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1234 Main St.
Edgewater, MD 21037
08/25/2019 9:00AM

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Thank you for trusting your Home Inspection to Altair Inspection!

Please read this entire inspection report carefully.  Beyond the summary you will find important and helpful information regarding the property.

This report is based on a Home Inspection of the property listed above, performed by Stephen Toman (Altair Inspection), a Maryland Licensed Home Inspector [MD License #32365].  The Inspection is a non-invasive, visual examination of the accessible areas of the property performed in accordance with the Standards of Practice of the International Association of Certified Home Inspectors ("InterNACHI").

This report is for the sole use and information of the Client listed above.  Unauthorized use by third parties is not permitted. This report was produced according to a contract agreement between the Client and the Inspector, limiting its scope and how it may be used. Unauthorized recipients shall not rely upon the information within this report, but rather are advised to retain the services of an independent qualified home inspector separately.

Definition of Conditions:

IN = Inspected. Indicates that the system or component was inspected and found to be operational, or in satisfactory condition at the time of inspection.

NI = Not Inspected. Indicates that at least some portion of the system or component could not be fully inspected.  The accessible portions of the system or component were inspected and limitations were explained.  The inspection limitations are detailed and documented at the time of inspection.  

NP = Not Present. Indicates that the system or component was not present at the time of inspection. If the system or component should have been present comments or explanation is provided.

O = Observation. Indicates that the system or component requires attention, and recommendations are provided.  Observations are color coded to indicate their importance.

  • Blue - Means maintenance should be performed. This falls short of being an actual defect and will not be included in the report summary.
  • Orange - Means that a system or component should be repaired or replaced.
  • Red - Means that a correction or repair is needed to eliminate a potential health or safety hazard.


All repairs, corrections, or specialist evaluations should be performed by qualified professionals, licensed in the specific discipline where applicable.  Safety hazards or poorly executed repairs/corrections can continue to be problematic, or even make conditions worse.

Any contractor recommendations made for the client's or their agent's convenience.  Altair Inspection and Stephen Toman does not in any way accept liability for any unsatisfactory experience or unsatisfactory work performed by any contractor, company or person recommended.

Do a final walk-through.  Because conditions can change very quickly, we recommend that you or your representative perform a final walk-through inspection immediately before closing to check the condition of the property, using this report as a guide.

If you have questions about either the contents of this report, or about the home,please don't hesitate to contact us for help, no matter how much time has passed since your home inspection. We'll be happy to answer your questions to the best of our ability.

1 - Inspection Details

In Attendance
Home Owner
Occupancy
Occupied, Furnished, Utilities On
Direction Front of House Faces
West
Style
Colonial, Multi-level
Type of Building
Detached, Single Family
Temperature (Approximate)
35 - 40 Fahrenheit (F)
Weather Conditions
Clear
Approximate Age of Home
80-99 yrs
Weather Report

Weather conditions at the time of Inspection.

2 - Utility Locations & Shut-offs

Water Supply: Main Water Shut-Off

This is the main shut-off valve for the supply water to the home. 

Electrical Service Disconnect: Electric Service Disconnect - Non-Single
Outside, North.

This is home does not have a single main breaker.   There are two branch service feeders located outside on the North side of the home.  Both main breakers must be switched off to disconnect all electric circuits.

Gas Supply: Propane Shut-Off
Outside, North

This is the location of the shut-off valve for the propane gas supply to the home.  

Water Supply: Private Well

The water supply is from a private well.  Inspection of the water supply quality, the treatment systems, or other water supply components is beyond the scope of this home inspection.  Recommend obtaining information from current home owner/occupant regarding the private well water supply.

3 - Exterior & Grounds

IN NI NP O
3.1 Vegetation, Grading, Drainage & Retaining Walls X X
3.2 Eaves, Soffits & Fascia X
3.3 Siding, Flashing & Trim X
3.4 Exterior Doors X
3.5 Decks, Balconies, Porches & Steps X X
3.6 Driveways & Walkways X
Inspection Method
Walked the grounds, Visual
Siding, Flashing & Trim: Siding Material
Wood
Siding, Flashing & Trim: Siding Style
Shakes
Exterior Doors: Main Exterior Entry Door
Wood, Glass
Exterior Doors: Side or Rear Exterior Door
Wood, Glass
Exterior Doors: Other Exterior Door
Wood, Glass
Decks, Balconies, Porches & Steps: Appurtenance
Front Porch
Decks, Balconies, Porches & Steps: Appurtenance
Rear porch
Decks, Balconies, Porches & Steps: Material
Masonry, Wood
Driveways & Walkways: Driveway Material
Brick, Pavers
Driveways & Walkways: Walkway Material
Masonry
Siding, Flashing & Trim: Exterior Paint maintenance

The exterior siding of this home is that of painted wood shakes.  The home appears to be in good serviceable condition at the time of inspection.  It will be important to monitor the deterioration rate of the painted shakes and plan to maintain the siding periodically, as needed.

Siding, Flashing & Trim: Excess Vegetation

Due to excess vegetation around the home the inspector was not able to thoroughly inspect the sidings.  Areas where visual access was available were inspected.

I. The inspector shall inspect: the exterior wall-covering materials, flashing and trim; all exterior doors; adjacent walkways and driveways; stairs, steps, stoops, stairways and ramps; porches, patios, decks, balconies and carports; railings, guards and handrails; the eaves, soffits and fascia; a representative number of windows; and 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: 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: inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting; inspect items that are not visible or readily accessible from the ground, including window and door flashing; inspect or identify geological, geotechnical, hydrological or soil conditions; inspect recreational facilities or playground equipment; inspect seawalls, breakwalls or docks; inspect erosion-control or earth-stabilization measures; inspect for safety-type glass; inspect underground utilities; inspect underground items; inspect wells or springs; inspect solar, wind or geothermal systems; inspect swimming pools or spas; inspect wastewater treatment systems, septic systems or cesspools; inspect irrigation or sprinkler systems; inspect drainfields or dry wells; determine the integrity of multiple-pane window glazing or thermal window seals.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observation
Credit
Comment
3.1.1 - Vegetation, Grading, Drainage & Retaining Walls

Negative Grading
North

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. 

Triangle Grading Contractor
Credit
Comment
3.5.1 - Decks, Balconies, Porches & Steps

Lattice/finishes unsecured

Finish work surrounding the porch floor is unsecured or missing.  This condition will allow unwanted pests and debris to occupy and collect beneath the porch.  Resecure or install new finish work to remedy.

Tools Handyman/DIY

4 - Roof

IN NI NP O
4.1 Coverings X
4.2 Roof Drainage Systems X
4.3 Flashings X
4.4 Skylights, Chimneys & Other Roof Penetrations X
Inspection Method
Ladder, From Eaves
Roof Type/Style
Gable, Hip
Roof Pitch
Medium Slope
Roof Framing Type
Rafters
Coverings: Material
Asphalt shingles
Coverings: Valley Type
Woven
Roof Drainage Systems: Gutter Material
Aluminum
Flashings: Material
Aluminum
Skylights, Chimneys & Other Roof Penetrations: Skylight Type
None
Skylights, Chimneys & Other Roof Penetrations: Chimney Location
North
Skylights, Chimneys & Other Roof Penetrations: Chimney Type
Masonry

I. The inspector shall inspect from ground level or the eaves: the roof-covering materials; the gutters; the downspouts; the vents, flashing, skylights, chimney, and other roof penetrations; and the general structure of the roof from the readily accessible panels, doors or stairs.

II. The inspector shall describe: the type of roof-covering materials.

III. The inspector shall report as in need of correction: observed indications of active roof leaks.

IV. The inspector is not required to: walk on any roof surface; predict the service life expectancy; inspect underground downspout diverter drainage pipes; remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces; move insulation; inspect antennae, satellite dishes, lightning arresters, de-icing equipment, or similar attachments; walk on any roof areas that appear, in the inspector's opinion, to be unsafe; walk on any roof areas if doing so might, in the inspector's opinion, cause damage; perform a water test; warrant or certify the roof; confirm proper fastening or installation of any roof-covering material.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observation
Credit
Comment
4.2.1 - Roof Drainage Systems

Downspout Loose
West/North

The downspout is loose and needs to be re-fastened.  

Contractor Qualified Professional

5 - Foundation & Structure

IN NI NP O
5.1 General X
5.2 Foundation X
5.3 Floor Structure X X
General: Basement or Crawlspace
Crawlspace
General: Access Location
North
Bilco Doors
General: Inspection Performed
In Crawlspace
General: Insulation
Floor Joists, Partially insulated
General: Vapor Barrier
Yes
Foundation: Material
Brick, Masonry Block
Floor Structure: Material
Wood I-Joists, Wood Beams
Floor Structure: Sub-floor
Plywood
Floor Structure: Basement/Crawlspace Floor
Concrete, Dirt
General: Insulated Crawlspace

Insulation throughout the crawlspace limited full visibility. Crawlspace and framing components were not able to be fully inspected due to this restriction.

Floor Structure: Insulation obstructing subfloor

There is batt insulation installed between the floor joists.  A visual inspection of the subfloor was not possible due to this obstruction.

I. The inspector shall inspect: the foundation; the basement and/or the crawlspace; and structural components.

II. The inspector shall describe: the type of foundation; and the location of the access to the under-floor space.

III. The inspector shall report as in need of correction: observed indications of wood in contact with or near soil; observed indications of active water penetration;  observed indications of possible foundation movement, such as sheetrock cracks, brick cracks, out-of-square door frames, and unlevel floors; and 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: enter any crawlspace that is not readily accessible, or where entry could cause damage or pose a hazard to him/herself; move stored items or debris; operate sump pumps with inaccessible floats; identify the size, spacing, span or location or determine the adequacy of foundation bolting, bracing, joists, joist spans or support systems; provide any engineering or architectural service; report on the adequacy of any structural system or component.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observation
Credit
Comment
5.3.1 - Floor Structure

Deteriorated/Rotten Beams
Under the area between kitchen and dining room

Deteriorating, rotten, or damaged wood was observed within the flooring structure.  The integrity of these components is diminished. Recommend a licensed qualified contractor replace or repair these damaged components.

Contractor Qualified Professional
Credit
Comment
5.3.2 - Floor Structure

Deteriorated/Rotten Floor support
under South West column in main living room

Deteriorating, rotten, or damaged wood was observed within the flooring structure.  The integrity of these components is diminished. Recommend a licensed qualified contractor replace or repair these damaged components.

Contractor Qualified Professional

6 - Insulation & Ventilation

IN NI NP O
6.1 Attic Insulation X
6.2 Vapor Retarders (Crawlspace or Basement) X
6.3 Ventilation X
6.4 Exhaust Systems X
Attic Insulation: Insulation Type
Unknown
Vapor Retarders (Crawlspace or Basement): Insulation Adequacy
Marginal (Not to modern standards)
Ventilation: Ventilation Type
None Found
Exhaust Systems: Exhaust Fans
Fan with Light
Vapor Retarders (Crawlspace or Basement): Under-Home Insulation
Crawlspace-Batt Insulation
Attic Insulation: Finished upper level ceilings

The ceilings throughout the upper level of the home were finished making an inspection of the insulation and roof support structure impossible. 

Ventilation: Finished upper level, no operable attic

The ceilings throughout the upper level of the home were finished making an inspection of the ventilation in these cavities impossible.

I. The inspector shall inspect: insulation in unfinished spaces, including attics, crawlspaces and foundation areas; ventilation of unfinished spaces, including attics, crawlspaces and foundation areas; and mechanical exhaust systems in the kitchen, bathrooms and laundry area.

II. The inspector shall describe: the type of insulation observed; and 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: the general absence of insulation or ventilation in unfinished spaces.

IV. The inspector is not required to: 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; move, touch or disturb insulation; move, touch or disturb vapor retarders; break or otherwise damage the surface finish or weather seal on or around access panels or covers; identify the composition or R-value of insulation material; activate thermostatically operated fans; determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers or wiring; determine the adequacy of ventilation.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observation

7 - HVAC

IN NI NP O
7.1 General X
7.2 Heating Equipment X
7.3 Cooling Equipment X
7.4 Normal Operating Controls X
7.5 Distribution Systems X X
General: HVAC type
Two-Zone
Heating Equipment: Brand
Other
Heating Equipment: Energy Source
Geothermal Heat Pump
Heating Equipment: Heat Type
Forced Air, Heat Pump
Cooling Equipment: Energy Source/Type
Electric, Geothermal
Distribution Systems: Ductwork
Partially insulated ductwork
General: Filter Status
located at/near blower unit

Filter size is 20 x 20 x 1.

Recommend maintaining filter replacement according manufacturer recommendations.  Depending upon the filter type this could be monthly, every few months, or longer.  Clean filters significantly extend the useful life of the HVAC systems by providing unrestricted air flow.  Air flow restriction causes equipment to work harder this reducing longevity.

Distribution Systems: Presence of heat source in every room
Yes- But following room(s) heat source is marginal

Registers life the forced air system were present in the main living room, however supply air temperature readings suggest there is an issue with some of the supplies.

General: Low Outdoor Temp - AC Not Tested at all

The A/C unit was not tested due to low outdoor temperature. When outdoor temperatures are below 65F within 24 hours of operation the compressor unit is at risk of being damaged.

Cooling Equipment: Temps too low to Inspect

Outside air temperature was below 65 degrees within 48 hours of the inspection.  Operating Cooling systems at this temperature could cause damage to the system, therefore we did not operate or test this system at the time of inspection.

Heating:  I. The inspector shall inspect: the heating system, using normal operating controls.

II. The inspector shall describe: the location of the thermostat for the heating system; the energy source; and the heating method.

III. The inspector shall report as in need of correction: any heating system that did not operate; and if the heating system was deemed inaccessible.

IV. The inspector is not required to: inspect, measure, or evaluate the interior of flues or chimneys, fire chambers, heat exchangers, combustion air systems, fresh-air intakes, makeup air, humidifiers, dehumidifiers, electronic air filters, geothermal systems, or solar heating systems; inspect fuel tanks or underground or concealed fuel supply systems; determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system; light or ignite pilot flames; 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; override electronic thermostats; evaluate fuel quality; verify thermostat calibration, heat anticipation, or automatic setbacks, timers, programs or clocks; measure or calculate the air for combustion, ventilation, or dilution of flue gases for appliances. 

Cooling:  I. The inspector shall inspect: the cooling system, using normal operating controls.

II. The inspector shall describe: the location of the thermostat for the cooling system; and the cooling method.

III. The inspector shall report as in need of correction: any cooling system that did not operate; and if the cooling system was deemed inaccessible.

IV. The inspector is not required to: determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system; inspect portable window units, through-wall units, or electronic air filters; 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; inspect or determine thermostat calibration, cooling anticipation, or automatic setbacks or clocks; examine electrical current, coolant fluids or gases, or coolant leakage.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observation
Credit
Comment
7.5.1 - Distribution Systems

Supply Air Concern

HVAC supply air temperature readings were found to be significantly inconsistent.   This likely indicates a more serious deficiency in the HVAC system.  Recommend further evaluation and repairs to be made by a Licensed HVAC contractor.

Th Heating and Cooling Contractor
Credit
Comment
7.5.2 - Distribution Systems

Joint Disconnected
Crawlspace. Supplies to dining room and living room

There are disconnected joints in the ductwork, resulting in significant energy loss. Recommend licensed HVAC contractor repair or replace.

8 - Electrical

IN NI NP O
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 Smoke Detectors X
8.6 Carbon Monoxide Detectors X
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
1st Floor Kitchen Utility Room
Utility room
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
200 AMP

The home has two full distribution panels, both supplying 200 amps each.

Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub Panel Location
None
Branch Wiring Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP
Copper
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Romex
Lighting Fixtures, Switches & Receptacles: Outdoor Receptacles
GFCI not working properly
Service Entrance Conductors: Electrical Service Conductors
Below Ground, 220 Volts
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
Cutler Hammer

I. The inspector shall inspect: the service drop; the overhead service conductors and attachment point; the service head, gooseneck and drip loops; the service mast, service conduit and raceway; the electric meter and base; service-entrance conductors; the main service disconnect; panelboards and over-current protection devices (circuit breakers and fuses); service grounding and bonding; 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; all ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible; and for the presence of smoke and carbon-monoxide detectors.

II. The inspector shall describe: the main service disconnect's amperage rating, if labeled; and the type of wiring observed.

III. The inspector shall report as in need of correction: deficiencies in the integrity of the service-entrance conductors insulation, drip loop, and vertical clearances from grade and roofs; any unused circuit-breaker panel opening that was not filled; the presence of solid conductor aluminum branch-circuit wiring, if readily visible; 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 the absence of smoke and/or carbon monoxide detectors.

IV. The inspector is not required to: insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures; operate electrical systems that are shut down; remove panelboard cabinet covers or dead fronts; operate or re-set over-current protection devices or overload devices; operate or test smoke or carbon-monoxide detectors or alarms; inspect, operate or test any security, fire or alarm systems or components, or other warning or signaling systems; measure or determine the amperage or voltage of the main service equipment, if not visibly labeled; inspect ancillary wiring or remote-control devices; activate any electrical systems or branch circuits that are not energized; inspect low-voltage systems, electrical de-icing tapes, swimming pool wiring, or any time-controlled devices; verify the service ground; inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility; inspect spark or lightning arrestors; inspect or test de-icing equipment; conduct voltage-drop calculations; determine the accuracy of labeling; inspect exterior lighting. 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observation
Credit
Comment
8.4.1 - Lighting Fixtures, Switches & Receptacles

GFCI Non Functioning (tester fail)
Front Outside receptacles

The GFCI (ground fault circuit interrupter) receptacle(s) did not respond to the inspectors (external) trip test device.  Replacement and/or repair is needed.  These outlets are a life-saving safety device which will cut power to a circuit when a grounding fault (typically water conductivity related) is detected, which will prevent potential electrocution.  Recommend repair/replacement by a qualified Licensed Electrician.

Electric Electrical Contractor

9 - Plumbing System

IN NI NP O
9.1 Drain, Waste, & Vent Systems X X
9.2 Water Supply, Distribution Systems & Fixtures X
9.3 Hot Water Systems, Controls, Flues & Vents X
9.4 Sump Pump X
Water Source
Well
Filters
Sediment Filter, Whole house conditioner
Drain, Waste, & Vent Systems: Drain Size
3"
Drain, Waste, & Vent Systems: Material
Iron, PVC
Water Supply, Distribution Systems & Fixtures: Distribution Material
Copper, CPVC
Hot Water Systems, Controls, Flues & Vents: Capacity
50 gallons
Hot Water Systems, Controls, Flues & Vents: Location
Near front entrance
Utility Room
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Electric
Sump Pump: Location
Crawlspace
Hot Water Systems, Controls, Flues & Vents: Manufacturer
Rudd

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. 

Sump Pump: Not accessed, Not tested

The sump pump was not accessed during the inspection and a visual inspection of the sump was not performed.  Recommend monitoring the sump pump after heavy rains to determine function.

I. The inspector shall inspect: the main water supply shut-off valve; the main fuel supply shut-off valve; the water heating equipment, including the energy source, venting connections, temperature/pressure-relief (TPR) valves, Watts 210 valves, and seismic bracing; interior water supply, including all fixtures and faucets, by running the water; all toilets for proper operation by flushing; all sinks, tubs and showers for functional drainage; the drain, waste and vent system; and drainage sump pumps with accessible floats.

II. The inspector shall describe: whether the water supply is public or private based upon observed evidence; the location of the main water supply shut-off valve; the location of the main fuel supply shut-off valve; the location of any observed fuel-storage system; and the capacity of the water heating equipment, if labeled.

III. The inspector shall report as in need of correction: deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously; deficiencies in the installation of hot and cold water faucets; active plumbing water leaks that were observed during the inspection; and 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: light or ignite pilot flames; measure the capacity, temperature, age, life expectancy or adequacy of the water heater; 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; determine the exact flow rate, volume, pressure, temperature or adequacy of the water supply; determine the water quality, potability or reliability of the water supply or source; open sealed plumbing access panels; inspect clothes washing machines or their connections; operate any valve; test shower pans, tub and shower surrounds or enclosures for leakage or functional overflow protection; 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; determine the effectiveness of anti-siphon, back-flow prevention or drain-stop devices; determine whether there are sufficient cleanouts for effective cleaning of drains; evaluate fuel storage tanks or supply systems; inspect wastewater treatment systems; inspect water treatment systems or water filters; inspect water storage tanks, pressure pumps, or bladder tanks; evaluate wait time to obtain hot water at fixtures, or perform testing of any kind to water heater elements; evaluate or determine the adequacy of combustion air; test, operate, open or close: safety controls, manual stop valves, temperature/pressure-relief valves, control valves, or check valves; examine ancillary or auxiliary systems or components, such as, but not limited to, those related to solar water heating and hot water circulation; determine the existence or condition of polybutylene, polyethylene, or similar plastic piping; inspect or test for gas or fuel leaks, or indications thereof.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observation
Credit
Comment
9.1.1 - Drain, Waste, & Vent Systems

Septic System Alarm Active

A Septic system alarm/warning light was active at time of inspection.  Such an alarm likely indicates high levels within the septic holding tank or some other problem with the functioning of the system.  Recommend limiting water use to minimize additional volume into the drainage system, and contacting a Licensed Septic System contractor to evaluate and make repairs.  

8097667 Septic System Contractor

10 - Doors, Windows & Interiors

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 X
Windows: Window Manufacturer
Unknown
Windows: Window Type
Single-hung
Floors: Floor Coverings
Hardwood, Tile
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Drywall

I. The inspector shall inspect: a representative number of doors and windows by opening and closing them; floors, walls and ceilings; stairs, steps, landings, stairways and ramps; railings, guards and handrails.

II. The inspector shall report as in need of correction: improper spacing between intermediate balusters, spindles and rails for steps, stairways, guards and railings; and any window that was obviously fogged or displayed other evidence of broken seals.

IV. The inspector is not required to: inspect paint, wallpaper, window treatments or finish treatments; inspect floor coverings or carpeting; inspect central vacuum systems; inspect for safety glazing; inspect security systems or components; evaluate the fastening of islands, countertops, cabinets, sink tops or fixtures; move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure; move suspended-ceiling tiles; inspect or move any household appliances; inspect or operate equipment housed in the garage, except as otherwise noted; operate any system, appliance or component that requires the use of special keys, codes, combinations or devices; inspect elevators; inspect remote controls; inspect appliances; inspect items not permanently installed; discover firewall compromises; inspect pools, spas or fountains; determine the adequacy of whirlpool or spa jets, water force, or bubble effects; determine the structural integrity or leakage of pools or spas.

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

Door Sticks
1st Floor Bathroom

Door sticks and is tough to open. Recommend sanding down offending sides.

Here is a helpful DIY article on how to fix a sticking door. 

Credit
Comment
10.2.1 - Windows

Failed Seal
Upper level stairway

Observed condensation between the window panes, which indicates a failed seal. Recommend qualified window contractor evaluate & replace.
Window Window Repair and Installation Contractor
Credit
Comment
10.3.1 - Floors

Tiles Loose
1st Floor Bathroom

Loose tiles are present at time of inspection. Recommend a qualified  tile contractor re-attach and seal.

Tile Tile Contractor
Credit
Comment
10.4.1 - Walls

Minor Corner Cracks
1st Floor entry

Minor cracks at the corners of doors and windows in walls. 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.  Monitor these cracks periodically for any short term changes. 

11 - Kitchen

IN NI NP O
11.1 Appliances X
11.2 Plumbing & Fixtures X
11.3 Electrical X X
11.4 Countertops & Cabinets X
11.5 Floors X
11.6 Walls X
Appliances: Dishwasher Brand
Kitchenaid
Appliances: Exhaust Hood Type
Vented
Appliances: Refrigerator Brand
Kitchen Aid
Appliances: 2nd Range/Oven Brand
Jenn-Air

Electric

Appliances: Range/Oven Brand
Viking
Appliances: Range/Oven Energy Source
Gas, Propane
Plumbing & Fixtures: Plumbing
Drainage Satisfactory, Flow Satisfactory
Electrical: Receptacles
GFCI failed
Countertops & Cabinets: Cabinetry
Wood
Countertops & Cabinets: Countertop Material
Granite
Floors: Floor Coverings
Hardwood
Walls: Wall Material
Drywall

I. The inspector shall inspect: general condition of cabinets and countertops; floors, walls and ceilings; under the sink for evidence of leaks; and oven/stove/range appliance(s) using normal operating controls.

II. The inspector shall report as in need of correction: any defect or safety concern observed and deemed material.

III. The inspector is not required to: inspect paint, wallpaper, window treatments or finish treatments; inspect floor coverings or carpeting; inspect for safety glazing; evaluate the fastening of islands, countertops, cabinets, sink tops or fixtures; move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure; move suspended-ceiling tiles; inspect or move any household appliances; operate any system, appliance or component that requires the use of special keys, codes, combinations or devices; operate or evaluate self-cleaning oven cycles, tilt guards/latches, or signal lights; inspect microwave ovens or test leakage from microwave ovens; operate or examine any sauna, steam-generating equipment, kiln, toaster, ice maker, coffee maker, can opener, bread warmer, blender, instant hot-water dispenser, or other small, ancillary appliances or devices; inspect elevators; inspect remote controls; inspect appliances; inspect items not permanently installed; discover firewall compromises.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observation
Credit
Comment
11.3.1 - Electrical

GFCI non functional

GFCI(s) were tested and found to be non functional. Recommend a qualified professional repair and replace to provide the intended protection to these circuits. 

Electric Electrical Contractor

12 - Bathrooms

IN NI NP O
12.1 General X
12.2 Plumbing & Fixtures X X
12.3 Electrical X
12.4 Vanities/Cabinets/Mirrors X
Plumbing & Fixtures: Shower/Tub Material
Tile
Plumbing & Fixtures: Whirlpool
No
Electrical: Receptacles
GFCI Operable

I. The inspector shall inspect: water supply, including all fixtures and faucets, by running the water; all toilets for proper operation by flushing; all sinks, tubs and showers for functional drainage.

II. The inspector shall report as in need of correction: deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously; deficiencies in the installation of hot and cold water faucets; active plumbing water leaks that were observed during the inspection; and toilets that were damaged, had loose connections to the floor, were leaking, or had tank components that did not operate.

III. The inspector is not required to: determine the exact flow rate, volume, pressure, temperature or adequacy of the water supply; determine the water quality, potability or reliability of the water supply or source; open sealed plumbing access panels; inspect clothes washing machines or their connections; operate any valve; test shower pans, tub and shower surrounds or enclosures for leakage or functional overflow protection; 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; determine the effectiveness of anti-siphon, back-flow prevention or drain-stop devices; determine whether there are sufficient cleanouts for effective cleaning of drains.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observation
Credit
Comment
12.2.1 - Plumbing & Fixtures

Sink - Poor Drainage
Master Bath, right hand side sink

Sink had slow/poor drainage. Recommend a qualified plumber repair.
Pipes Plumbing Contractor
Credit
Comment
12.2.2 - Plumbing & Fixtures

Toilet - Loose Bowl
Master Bathroom

Toilet was not securely fastened to the floor.  This could indicate an issue with the wax sealing ring.  If not repaired leaking and water issues could arise.  Recommend a qualified plumber repair.

Pipes Plumbing Contractor

13 - Laundry

IN NI NP O
13.1 Washing Machine X
13.2 Dryer X X
Laundry Location
Accessed through kitchen
Laundry Room
Dryer: Dryer Vent
Not Visible
Dryer: Dryer Brand
Kenmore
Dryer: Dryer Power Source
Electric
Washing Machine: Washer Brand
Kenmore
Washing Machine: Washer/Dryer Not Tested - Clothes

Washer/dryer was full of laundry and as a result were not operated. Recommend testing units prior to closing to ensure proper operation.

Dryer: Washer/Dryer Not Tested - Clothes

Washer/dryer was full of laundry and as a result were not operated. Recommend testing units prior to closing to ensure proper operation.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • O = Observation
Credit
Comment
13.2.1 - Dryer

Excess Lint

Excess lint was observed at the dryer venting. This condition causes restricted air flow resulting in hotter temperatures  in the venting system, which poses a potential fire risk. Recommend a thorough cleaning of the dryer venting system by a qualified contractor. 

Contractor Qualified Professional