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1234 Main St.
Newtown Square, PA 19073
10/13/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
120
Items Inspected
51
Recommended repair
10
Potential safety hazard

INSPECTION SCOPE & LIMITATIONS


This inspection is based on the Standards of Practice of the American Society of Home Inspectors® . The inspection is subject to the terms and limitations listed in the Home Inspection Authorization and Contract and Scope of Inspection. Exceeding any aspect of the Standards and/or Scope does NOT create a duty to exceed any other aspect of the Standards and/or Scope.

All components designated for inspection in the ASHI Standards of Practice are inspected, except as may be noted in the "Limitations of Inspection" sections within this report. It is the goal of the inspection to put a home buyer in a better position to make a buying decision. Not all improvements will be identified during this inspection. Unexpected repairs should still be anticipated. The inspection should not be considered a guarantee or warranty of any kind.  Please refer to the pre-inspection contract for a full explanation of the scope of the inspection.  Visual Inspection Only

Batten To Beam Inspections, LLC and the inspector assume no liability for damages or the cost of repairs to equipment or buildings. NO warranty is expressed or implied. We reserve the right to revise the report within 48 hours of the inspection.
This non-transferable report is for the sole use of the customer. Batten To beam Inspections, LLC and the inspector assume no liability to third parties in connection with the inspection and Report. Also see our Description of Home Inspection Services and General Home Inspection Information document.


USE OF PHOTOS:
Your report includes many photographs. Some pictures are informational and of a general view, to help you understand where the inspector has been, what was looked at and the condition of the item or area at the time of the inspection. Some of the pictures may be of problem areas, these are to help you better understand what is documented in this report and to help you see areas or items that you normally would not see. Not all problem areas or conditions will be supported with photos. It is our goal to protect the privacy of others while conducting a thorough inspection. Photographs that may breach the privacy of other parties will be locally stored but not transmitted through digital means.


KEY DEFINITIONS:
The following definitions of comment descriptions represent this inspection report. Any recommendations by the inspector suggest a second opinion or further inspection by a qualified contractor. All costs associated with further inspection fees and repair or replacement of item, component or unit should be considered before you purchase the property.

1. Apparent Condition: Systems and components are rated as follows:
ITEMS INSPECTED - The list of items that have been inspected and are in satisfactory condition.
RECOMMENDED REPAIR - Indicates the component may require repair or replacement.
POTENTIAL SAFETY HAZARD - Denotes a condition that is unsafe and in need of prompt attention.

2. Installed systems and components: structural components; exterior; interior; roofing; plumbing; electrical; heating; central air-conditioning (weather permitting); insulation and ventilation.
3. Readily accessible systems and components: only those systems and components where Inspector is not required to remove personal items, furniture, equipment, soil, snow, or other items which obstruct access or visibility.
4. Any component not listed as being deficient in some manner is assumed to be satisfactory.
This categorization is the opinion of the inspector and is based on what was observed at the time of inspection. It is not intended to imply that items documented in any one category are not in need of correction. Maintenance items or latent defects left unrepaired can soon become significant defects. It should be considered very likely there will be other issues you personally may consider deficient, and you should add these as desired. There may also be defects that you feel belong in a different category, and again, you should feel free to consider the importance you believe they hold and act accordingly.
Please review the report in its entirety. It is up to your discretion to interpret its findings and to act accordingly. This report does not offer an opinion as to whom among the parties to this transaction should take responsibility for addressing any of these concerns. As with all aspects of your transaction, you should consult with your Realtor® for further advice regarding the contents of this report. Any repairs should be performed by the applicable licensed and bonded tradesman or qualified professional who will provide copies of all receipts, warranties and applicable permits for any repairs that are carried out.

5.  AHJ - "Authority Having Jurisdiction", typically the local city or township that determines the building codes and practices that are in effect for your location.  examples would include the number and placement of smoke and carbon monoxide alarms.

6.  AQI - "Air Quality Inspection or Air Quality Inspector", a type of inspection and inspector that accesses the quality of the air in the home and methods of improvement.

7.  EGC - "Equipment Ground Connection", the grounding system in homes that supplies a path to ground through either a group ding rod driven into the ground or through a connection to the copper water service supply line into the home.

8. Bonding - The practice of connecting a system to the EGC, example, bonding the metal gas supply lines to the copper plumbing lines.

9. CSST - "Corrugated Stainless Steel Tubing", a type of flexible gas supply tubing that has been implicated in failure and fire from lightening strikes at or near the home.  Most CSST is required to be "bonded" in order to reduce the risks.

LEAD PAINT
The buyer should be aware that homes built prior or near 1978 may contain lead paint.  Lead based paint has not been sold since 1978 and any painting since that time will have covered the older lead based paint applications.  Refer to the EPA web site for information regarding risks associated with lead based paint.

EPA and Lead

COSMETIC CONDITION
The general cosmetic condition is not part of the inspection unless there are obvious defects that effect the property.  Due to the age of the property it is assumed that trim, walls, ceilings, flooring may not be in like new condition.  

ADDITIONS & RENOVATIONS
Addition(s), renovation(s), remodeling or upgrades have occurred since original construction. Permits and inspections would generally have been required by the local government to ensure work according to standard practices of the trade. (The code adoption standards, dates and enforcement differ)  You should request documentation that would include plans and specifications for the work performed, permits, warranties and inspection records. We do not endorse any work improperly performed without the required local government permits and inspections.

Additional Information regarding permits


SANITARY & STORM DRAINAGE
There were no indication of drain flow issues during the inspection, the inspector does run water at showers, tubs and sinks for an extended period of time.  The buyer should be aware that the amount of water drained through the system during the inspection may not have been sufficient to indicate blockage that was not severe.  A video inspection of the lateral drain lines by a licensed plumber trained in sewer inspections would be required for a detailed inspection of the sewer and rain water drainage systems.

The case for sewer inspections

RADON
Radon is an odorless, colorless gas that has been implicated as the second leading cause of lung cancer after smoking.  Your inspection may include radon testing at your request, it is important to know that the test conducted for a real estate transaction is a snap shot over a 48 period of time.  Radon levels fluctuate depending on the weather and seasonal conditions, a long term radon test is recommended even if you have a short term test to evaluate conditions for negotiating with the seller.  Radon remediation systems can cost anywhere from a thousand to over two thousand dollars and the real estate test helps the buyer during the negotiation process. If there is a radon remediation system noted during the inspection, the system will be described and if it is operational, however the effectiveness of the system can only be determined by conducting a radon test.  The EPA recommends having your radon tested every 3 years to evaluate the effectiveness of an installed radon remediation system.  A long term radon test will provide a more accurate assesement of your risks to radon exposure, test kist are readily available at a reason able cost online.  The links below include Pennsylvania's website regarding Radon in the home and where to purchase a long term radon testing kit.

Radon In The Home

Long Term Radon Test Kit


MOLD
The inspection does not include the testing of surface or environmental mold.  The positive identification of mold is only possible by testing, however your inspector will identify visual mold like substances and include location, moisture conditions and recommend methods of moisture control and my discuss further testing and/or remediation if necessary.  The inspection does not include finding and identifying the presence of hidden mold that access would require damage to the property in violation of the ASHI standards of practice.  The testing of mold can become expensive and test data can be inconclusive unless it is done along with an Air Quality Inspection.  Mold and mold spores are everywhere in our environment and a proper assessment of the home will help put testing data in perspective and provide an appropriate course of action.   The most important factor to understand about controlling mold in the home is identifying and removing sources of moisture.  Without moisture, environmental mold spores may not develop into mold colonies.

FLOODING
In some cases, a home has been subject to flooding, flooding from storm/hurricane flood events are known to have high levels of bacteria and potentially harmful substances.  Homes that were flooded should have proper moisture remediation with documentation to ensure the home was properly treated to prevent potential organic growth.  The inspector has no ability to ensure proper reconstruction and remediation measure have been performed.  The buyer should obtain as much information as possible regarding the proper repair of the home prior to closing.


ASBESTOS

Asbestos has been used in building materials and many older homes may have asbestos containing building materials such as insulation, flooring, shingles, siding and fire protection coatings.  Asbestos is not harmful if it not disturbed and any remediation should be attempted under the right conditions and by trained individuals.

CPSC Information regarding Asbestos

This Old House on Asbestos

  

1 - Inspection Details

In Attendance
Client, Client's Agent
Occupancy
Furnished, Occupied
Style
2-Story Duplex
Type of Building
Single Family
Temperature (approximate)
81 Fahrenheit (F)
Direction House is Facing

The home faces Northwest

Weather Conditions
Clear, Humid

2 - Grounds

Sat Mar P NO DCI
2.1 Walkways, Patios & Driveways X
2.2 Decks, Balconies, Porches & Steps X
2.3 Vegetation, Grading, Drainage & Retaining Walls X
Decks, Balconies, Porches & Steps: Material
Concrete, Stone
Vegetation, Grading, Drainage & Retaining Walls: Grading
Negative Grade
Vegetation, Grading, Drainage & Retaining Walls: Retaining Wall Material
Concrete
Vegetation, Grading, Drainage & Retaining Walls: Retaining Wall Condition
“Satisfactory
Walkways, Patios & Driveways: Walkway Material
Concrete

The walkways are in overall satisfactory condition showing typical signs of aging with some cracking, settlement and overgrown vegetation.  The buyer should be aware that the sidewalk along along the street may need to be maintained and possibly, if deemed necessary by local requirements, repaired or replaced.  This may include removal or snow and ice.

Walkways, Patios & Driveways: Driveway Material
At detached garage - rear of property
Concrete

There is not a driveway in the traditional sense.  There is an asphalt alley for access to the garage and a concrete apron, but no driveway parking is provided.  Recommend buyer researches and determines if the homeowner is responsible for the condition of the alley or if there is a local association or city responsibility.

Walkways, Patios & Driveways: Patio Material
Concrete

The patio is in overall satisfactory condition showing signs of repairs and/or repalcement.

Decks, Balconies, Porches & Steps: Appurtenance
Steps, Enclosed Porch, Stoop

There are various appurtenances features at various locations on the property.  They were in satisfactory condition showing only with minor signs of settlement and may have typical cracks.  Recommend monitoring and  prompt repair of deficiencies if and when they develop.

Vegetation, Grading, Drainage & Retaining Walls: Grounds Status
Visible

Seasonally there may be conditions that limit a full visible inspection of this area. While these conditions may limit our capability we will include photographs to document the condition at time of inspection. Should a defect be observed once the conditions change, the photographs will help prove a concealed defect was not fully disclosed.

Decks, Balconies, Porches & Steps: Underside of porch not visible
Front of home

Underside of porch is not visible. The design limits the ability to properly inspect the porch structure.

Section 197-5.4        Site Conditions:
(a)   Home inspectors shall observe and report the following site conditions:
1.   The building perimeter for land grade and water drainage directly adjacent to the foundation;
2.   Trees and vegetation that adversely affect the residential building;
3.   Walkways, steps, driveways, patios and retaining walls.
(b)   Home inspectors are not required to observe and report on the following site conditions:
1.   Fences and privacy walls;
2.   The health and condition of trees, shrubs and other vegetation.

  • Sat = Satisfactory
  • Mar = Marginal
  • P = Poor
  • NO = Not Operational
  • DCI = Deferred Cost Item
Credit
Comment
2.1.1 - Walkways, Patios & Driveways

Walkway Trip Hazard
Public walkway at the street

The Public walkway near home has settled in several locations creating a potential trip hazards.  The buyer should be aware that the sidewalk along along the street may need to be maintained and possibly, if deemed necessary by local requirements, repaired or replaced.  This may include removal or snow and ice.  Recommend repair

Gardening shovel tool shape Concrete Contractor
Credit
Comment
2.1.2 - Walkways, Patios & Driveways

Walkway Typical Cracking - Minor
Public and private walkways

Typical cracks observed on walkways, cracks do not present as a safety hazard. Recommend sealing cracks as needed to prevent further deterioration.

Gardening shovel tool shape Concrete Contractor
Credit
Comment
2.1.3 - Walkways, Patios & Driveways

Missing covers

There are may swing covers at swerve clean-outs and or at access to other services.  Recommend covers to prevent tripping.

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

Patio drainage
SW corner of exterior and basement

There is a surface drain at the patio that drains below grade into the sanitary sewer line in the basement.  There is water seeping into the garage in the area of the drain.  Recommend sweet video inspection to determine if the drain is leaking near the foundation.

Contractor Qualified Professional
Credit
Comment
2.2.1 - Decks, Balconies, Porches & Steps

Damaged railing
Side walkway

Railing on steps is damaged or not secured properly.  This is a potential safety hazard recommend licensed contractor to repair to prevent possible injury.

Hardhat General Contractor
Credit
Comment
2.2.2 - Decks, Balconies, Porches & Steps

Front porch siding damage
Enclosed front porch

The stone front porch has been sided with a concrete Venere that is damaged from spalling of the veneer and stone.  Recommend qualified contractor to repair

Brick Masonry, Concrete, Brick & Stone
Credit
Comment
2.2.3 - Decks, Balconies, Porches & Steps

Porch Roof Support Column
Front porch

There is a roof support column that has moved from settlement over the years.  There is evidence of past repairs and the caulking is dried and cracking around window frames and may be allowing moisture penetration.  Recommend repair of caulking repairs and monitoring.

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

Negative Grading

Grading is sloping towards the home in some areas. This could lead to water intrusion and foundation issues. The patio at the back yard slopes towards the home, there is a storm drain provided which should be kept free of debris to insure proper drainage. 

Here is a helpful article discussing negative grading. 

Yard scissors Landscaping Contractor

3 - Exterior

Sat Mar P NO DCI
3.1 Siding, Flashing & Trim X
3.2 Exterior Windows X
3.3 Exterior Doors X
3.4 Service Entrance Conductors X
3.5 Exterior lighting and receptacles X
3.6 Eaves, Soffits & Fascia X
3.7 Basement windows X
3.8 Exterior foundation X
3.9 Hose Faucets X
3.10 Caulking X
3.11 Vent fan exhaust X
Exterior Doors: Exterior Entry Door
Glass, Wood
Exterior Doors: Screen door/Storm door
Metal, Glass
Exterior Doors: Patio door
Wood, Glass
Exterior lighting and receptacles: Exterior light fixtures
Present, Operable
Eaves, Soffits & Fascia: Soffit Material
Wood
Eaves, Soffits & Fascia: Eaves Material
Wood
Basement windows: Window Type
Single Pane, Wood
Caulking: Caulking
Recommend around windows/doors/masonry ledges/corners/utility”
Vent fan exhaust: Vent Fan Exhaust
Dryer Vent, Visible
Siding, Flashing & Trim: Siding Material
Stone, Cementitious Coating

The siding material protects the structure of the home from damage by weather and exterior conditions.  It is important to maintain the siding including prompt repair of cracking or damaged/missing brick, planking, stucco, vinyl etc.  In the event that stucco siding is installed at one or more areas of the home, a level II inspection may be recommended which includes invasive inspection techniques including moisture probing and core sample.  

Siding, Flashing & Trim: Trim Material
Metal, Wood, Stone

The door(s) and window(s) and exterior walls may be trimmed with wood, metal, brick or stone features.  These areas should be maintained, including repair of cracks and missing sections in order to prevent moisture penetration into the home.

Siding, Flashing & Trim: Flashing Material
Aluminum, Wood

There is flashing metal, wood, metal and/or vinyl that may be used at openings to prevent moisture penetration.  Flashings should be maintained, caulked when required and free of damage, rust and rot.

Exterior Windows: Window Type
Double-hung, Double Pane, Wood, Single Pane, Vinyl, Casement

There are several types of windows, newer double hung vinyl thermal pane and older wood framed single pane casement windows at the porch areas.

Service Entrance Conductors: Electrical Service Conductors
Overhead

The electrical service connection may be supplied above or below ground.  Exterior weather-beards should be maintain and attached properly, sheathing should not be torn and the service line connections from the utility should be wrapped.  Penetration connections into the utility meter box should be weather tight and a proper drip loop should be installed.  The reason for having a drip loop on an electrical service is to allow any rain or moisture, that may make contact with the wires, a place to go away from the weather head and the electrical connection to the utility company's wires. Water or moisture running down the service pipe or running into electrical connection points would spell costly repairs for you in the future.

Exterior lighting and receptacles: Exterior Receptacles
Operable, GFCI Protected, Weatherproof cover

Exterior outlets if present should be installed in a UL approved weather tight housing and be GFCI protected.

Eaves, Soffits & Fascia: Fascia Material
Wood, Metal

Fascia materials, typically wood, vinyl or metal should be maintained, painted, free of damage, rot and corrosion.  Older homes may have wood trim that is covered with aluminum trim.  This is often done because older damaged wood trim may be expensive to replace/repair.

Exterior foundation: Exterior foundation material
Stone

Exterior foundation wall typically are constructed from stone, poured concrete or concrete block and sometimes may be brick.  It is important to maintain the exterior foundation walls which may include repairs of cracks, holes and parge coatings.  Monitor corners and sides for cracking.


Note:  The garage has been converted to interior living space and the garage door was walled with exterior stucco finish.

Section 197-5.6        Exterior:
(a)       Home inspectors shall observe and report on:
1.         All exterior walls and coverings, flashing and trim;
2.         All exterior doors including garage doors and operators;
3.         All attached or adjacent decks, balconies, stoops, steps, porches and railings;
4.         All eaves, soffits and fascias where accessible from the ground level;
5.         All adjacent walkways, patios and driveways on the subject property;
6.         The condition of a representative number of windows.
(b)       Home inspectors are not required to observe and report on the following:
1.         Screening, shutters, awnings and other seasonal accessories;
2.         Fences;
3.         Geological and/or soil conditions;
4.         Recreational facilities;
5.         Out-buildings other than garages and carports;
6.         Tennis courts, jetted tubs, hot tubs, swimming pools, saunas and similar structures that would require specialized knowledge or test equipment;
7.         Erosion control and earth stabilization measures;
8.         The operation of security locks, devices or systems;
9.         The presence of safety-type glass or the integrity of thermal window seals or damaged glass.

  • Sat = Satisfactory
  • Mar = Marginal
  • P = Poor
  • NO = Not Operational
  • DCI = Deferred Cost Item
Credit
Comment
3.1.1 - Siding, Flashing & Trim

Masonry cracks at penetrations and corners
Exterior siding

There were cracks noted of the stone, brick or stucco/cementitious coatings near window/door penetrations and corners, typical hairline cracks may be from shrinkage or minor settlement and/or movement.  Larger cracks May be related to the structural elements (windows etc) of the home, including the weight of renovations of the attic into living space.  While  It is important to repair minor cracks to minimize further damage from moisture, larger cracks and movement should be evaluated by a "Stone" mason specializing in this type of stone structure to review the apparent defect(s) and give cost estimates for repairs/replacement.  There are past repairs that indicate movement has been ongoing.  Recommend further evaluation and repair.

   Note:  basic surface application of mortar is considered a temporary repair, long term repairs involve removing of exhibiting mortar and Re-Pointing the brick or stone.

Brick Masonry Restoration Contractor
Credit
Comment
3.1.2 - Siding, Flashing & Trim

Separating Trim
Second floor exterior wall

There is trim separating from the exterior wall with gaps that may allow moisture to penetrate.  Recommend repair.

Contractor Qualified Professional
Credit
Comment
3.2.1 - Exterior Windows

Cracked glass

One or more windows has cracked glass, recommend qualified contractor to repair.

Window Window Repair and Installation Contractor
Credit
Comment
3.2.2 - Exterior Windows

Painted Shut
Front Porch Windows

One or more windows are painted shut. Recommend windows be restored to functional use.
Window Window Repair and Installation Contractor
Credit
Comment
3.2.3 - Exterior Windows

Peeling paint
Original Wood Framed Windows

Exterior windows have painted components that are peeling and cracked glazing, recommend qualified contractor to perform normal paint maintenance as needed to prevent potential damage.

Paint roller Painting Contractor
Credit
Comment
3.2.4 - Exterior Windows

Deteriorated Caulking
Original wood windows

Caulking around windows is deteriorating recommend qualified contractor to re-caulk to prevent moisture intrusion.

Contractor Qualified Professional
Credit
Comment
3.2.5 - Exterior Windows

Deteriorated Glazing Compound
Original wood windows

Glazing compound used to secure glass panels is deteriorated and many windows recommend qualified contractor to repair as needed

Window Window Repair and Installation Contractor
Credit
Comment
3.4.1 - Service Entrance Conductors

Improper drip loop
2nd floor back exterior wall

The drip loop at the weather head and electrical connection to the utility wires may not be sufficient.  Recommend repair by a qualified electrician

Contractor Qualified Professional
Credit
Comment
3.6.1 - Eaves, Soffits & Fascia

Peeling paint

Peeling paint was observed on exterior surfaces, such as Siding, Trim, Fascia, Soffits, and Eve edges. Recommend qualified contractor to perform normal paint maintenance to prevent moisture damage to these areas.

Paint roller Painting Contractor
Credit
Comment
3.9.1 - Hose Faucets

Not Operational
Garage

Hose faucet in the detached garage was not operational at the time of the inspection.  The valve was frozen at the garage and at the interior basement shut-off valve.  Recommend further evaluation and repair

Pipes Plumbing Contractor
Credit
Comment
3.9.2 - Hose Faucets

Anti-Siphon Device Damaged

The Anti-Siphon device is damaged it leaks when operated, the cause may be a worn poppet or rubber gasket. Either condition allows pressurized water to spray out of the valve when the faucet or sprinkler is on. A leaking anti-siphon valve can still perform the function it was designed for, which is to allow air into the pipe and break the vacuum, but it wastes water.  Recommend repair or replacement.

Contractor Qualified Professional

4 - Roof

Sat Mar P NO DCI
4.1 Coverings X
4.2 Roof Drainage Systems X
4.3 Flashings X
4.4 Skylights, Chimneys & Other Roof Penetrations
Inspection Method
Drone, Roof
Roof Pitch
Steep Slope, Medium Slope, Low Slope
Coverings: Material Approximate Age
5-10 years
Coverings: Material Type
Architectural Asphalt, Roll Asphalt, Rubber (EPDM)
Coverings: Layers of Material
1+
Coverings: Valley Type
Woven
Roof Drainage Systems: Gutter Material
Aluminum, Cast iron, PVC/Plastic
Skylights, Chimneys & Other Roof Penetrations: Skylight Type
None
Skylights, Chimneys & Other Roof Penetrations: Chimney Location
North, Side of home
Skylights, Chimneys & Other Roof Penetrations: Chimney Type
Masonry, Flue liner not visible
Roof Type/Style
Gable, Hip, Combination, Shed

When there are multiple style of roofs and transitions between roofs, the different style and type roofing materials have different warranties and typical lifespans and monitoring/repair needs.  The shed roofs with rolled and/or rubber covering materials rely on roofing sealant which degrades and cracks from exposure to the spun and weather.  These roofs will require more frequent inspection and maintence in order to prevent leaking.

Flashings: Material
Aluminum, Rubber, Asphalt

Roofing sealant, used to seal flat roofs and at penetrations such as chimneys and plumbing vents, or as temporary repairs to other types of roofs requires periodic inspection, reapplication and repairs.  

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.

  • Sat = Satisfactory
  • Mar = Marginal
  • P = Poor
  • NO = Not Operational
  • DCI = Deferred Cost Item
Credit
Comment
4.1.1 - Coverings

Ponding
Mud room roof

Observed ponding in one or more areas of roof. Ponding can lead to accelerated erosion and deterioration. Recommend a qualified roofing contractor evaluate and repair. 

Roof Roofing Professional
Credit
Comment
4.1.2 - Coverings

Tar Covered Seams/Penetrations
Shed/flat roofs

Seams and penetrations through rolled roofing area have been tar covered. Ongoing maintenance may be necessary to prevent moisture intrusion.

Roof Roofing Professional
Credit
Comment
4.2.1 - Roof Drainage Systems

Downspout Damaged
Southwest exterior wall

Their are two downspouts with holes and cracks including evidence of leaking near the foundation.  Excessive moisture at the foundation over long periods  may cause settlement and/or moisture in the basment.  Recommend repair.

Gutter cleaning icon Gutter Contractor
Credit
Comment
4.2.2 - Roof Drainage Systems

Downspout extension insufficient
Garage SW corner

One or more downspout extensions are of insufficient length and slope to minimize ground water at the foundation.  Extension should be 5-8 in length and a sufficient slope to prevent found water from seeping at the foundation walls.  Recommend repair.

Contractor Qualified Professional
Credit
Comment
4.2.3 - Roof Drainage Systems

Sub-surface drainage clogged

There is a sub surface downspout drain that is clogged.  Water from the downspout may be causing damage to the northwest corner of the garage.  Recommend repair or downspout extension to minimize groundwater atnthe foundation.

Contractor Qualified Professional
Credit
Comment
4.4.1 - Skylights, Chimneys & Other Roof Penetrations

Chimney Cap Missing

Chimney cap was not observed or is improper. This is important to protect from moisture intrusion and protect the chimney. Recommend a qualified roofer or chimney expert install.

Roof Roofing Professional
Credit
Comment
4.4.2 - Skylights, Chimneys & Other Roof Penetrations

Chimney Repoint Needed
North face of chimney

Joints in the masonry have deteriorated and should be repointed. (Repointing is the restoration of the mortar joints in the masonry).

Fireplace Chimney Repair Contractor
Credit
Comment
4.4.3 - Skylights, Chimneys & Other Roof Penetrations

Chimney crown is cracked

There is cracking at the chimney crown.  A cracked chimney crown may allow moisture into the chimney chase and could result in further damage to the chimney.  Recommend repair.

Contractor Qualified Professional

5 - Garage

Sat Mar P NO DCI
5.1 Garage Roof Coverings X
5.2 Roof Drainage Systems X
5.3 Siding, Trim, Fascia, Soffit, Eaves X
5.4 Exterior Windows X
5.5 Floor X
5.6 Walls & Firewalls X
5.7 Garage Electrical X
5.8 Occupant Door (From garage to inside of home)
5.9 Ceiling X
5.10 Garage Overhead Door X
5.11 Garage Door Opener X
5.12 Manual door X
Garage Type
Detached, 2-Car
Inspection Method
Ground, Drone
Roof Pitch
Medium Slope
Roof Type/Style
Gable
Garage Roof Coverings: Material Approximate Age
5-10 years
Garage Roof Coverings: Material Type
Architectural Asphalt
Garage Roof Coverings: Layers of Material
1+
Garage Roof Coverings: Valley Type
None
Roof Drainage Systems: Gutter Material
Aluminum
Siding, Trim, Fascia, Soffit, Eaves: Siding Material
Stone
Siding, Trim, Fascia, Soffit, Eaves: Trim Material
Wood, Metal
Siding, Trim, Fascia, Soffit, Eaves: Eaves Material
Wood
Siding, Trim, Fascia, Soffit, Eaves: Fascia Material
Wood, Metal
Siding, Trim, Fascia, Soffit, Eaves: Soffit Material
Wood
Exterior Windows: Window Type
Double-hung, Double Pane
Floor: Floor Material
Concrete
Walls & Firewalls: Wall Material
Masonry
Garage Electrical: Electrical components present
Not Functional
Garage Electrical: GFCI Protected receptacles
No
Garage Electrical: Handyman/Extension cord wiring
Yes
Garage Electrical: Receptacles Open Ground/Reverse Polarity
No
Occupant Door (From garage to inside of home): Occupant door not present
N/A
Garage Overhead Door: Material
Wood
Garage Overhead Door: Type
Roll-Up
Garage Door Opener: Overhead door opener
Present, Not Operable
Manual door: Man door
Present
Garage Door Opener: Garage Door opener Not Tested

There was no power to the garage and the garage door opener could not be tested.

Garage Door Opener: Safety Sensors not tested

There are safety sensor installed, however they could not be tested for proper operation.  there was no power to the garage.

  • Sat = Satisfactory
  • Mar = Marginal
  • P = Poor
  • NO = Not Operational
  • DCI = Deferred Cost Item
Credit
Comment
5.3.1 - Siding, Trim, Fascia, Soffit, Eaves

Masonry cracks - minor

There were typical masonry cracks noted at the garage exterior walls, cracks are minor at this time.  Recommend monitoring.

Wrench DIY
Credit
Comment
5.6.1 - Walls & Firewalls

Parge coating, spalling, cracks and past repairs

The parge coating of the interior garage walls was parge coated.  The coating is spalled and cracked in some areas and there is evidence of past repairs.  The spalling and cracks appear to be primarily cosmetic in nature at this time. recommend monitoring the cracks and repair, spalling may continue and eventually compromise the wall structure

Contractor Qualified Professional
Credit
Comment
5.7.1 - Garage Electrical

Garage Power Not Operational
Garage - Detached

Circuits to garage were not functioning at the time of inspection. Recommend licensed electrician to further evaluate and repair as needed.

Electric Electrical Contractor
Credit
Comment
5.7.2 - Garage Electrical

No GFCI Outlets

There were no GFCI outlets observed in the garage.  GFCI outlets are required in garages under current new construction standards and for permitted remodels.  GFCI outlets are recommended for safety.

Contractor Qualified Professional
Credit
Comment
5.7.3 - Garage Electrical

Wall outlets not installed properly

There were wall outlets that were not installed properly, wires were hanging and box was laying on a counter.  Recommend repair

Contractor Qualified Professional
Credit
Comment
5.9.1 - Ceiling

Ceiling is cracking and spalling.

The ceiling of the garage are is cracking and spalled in some areas.  There is a storage area above, however no living spaces and the fire separation nature of the ceiling may not be necessary, recommend consulting local AHJ requirements and repair/replace per recommendations.

Contractor Qualified Professional

6 - Kitchen

Sat Mar P NO DCI
6.1 Doors
6.2 Windows X
6.3 Floors X
6.4 Walls and Ceilings X
6.5 Heating/Cooling Source X
6.6 Plumbing Components X
6.7 Countertops & Cabinets X
6.8 Electrical Components X
6.9 Refrigerator X
6.10 Range/Oven/Cooktop X
6.11 Garbage Disposal X
6.12 Dishwasher X
6.13 Built-in Microwave
Doors: Door Type/Material
None
Windows: Window Type
Double-hung, Thermal
Windows: Window Material
Vinyl
Floors: Floor Coverings
Hardwood
Walls and Ceilings: Wall Material
Drywall, Plaster
Walls and Ceilings: Ceiling Material
Plaster, Drywall
Heating/Cooling Source: Heating/Cooling Source
Present
Countertops & Cabinets: Countertop Material
Granite
Countertops & Cabinets: Cabinetry
Wood
Electrical Components: GFCI/AFCI Protected Receptacles
Not Present
Refrigerator: Brand
GE
Range/Oven/Cooktop: Operational
Yes
Range/Oven/Cooktop: Range/Oven Energy Source
Gas
Range/Oven/Cooktop: Range/Oven Brand
IKEA
Range/Oven/Cooktop: Exhaust Hood Type
None
Garbage Disposal: Operational
Yes
Dishwasher: Operational
Yes
Dishwasher: Brand
HotPoint
Built-in Microwave: Operational
Not Present
Appliances
Present

Appliances are inspected for function only, Quality or extent of operation is not within the scope of the Standards of Practice. No guarantee or warranty is offered or implied.

Refrigerator: Operational
Yes

The refrigerator may have a built-in or external water filter, the filters typical recommended replacement is every 6 months.  Recommend asking seller the last time the filter was replaced and following manufacture replacement recommendations.

  • Sat = Satisfactory
  • Mar = Marginal
  • P = Poor
  • NO = Not Operational
  • DCI = Deferred Cost Item
Credit
Comment
6.7.1 - Countertops & Cabinets

Poor/Missing Caulk

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

Here is a helpful DIY video on caulking gaps. 

Wrench DIY
Credit
Comment
6.8.1 - Electrical Components

Kitchen electrical receptacles not to current standards

Kitchen electrical receptacles do not meet current safety standards. Recommend licensed electrician to repair to current standards to prevent possible injury.

Electric Electrical Contractor
Credit
Comment
6.9.1 - Refrigerator

Ice Maker Not Producing Ice

The ice maker did not appear to be producing ice at the time of the inspection.  Recommend evaluation and repair by a 

Contractor Qualified Professional

7 - Common Rooms

Sat Mar P NO DCI
7.1 Doors X
7.2 Windows X
7.3 Floors X
7.4 Walls and Ceilings X
7.5 Heating/Cooling Source X
7.6 Electrical components X
Common Room Types
Living Room, Dinning Room, Mud room, Sunroom
Living Room Location
Ist floor - front of interior
Dining Room Location
1st floor - middle of interior
Sunroom Location
Main floor at front of home
Doors: Door Type/Material
Solid core
Windows: Window Type
Double-hung, Thermal, Single Pane, Casement
Windows: Window Material
Vinyl, Wood
Floors: Floor Coverings
Hardwood, Tile
Walls and Ceilings: Wall Material
Drywall, Plaster
Walls and Ceilings: Ceiling Material
Drywall, Plaster
Heating/Cooling Source: Heating/Cooling Source
Present
Electrical components: Ceiling Fan
None
Electrical components: Receptacles
Yes, Operational
Electrical components: Switches
Operational, Yes
Windows: Damaged windows noted

There are damages to the windows of the sunroom that are noted in the exterior sections of the report.

Section 197-5.12      Interior
(a).      Home inspectors shall:
1.         Observe and report on the material and general condition of walls, ceilings and floors;
2.         Observe and report on steps, stairways and railings;
3.         Observe, operate and report on garage doors, garage door safety devices and garage door operators;
4.         Where visible and readily accessible, observe and report on the bath and/or kitchen vent fan ducting to determine if it exhausts to the exterior of the residential building;
5.         Observe, operate and report on a representative number of primary windows and interior doors;
6.         Observe and report on visible signs of water penetration.
(b).      Home inspectors are not required to:
1.         Ignite fires in a fireplace or stove to determine the adequacy of draft, perform a chimney smoke test or observe any solid fuel device in use;
2.         Evaluate the installation or adequacy of inserts, wood burning stoves or other modifications to a fireplace, stove or chimney;
3.         Determine clearance to combustibles in concealed areas;
4.         Observe and report on paint, wallpaper or other finish treatments;
5.         Observe and report on window treatments;
6.         Observe and report on central vacuum systems;
7.         Observe and report on household appliances;
8.         Observe and report on recreational facilities;
9.         Observe and report on lifts, elevators, dumbwaiters or similar devices.

  • Sat = Satisfactory
  • Mar = Marginal
  • P = Poor
  • NO = Not Operational
  • DCI = Deferred Cost Item
Credit
Comment
7.3.1 - Floors

Wood Floor damage

The there was substantial damage noted to wood floors where the original radiators were installed in the home.  Damages include severe discoloring and rotted damaged wood.  Recommend evaluation and repair by a wood flooring contractor.

Contractor Qualified Professional

8 - Fireplaces

Sat Mar P NO DCI
8.1 Fireplace X
Fireplace: Fireplace Location
Living room
Fireplace: Type of Fireplace
Masonry chimney
Fireplace: Hearth Extension Area
Improper/Safety Hazard
Fireplace: Damper
N/A
Fireplace: Fireplace Doors
Not Present
Fireplace: Level II Chimney Inspection
Living room
Recommend Level II Inspection

NFPA 211 15.4.1 9(3) States the requirement for a level II chimney inspection shall be performed for sale or transfer of the property. A level II chimney inspection will incorporate the use of a video camera system to inspect the chimney components. Potential defects may be concealed without the use of a level II chimney inspection. It is our recommendation that any wood burning fireplace be inspected by a Licensed Level II chimney inspection contractor. Click link below for more information regarding this topic.

NFPA 211 codes and standards

Section 197-5.14      Fireplaces
(a).      Home inspectors shall:
1.         Observe and report on visible and accessible system components;
2.         Observe and report on visible and accessible chimneys and vents;
3.         Observe and report on chimney caps;
4.         Observe and report on fireplaces and solid fuel burning appliances;
5.         Observe and report on chimneys;
6.         Observe, operate and report on accessible fireplace dampers.
(b).      Home inspectors are not required to:
1.         Observe and report on the interiors of flues or chimneys;
2.         Observe and report on fire screens and doors;
3.         Observe and report on automatic fuel feed devices;
4.         Observe and report on mantles and fireplace surrounds;
5.         Observe and report on combustion make-up air devices;
6.         Observe and report on heat distribution assists;
7.         Ignite or extinguish fires;
8.         Determine draft characteristics;
9.         Move fireplace inserts and stoves or firebox contents.

  • Sat = Satisfactory
  • Mar = Marginal
  • P = Poor
  • NO = Not Operational
  • DCI = Deferred Cost Item
Credit
Comment
8.1.1 - Fireplace

Fireplace Out Of Service
Living room

The fireplace appears to be out of service, there was a statement to that effect in the sellers disclosure according to the buyers realtor.  There was no damper observed kin the hearth and there is a metal cover installed at the flue opening.  The type and condition of the flue was not determined and the hearth extension does not appear appropriate for a wood burning fire place.  Buyer should be aware that in order to use the fireplace, a level II inspection of the hearth, flue and fore safety features should be conducted and any suggested repairs or modifications by the inspector should be performed before use.

Contractor Qualified Professional

9 - Miscellaneous Interior Areas

Sat Mar P NO DCI
9.1 Hall/Closet Doors X
9.2 Floors X
9.3 Windows X
9.4 Walls and Ceilings X
9.5 Electrical components X
9.6 Steps, Stairways & Railings X
9.7 Interior Countertops & Cabinets
9.8 Smoke and CO Detectors X
Hall/Closet Doors: Door Type/Material
Solid core
Floors: Floor Coverings
Hardwood, Tile
Windows: Window Type
Double-hung, Thermal
Windows: Window Material
Vinyl
Walls and Ceilings: Wall Material
Drywall, Plaster
Walls and Ceilings: Ceiling Material
Plaster, Drywall
Electrical components: Ceiling Fan
None
Electrical components: Receptacles
Yes, Operational
Electrical components: Switches
Yes, Operational
Interior Countertops & Cabinets: Countertop Material
NONE
Interior Countertops & Cabinets: Cabinetry
None
Steps, Stairways & Railings: Leaning Due To Age Of Home

The stairways lean slightly due to sagging joists, this is typical for the age and style of the home.  

Smoke and CO Detectors: Smoke detector locations (at time of inspection)
1st Floor, Second Floor

Smoke Detectors are required to be installed in the following locations per current safety standards:

  • 1 Per Bedroom
  • 1 Per level of home
  • Must be sealed Battery type (1JAN2017)

CO Detectors are required to be installed in the following locations per current safety standards:

  • 1 Within 15' of sleeping areas
  • 1 Per level of home
  • Must be sealed Battery type (1JAN2017)

Section 197-5.12      Interior
(a).      Home inspectors shall:
1.         Observe and report on the material and general condition of walls, ceilings and floors;
2.         Observe and report on steps, stairways and railings;
3.         Observe, operate and report on garage doors, garage door safety devices and garage door operators;
4.         Where visible and readily accessible, observe and report on the bath and/or kitchen vent fan ducting to determine if it exhausts to the exterior of the residential building;
5.         Observe, operate and report on a representative number of primary windows and interior doors;
6.         Observe and report on visible signs of water penetration.
(b).      Home inspectors are not required to:
1.         Ignite fires in a fireplace or stove to determine the adequacy of draft, perform a chimney smoke test or observe any solid fuel device in use;
2.         Evaluate the installation or adequacy of inserts, wood burning stoves or other modifications to a fireplace, stove or chimney;
3.         Determine clearance to combustibles in concealed areas;
4.         Observe and report on paint, wallpaper or other finish treatments;
5.         Observe and report on window treatments;
6.         Observe and report on central vacuum systems;
7.         Observe and report on household appliances;
8.         Observe and report on recreational facilities;
9.         Observe and report on lifts, elevators, dumbwaiters or similar devices.

  • Sat = Satisfactory
  • Mar = Marginal
  • P = Poor
  • NO = Not Operational
  • DCI = Deferred Cost Item
Credit
Comment
9.8.1 - Smoke and CO Detectors

Smoke/CO detectors are not installed per current safety standards

Smoke Detectors are required to be installed in the following locations per current safety standards:

  • 1 Per Bedroom
  • 1 Per level of home
  • Must be sealed Battery type (1JAN2017)

CO Detectors are required to be installed in the following locations per current safety standards:

  • 1 Within 15' of sleeping areas
  • 1 Per level of home
  • Must be sealed Battery type (1JAN2017)
Contractor Qualified Professional

10 - 1/2 Bathrooms

Sat Mar P NO DCI
10.1 General X
10.2 Doors X
10.3 Windows X
10.4 Floors X
10.5 Walls and Ceilings X
10.6 Heating/Cooling Source X
10.7 Electrical Components X
10.8 Fixtures Installed X
10.9 Ventilation X
Doors: Door Type/Material
Solid core
Windows: Window Type
Double-hung, Thermal
Windows: Window Material
N/A
Floors: Floor Coverings
Tile
Walls and Ceilings: Wall Material
Plaster
Walls and Ceilings: Ceiling Material
Plaster
Heating/Cooling Source: Heating/Cooling Source
Present
Electrical Components: GFCI/AFCI Protected Receptacles
Present, Tripped when tested
Fixtures Installed: Sink Status
Functional Flow, Functional Drainage
Fixtures Installed: Toilet Status
Operational
Ventilation: Bathroom Ventilation
No Vent Fan
General: Bathroom Type
Basement & 1st floor
1/2 Bathroom

There is a half bathroom under construction in the basement.  The sink and toilet are operation, however there are no walls or flooring.   The half bathroom at the 1st floor is in proper working order.

Section 197-5.8        Plumbing System

(a)       Home inspectors shall observe and report on the following visibly and readily accessible components, systems and conditions:
1.         Interior water supply and distribution systems including fixtures and faucets;
2.         Drain, waste and vent systems;
3.         Water heating equipment and vents and pipes;
4.         Fuel storage and fuel distribution systems and components;
5.         Drainage sumps, sump pumps, ejector pumps and related piping;
6.         Active leaks.

(b)       In inspecting plumbing systems and components, home inspectors shall operate all readily accessible:
1.         Fixtures and faucets;
2.         Domestic hot water systems;
3.         Drain pumps and waste ejectors pumps;
4.         The water supply at random locations for functional flow;
5.         Waste lines from random sinks, tubs and showers for functional drainage;

(c)        Home inspectors are not required to:
1.         Operate any main, branch or fixture valve, except faucets, or to determine water  temperature;
2.         Observe and report on any system that is shut down or secured;
3.         Observe and report on any plumbing component that is not readily accessible;
4.         Observe and report on any exterior plumbing component or system or any underground drainage system;
5.         Observe and report on fire sprinkler systems;
6.         Evaluate the potability of any water supply;
7.         Observe and report on water conditioning equipment including softener and filter systems;
8.         Operate freestanding or built in appliances;
9.         Observe and report on private water supply systems;
10.       Test shower pans, tub and shower surrounds or enclosures for leakage;
11.       Observe and report on gas supply system for materials, installation or leakage;
12.       Evaluate the condition and operation of water wells and related pressure tanks and pumps; the quality or quantity of water from on-site water supplies or the condition and operation of on-site sewage disposal systems such as cesspools, septic tanks, drain fields, related underground piping, conduit, cisterns and equipment;
13.       Observe, operate and report on fixtures and faucets if the flow end of the faucet is connected to an appliance;
14.       Record the location of any visible fuel tank on the inspected property that is not within or directly adjacent to the structure;
15.       Observe and report on any spas, saunas, hot-tubs or jetted tubs;
16.       Observe and report on any solar water heating systems. 

(d).      Home inspections shall describe the water supply, drain, waste and vent piping materials; the water heating equipment including capacity, and the energy source and the location of the main water and main fuel shut-off valves.  In preparing a report, home inspectors shall state whether the water supply and waste disposal systems are a public, private or unknown.

  • Sat = Satisfactory
  • Mar = Marginal
  • P = Poor
  • NO = Not Operational
  • DCI = Deferred Cost Item
Credit
Comment
10.6.1 - Heating/Cooling Source

Heating/Cooling source not observed

A heat source was not observed in this area of the home. Recommend a licensed HVAC technician to further evaluate the Heating/Cooling system to ensure Heating/Cooling is adequate.

Fire HVAC Professional
Credit
Comment
10.7.1 - Electrical Components

Bathroom electrical receptacles not to current standards

Bathroom electrical receptacles do not meet current safety standards. Recommend licensed electrician to repair to current standards to prevent possible injury.

Electric Electrical Contractor
Credit
Comment
10.8.1 - Fixtures Installed

Hot/Cold Supply Line Reversed

The hot and cold lines in the basement half bath area are reversed and not installed at their typical valve location.  The hot water valve is on the right and the cold water line is on the left.

Contractor Qualified Professional

11 - Bathrooms

Sat Mar P NO DCI
11.1 Doors X
11.2 Windows X
11.3 Floors X
11.4 Walls and Ceilings X
11.5 Heating/Cooling Source X
11.6 Electrical Components X
11.7 Fixtures Installed X
11.8 Ventilation X
Bathroom Type
2nd Floor and 3rd floor
Master Bathroom, Full Bathroom
Doors: Door Type/Material
Solid core
Windows: Window Type
Thermal, Double-hung
Windows: Window Material
Vinyl
Floors: Floor Coverings
Tile
Walls and Ceilings: Wall Material
Plaster
Walls and Ceilings: Ceiling Material
Plaster
Heating/Cooling Source: Heating/Cooling Source
Present
Electrical Components: GFCI/AFCI Protected Receptacles
Present
Fixtures Installed: Bath Tub Status
Functional Flow, Functional Drainage
Fixtures Installed: Shower Status
Functional Flow, Functional Drainage
Fixtures Installed: Sink Status
Functional Flow, Functional Drainage
Fixtures Installed: Toilet Status
Operational
Ventilation: Bathroom Ventilation
No vent fan

Section 197-5.8        Plumbing System

(a)       Home inspectors shall observe and report on the following visibly and readily accessible components, systems and conditions:
1.         Interior water supply and distribution systems including fixtures and faucets;
2.         Drain, waste and vent systems;
3.         Water heating equipment and vents and pipes;
4.         Fuel storage and fuel distribution systems and components;
5.         Drainage sumps, sump pumps, ejector pumps and related piping;
6.         Active leaks.

(b)       In inspecting plumbing systems and components, home inspectors shall operate all readily accessible:
1.         Fixtures and faucets;
2.         Domestic hot water systems;
3.         Drain pumps and waste ejectors pumps;
4.         The water supply at random locations for functional flow;
5.         Waste lines from random sinks, tubs and showers for functional drainage;

(c)        Home inspectors are not required to:
1.         Operate any main, branch or fixture valve, except faucets, or to determine water  temperature;
2.         Observe and report on any system that is shut down or secured;
3.         Observe and report on any plumbing component that is not readily accessible;
4.         Observe and report on any exterior plumbing component or system or any underground drainage system;
5.         Observe and report on fire sprinkler systems;
6.         Evaluate the potability of any water supply;
7.         Observe and report on water conditioning equipment including softener and filter systems;
8.         Operate freestanding or built in appliances;
9.         Observe and report on private water supply systems;
10.       Test shower pans, tub and shower surrounds or enclosures for leakage;
11.       Observe and report on gas supply system for materials, installation or leakage;
12.       Evaluate the condition and operation of water wells and related pressure tanks and pumps; the quality or quantity of water from on-site water supplies or the condition and operation of on-site sewage disposal systems such as cesspools, septic tanks, drain fields, related underground piping, conduit, cisterns and equipment;
13.       Observe, operate and report on fixtures and faucets if the flow end of the faucet is connected to an appliance;
14.       Record the location of any visible fuel tank on the inspected property that is not within or directly adjacent to the structure;
15.       Observe and report on any spas, saunas, hot-tubs or jetted tubs;
16.       Observe and report on any solar water heating systems. 

(d).      Home inspections shall describe the water supply, drain, waste and vent piping materials; the water heating equipment including capacity, and the energy source and the location of the main water and main fuel shut-off valves.  In preparing a report, home inspectors shall state whether the water supply and waste disposal systems are a public, private or unknown.

  • Sat = Satisfactory
  • Mar = Marginal
  • P = Poor
  • NO = Not Operational
  • DCI = Deferred Cost Item
Credit
Comment
11.8.1 - Ventilation

Ventilation fan not present

A ventilation fan is not currently installed in bathroom area. Installation of a proper vent fan is recommended to better control moisture and prevent possible moisture damage.

Contractor Qualified Professional

12 - Bedrooms

Sat Mar P NO DCI
12.1 Walls and Ceilings X
12.2 Floors X
12.3 Windows X
12.4 Doors X
12.5 Electrical components X
12.6 Heating/Cooling Source X
12.7 Secondary Egress X
Bedroom Location
2nd and 3rd floors
Smoke Detector
Not Present
Walls and Ceilings: Wall Material
Drywall, Plaster
Walls and Ceilings: Ceiling Material
Plaster, Drywall
Floors: Floor Coverings
Hardwood
Windows: Window Type
Double-hung, Thermal
Windows: Window Material
Vinyl
Doors: Door Type/Material
Solid core
Electrical components: Ceiling Fan
Operational
Electrical components: Receptacles
Yes, Operational
Electrical components: Switches
Yes, Operational
  • Sat = Satisfactory
  • Mar = Marginal
  • P = Poor
  • NO = Not Operational
  • DCI = Deferred Cost Item
Credit
Comment
12.2.1 - Floors

Damage Floor at radiator Sites

The there was substantial damage noted to wood floors where the original radiators were installed in the home.  Damages include severe discoloring and rotted damaged wood.  Recommend evaluation and repair by a wood flooring contractor.

Contractor Qualified Professional

13 - Attic, Insulation & Ventilation

Sat Mar P NO DCI
13.1 Attic Insulation
13.2 Ventilation
13.3 Exhaust Systems
13.4 Structure and Framing
Attic Access Location and Type of Access
None
Inspection Method
No Access
Attic Insulation: R-value
0
Attic Insulation: Insulation Type
Not Visible
Ventilation: Ventilation Type
Not visible
Exhaust Systems: Exhaust Fans Locations
Not Visible
Structure and Framing: Ceiling Joist/Flooring
Not Visible
Structure and Framing: Roof Deck/Sheathing Material
Not visible
Structure and Framing: Roof Structure
Not Visible
Bedroom Conversion

3rd floor has been converted to a full bedroom. Sidewalk attic areas are now closets. No additional attic areas are present.

Not Accessible

Safe access to attic area was not possible at time of inspection. Or was obstructed and not possible to access. Recommend Home Owner provide proper/safe access for re-evaluation.

Structure and Framing: No Visible Access To Attic

The attic space, its condition and its construction was not visible due to the finished 3rd floors rooms with fixed wall and ceiling coverings.

Section 197-5.15   Attics (a).      

Home inspectors shall observe and report on any safe and readily accessible attic space describing: 

  • 1.         The method of observation used; and 
  • 2.         Conditions observed. (b).      

Home inspectors are not required to enter any attic where no walkable floor is present or where entry would, in the opinion of the home inspector, be unsafe.

Section 197-5.13     

 Insulation and Ventilation (a).      Home inspectors shall: 

  • 1.         Observe, describe and report on insulation in accessible, visible unfinished spaces; 
  • 2.         Observe, describe and report on ventilation of accessible attics and foundation areas; 
  • 3.         Observe and report on mechanical ventilation systems in visible accessible areas.

(b).      Home inspectors are not required to:

  • 1.         Disturb insulation; 
  • 2.         Operate mechanical ventilation systems when weather or other conditions are not conducive to safe operation or may damage the equipment. 

  • Sat = Satisfactory
  • Mar = Marginal
  • P = Poor
  • NO = Not Operational
  • DCI = Deferred Cost Item

14 - Laundry Area/Room

Sat Mar P NO DCI
14.1 Laundry Sink X
14.2 Washer/Dryer X
14.3 Electrical Components X
Laundry area ventilation
Yes
Laundry Sink: Laundry Sink
Yes, Functional Flow, Functional Drainage
Washer/Dryer: Dryer Vent location
Wall
Washer/Dryer: Dryer Vent Material
Metal (Flex)
Electrical Components: GFCI/AFCI Protected Receptacles
Present
Washer/Dryer: Dryer Power Source
Gas

Washer and Dryer are not operated as part of a standard home inspection. There are too many variables for proper operation as well as length of time a complete cycle takes to operate these appliances.

  • Sat = Satisfactory
  • Mar = Marginal
  • P = Poor
  • NO = Not Operational
  • DCI = Deferred Cost Item

15 - Basement, Foundation, Crawlspace & Structure

Sat Mar P NO DCI
15.1 Steps, Stairways & Railings X
15.2 Foundation X
15.3 Floor Structure X
15.4 Finished Basement X
Basement or Crawlspace
Basement
Access Location
Basement Stairs
Inspection Performed
In Basement
Insulation
No Insulation Observed
Foundation: Material
Stone, Parge Coating
Floor Structure: Material
Wood Joists, Wood Beams, Sistered Repairs
Floor Structure: Sub-floor
Plank
Floor Structure: Basement/Crawlspace Floor
Concrete
Finished Basement: partially Finished Basement

The basement is partially finished, there is framed walls installed with no wall coverings.  The walls appear Tom have had paneling installed at some point that has been removed.  This may be a result of remodeling or to correct issues that required removal of the wall coverings.  Recommend asking history of the repairs/contraction with seller and if required permits were issued.

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.

  • Sat = Satisfactory
  • Mar = Marginal
  • P = Poor
  • NO = Not Operational
  • DCI = Deferred Cost Item
Credit
Comment
15.1.1 - Steps, Stairways & Railings

No Handrail

Staircase had no handrails. This is a safety hazard. Recommend a qualified handyman install a handrail. 

Wrenches Handyman
Credit
Comment
15.2.1 - Foundation

Foundation Repair

Foundation shows evidence of a previous repair. This may have been a repair of typical shrinkage cracks and spalling of the parge coating. No structural damage was observed.

Mag glass Monitor
Credit
Comment
15.2.2 - Foundation

High Moisture Levels
Basement walls

High levels of moisture were noted in areas of the basement. Recommend monitoring and finding source of moisture intrusion to prevent damage to structure. 

Contractor Qualified Professional
Credit
Comment
15.2.3 - Foundation

Efflorescence

Evidence of efflorescence was observed on foundation blocks. This is an indication of moisture intrusion. Recommend maintaining proper grading, and cleaning gutters to prevent moisture intrusion. Repair as needed to prevent moisture intrusion.

Foundation Foundation Contractor
Credit
Comment
15.3.1 - Floor Structure

Sistered Joists

The were sistered joists (A second joists nailed/bolted to original joist) as repairs to possible termite or moisture damage or to correct sagging joists.  One or more of the sistered juice appears to be separating.  Recommend inspection by a qualified carpenter or contractor to evaluate the repairs make an necessary adjustements.

Contractor Qualified Professional

16 - Plumbing

Sat Mar P NO DCI
16.1 Main Water Shut-off Device X
16.2 Drain, Waste, & Vent Systems X
16.3 Water Supply, Distribution Systems & Fixtures X
16.4 Hot Water Systems, Controls, Flues & Vents X
16.5 Fuel Storage & Distribution Systems X
16.6 Sump Pump
Main Water Shut-off Device: Water Source
Public
Main Water Shut-off Device: Bonding wire present
Yes
Drain, Waste, & Vent Systems: Drain Size
4"
Drain, Waste, & Vent Systems: Material
Cast Iron, PVC
Water Supply, Distribution Systems & Fixtures: Distribution Material
Copper, Pex
Water Supply, Distribution Systems & Fixtures: Distribution piping size
3/4", 1/2"
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Gas
Hot Water Systems, Controls, Flues & Vents: Quantity of Water Heaters
One
Hot Water Systems, Controls, Flues & Vents: Capacity
30 Gallons
Hot Water Systems, Controls, Flues & Vents: Location
Basement
Hot Water Systems, Controls, Flues & Vents: Approximate Age
10-15 Yrs
Hot Water Systems, Controls, Flues & Vents: Exhaust Flue Vent
Proper pitch
Fuel Storage & Distribution Systems: Fuel System Type
Natural Gas
Fuel Storage & Distribution Systems: Fuel Distribution Pipe Material
Black Iron, CSST
Sump Pump: Location
None
Main Water Shut-off Device: Water Meter/Main Disconnect
basement
Yes

The main water disconnect is the location where all water to the home can be turned off. This is helpful to know the location of in an emergency.

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

I recommend flushing & servicing your water heater tank annually for optimal performance. Water temperature should be set to at least 120 degrees F to kill microbes and no higher than 130 degrees F to prevent scalding. 

Here is a nice maintenance guide from Lowe's to help. 

Fuel Storage & Distribution Systems: Main Fuel Disconnect
Basement at Meter

The main fuel disconnect is the location where all fuel to the home can be turned off. This is helpful to know the location of in an emergency.

Sump Pump: No Sump Pump Installed

Home does not have a sump pump.

Section 197-5.8        

Plumbing System (a)       

Home inspectors shall observe and report on the following visibly and readily accessible components, systems and conditions: 

  • 1.         Interior water supply and distribution systems including fixtures and faucets; 
  • 2.         Drain, waste and vent systems; 
  • 3.         Water heating equipment and vents and pipes; 
  • 4.         Fuel storage and fuel distribution systems and components; 
  • 5.         Drainage sumps, sump pumps, ejector pumps and related piping; 
  • 6.         Active leaks. 

(b)       In inspecting plumbing systems and components, home inspectors shall operate all readily accessible: 

  • 1.         Fixtures and faucets; 
  • 2.         Domestic hot water systems; 
  • 3.         Drain pumps and waste ejectors pumps; 
  • 4.         The water supply at random locations for functional flow; 
  • 5.         Waste lines from random sinks, tubs and showers for functional drainage; 

(c)        Home inspectors are not required to: 

  • 1.         Operate any main, branch or fixture valve, except faucets, or to determine water  temperature; 
  • 2.         Observe and report on any system that is shut down or secured; 
  • 3.         Observe and report on any plumbing component that is not readily accessible; 
  • 4.         Observe and report on any exterior plumbing component or system or any underground drainage system; 
  • 5.         Observe and report on fire sprinkler systems; 
  • 6.         Evaluate the potability of any water supply; 
  • 7.         Observe and report on water conditioning equipment including softener and filter systems; 
  • 8.         Operate freestanding or built in appliances; 
  • 9.         Observe and report on private water supply systems; 
  • 10.       Test shower pans, tub and shower surrounds or enclosures for leakage; 
  • 11.       Observe and report on gas supply system for materials, installation or leakage; 
  • 12.       Evaluate the condition and operation of water wells and related pressure tanks and pumps; the quality or quantity of water from on-site water supplies or the condition and operation of on-site sewage disposal systems such as cesspools, septic tanks, drain fields, related underground piping, conduit, cisterns and equipment; 
  • 13.       Observe, operate and report on fixtures and faucets if the flow end of the faucet is connected to an appliance; 
  • 14.       Record the location of any visible fuel tank on the inspected property that is not within or directly adjacent to the structure; 
  • 15.       Observe and report on any spas, saunas, hot-tubs or jetted tubs; 
  • 16.       Observe and report on any solar water heating systems. 

 (d).      Home inspections shall describe the water supply, drain, waste and vent piping materials; the water heating equipment including capacity, and the energy source and the location of the main water and main fuel shut-off valves.  In preparing a report, home inspectors shall state whether the water supply and waste disposal systems are a public, private or unknown.

  • Sat = Satisfactory
  • Mar = Marginal
  • P = Poor
  • NO = Not Operational
  • DCI = Deferred Cost Item
Credit
Comment
16.3.1 - Water Supply, Distribution Systems & Fixtures

Distribution Pipe Leaking
Basement under kitchen area

Distribution pipe was leaking. Recommend a qualified plumber evaluate and repair.
Pipes Plumbing Contractor
Credit
Comment
16.3.2 - Water Supply, Distribution Systems & Fixtures

Corroded Connections & Valves
Basement

Evidence of corrosion was observed on some piping connections. Recommend licensed plumber to repair as needed.

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

Near End of Life

Water heaters have an average life span of 10 years. This water heater has exceeded normal life expectancy, recommend budgeting for replacement.

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

No Expansion Tank

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

Water Heater may be Undersized

The water heater (30 gallon capacity) appears to be undersized for the size of the home.  The typical home of this size would have a 40-50 gallon water heater.  Buyer should be aware that the water heater may not service the typical needs.

Contractor Qualified Professional

17 - Heating and Cooling Systems

Sat Mar P NO DCI
17.1 Heating Equipment X
17.2 Cooling Equipment X
17.3 Operating and Safety Controls X
17.4 Distribution Systems X
17.5 Vents, Flues & Chimneys X
AFU Efficiency Rating
90+%
Heating Equipment: Brand
Rheem, Fujitsu
Heating Equipment: Approximate Age
1-5 yrs
Heating Equipment: Energy Source
Electric, Natural Gas
Heating Equipment: Heat Type
Forced Air
Cooling Equipment: Brand
Rheem, Fujitsu
Cooling Equipment: Approximate Age
1-5 yrs
Cooling Equipment: Energy Source/Type
Electric, Heat Pump
Cooling Equipment: Condenser Unit Location
Outside and side of home
Operating and Safety Controls: Electrical Disconnect Present
Yes
Operating and Safety Controls: Fuel valve present
Yes
Operating and Safety Controls: Safety controls present
Yes
Operating and Safety Controls: ThermoStat Controls
Yes, Digital
Distribution Systems: Forced Air Ductwork
Non-insulated
Distribution Systems: Hydronic/Steam Heat Delivery System
N/A, Asbestos Material
Vents, Flues & Chimneys: Flue Type
High Efficiency PVC
Mini Split Heat Pump System Installed
2nd floor and 3rd floor rooms

The home has a mini-split heat pump system \installed for part of all the of the home.

Section 197-5.10      Heating System
(a).      Home inspectors shall:
1.         Describe the type of fuel, heating equipment and heating distribution system;
2.         Operate the systems using thermostats;
3.         Open readily accessible and operable access panels provided by the manufacturer or installer for routine homeowner maintenance;
4.         Observe and report on the condition of normally operated controls and components of the systems;
5.         Observe and report on visible flue pipes, dampers and related components for functional operation;
6.         Observe and report on the presence of and the condition of a representative number of heat sources in each habitable space of the residential building;
7.         Observe and report on the operation of fixed supplementary heat units;
8.         Observe and report on visible components of vent systems, flues and chimneys;
(b).      Home inspectors are not required to:
1.         Activate or operate the heating systems that do not respond to the thermostats or have been shut down;
2.         Observe, evaluate and report on heat exchangers;
3.         Observe and report on equipment or remove covers or panels that are not readily accessible;
4.         Dismantle any equipment, controls or gauges;
5.         Observe and report on the interior of chimney flues;
6.         Observe and report on heating system accessories, such as humidifiers, air purifiers, motorized dampers and heat reclaimers;
7.         Activate heating, heat pump systems or any other system when ambient temperatures or other circumstances are not conducive to safe operation or may damage the equipment;
8.         Evaluate the type of material contained in insulation and/or wrapping of pipes, ducts, jackets and boilers;
9.         Evaluate the capacity, adequacy or efficiency of a heating or cooling system;
10.       Test or operate gas logs, built-in gas burning appliances, grills, stoves, space heaters or solar heating devices or systems;
11.       Determine clearance to combustibles or adequacy of combustion air;
12.       Test for gas leaks or carbon monoxide;
13.       Observe and report on in-floor and in-ceiling radiant heating systems.

Section 197-5.11      Air Conditioning Systems
(a).      Home inspectors shall:
1.         Observe, describe and report on the type of air conditioning equipment and air conditioning distribution system;
2.         Operate the system using the thermostat;
3.         Open a representative number of readily accessible and operable access panels provided by the manufacturer for routine homeowner maintenance;
4.         Observe and report on the condition of normally operated controls and components of the system.
(b).      Home inspectors are not required to:
1.         Activate or operate air conditioning systems that have been shut down;
2.         Observe and report on gas-fired refrigeration systems, evaporative coolers, or wall or window-mounted air conditioning units;
3.         Check the pressure of the system coolant or determine the presence of leakage;
4.         Evaluate the capacity, efficiency or adequacy of the system;
5.         Operate equipment or systems if exterior temperature is below 65 degrees Fahrenheit or when other circumstances are not conducive to safe operation or may damage equipment;
6.         Remove covers or panels that are not readily accessible or that are not part of routine homeowner maintenance;
7.         Dismantle any equipment, controls or gauges;
8.         Check the electrical current drawn by the unit;
9.         Observe and report on electronic air filters.

  • Sat = Satisfactory
  • Mar = Marginal
  • P = Poor
  • NO = Not Operational
  • DCI = Deferred Cost Item
Credit
Comment
17.2.1 - Cooling Equipment

Transfer Of warranties

The AC condenser and coil have been replaced within the last 2-3 years.  Recommend buyer requests product and installation warranty and warranty transfer information prior to close of the sale of the home.

Contractor Qualified Professional
Credit
Comment
17.2.2 - Cooling Equipment

Condensate Drain line improper

The Condensate drain from the condensate drain sump pump is improperly installed including one or more of;  line terminated below sink lip, no trap, no vent.  (See attached). Recommend repair.

Contractor Qualified Professional
Credit
Comment
17.2.3 - Cooling Equipment

Condensate Drain Line improper location

The condensate drain line for one of the mini-split interior units is draining onto the roof.  Continued water on the shingles may cause damage to the shingles and the siding.  Recommend repair

Contractor Qualified Professional
Credit
Comment
17.4.1 - Distribution Systems

Asbestos wrapping

Asbestos like material was observed on heating system duct/piping. Recommend licensed contractor to encapsulate/remediate to prevent possible health hazards. For more information check out this link, Asbestos Insulation Encapsulation


     Note:  The is some of the original hydronic (boiler) pipe distribution system installed but not in use.  Some sections of pipe are covered in insulation that typically would contain asbestos.  The removal of the suspect insulation should be done by an approved remedial contractor.

Mold Environmental Contractor

18 - Electrical

Sat Mar P NO DCI
18.1 Main & Subpanels, Service & Grounding, Main Overcurrent Device X
18.2 Branch Wiring Circuits, Breakers & Fuses X
18.3 Lighting Fixtures, Switches & Receptacles X
18.4 GFCI & AFCI X
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub Electrical Panel
N/A
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
100 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Branch Wiring Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP
Copper
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Romex
GFCI & AFCI: Observed GFCI/AFCI locations
Bathrooms
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Electrical Panel
Basement
Eaton

The main electrical disconnect is the location where all electrical to the home can be turned off. This is helpful to know the location of in an emergency.

Section 197-5.9        Electrical System
(a).      Home inspectors shall observe and report upon readily accessible and observable portions of:
1.         Service drop;
2.         Service entrance conductors, cables and raceways;
3.         The main and branch circuit conductors for property over current protection and condition by visual observation after removal of the readily accessible main and sub electric panel covers;
4.         Service grounding;
5.         Interior components of service panels and sub-panels;
6.         A representative number of installed lighting fixtures, switches and receptacles;
7.         A representative number of ground fault circuit interrupters.
(b).      Home inspections shall describe readily accessible and observable portions of:
1.         Amperage and voltage rating of the service;
2.         The location of main dis-connects and sub-panels;
3.         The presence of aluminum branch circuit wiring;
4.         The presence or absence of smoke detectors and carbon monoxide detectors;
5.         The general condition and type of visible branch circuit conductors that may constitute a hazard to the occupant or the residential building by reason of improper use or installation of electrical components.
(c).       Home inspectors are not required to:
1.         Observe and report on remote control devices;
2.         Observe and report on alarm systems and components;
3.         Observe and report on low voltage wiring systems and components such as doorbells and intercoms;
4.         Observe and report on ancillary wiring systems and components which are not a part of the primary electrical power distribution system;
5.         Insert any tool, probe or testing device into the main or sub-panels;
6.         Activate electrical systems or branch circuits which are not energized;
7.         Operate overload protection devices;
8.         Observe and report on low voltage relays, smoke and/or heat detectors, antennas, electrical de-icing tapes, lawn sprinkler wiring, swimming pool wiring or any system controlled by timers;
9.         Move any object, furniture or appliance to gain access to any electrical component;
10.       Test every switch, receptacle and fixture;
11.       Remove switch and outlet cover plates;
12.       Observe and report on electrical equipment not readily accessible;
13.       Dismantle any electrical device or control;
14.       Measure amperage, voltage or impedance;
15.       Observe and report on any solar powered electrical component or
any standby emergency generators or components.  

  • Sat = Satisfactory
  • Mar = Marginal
  • P = Poor
  • NO = Not Operational
  • DCI = Deferred Cost Item
Credit
Comment
18.1.1 - Main & Subpanels, Service & Grounding, Main Overcurrent Device

Double Tapped Main

Sub panel has a double tapped main mixing copper and aluminum conductors. Recommend licensed electrician to repair.


   For Additional Information Click here

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

Panel Capacity Does Match Sellers Disclosure

The sellers disclosure indicates a higher amperage capacity than the inspector determined.   Buyer should be aware that the homes amperage service may be considerably lower than expectations when the offer was placed.

Contractor Qualified Professional
Credit
Comment
18.4.1 - GFCI & AFCI

GFCI Protection Not Installed per Current Standards
Kitchen outlets not GFCI protected.

GFCI protection is not present in all required locations per current safety standards . Recommend licensed electrician upgrade by installing ground fault receptacles in all locations per current safety standards.

Here is a link to read about how GFCI receptacles keep you safe. 

Electric Electrical Contractor