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

1234 Main St.
Hagerstown, Maryland 21742
12/15/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name

It is recommended that any noted deficiencies be evaluated and repaired by a certified contractor of trade.

This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.



1 - Inspection details

Ground Condition
Wet
Present at time of the inspection
Client
Property Occupancy
Vacant but furnishings and stored items present
Rain with in the last few days
Yes -with in 3 days.
Temperature
64 Fahrenheit
Weather Condition
Clear
Structure Details: Age of the Structure
64 Years
Structure Details: Foundation Type
Poured Concrete
Structure Details: Structure Front Door Faces
Northwest
Structure Details: Structures Inspected
House
Structure Details: Type of Structure
Single Family
Structure Details: Utilities
All Utilities on
The following items have been excluded from the inspection.
Security system
Inspection Descriptions

Explanation of Ratings (How to Read Report)

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

NI = Not Inspected.  This indicates that the system or component or at least part of a system or component could not be inspected or inspected thoroughly.

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

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

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

Listed below is a description of the Categories used throughout the report to help understand the severity of an item.  Any items list in the below categories may be based on the inspectors opinion.  These categories are not designed to be considered as an enforceable repair or responsibility of the current homeowner, but designed to inform the current client of the current condition of the property and structure.  They may be used in negotiations between real estate professionals. 

Maintenance/Monitor =  The item, component, or system while perhaps is functioning as intended may be in need of minor repair, service, or maintenance; is showing wear or deterioration that could result in an adverse condition at some point in the future; or consideration should be made in upgrading the item, component, or system to enhance the function, efficiency, and/or safety.  Items that fall into this category frequently be addressed by a homeowner or Licensed Handyman and are considered to be routine homeowner maintenance (DIY) or recommended upgrades.   


Deficiencies =  The item, component, or system while perhaps functioning as intended is in need of moderate repair, service, is showing signs of wear or deterioration that could result is an adverse condition at some point in the future; consideration should be made in upgrading the item, component, or system to enhance the function, efficiency and/or safety. Items falling into this category can frequently be addressed by a licensed handyman or qualified contractor of trade and are not considered routine maintenance or DIY items.  


Safety & Immediate Attention =  The item, component, or system poses a safety concern to occupants in or around the home.  Some listed concerns may have been considered acceptable for the time of the structures construction, but pose a current risk.  

The item, component or system is not functioning as intended, or needs further inspection by a qualified license contractor of trade; possible damage to the structure, item, or component may occur. Repairs may be possible to satisfactory condition with out replacement.  



Left or right of home
When the direction of "Left or Right" is mentioned, it is a description of the area of the house, facing the house from the street looking towards the house, unless otherwise stated.
Overview

A home inspection is not a pass or fail type of inspection.  It is a visual only evaluation of the conditions of the systems and accessible components of the home designed to identify areas of concern within specific systems or components defined by the InterNACHI Standards of Practice, that are both observed and deemed material by the inspector at the exact date and time of inspection. Conditions can and will change after the inspection over time. Future conditions or component failure can not be foreseen or reported on. Components that are not readily accessible can not be inspected.  Issues that are considered as cosmetic are not addressed in this report. (Holes, stains, scratches, unevenness, missing trim, paint and finish flaws or odors). It is not the intent of this report to make the house new again.  Any and all recommendations for repair, replacement, evaluation, and maintenance issues found, should be evaluated by the appropriate trades contractors within the clients inspection contingency window or prior to closing, which is contract applicable, in order to obtain proper dollar amount estimates on the cost of said repairs and also because these evaluations could uncover more potential issues than able to be noted from a purely visual inspection of the property. This inspection will not reveal every concern or issue that exists, but only those material defects that were observable on the day of the inspection. This inspection is intended to assist in evaluation of the overall condition of the dwelling only. This inspection is not a prediction of future conditions and conditions with the property are subject to change the moment we leave the premises.

Inspection Limitations

The inspection was essentially visual, not technically exhaustive, and did not imply that every defect would be discovered. The project was based upon conditions that existed at the time of the inspection. This inspection excluded and did not intend to cover any and all components, items, and conditions by nature of their location were concealed or otherwise difficult to inspect. There was no dismantling, destructive analysis, or technical testing of any component. Excluded were all cosmetic conditions, such as carpeting, vinyl floors, wallpapering, and painting. The inspection covered only the listed items and was evaluated for function and safety, not code compliance. This was not intended to reflect the value of the premises and did not make any representation as to the advisability or inadvisability of purchase. Hypothetical repair costs may have been discussed but must be confirmed by qualified contractor estimates. THE INSPECTION DID NOT INCLUDE ANALYSIS OR TESTING OF ANY ENVIRONMENTAL HEALTH HAZARDS. No tests were conducted to determine the presence of airborne particles such as asbestos, noxious gases such as radon (unless otherwise purchased separate from Home Inspection), formaldehyde, toxic, carcinogenic or malodorous substances or other conditions of air quality that may have been present; nor conditions which may cause the above. No representations were made as to the existence or possible condition of the lead paint, abandoned wells or cisterns, private sewage systems, or underground fuel storage tanks. There were no representations as to any above or below ground pollutants, contaminants, or hazardous wastes. The quality of drinking water was excluded from this inspection. THE INSPECTION DID NOT INCLUDE ANALYSIS OR TESTING FOR CONCEALED WOOD DECAY, MOLD, MILDEW OR FUNGI GROWTH. 

We do not test for mold or measure indoor air quality. A person's health is a personal responsibility, and inasmuch as we do not inspect for mold or test for other environmental contaminants we recommend that you schedule an inspection by an environmental hygienist before the close of escrow. And this would be imperative if you or any member of your family suffers from allergies or asthma, and could require the sanitizing of air ducts and other concealed areas. 

THE INSPECTION DID NOT INCLUDE ANALYSIS OR TESTING FOR INSECTS AND VERMIN. THE INSPECTION AND REPORT ARE NOT A GUARANTEE OR WARRANTY, EXPRESSED OR IMPLIED, OF THIS BUILDING OR ANY OF ITS COMPONENTS. The inspection and report are furnished on opinion only basis. This company or it's owner, assumes no liability and shall not be liable for any mistakes, omissions, or errors in judgment beyond the cost of this report. We assume no responsibility for the cost of repairing or replacing any unreported defects or conditions. This report is for the sole use of our client and no third party liability is assumed.

Alarm, security or fire suppression system

An alarm, security or fire suppression system of some type was present. We are not specialists in these type of systems and DID NOT perform any analysis, operation or other type testing on the system. Consultation and evaluation by a competent specialist in these systems can provide information or testing of the system to verify the operation and proper function of the system and its components.

Arnold's Home Inspections Services, LLC is pleased to submit the enclosed report. This report is a professional opinion based on a visual inspection of the readily accessible areas and components of the building. This report is neither an engineering inspection nor an exhaustive technical evaluation. An engineering inspection or a technical evaluation of this nature would cost many times more and take days, if not weeks, to complete.


Please understand that there are limitations to this type of visual inspection. Many components of the property are not visual during the inspection and very little historical information (if any) is provided in advance of, or even during, the inspection, While we believe we can reduce your risk of purchasing a property, we can not eliminate it, nor can or do we assume it. Even the most comprehensive inspection cannot be expected to reveal every condition you may consider significant to ownership. In addition to those improvements recommended in our report, we recommended that you budget for unexpected repairs. On the average, we have found it necessary for you to set aside a percentage of the value of the home on an annual basis that will be sufficient to cover unexpected repairs. This maybe 1 % for a modest home and a higher amount, say maybe 3 % or so, for a more complex and /or an older home with aging systems and some deferred maintenance.


Your attention is directed to your copy of the Pre-Inspection Agreement. It more specifically explains the scope of the inspection and the limit of our ability in performing this inspection. The Standards of Practice and Code of Ethics of the National Association of Certification Home Inspectors (NACHI) prohibit us from making any repairs or referring any contractors. We are not associated with any other party to the transaction of this property, except as may be disclosed by you.


The information provided in this report is solely for your use. Arnold's Home Inspections Services, LLC will not release a copy or this report, nor will we discuss its contents with any third party, without your written consent.


We know you had many options in your choice of an inspection company. Thank you for selecting us. We appreciate the opportunity to be your choice in the building inspection industry. Should you have any questions about the general conditions of the house in the future, we would be happy to answer these. 

2 - Roof

IN NI NP R
2.1 General X
2.2 Shingles X X
2.3 Roof Drainage Systems X X
2.4 Flashing X
2.5 Skylights, Vents & Other Roof Penetrations X X
2.6 Chimney X
2.7 Ventilation System X X
General: Estimated roof age (Covering main structure)
15-20+ year(s)
General: Estimate of the roof's remaining useful life.
More than five years of life time left
General: Roof Covering Materials
Asphalt/Fiberglass Shingles
General: Roof Inspection method
Eyestick with camera
General: Slope
Conventional (4&12 and up)
Shingles: Layers Visible
One Layer
Roof Drainage Systems: Downspout Condition
Satisfactory
Roof Drainage Systems: Gutter Condition
Satisfactory
Roof Drainage Systems: Gutter Material
Aluminum
Roof Drainage Systems: Roof Drainage
Gutter system
Skylights, Vents & Other Roof Penetrations: Types of Penetrations
Plumbing (DWV) Pipes
Ventilation System: Type Ventilation
Soffit, Gable
General: Roof Type/Style
Gable
General: General Introduction

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

General: Roof Pictures
Shingles: Shingle Type (Estimated Life Cycle)
3 Tab Asphalt Shingles (15 to 20 years)

The life expectancy of roofing shingles will vary with the severity of weather in the region, the design, quality of installation, slope application and level of maintenance can effect life expectancy.

Flashing: General Flashing Description

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

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
  • R = Recommendations
$
Credit
Comment
2.2.1 - Shingles

Deferred Cost Item - Budget Accordingly

The shingles were approaching the end point of their long-term service life and may require replacement in the near future.  The shingles appeared to be adequately protecting the roof at the time of the inspection. No leaks present at the time of inspection in the areas of the attic inspected.  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  future shingle roof replacement.


Roof Roofing Professional
$
Credit
Comment
2.3.1 - Roof Drainage Systems

Downspouts Drain Near House

One or more downspouts drain too close to the foundation.  This can result in excessive moisture in the soil at the foundation, which can lead to foundation/structural damage or water intrusion in the crawlspace or basement.  Recommend that a qualified person install, replace or repair extensions as necessary so rainwater drains at least 5 to 6 feet away from the structure. Here is a helpful DIY link: Adjust downspout extensions to drain at least 4-6 feet from the foundation.

$
Credit
Comment
2.5.1 - Skylights, Vents & Other Roof Penetrations

Rubber/neoprene flashing damage

One or more rubber or neoprene pipe DWV flashings were split or cracked. Leaks can occur as a result.  Recommend that a qualified contractor replace flashings (boot) where necessary.

Roof Roofing Professional
$
Credit
Comment
2.7.1 - Ventilation System

Damaged gable vents


Gable vents had damage that will allow entry of insects, birds, squirrels, and other pests. The Inspector recommends repair or replacement by a qualified contractor.


Contractor Qualified Professional

3 - Exterior

IN NI NP R
3.1 General X
3.2 Siding, Flashing & Trim X X
3.3 Eaves,Soffit and Fascia X
3.4 Exterior Foundation X
3.5 Driveway, Service Walkways, Patio X
3.6 Exterior issues X X
3.7 Decks, Balconies, Porches & Steps X
3.8 Exterior Windows and Doors X X
3.9 Vegetation, Grading, Drainage & Retaining Walls X X
3.10 Fences and Gates X
3.11 Stairs/Handrails/Guardrails X X
General: Exterior wall structure
Not Visible
General: Wall Covering
Vinyl
Siding, Flashing & Trim: Siding Material
Vinyl
Siding, Flashing & Trim: Siding Style
Horizontal
Exterior Foundation: Exterior Foundation Material (Visible)
Concrete
Driveway, Service Walkways, Patio: Driveway Material
Asphalt
Driveway, Service Walkways, Patio: Patio Surface Material
Wood
Driveway, Service Walkways, Patio: Vehicle Parking
Driveway
Decks, Balconies, Porches & Steps: Appurtenance
Front Porch, Side porch
Decks, Balconies, Porches & Steps: Basement entry steps and covering.
Not Present
Decks, Balconies, Porches & Steps: Porch walking surface material
Composite
Exterior Windows and Doors: Exterior Access Doors
Metal, Metal w/Window
Exterior Windows and Doors: Screens
Present but some missing.
Exterior Windows and Doors: Storm Windows
Not Present
Exterior Windows and Doors: Window Material
Metal
Fences and Gates: Fencing Description
Chain Link
Exterior Windows and Doors: Exterior window type
Double Hung, Thermal
General: Inspection Method
Visual

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

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

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

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

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

Proper lot grading and roof drainage control are important considerations in preventing or dealing with a wet basements or crawlspaces.  The inspector recommends frequent monitoring of the exterior foundation walls and roof drainage system to assure the ground around the building positively slopes away from the foundation so that water runs away from the building.  The ground around the home should slope down and away from the foundation six inches for the first ten feet away from the home.  Roof drainage downspouts should discharge water at least six feet from the foundation and be free flowing.  Keeping the soil next to the foundation dry will dramatically reduce most wet basement problems.   

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
  • R = Recommendations
$
Credit
Comment
3.2.1 - Siding, Flashing & Trim

Paint Failing

The paint or stain finish in some areas was failing (e.g. peeling, faded, worn, thinning). Siding and trim with a failing finish can be damaged by moisture. Recommend that a qualified contractor prep (e.g. clean, scrape, sand, prime, caulk) and repaint or restain the building exterior where necessary and per standard building practices. Any repairs needed to the siding or trim should be made prior to this.

Paint roller Painting Contractor
$
Credit
Comment
3.2.2 - Siding, Flashing & Trim

Siding/Trim Issues

Sections of siding and/or trim were damaged. Recommend that a qualified person repair, replace or install siding or trim as necessary.

Contractor Qualified Professional
$
Credit
Comment
3.6.1 - Exterior issues

Exhaust vent damage

One or more exhaust duct end caps were damaged . Their purpose is to prevent unconditioned air from entering the building, and keep out birds, rodents and bugs. Blocked ducts can cause fan motors and/or clothes dryers to overheat and can pose a fire hazard. Recommend that a qualified person repair or replace caps as necessary.

Contractor Qualified Professional
$
Credit
Comment
3.8.1 - Exterior Windows and Doors

Recommend repair or replacement of window screens.
Basement

One or more window screens exhibited damage - torn, bent or missing.  Recommend repair or replacement.  

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

Advanced wood decay retaining wall
Rear of home

Advanced wood decay was evident in a wood timber retaining wall. Wood members with advanced decay have lost much of their strength and will eventually fail due to their inability to support the weight of the soil. Before the expiration of your Inspection Objection Deadline you should contact a  landscape contractor to discuss options and costs for correction or replacement.

Yard scissors Landscaping Contractor
$
Credit
Comment
3.11.1 - Stairs/Handrails/Guardrails

Tread issues
Side entry porch

One or more treads at exterior stairs  flexed under load. This is a potential fall hazard. Recommend that a qualified contractor evaluate and repair as necessary.

Contractor Qualified Professional
$
Credit
Comment
3.11.2 - Stairs/Handrails/Guardrails

Treads Less 10"
Front entry porch

Treads for stairs at one or more locations were less than 10 inches deep and pose a fall or trip hazard. Stair treads should be at least 10 inches deep. Recommend that a qualified contractor repair per standard building practices.

Contractor Qualified Professional
$
Credit
Comment
3.11.3 - Stairs/Handrails/Guardrails

Treads Unequal
Front porch

At this staircase, the widest stair tread measurement (measured from riser to nosing) exceeded the narrowest stair tread measurement by more than the 3/8 inch maximum dictated by generally-accepted current standards. This condition is a potential trip/fall hazard. Recommend that a qualified contractor repair per standard building practices. 

Hammer Carpentry Contractor

4 - Foundations, Basement, Crawlspace Structure

IN NI NP R
4.1 Basements / Crawlspace X
4.2 Floor Structure (Crawlspace or Basement) X
4.3 Wall Structure-Interior (Crawlspace or Basement) X X
4.4 Sub-floor and Structure (Crawlspace or Basement) X
4.5 Insulation and Vapor Retarders (Crawlspace or Basement) X
4.6 Framing Structure (Crawlspace or Basement) X
4.7 Sump Pump (Crawlspace or Basement) X
4.8 Stairs/Handrails/Guardrails X
Basements / Crawlspace: Basement Access
Interior Stairs
Floor Structure (Crawlspace or Basement): Basement Floor Material
Concrete
Wall Structure-Interior (Crawlspace or Basement): Covered Walls
Front wall, Left side wall, Rear wall
Wall Structure-Interior (Crawlspace or Basement): Foundation Wall Structure
Poured Concrete
Wall Structure-Interior (Crawlspace or Basement): Foundation Wall Structure Condition
Satisfactory
Wall Structure-Interior (Crawlspace or Basement): Horizontal Cracks
None visible at areas exposed.
Wall Structure-Interior (Crawlspace or Basement): Indication of Moisture
Old Stains
Wall Structure-Interior (Crawlspace or Basement): Movement Apparent
None visible at areas exposed.
Wall Structure-Interior (Crawlspace or Basement): Step Cracks
None visible at areas exposed.
Wall Structure-Interior (Crawlspace or Basement): Vertical Cracks
None visible at areas exposed.
Sub-floor and Structure (Crawlspace or Basement): Basement/crawlspace sub floor structure
Not visible
Sub-floor and Structure (Crawlspace or Basement): Flooring Insulation
Not visible
Sub-floor and Structure (Crawlspace or Basement): Type of Basement Ceiling
Drywall
Insulation and Vapor Retarders (Crawlspace or Basement): Ceiling Insulation material
None visible
Framing Structure (Crawlspace or Basement): Columns
Steel
Framing Structure (Crawlspace or Basement): Girders
Not visible
Framing Structure (Crawlspace or Basement): Joist (Floor Framing)
2x10
Sump Pump (Crawlspace or Basement): Sump Pump Location
Basement
Sump Pump (Crawlspace or Basement): Sump Pump

The home contained one or more sump pumps. A sump pump is a water pump installed in a pit in the lower level of the home. This system protects the home from water intrusion by discharging rising groundwater or seepage from surface runoff from the pit to the exterior of the home or to a storm drain. Sump pumps require periodic maintenance to ensure that they work when they're needed. The Inspector recommends having it serviced immediately and asking the service provider for advice on the best maintenance schedule.

Wall Structure-Interior (Crawlspace or Basement): Unable to inspect interior walls.

The inspector was unable to fully view the interior walls at all or some locations due to finish materials (drywall, paneling, tile, insulation, etc). This prevents the inspector from seeing, testing or having access to every area component. In brief, it prevents the inspector from accessing and checking everything. Concealed defects are not within the scope of our inspection. Along with the defects that might not have been seen or noted due to such conditions, there may be deferred maintenance or items needing further evaluation, service or repair. We recommend that you do a careful check and a final walk-through of this area prior to closing.

Sub-floor and Structure (Crawlspace or Basement): Unable to inspect sub-floor framing due to finish materials.

The inspector was unable to fully view the sub-flooring at all or some locations due to finish materials (drywall, paneling, tile, insulation, etc). This prevents the inspector from seeing, testing or having access to every area component. In brief, it prevents the inspector from accessing and checking everything. Concealed defects are not within the scope of our inspection. Along with the defects that might have been seen or noted due to such conditions, there may be deferred maintenance or items needing further evaluation, service or repair. We recommend that you do a careful check and a final walk-through of this area prior to closing.

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
  • R = Recommendations
$
Credit
Comment
4.3.1 - Wall Structure-Interior (Crawlspace or Basement)

Microbial Growth
Basement

Observed signs of microbial growth in one or more areas in the basement wall structure, this could be potentially harmful to sensitive individuals.  Confirming the presence of microbial growth  would require laboratory analysis. To avoid potential damage to home materials or the development of unhealthy conditions related to microbial growth, the Inspector recommends that the source of moisture be identified and the condition corrected. Recommend a qualified professional evaluate, identify and correct if necessary.

Contractor Qualified Professional
$
Credit
Comment
4.3.2 - Wall Structure-Interior (Crawlspace or Basement)

Water stains visible on basement finished walls (Dry).
Basement

Finished wall areas are showing water stains visible on the interior surfaces of the drywall / trim / paneling in the basement. However, no elevated levels of moisture were found. These stains may be the result from surface runoff seeping under and/or through the foundation walls, but can also be caused by rising groundwater, plumbing leaks, condensation, poor site drainage, and a host of other issues. At the time of the inspection the area appeared to be dry and the conditions may have been corrected.   Recommend asking the property owner(s) about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary.  Moisture intrusion can result in damage to the home structure or materials and may result in conditions which encourage the growth of microbes such as mold.  
 


Contractor Qualified Professional

5 - Interiors

IN NI NP R
5.1 General X
5.2 Windows and Door X X
5.3 Floors, Walls, Ceilings X
5.4 Stairs/Handrails/Guardrails X
5.5 Smoke and CO alarms X X
Windows and Door: Door Type(s)
Single hinged, Wood, Metal
Windows and Door: Window Type(s)
Double Hung, Fixed Pane, Casement, Multiple Pane
Smoke and CO alarms: Carbon Monoxide Detectors Present
Yes, Too Few
Smoke and CO alarms: Smoke Alarms Present
Yes, Outdated
General: Interior


Assessing the quality and condition of interior finishes is highly subjective. Issues such as cleanliness, cosmetic flaws, quality of materials, architectural appeal and color are outside the scope of this inspection.  Comments will be general, except where functional concerns exist. Furniture, area rugs, storage, appliances and/or wall hangings are not moved to permit inspection and may block defects.  Carpeting, window treatments, central vacuum systems, household appliances, screening, recreational facilities, paint, wallpaper, and other finish treatments are not inspected unless otherwise noted in this report. I recommend conducting a thorough review of interior areas during final walk-through inspection,  prior to closing as the home should be vacant and clear of belongings/obstructions at that time.








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.

The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Carpeting and flooring, when installed over concrete slabs, may conceal moisture. If dampness wicks through a slab and is hidden by floor coverings that moisture can result in unhygienic conditions, odors or problems that will only be discovered when/if the flooring is removed. Determining the cause and/or source of odors is not within the scope of this inspection. 

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
5.2.1 - Windows and Door

Closet Doors
2nd Floor Bedroom

One or more closet doors are not working properly, missing, damaged or need repairs. It is recommended to have the necessary repairs or replacement of the closet door (s).

Door Door Repair and Installation Contractor
$
Credit
Comment
5.2.2 - Windows and Door

Window-lock issue
Bedroom

Lock mechanisms on one or more windows are missing and/or damaged so that they are inoperable. Repairs should be made by a qualified contractor or service technician so that windows lock and unlock easily.
Window Window Repair and Installation Contractor
$
Credit
Comment
5.5.1 - Smoke and CO alarms

Carbon Monoxide detectors missing.

For additional safety in to bring the home up to today safety standards, it is recommended to install a carbon monoxide detector in homes constructed with gas or oil heating systems, fuel-burning appliances and / or an attached garage. It is recommended to install a carbon monoxide detector on each level of the home in close proximity to its sleeping quarters and or within 15 feet of a fuel burning appliance.

Contractor Qualified Professional
$
Credit
Comment
5.5.2 - Smoke and CO alarms

Smoke Alarms missing or need updated.

For additional safety and to bring the home up to today's current safety standards, it is recommended to replace any smoke detector older than 10 years old, both hard wired or battery operated. It is recommended to install smoke detectors in every bedroom, in hallways outside of bedrooms, on every floor of a multi-story home, including the basement and at the top of the stairwells. For homes with battery-operated smoke alarms (not hard-wired alarms), these units are no longer in accordance with the State Fire Marshal and should be replaced / upgraded with new, sealed, long-life battery operated smoke alarms equipped with a hush feature.

Contractor Qualified Professional

6 - Electric Service

IN NI NP R
6.1 Service Entry and Exterior Wiring X
6.2 Electric Panel X X
6.3 Circuit Breakers X X
6.4 Branch Wiring X
6.5 Interior Electrical Issues X X
6.6 Meter X
Service Entry and Exterior Wiring: Service Entry
Underground
Electric Panel: Amperage
200
Electric Panel: Branch Wiring
Copper
Electric Panel: Location of Main Disconnect
Top of Panel
Electric Panel: Location of Main Electrical Panel
Basement
Electric Panel: Panel Manufacturer
Siemens
Electric Panel: Protection
Breakers
Electric Panel: Service Conductor
Multi-strain Aluminum
Electric Panel: Service Voltage
120/240
Electric Panel: System Grounding
Grounding Rod, Cold water Line
Electric Panel: Panel pictures

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
  • R = Recommendations
$
Credit
Comment
6.2.1 - Electric Panel

Neutral and Ground wire terminate improperly in main electrical panel

Neutral (white wire) and equipment grounding conductors (bare copper wire) terminate under the same lug.  Although this may not have been required at the time the home was originally constructed, as general knowledge of safe building practices has improved with the passage of time, building standards have changed to reflect current understanding. An individual terminal should be provided for the connection of each branch-circuit neutral conductor. When the neutral is disconnected, the objective is to still have the equipment ground connected. If both the neutral and grounded conductor is under the same terminal, this cannot be accomplished. Recommend repair by a licensed electrical contractor.


Electric Electrical Contractor
$
Credit
Comment
6.3.1 - Circuit Breakers

No arc-fault circuit interrupter (AFCI) protection.

No arc-fault circuit interrupter (AFCI) protection was installed to protect electrical circuits in bedrooms. Safety standards with which new homes must comply, require the installation of AFCI protection of all bedroom electrical receptacles. This type of protection is designed to detect electrical arcing, which is a potential fire hazard. Although AFCI protection was not required at the time the home was originally constructed, as general knowledge of safe building practices has improved with the passage of time, building standards have changed to reflect current understanding. The inspector recommends updating the existing bedroom receptacles to provide AFCI protection. Arc fault protection can be provided using either of two methods: 1. Installing Arc Fault Circuit Interrupters (AFCI) electrical receptacles that have this capability built-in. 2. Installing AFCI circuit breakers in the main panel that provide protection to all non AFCI outlets on the circuit controlled by that AFCI breaker. All work should be performed by a qualified electrician.

https://www.nachi.org/arc-fault-circuit-interrupters.htm

Electric Electrical Contractor
$
Credit
Comment
6.5.1 - Interior Electrical Issues

Defective GFCI

A ground fault circuit interrupter (GFCI) electrical receptacle in the bathroom did not respond to testing, did not re-set, was slow to re-set or made a buzzing sound when re-set. The Inspector recommends replacement of the receptacle to ensure that it works correctly when required. All work should be performed by a qualified contractor.

Electric Electrical Contractor

7 - Heating

IN NI NP R
7.1 General X
7.2 Equipment X
7.3 Distribution Systems X
7.4 Vents, Flues & Chimneys X
General: When turned on by thermostat
Unit fired
Equipment: Approximate Capacity/BTU
80k
Equipment: Brand
Goodman
Equipment: Circulator
Fan
Equipment: Distribution system
Ducts and Registers
Equipment: Energy Source
Natural Gas
Equipment: Equipment Unit Model #
GMSS960804CNAA
Equipment: Equipment Unit Serial #
1811213949
Equipment: Filter Location
At Furnace
Equipment: Filter Size
16 x 25
Equipment: Heat Type
Forced Air


         

Equipment: Thermostat Brand
Honeywell
Equipment: Thermostat Location
Hallway
Equipment: Thermostat Type
Digital Non-Programmable


         

Distribution Systems: Ductwork
Non-insulated, Steel
Distribution Systems: Type of Heat Distribution System
Forced Hot Air
Vents, Flues & Chimneys: Chimney & Chimney Liner Material
PVC
Equipment: Data Plate Photo(s)
General: Disclaimer

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

Inspection of heating systems typically includes:

- system operation: confirmation of adequate response to the thermostat

- proper location

- proper system configuration

- component condition

- exterior cabinet condition

- fuel supply configuration and condition

- combustion exhaust venting

- air distribution components

- proper condensation discharge

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


General: General description - Forced Hot Air

This home employs a Forced Hot Air system to heat the home.   By far the most common HVAC system in modern homes is the forced-air system that uses a furnace with an electrically powered blower that moves warmed air to the various rooms of the home through a network of ducts.  Forced air systems are very quick at adjusting the temperature of a room, and because air conditioning systems can share the same blower and ductwork, this is an efficient overall HVAC System. 

Fuel or energy sources: The furnaces that power forced-air systems can be fueled by natural gas, liquid propane (LP), fuel oil, or electricity.  This homes' furnace is fueled by natural gas. 

Distribution: Air that is warmed in by the furnace's burner or heating element warmed air is distributed through a network of ducts. Another system of ducts returns air back to the furnace through cold-air returns. 

Advantages:

  • Forced air systems can be filtered to remove dust and allergens.
  • Humidifier (or dehumidifier) equipment can be integrated into the forced air system.
  • Forced air furnaces are relatively inexpensive.
  • These furnaces can achieve the highest AFUE (Annual Fuel Utilization Efficiency) ratings of any heating system.
  • Forced air systems can combine cooling with heating capability.

Disadvantages:  

  • Requires ductwork and takes space in walls.
  • Furnace fan can be noisy.
  • Moving air can distribute allergens unless filtered.
  • Moving air can become dry unless humidified.
  • Forced air blowers are mechanical systems that wear out; furnaces need to be replaced more frequently than other heating systems. 

For more information, refer to www.energy.gov/energysaver/home-heating-systems/furnaces-and-boilers.

Equipment: AFUE Rating
96%

The Annual Fuel Utilization Efficiency rating, or AFUE, tells you how much heat the furnace will produce compared to the amount of energy required to produce the heat. If a furnace is rated at 85 percent AFUE, 15 percent of the energy used is lost, and 85 percent actually becomes heat.  A higher AFUE rating means greater energy efficiency.  

Equipment: Age of Heating System
1-5+ years

Typical Life Expectancy:

Conventional/Mid Efficiency:  18-25 Years

High Efficiency:  15-20 Years

Mid Efficiency Boiler: 15-25 years

High Efficiency Boiler:  15-25 years

Heat Pump: 10-15 years

Equipment: Equipment Inspection

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

- cabinet exterior

- fuel supply and shut-off (not tested)

- electrical shut-off

- adequate combustion air

- proper ignition

- burn chamber conditions (when visible)

- exhaust venting

- air filter and blower

- plenum and ducts

- response to the thermostat

- return air system

- condensate drain components (where applicable)

Distribution Systems: Contaminated Duct work.

It is important to maintain clean air-supply ducts and to change filters as soon as they become soiled, because contaminated ducts are a common breeding ground for dust mites, rust, and other contaminants. Regardless, although some mold-like substances may be visually identified, the specific identification of molds can only be determined by specialists and laboratory analysis, and is absolutely beyond the scope of our inspection. Nonetheless, as a prudent investment in environmental hygiene, we categorically recommend that you have your home tested for the presence of any such contaminants, and particularly if you or any member of your family suffers from allergies or asthma. A person's health is a truly personal responsibility, and in as much as we not inspect for mold or test for other environmental contaminants we recommend that you schedule an inspection by an environmental hygienist before the close of escrow. And this would be imperative if you or any member of your family suffers from allergies or asthma, and could require the sanitizing of air ducts and other concealed areas. 

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
  • R = Recommendations

8 - Cooling

IN NI NP R
8.1 General X
8.2 Equipment X
8.3 Distribution System X
8.4 Ceiling Fans X
8.5 Air Handler X
General: When turned on by thermostat
Unit responded
Equipment: Age
10

Typical Life Expectancy: 12-15 Years

Equipment: Brand
Bryant
Equipment: Condenser Unit Model #
113ANA024D
Equipment: Condenser Unit Serial #
3309E13301
Equipment: Cooling Capacity/Tonage
2 Tons
Equipment: Energy Source/Type
Electric Central AC
Equipment: Refrigerant Type
R-410A
Equipment: Thermostat Brand
Honeywell
Equipment: Thermostat Location
Hallway
Equipment: Thermostat Type
Digital Non-Programmable


         

Distribution System: Configuration
Central, Ducts & Registers
Air Handler: Brand
Unknown
Air Handler: Condensate Overflow Switch
None
Air Handler: Estimate Age Air Handler
Unknown Year(s)
Air Handler: Filter Location
Side of unit
Equipment: Data Plate Photo(s)
Air Handler: Pictures of unit
General: Disclaimer

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

General: System Description - Split System

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

General: Temperature Differential
12 Degrees
This is the number of degrees the system is cooling (or heating) the house air. Normal range for this number is 14-24 degrees when operating the system during hot weather, lower when ambient temperatures are lower. The system functioned as expected when tested and appeared to be serviceable at the time of the inspection. As with all mechanical equipment, the unit may fail at any time without warning. The inspector cannot determine future failures.
Equipment: Split System

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

Equipment: SEER Rating
13

The SEER (Seasonal Energy Efficiency Ratio)  measures air conditioning and heat pump cooling efficiency, which is calculated by the cooling output for a typical cooling season divided by the total electric energy input during the same time frame. A SEER rating is a maximum efficiency rating, similar to the miles per gallon for your car. Your car might get 28 miles per gallon on the highway, but if youre stuck in city traffic it could be lower. If your air conditioner is 21 SEER, thats its maximum efficiency.

A higher SEER rating means greater energy efficiency. The minimum standard SEER is 13 for air conditioners. Most modern air conditioners have a SEER that ranges from 13 to 21. Its important to remember the efficiency of your system can also depend on the size of your home your current ductwork and other variables.

Air Handler: Temperature Differential
12 Degrees

This is the number of degrees the system is cooling (or heating) the house air. Normal range for this number is 14-24 degrees when operating the system during hot weather, lower when ambient temperatures are lower. When temperature differentials are between 14-24 degrees F, that means your system is working properly. But if temperatures fall outside of that range, it means your AC has some issues and the inspector recommends an evaluation by a qualified HVAC contractor. 

Air Handler: Manufacturer's data plate deteriorated or missing.

A certified HVAC technician should be consulted with as the manufacturer's data plate is deteriorated or missing. Because of this the model, serial #, and age can not be verified.  The unit was functioning properly at the time of inspection.

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
  • R = Recommendations

9 - Plumbing

IN NI NP R
9.1 General X
9.2 Supply Lines X
9.3 Drain and Waste X
9.4 Fuel Storage & Distribution Systems X
General: Drain Pipe
PVC
General: Location of Main Water Supply Shut Off Valve
Basement right interior wall
General: Service Pipe to house
Copper
General: Visible Interior Supply piping
Copper
General: Visible Vent Pipe Material
PVC
General: Visible Waste Pipe Material
PVC
General: Water Source
Public Water
Fuel Storage & Distribution Systems: Gas Distribution Piping
Black pipe
Fuel Storage & Distribution Systems: Main Fuel Gas Shut-off Location
Gas Meter
General: Plumbing In Walls

As is typical of most buildings, the majority of the supply piping, drain, waste and vent pipes were not visible due to wall, ceiling and floor coverings.  Basically concealed from view.  Where the plumbing pipes were visible the inspectors observations and discrepancies were noted.  

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
  • R = Recommendations

10 - Water Heater

IN NI NP R
10.1 Water Heater X
Water Heater: Capacity
50
Water Heater: Energy Source
Electric
Water Heater: Estimated Age
7 Years
Water Heater: Location
Basement
Water Heater: Manufacturer
State
Water Heater: Model #
ES652DORT 210
Water Heater: Serial #
1251A021164
Water Heater: Type
Tank
Water Heater: Pictures of Unit
Water Heater: Water Temperature
111 Degrees

The following items are not included in this inspection: solar water heating systems; circulation systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations

11 - Kitchen

IN NI NP R
11.1 Cabinets X
11.2 Countertops-Backsplash X
11.3 Exhaust Fan X
11.4 Flooring X
11.5 Sink X
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations

12 - Appliances

IN NI NP R
12.1 General X
12.2 Dishwasher X
12.3 Garbage Disposal X
12.4 Hood/Vent X X
12.5 Microwave X
12.6 Range-Cooktop-Oven X
12.7 Refrigerator X
General: Dishwasher
Frigidaire
General: Disposer
Badger
General: Microwave
Not Present or Not Built-in
General: Oven
Frigidaire
General: Refrigerator
Frigidaire
General: Stove
Frigidaire
Range-Cooktop-Oven: Normal operation

The heating elements for the oven and stove top functioned as expected.

Dishwasher: Dishwasher Operation
The dishwasher is functional and operated as expected. The unit was operated through a complete cycle. No operational discrepancies were noted.
Garbage Disposal: Normal operation
The unit is functional as expected. The unit was turned on briefly and operated as expected and appears to be in functional condition.
1) The chopping was no nosier that typically expected.
2) The rubber splashguard was in reasonable condition.
3) No leaks were found.
General: Appliance Inspection

Appliances only tested for operation, working or not.  Quality or the extent of operation is not part of testing or inspection.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
12.4.1 - Hood/Vent

Vents in Kitchen

The kitchen contains a re-circulating range hood. This type of hood does not actually "exhaust", but moves approximately 40 CFM of air through a filter and returns it to the kitchen. Recommend filters be replaced periodically per manufacturers instructions.  

Hardhat General Contractor

13 - Bathrooms

IN NI NP R
13.1 Bathtub X X
13.2 Cabinets X
13.3 Exhaust Fan X
13.4 Flooring X
13.5 Shower X
13.6 Sink/countertop X
13.7 Toilets X
13.8 Wall X
Wall: Shower/Tub Area
Ceramic/Plastic, Fiberglass
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations
$
Credit
Comment
13.1.1 - Bathtub

Faucet leaks on
Bathroom 2nd Floor

One or more faucets leak by handle(s) or at their base when turned on. A qualified plumber should evaluate and repair as necessary.
Pipes Plumbing Contractor

14 - Garage

IN NI NP R
14.1 Interior-Exterior doors-Windows X
  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations

15 - Attic

IN NI NP R
15.1 General X
15.2 Attic Access X
15.3 Insulation X
15.4 Ventilation X X
General: Ceiling Joists
Wood
General: Chimney Chase
Not Visible
General: Flooring
None
General: Inspection Method
Viewed from access
General: Roof Structure
Trusses, Wood
General: Sheathing
OSB
Attic Access : Attic Access
Hatch
Insulation: Insulation Depth
R30
Insulation: Insulation Material
Fiberglass loose
Ventilation: At the time of inspection the attic ventilation appeared to be adequate:
Yes

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
  • R = Recommendations
$
Credit
Comment
15.1.1 - General

Bee/wasp nest
2nd Floor knee wall storage

One or more hornet, bee and/or wasp nests were found. These can pose a safety hazard. Nest(s) should be removed as necessary.
Pest control Pest Control Pro
$
Credit
Comment
15.4.1 - Ventilation

Gable vent damage

One or more gable end vents were damaged or significantly deteriorated. This can result in bird, vermin and/or water intrusion. Recommend that a qualified person repair or replace gable end vents as necessary.
Hardhat General Contractor

16 - Laundry

IN NI NP R
16.1 General X
General: Laundry Sink
Present
General: Appliances not installed

Neither the washer or the dryer was installed at the time of inspection.

LAUNDRY EQUIPMENT:
Cautionary Statement; We normally operate on-site laundry equipment. Washers and dryers have special safety concerns to owners. During our inspection, we attempt to check the utility connections, supply of hot and cold water, grounded electrical receptacles and some safety devices. During our inspection we endeavor to verify that the equipments operates properly, however we do NOT verify the proper operation of ALL safety devices and other built in safe guards. This is a job for an appliance specialist.

Please be aware that with any appliance being used everyday, owners often forget, or over look the potential hazards that are present in these day-to-day helpmates. All laundry equipment operates both with electricity and high speed motors and rotating drums. Because of the combination of water and electricity along with high-speed rotation, all laundry equipment should be respected. PLEASE SECURE ALL OPERATION AND MAINTENANCE MANUALS FROM PRESENT OWNERS OR THE MANUFACTURERS. Virtually all manufacturers have this consumers information available to you-contact the respective manufacturer.

Please instruct all children that these appliances are potentially hazardous and they should not be played with, nor should anyone under any circumstances, place a hand inside any operating laundry equipment.

LIMITATIONS OF APPLIANCES INSPECTION:

As we discussed and is described in your inspection contract, this is a visual limited in scope by (but not restricted to) the following conditions.

Thermostats, timers and other specialized features and controls are not tested.

The temperature calibration, functionality of timers, effectiveness, efficiency and overall performance of appliances is outside the scope of this inspection.

Please refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • R = Recommendations