Home is fully occupied which limited access to some windows and receptacles as well as limited the ability to identify potential cosmetic defects.
Home is fully occupied which limited access to some windows and receptacles as well as limited the ability to identify potential cosmetic defects.
|2.2||Roof Drainage Systems||X||X|
|2.4||Skylights, Chimneys & Other Roof Penetrations||X|
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.
One shingle was observed to be raised on the front, right side of the second story.
Overall roof appears to be in functional condition and no signs of failure were observed at the time of inspection from either the exterior or the attic area. There was a significant amount of granules from the shingles in the gutters. The roof may be nearing the end of it's useful life. The client should monitor the roof to ensure it continues to shed water properly, and consider budgeting for a new roof in the next few years. It is recommended that the client consult a roofing professional to determine the remaining life expectancy of the current roof covering.
Debris has accumulated in the gutters, primarily on right side of home near trees. Recommend cleaning to facilitate water flow.
Here is a DIY resource for cleaning your gutters.
Downspouts drain to underground system and out to curb. For at least three downspouts, the connection to the underground discharge system is damaged. Two (first three photos) have minor damage. Another, left front of home, is not connected at all allowing water to build up around the foundation which could cause water penetration into the building envelope, potentially causing foundation damage if not corrected. This downspout, shown in the third and fourth picture requires immediate attention to prevent damage to the home.
|3.2||Siding, Flashing & Trim||X||X|
|3.4||Decks, Balconies, Porches & Steps||X|
|3.5||Walkways, Patios & Driveways||X||X|
|3.6||Eaves, Soffits & Fascia||X|
|3.7||Vegetation, Grading, Drainage & Retaining Walls||X|
Note, two styles of siding were observed on the right side of home. It appears one section received new siding at one point, color is close but original home has tradional lap siding while a portion of the home has Dutch lap.
Basement is fully occupied and finished limiting visual inspection of condition of masonry block foundation. No signs of water intrusion were noted at time of inspection. Visual and infrared inspection techniques were used with no defects observed.
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.
Minor cracking was noted at the foundation. This is common as concrete ages and shrinkage surface cracks are normal. Recommend monitoring for more serious shifting/displacement.
Here is an informational article on foundation cracks.
There are signs of algae and/or mildew on the siding. This is a cosmetic issue and is not uncommon especially on shaded portions of the home. Recommend that said areas be washed or cleaned or a regular basis.
Fresh sealant is required for all exterior wall penetrations for electrical, plumbing, venting. Current sealant has deteriorated. Proper sealant will prevent water penetration into the building envelope through the holes required by these systems.
Exterior trim is synthetic product similar to MiraTEC and is damaged where flag attaches to the front of the home. Recommend repair by qualified professional.
Door finish is worn. Recommend refinish and/or paint to maximize service life.
Deck was observed to have general poor construction. The inspector was advised that the current rear porch was planned to be removed and a larger deck will be added and professional built.
The asphalt driveway is in very good condition at the time of inspection with no major cracks and minimal minor cracks. Weed growth was observed between the sidewalk/approach and the driveway. Continued weed growth can damage an asphalt driveway. It is recommended that the current weeds be killed, removed and manged on an ongoing basis to prevent damage to the asphalt driveway. It is recommended that the driveway be sealed by a qualified professional on a regular basis to promote longer life of the driveway.
Tree debris observed on roof. This can cause improper drainage to gutters and downspouts. Recommend clearing debris.
|4.1||Basements & Crawlspaces||X|
|4.2||Vapor Retarders (Crawlspace or Basement)||X|
Finished basement, unable to observe insulation insulation technique and use of vapor barriers.
Exterior foundation walls are concrete block, but due to finished lower levels of home, the inspector was not able to observe the condition of the block wall structure. Likewise, the isnepctor was unable to the construction of the finished walls.
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.
Efflorescence noted on floor near sump pump. This a white, powdery deposit that is consistent with moisture intrusion. This can compromise the soil's ability to support the home structure and/or lead to mold growth. Recommend a qualified contractor identify source or moisture and correct.
Sump pump was very rusty and when testing operation was attempted, pump would not respond and float switch was inoperable at the time of inspection. Recommend qualified plumber evaluate and repair.
|5.1||Service Entrance Conductors||X|
|5.2||Main & Subpanels, Service & Grounding, Main Overcurrent Device||X|
|5.3||Branch Wiring Circuits, Breakers & Fuses||X|
Service panel is Square D, 200 amp service. Panel cover removed and no wiring defects were observed at the time of the inspection. There was an extra breaker stored within the service panel. The service panel should be clean and not used for any type of storage.
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.
|6.2||GFCI & AFCI||X|
|6.5||Walls and Ceiling||X||X|
|6.6||Water Supply, Distribution Systems & Fixtures||X|
|6.8||Lighting Fixtures, Switches & Receptacles||X||X|
Samsung Microwave also serves as exhaust fan. Microwave was not tested.
Homeowner was washing dishes at time of inspection. No defects were observed at time of inspection.
GE refrigerator was tested with infrared thermometer and was properly cooling refrigerator and freezer at time of inspection.
Kitchen Aid oven/range was observed to operate correctly at time of inspection. All burners were tested, both upper and lower ovens were tested and all heated properly at time of inspection.
10.1 The inspector shall inspect: F. installed ovens, ranges, surface cooking appliances, microwave ovens, dishwashing machines, and food waste grinders by using normal operating controls to activate the primary function. 10.2 The inspector is NOT required to inspect: G. installed and free-standing kitchen and laundry appliances not listed in Section 10.1.F. H. appliance thermostats including their calibration, adequacy of heating elements, self cleaning oven cycles, indicator lights, door seals, timers, clocks, timed features, and other specialized features of the appliance. I. operate, or con rm the operation of every control and feature of an inspected appliance.
Drywall patch in ceiling. This may have been from previous light fixture. Infrared camera was used to see if there was potential moisture around repair and none was detected at time of inspection. This appears to e a cosmetic defect.
Light escutcheon is improperly installed. It appears some sort of sealant has been used to try to secure to the ceiling. Recommend repair by qualified professional.
|7.7||Lighting Fixtures, Switches & Receptacles||X|
|7.8||GFCI & AFCI||X|
|7.10||Carbon Monoxide Detectors||X|
|8.3||GFCI & AFCI||X|
|8.4||Water Supply, Distribution Systems & Fixtures||X||X|
|8.5||Lighting Fixtures, Switches & Receptacles||X|
|8.6||Wall and Ceilings||X||X|
Drain stops missing in master bath sinks.Recommend repair by qualified plumbing professional.
Corner joint between wall and ceiling is separating. No signs of external moisture were observed at the time of the inspection and bath exhaust fan functioned properly. Recommend repair by qualified drywall contractor.
|9.7||Lighting Fixtures, Switches & Receptacles||X|
|9.8||GFCI & AFCI||X|
|9.10||Carbon Monoxide Detectors||X|
One or more windows appears to have general damage, but are marginally operational. Recommend a window professional clean, lubricate & adjust as necessary. Note screen is damaged for this window as well.
Wall had damage from door knob. Recommend installation of door stop and wall repair by a qualified handyman or drywall contractor repair.
|10.7||Lighting Fixtures, Switches & Receptacles||X|
|10.9||Carbon Monoxide Detectors||X|
One or more windows appears to have general damage, but are operational. This window is misaligned with fixed pane and inconsistently aligns for latching. Recommend a window professional clean, lubricate & adjust as necessary.
|11.7||Lighting Fixtures, Switches & Receptacles||X|
|11.9||Carbon Monoxide Detectors||X|
|12.6||Lighting Fixtures, Switches & Receptacles||X|
|12.8||Carbon Monoxide Detectors||X|
Loose hinges can cause door to stick or eventually fall out of place. Recommend handyman tighten hinges.
Here is a DIY article on fixing loose hinges.
|13.2||Water Supply, Distribution Systems & Fixtures||X||X|
|13.3||Lighting Fixtures, Switches & Receptacles||X|
|13.4||GFCI & AFCI||X|
Drain stop was broken for tub. Recommend repair by qualified handyman or plumber.
Drain stop was missing for bathroom sink. Recommend repair by qualified handyman or plumber.
|14.2||Water Supply, Distribution Systems & Fixtures||X|
|14.3||Lighting Fixtures, Switches & Receptacles||X|
|14.4||GFCI & AFCI||X|
|15.2||Water Supply, Distribution Systems & Fixtures||X|
|15.3||Lighting Fixtures, Switches & Receptacles||X|
|15.4||GFCI & AFCI||X|
|16.6||Lighting Fixtures, Switches & Receptacles||X|
Laminate floor joint is not secure causing floor panel to rise. This may cause the flooring to become damaged prematurely. Recommend repair and correction by qualified flooring contractor
|17.6||Lighting Fixtures, Switches & Receptacles||X|
Gas fireplace was ignited by wall swith and operated.
Corner joint between adjoining walls is separating. No signs of external moisture were observed at the time of the inspection. Recommend repair by qualified drywall contractor.
|18.8||Lighting Fixtures, Switches & Receptacles||X|
|18.9||GFCI & AFCI||X|
|19.1||Main Water Shut-off Device||X|
|19.2||Drain, Waste, & Vent Systems||X|
|19.3||Hot Water Systems, Controls, Flues & Vents||X|
|19.4||Fuel Storage & Distribution Systems||X|
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.
The Bryant A/C system is original to the house. There is damage to the fins, presumably from the lawn mower. The air conditioning system was operating at the time of the inspection and was effectively cooling the home. Cooler air was objectively tested with infrared thermometer.
AFUE (Annual fuel utilization efficiency) is a metric used to measure furnace efficiency in converting fuel to energy. A higher AFUE rating means greater energy efficiency. 90% or higher meets the Department of Energy's Energy Star program standard.
|21.2||Vents, Flues & Chimneys||X|
|21.4||Steps, Stairways & Railings||X|
|21.5||Countertops & Cabinets||X|
Plumbing vent is only roof penetration.
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.
R30 Insulation, average depth is 8 inches.
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.
An exhaust vent from one of the bathrooms is vented to the right side of the home. The client observed a bird exiting the vent at the time of his first visit to the home. The exterior vent cover has recently been replaced. Bird residue is present on the roof confirming the presence of bird activity at this location. The vent duct is damaged at the point of connection, presumably from bird activity, to the exterior vent allowing the vent to discharge into the attic rather than outside. No other bird damage was observed at the time of inspection. Recommend repair of the exhaust duct.
|23.3||Walls & Firewalls||X|
|23.5||Garage Door Opener||X|
|23.6||Lighting Fixtures, Switches & Receptacles||X||X|
Garage access limited.
Garage door springs were broken and in need of replacement. Recommend a qualified garage contractor replace. (FYI - no garage door opener installed on this side of garage).