14 - Additional Recommendations

IN NI NP D
Additional Defects & Recommendations
Various

These are additional minor defects observed and recommendations to them.  The fence was not inspected per InterNACHI's Standards of Practice.  I just noticed these issues pertaining to the fench.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies