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1234 Main St.
West Palm Beach Florida 33411
06/23/2018 9:00AM

Sample agent
agent

Agent Name

Agency Name

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

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



1 - Inspection details

Start Time
1:30 P.M.
Finish Time
3:20 P.M.
Ground Condition
Dry
Present at time of the inspection
Client, Clients Agent
Property Occupancy
Yes
Temperature
53 Fahrenheit
Weather Condition
Cool, Clear
Rain in the last few days
Yes
Structure Details: Structures Inspected
House, Attached Garage
Structure Details: Type of Structure
Single Family
Structure Details: Age of the Structure
1999
Structure Details: Foundation Type
Slab
Structure Details: Structure Faces
North
Structure Details: Utilities
All Utilities on
The following items have been excluded from the inspection.
Security system, Irrigation system, Outdoor lighting
Overview
A home inspection is not a pass or fail type of inspection.It is a visual only evaluation of the conditions of the systems and accessible components of the home designed to identify areas of concern within specific systems or components defined by the Florida State Standards of Practice, that are both observed and deemed material by the inspector at the exact date and time of inspection. Conditions can and will change after the inspection over time. Future conditions or component failure can not be foreseen or reported on. Components that are not readily accessible can not be inspected.Issues that are considered as cosmetic are not addressed in this report. (Holes, stains, scratches, unevenness, missing trim, paint and finish flaws or odors). It is not the intent of this report to make the house new again.Any and all recommendations for repair, replacement, evaluation, and maintenance issues found, should be evaluated by the appropriate trades contractors within the clients inspection contingency window or prior to closing, which is contract applicable, in order to obtain proper dollar amount estimates on the cost of said repairs and also because these evaluations could uncover more potential issues than able to be noted from a purely visual inspection of the property. This inspection will not reveal every concern or issue that exists, but only those material defects that were observable on the day of the inspection. This inspection is intended to assist in evaluation of the overall condition of the dwelling only. This inspection is not a prediction of future conditions and conditions with the property are subject to change the moment we leave the premises.
Left or right of home
When the direction of "Left or Right" is mentioned, it is a description of the area of the house, facing the house from the street looking towards the house, unless otherwise stated.
Structure Details: Occupied
Some areas and items at this property were obscured by furniture, stored items, or debris. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.

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

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

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

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

We know you had many options in your choice of an inspection company. Thank you for selecting us. We appreciate the opportunity to be your choice in the building inspection industry. Should you have any questions about the general conditions of the house in the future, we would be happy to answer these. There is no fee for your 1st telephone consulting call. Additional calls may incur additional fees. Our inspection fees are based on a single visit to the property. If additional visits are required for any reason, additional fees will be assessed.
 

2 - Roof

General: Roof Type
Hipped
General: Roof covering
Concrete tile
General: Estimated roof age
19
General: Roof Drainage
Gutter system
General: Roof Inspection method
Traversed
We normally conduct our typical roof inspection by walking on the roof's surface in what we call the "random walk" methodology. This method of inspection is not intended to cover every square inch of the roof's surface, nor will it. Further we could not recreate the route of a random walk even if we tried to. We do arrive at an overall impression of the roof's condition developed during this random walk inspection and extrapolate it to the entire roof's surface.
If any discrepancies are in fact identified, it is recommended that to accurately determined the scope of the actual discrepancies, as well as any cost of correction, you consult with a licensed roofing contractor. Not all roof will be walked, dimension, slope, weather, etc may allow the roof to be accessed.
General: Roof Pictures

The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain) would be needed to do so. Occupants should monitor the condition of roofing materials in the future. For older roofs, recommend that a professional inspect the roof surface, flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions perform adequately or are leak-free.

The report is not intended to be conclusive regarding the life span of the roofing system or how long it will remain watertight in the future. The inspection and report are based on visual and apparent conditions at the time of the inspection. Unless prolonged and extensive rain has fallen just prior to the inspection, it may not be possible to determine if active leakage is occurring. Even Then, numerous features may conceal active leakage. Usually not all attics are readily accessible for inspection. The client is advised to inquire about the presence of any roof leaks with the present owner.
IF Required, Only Qualified, License personnel Should Carry Out Any Repairs Needed.
All roofs require periodic maintenance to achieve typical lifespans, and should be inspected annually. Expect to make periodical repairs to any roof on a routine basis with replacement at the end of the roof's material Useful Service Life, which may not be equal to its Design Life.
CONCLUSIONS MADE BY THE INSPECTOR DO NOT CONSTITUTE A WARRANTY, GUARANTY, OR POLICY of INSURANCE.

2.1.1 - General

Vegetation in contact or overhangs

Vegetation such as trees, shrubs, and/or vines overhung the roof surface or were in contact with the roof edge. Organic debris such as leaves or needles are likely to accumulate in gutters and on the roof surface. Gutters can overflow and cause water to come in contact with the building exterior or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Vegetation in contact with the roof can damage the roof surface and/or the roof drainage system. Recommend pruning vegetation so as to not be in contact with the roof and to not overhang the roof surface. If vegetation is too tall then it should be pruned at least 10 feet above the roof surface.
Contractor Qualified Professional
2.2.1 - Tile

Loose ridge tiles

One or more ridge tiles are loose and need to be repaired. Theses are the tiles at the ridge line of the roof. They can become loose due to shrinkage of the mortar over a period of time or were not properly installed from the original installation. Loose tiles may be blown off the roof in a high wind event. It is recommended to have a certified roofing contractor make the necessary repairs.
Roof Roofing Professional
2.2.2 - Tile

Slipped tiles
Rear

One or more roofing tiles have slipped, and are loose. A qualified roofing contractor should evaluate and repair as necessary
Roof Roofing Professional
2.3.1 - Gutters/drains

Clogged gutters/downspouts

Significant amounts of debris have accumulated in one or more gutters or downspouts. Gutters can overflow and cause water to come in contact with the building exterior, or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms. Recommend cleaning gutters and downspouts now and as necessary in the future.
Wrench DIY
2.4.1 - Flashing/Vents

Rusty appurtenances

One or more roof-top appurtenances such as vents, sheet metal on chimney structures, masts, pipes, etc. were significantly corroded. Metal may deteriorate to the point of needing replacement. Leaks can occur around such items if flashing or sealant doesn't form a waterproof seal with the corroded metal. This can be a conducive condition for wood-destroying organisms. Recommend that a qualified person repair as necessary. For example, by cleaning rust and repainting with a rust-inhibiting paint.
Roof Roofing Professional

3 - Exterior

General: Foundation Material
Concrete
General: Exterior wall structure
Concrete Block(CBS)
General: Wall Covering
Stucco
General: Driveway Material
Brick Pavers
General: Exterior doors
Steel
General: Fencing
Vinyl
General: Garage Door Material
Metal
General: Sidewalk/Patio Material
Concrete
General: Vehicle Parking
Attached Garage, Driveway

The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement. 

Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only. 
 

3.2.1 - Driveway, Walkway, Patio

Screen enclosure-anchor bolts

One or more anchor bolts are deteriorated or missing in the lower screen patio base. It is recommended to have the necessary repairs made.
Contractor Qualified Professional
3.2.2 - Driveway, Walkway, Patio

Screen enclosure-screens torn

One or more screens are torn or missing in the frame(s) of the screen patio. A certified contractor should make the necessary repairs.
Wrenches Handyman
3.2.3 - Driveway, Walkway, Patio

Paver Settlement-Sidewalk/patio

One or more paver's at the sidewalk driveway and/or patio have settled or heaved . This could be caused by the drainage (settlement) or tree roots (heaving). It is recommended to have a certified contractor make the necessary repairs.

Contractor Qualified Professional
3.3.1 - Exterior issues

A/C Drain

It is recommended to have the evaporator drain for the air handler directed away from the house. The drain is too close the exterior wall and allows moisture at the wall/footing areas. Recommend to have at least 12" from exterior wall.
Contractor Qualified Professional
3.3.2 - Exterior issues

No backflow

One or more hose bibs were missing backflow prevention devices. These devices reduce the likelihood of gray water entering the potable water supply. Recommend installing backflow prevention devices on all hose bibs where missing. They are available at most home improvement stores and are easily installed.
Contractor Qualified Professional
3.4.1 - Electrical

Extension Cords

Extension cords were being used as permanent wiring at one or more locations. They should only be used for portable equipment on a temporary basis. Using extension cords as permanent wiring is a potential fire and shock hazard, and indicates that wiring is inadequate and needs updating. Extension cords may be undersized. Connections may not be secure resulting in power fluctuations, damage to equipment, overheating and sparks that could start a fire. Recommend that a qualified electrician repair per standard building practices and eliminate extension cords for permanently installed equipment.
Electric Electrical Contractor
3.4.2 - Electrical

GFCI Issue

One or more ground fault circuit interrupter (GFCI) receptacles (outlets) were not functioning properly (would not trip/would not reset). Recommend a licensed electrical contractorreplacewith new GFCIoutlet.

Electric Electrical Contractor
3.4.3 - Electrical

No caulk light

One or more wall-mounted exterior light fixtures had no caulk installed above the back plate. Water can enter the space behind the back plate and contact wiring. This is a potential shock hazard. Recommend that a qualified person apply caulk above and around the back plate per standard building practices. A gap should be left at the bottom of the plate so that condensation can drain out.
Contractor Qualified Professional
3.5.1 - Windows and Door

Caulking

Caulk wasmissing / deteriorated / substandardin some areas. For example,around windows / around doors / at siding butt joints / at siding-trim junctions / at wall penetrations. Recommend that a qualified person renew or install caulk as necessary. Where gaps are wider than 1/4 inch, an appropriate material other than caulk should be used.
Wrenches Handyman
3.6.1 - Soffit and Fascia

Soffit screens

One or more soffit vent screens are missing and/or deteriorated. Birds and vermin may enter the attic because of this. Screens should be replaced or repaired where necessary, or installed where missing.

Tools Handyman/DIY
3.7.1 - Gutters and Flashing

Downspout extensions

Extensions such as splash blocks or drain pipes for one or more downspouts weremissing / poorly sloped / misaligned / clogged / substandard / damaged. Water can accumulate around the building foundation or inside crawl spaces or basements as a result. Recommend that a qualified person install, replace or repair extensions as necessary so rainwater drains away from the structure.
Contractor Qualified Professional
3.7.2 - Gutters and Flashing

Stains, Past leaks

Stains were found on one or more gutters that indicate past leaks have occurred. However, the inspector was unable to verify that the gutters do or don't leak because of lack of recent rainfall. Monitor the gutters in the future while it's raining to determine if gutters leak. If they do, then recommend that a qualified person repair as necessary to prevent water from coming in contact with the building or accumulating around the building foundation.
Contractor Qualified Professional
3.8.1 - Stucco Walls

Hole, Gaps

One or more holes or gaps were found in siding or trim. Vermin, insects or water may enter the structure. Recommend that a qualified person repair as necessary.
Contractor Qualified Professional
3.8.2 - Stucco Walls

Repair Stucco

Cracks, deterioration and/or damage were found in one or more areas of the exterior stucco finish. In damp climates, moisture can enter cracks or damaged areas and further deteriorate the stucco. Also the wall behind the stucco can become damaged from moisture. Note that areas behind the stucco are inaccessible and excluded from this inspection. Recommend that a qualified contractor repair or replace stucco as necessary.

Stucco Stucco Repair Contractor
3.9.1 - Vegetation and Grading

Vegetation

Vegetation such as trees, shrubs and/or vines was in contact with or close to the building exterior. Vegetation can serve as a pathway for wood-destroying insects and can retain moisture against the exterior after it rains. This is a conducive condition for wood-destroying organisms. Recommend pruning, moving or removing vegetation as necessary to maintain at least 6 inches of space between it and the building exterior. A 1-foot clearance is better.
Yard scissors Landscaping Contractor
3.9.2 - Vegetation and Grading

Stump

One or more large tree stumps were close to the building exterior. Wood-destroying insects such as carpenter ants nest in such stumps and are more likely to infest the building as a result. Recommend that large tree stumps within a few feet of the building be removed by a qualified tree service contractor
Yard scissors Tree Service
3.10.1 - Fences and Gates

Damaged fence

Areas of the fencing are damaged. Fencing should be repaired as needed.
Contractor Qualified Professional

4 - Plumbing

General: Water Pressure
68 PSI
General: Location of Water meter
Front right
General: Service Pipe to house
Copper, Where Visiable
General: Interior Supply piping
Copper, Where Visible
General: Water Source
Public Water
General: Drain Pipe
PVC
General: Vent Pipe
PVC
General: Waste Pipe
PVC
General: Location of Main Shut off
To the left of the structure near the front.
General: Mater Not Found
The inspector was not able to find the water meter. Recommend that the client(s) attempt to find the water meter by consulting with the property owner(s), searching for it themselves, or consulting with the local water municipality. It is especially important to find the meter if no main shut-off valve is found because the meter may be the only way to turn off the water supply in the event of an emergency, such as when a supply pipe bursts.
General: Plumbing In Walls
As is typical of most buildings, the majority of the supply piping is concealed from view. Basically it is installed inside the walls and under the floors. Where the supply piping was noted, it was found to be copper. This is an excellent water piping material with an indefinite lifespan.

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

1) Portions of the plumbing system canceled by finishes and/or storage (below sinks etc.) below the structure, or beneath the ground surface are not inspected.

2) Water quantity and water quality are not tested unless explicitly contracted for and discussed in this or a separate report.

3) Clothes washing machine connections are not inspected.

4) Interior of flues or chimneys which are not readily accessible are not inspected.

5) Water conditioning systems, solar water heaters, fire and lawn sprinklers, and private waste disposal systems are not inspected unless explicitly contracted for and discussed in this or a separate report.

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

5 - Water Heater

Water Heater: Serial #
0628103422
Water Heater: Model #
E2F40RD045
Water Heater: Estimated Age
12 Years
Water Heater: Energy Source
Electric
Water Heater: Manufacturer
Whirlpool
Water Heater: Location
Garage
Water Heater: Water Temperature
120 Degrees
Water Heater: Capacity
40

28

Water Heater: Type
Tank
Water Heater: Timer
The water heater energy usage (read electric bill), could be significantly reduced by the installation of a water heater timer device.
1. Studies by the Florida Solar Energy Center and major electric companies, confirm that an electric heater accounts for some 1/3 of a typical homes electric power bill(i.e.-of a typical $ 150 monthly bill-some 1/3 or about $ 50, is attributable to the electric water heater}. Farther, these studies confirm that the installation of a water heater timer can reduce the unit's energy consumption by some 50% (i.e.-in this example by some $ 25 a month- every month---FOREVER !
2. A hot water timer is similar (but different) from a pool or a sprinkler system timer that controls the time the hot water heater is allowed to be "ON" and therefore it also controls the amount of electricity the unit consumes.
3) It is our opinion that you have a routine life style, therefore is very little economic sense to require the water heater to be "ON" and consuming electrical energy during the later night and early morning hours, when it could be atomically be turned "OFF" by a water heater timer. Similarly, you may desire the unit to be "OFF" during the mid day hours. The installation and adjustment of an electric water heaters thermostat is possible to accomplish by a handy and safety conscious homeowner. However the installation requires the opening of the unit's electrical service. This will expose hazardous live electrical connections- which can TAKE YOUR LIFE via electrocution. For safety's sake work on ALL electrical appliances with the power disconnected. If you have questions what so ever, please consult with a qualified electrical appliance specialist.
Water Heater: Rapid Recovery
This unit is a double element "RAPID RECOVERY" model. This unit produces hot water faster than a single element unit.
Water Heater: Pictures of Unit
Water Heater: Stored Items
Stored items, furnishings and/or debris blocked access to the water heater. The inspector was unable to fully evaluate the water heater.

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

5.1.1 - Water Heater

Pan missing same Elevation

A water heater is installed at the same elevation as the finished living spaces and has no catch pan and drain installed. Recommend having a qualified contractor install a catch pan and drain to prevent water damage to finished interior spaces if/when the water heater develops a leak or is drained.
Pipes Plumbing Contractor
5.1.2 - Water Heater

Corrosion On Fitting/Lines

Corrosion was found on fittings and/or water supply lines for the water heater. Leaks may exist. A qualified plumbing contractor should evaluate and repair as necessary.
Pipes Plumbing Contractor
5.1.3 - Water Heater

TPR >4 elbows

The temperature/pressure relief valve drain line has more than 4 elbows in it. This is a potential safety hazard due to the risk of explosion. Typically these valves are limited to 4 elbows or less in the drain line so venting is not restricted. A qualified plumber should evaluate and repair as necessary so the drain line complies with the temperature-pressure relief valve manufacturer's installation instructions.
Pipes Plumbing Contractor
5.1.4 - Water Heater

Element Covers

One or more water heater element cover panels was damaged or missing. Recommend a qualified plumber evaluate and repair.
Pipes Plumbing Contractor
5.1.5 - Water Heater

Near life expectancy

The estimated useful life for most water heaters is 8 to 12 years. This water heater appears to be approaching this age and may need replacing at any time. Recommend budgeting for a replacement in the near future.
Pipes Plumbing Contractor
5.1.6 - Water Heater

Improper electrical connector

 There is an improper electrical connector installed where the wires into the top of the water heater.  The proper electrical connector should be installed for the wires enter the water heater. 

Electric Electrical Contractor
5.1.7 - Water Heater

TP line kinked

 The temperature pressure line is kinked.  This can cause excessive pressure if the temperature pressure valve is ever to release. The kink should be removed from the temperature pressure line.

Pipes Plumbing Contractor

6 - Electric Service

Electric Panel: Amperage
150
Electric Panel: Panel Manufacturer
Square D
Electric Panel: Protection
Breakers
Electric Panel: Service Type
Underground
Electric Panel: Service Voltage
120/240
Electric Panel: Location of Main Disconnect
Bottom of Panel
Electric Panel: System Grounding
Grounding Rod, Cold water Line
Electric Panel: Location of Main Panel
Interior garage wall

Located in the Electrical Closet

Sub-Panel: Panel Location
Exterior left side
Sub-Panel: Protection
Breakers
Sub-Panel: Branch Wiring
Copper
Sub-Panel: Service Conductor
Copper
Electric Panel: Branch Wiring
Copper
Electric Panel: Panel pictures
Electric Panel: Positive Attributes
The size of the electrical service is sufficient for the typical single family needs. The electrical panel is well arranged and all fuses/breakers are properly sized. All outlets and light fixtures that were tasted operated satisfactorily. All 3-prong outlets that were tested were appropriately grounded. Ground fault circuit interrupter (GFCI) devices have been provided in some areas of the home. These devices are extremely valuable, as they offer an extra level of shock protection. All GFCI's that were tested responded properly. Dedicated 220 volt circuits have been provided for all 220 volt appliances within the home. All visible wiring within the home is copper. This is a good quality electrical conductor.
Electric Panel: Service Conductor
Copper
Sub-Panel: Panel Manufacturer
General Electric

The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician. 

7 - HVAC

General: Cooling source
Electric
General: Heat Source
Electric
General: Distribution
Flex Duct, Fiberglass Duct
General: A/C Type
Split System
General: Heat Type
Forced Air
Condensing Unit: Estimated Age Condensing Unit
1 Year(s)
Condensing Unit: Condenser Model #
4A7A6049J1000AA
Condensing Unit: Condenser Serial #
17246TXT2F
Condensing Unit: Manufacturer
American Standard
Condensing Unit: Good condition

The condensing unit was in good condition.

Air Handler: Estimate Age Air Handler
1 Year(s)
Air Handler: Air Handler Model #
GAM5B0C42M31EAA
Air Handler: Air Handler Serial #
17233M541V
Air Handler: Filter Location
Behind grill
Air Handler: Manufacturer
Trane
General: Temperature Differential
18 Degrees
This is the number of degrees the system is cooling (or heating) the house air. Normal range for this number is 14-24 degrees when operating the system during hot weather, lower when ambient temperatures are lower. The system functioned as expected when tested and appeared to be serviceable at the time of the inspection. As with all mechanical equipment, the unit may fail at any time without warning. The inspector cannot determine future failures.
General: Filter Advice
Recommend that home buyers replace or clean HVAC filters upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or cleaning them as necessary. How frequently they need replacing or cleaning depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking, frequency of house cleaning, number of occupants, the season.
Condensing Unit: Pictures of Unit
Air Handler: Pictures of unit

The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).

7.1.1 - General

Replace Filter

Air handler filter(s) are dirty and should be replaced now. They should be checked monthly in the future and replaced as necessary.
Wrench DIY
7.1.2 - General

Drain line

The air handler drain line is too close to the structure.

Contractor Qualified Professional
7.3.1 - Air Handler

Ceiling stains

There is a stain on the ceiling above the air handler with the ductwork passes. The ductwork maybe leaking causing condensation. A certified HVAC technician should evaluate and seal as needed.

Fire HVAC Professional
7.4.1 - Duct Work

Lying on Insulation

One or more heating/cooling ducts are lying on the insulation. Ducts should be supported (typically with straps or hangers) so that they are not in contact with the insulation and subject to damage from moisture. A qualified contractor should evaluate and make repairs as necessary so ducts are suspended as per standard building practices, and not in contact with the insulation.
Fire HVAC Professional
7.4.2 - Duct Work

Sagging

One or more sections of flex duct are sagging excessively. Most manufacturers, and the Sheet Metal and Air Conditioning Contractors National Association (SMACNA) recommend that this type of duct sag no more than 1/2" per foot between supports. A qualified heating/cooling contractor should evaluate and repair as necessary.
Fire HVAC Professional

8 - Kitchen

Sink: Running water and below sink
8.3.1 - Electrical

Receptacle Loose

One or more electric receptacles and/or the boxes they are installed in are loose and/or not securely anchored. Wire conductors may be damaged due to repeated movement and/or tension on wires, or insulation may be damaged. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary.
Electric Electrical Contractor
8.5.1 - Sink

Undermount sink sealant

The sealant at the undermount sink is missing, deteriorated, or substandard. This can allow moisture to intrude into the cabinet below the sink causing damage. The sealant should be addressed to help prevent moisture intrusion.
Wrenches Handyman
8.5.2 - Sink

Low or No Flow

The flow from the sink's hot / cold / sprayer water supply was low or inoperable. Recommend that a qualified person evaluate and repair as necessary. Shut-off valves may be partially or fully closed. Note that the inspector does not operate shut-off valves. If repairs are needed, a qualified plumber should make them.
Pipes Plumbing Contractor

9 - Interiors

Floors, Walls, Ceilings: Wall material/covering
Drywall
Smoke and CO alarms: Smoke Alarms Present
Yes

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

9.1.1 - Electrical

Light Fixture Inoperable
Kitchen, Master Bedroom

One or more light fixtures appear to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.
Electric Electrical Contractor
9.1.2 - Electrical

Loose plug/cover
Kitchen, Master Bedroom, Front Door

One or more electric receptacles and/or the boxes in which they were installed were loose and/or not securely anchored. Wire conductors can be damaged due to repeated movement and/or tension on wires, or insulation can be damaged. This is a shock and fire hazard. Recommend that a qualified electrician repair as necessary.
Electric Electrical Contractor
9.1.3 - Electrical

Cover plate missing
Front Left

Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.

Electric Electrical Contractor
9.2.1 - Floors, Walls, Ceilings

Threshold Missing

The threshold between the main living area and the room to the left of the main entry is missing.  A threshold should be installed to avoid deterioration to the tile or rug and to avoid a tripping hazard to occupants.

Contractor Qualified Professional
9.3.1 - Smoke and CO alarms

Replace Batteries

Batteries in all the smoke alarms should be replaced after taking occupancy, and annually in the future. "Chirping" noises emitted from smoke alarms typically indicate that batteries need replacing.
Wrench DIY
9.3.2 - Smoke and CO alarms

Smoke Alarm >10 yrs

Based on the age of this structure and the appearance of existing smoke alarms, the alarms may have been installed more than 10 years ago. According to National Fire Protection Association, aging smoke alarms don't operate as efficiently and often are the source for nuisance alarms. Older smoke alarms are estimated to have a 30% probability of failure within the first 10 years. Newer smoke alarms do better, but should be replaced after 10 years. Unless you know that the smoke alarms are new, replacing them when moving into a new residence is also recommended by NFPA.
Electric Electrical Contractor
9.3.3 - Smoke and CO alarms

Smoke Alarm missing/damage

One or more smoke alarms were damaged, or missing components. Smoke alarms should be replaced as necessary.
Electric Electrical Contractor
9.4.1 - Windows and Door

Closet Doors

One or more closet doors are missing, damaged or need repairs. It is recommended to have the necessary repairs or replacement of the closet door 

(s).


The guide at the middle bottom of the closet door in the office at the rear of the home is missing.  The doors may become damaged from lateral swinging while in use.  

Door Door Repair and Installation Contractor
9.4.2 - Windows and Door

Doorstops missing
Master Bedroom

Fixtures such as door stops, hinge stops or wall stops are missing at one or more doors. It is recommend having a qualified contractor install stops, wall stops or hinge stops where missing. When wall/door stops are missing there is a possibility of the door handle putting a hole in the wall.
Wrench DIY
9.4.3 - Windows and Door

Lockset-damaged
Master Bathroom

One or more locksets are damaged and/or deteriorated. Locksets should be replaced as necessary.
Wrenches Handyman
9.4.4 - Windows and Door

Window-sealant
Master Bedroom, Middle Rear

Due to the conditions of the sealant at the interior side of the windows, it is recommended to have a certified contractor re-seal the windows.
Wrench DIY

10 - Bathrooms

Bathub: Running water

Running water

Shower: Running water
Sink/countertop: Running water and under sink area
Bathub: Bathtub
Master Bathroom

The caulking at the bathtub surround and floor could not be determined due to decorative tiles installed.

10.3.1 - Electrical

Receptacle Loose

One or more electric receptacles and/or the boxes they are installed in are loose and/or not securely anchored. Wire conductors may be damaged due to repeated movement and/or tension on wires, or insulation may be damaged. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and repair as necessary.
Electric Electrical Contractor
10.4.1 - Exhaust Fan

Inoperable
Master Bathroom, Full Bathroom

One or more exhaust fans is inoperable or provides inadequate air flow. Moisture may accumulate as a result. A qualified contractor should evaluate and replace the fan or make repairs as necessary.
Electric Electrical Contractor
10.5.1 - Flooring

Deteriorated Grout

Grout is damaged and/or deteriorated in one or more areas. A qualified contractor should evaluate and make repairs as necessary. For example, replacing broken tiles and deteriorated grout, and resealing grout.
Tile Tile Contractor
10.5.2 - Flooring

Gaps wet areas

Floor tiles installed in "wet" areas have gaps between them. This can allow moisture to intrude below tiles, causing them to loose up. If on a wooden subfloor, beneath may be damaged by water intrusion. A qualified contractor should evaluate, make repairs if necessary, and replace flooring with a waterproof floor such as sheet vinyl in wet areas.
Tile Tile Contractor
10.6.1 - Shower

Caulking at controls backplate
Master Bathroom

Caulk is missing or deteriorated around the base of water control backplate. It should be replaced where deteriorated and/or applied where missing to prevent water intrusion and damage to wall structures.
Wrench DIY
10.6.2 - Shower

Grout deteriorated
Full Bathroom, Master Bathroom

Grout at the tiles in the shower was damaged or deteriorated. This can allow water to intruded behind the tiles cause loose tiles and microbial growth issues behind tiles. For example, deteriorated or missing grout, cracked, missing or loose tiles, etc. A qualified contractor should evaluate and repair tile and/or grout as necessary.
Tile Tile Contractor
10.7.1 - Sink/countertop

Backsplash sealant
Full Bathroom

Caulk is missing and/or deteriorated where counter tops meet back splashes in wet areas, such as around sinks. Caulk should be replaced where deteriorated and/or applied where missing to prevent water damage.
Wrench DIY
10.7.2 - Sink/countertop

Stopper issue
Full Bathroom

One or more sink stopper(s) mechanisms are missing, or need adjustment or repair. Stopper mechanisms should be installed where missing and/or repairs should be made so sink stoppers open and close easily.
Pipes Plumbing Contractor
10.8.1 - Toilets

Loose
Master Bathroom

One or more toilets are loose. A qualified contractor should remove the toilet(s) for further evaluation and repairs if necessary. A new wax ring should be installed and toilet(s) should be securely anchored to the floor to prevent movement and leaking.
Pipes Plumbing Contractor
10.8.2 - Toilets

No or bad caulk base
Master Bathroom

Caulk around the base of the toilet was missing, substandard and/or deteriorated. Modern standards require caulk to be installed around the entire toilet base where it meets the floor for sanitary reasons. Without it, soiled water can soak into flooring and sub-floor materials if the toilet overflows. Condensation from the toilet can also soak into the flooring. Recommend that a qualified person caulk around toilet bases per standard building practices.
Wrench DIY

11 - Laundry

General: Dryer Manufacturer
Samsung
General: Washer Manufacturer
Samsung
General: Dryer Operation
We normally operate Clothes Dryers without a wash load (i.e. we run the unit through its full cycle empty). This gives us an idea of the unit's functionality, but we caution you, it does NOT replicate operating the unit fully loaded with a heavy wash load.
General: Washer Observation
Both hot and cold water was available to the washer. The unit was operated through a full cycle. It filled, cycled through a wash, initial spin and drain, rinse and final spin cycle. No leakage was detected and there were no unusual conditions noted.

MAINTENANCE TIP:
For equipment more than a few years old, we recommend that all clothes washer machine hoses and their gaskets be replaced upon your taking possession of the unit.
General: Washer Operation
We normally operate Clothes Washers without a wash load (i.e we run the unit through its full cycle empty). This gives us an idea of the unit's functionality, but we caution you, it does not replicate the unit fully loaded with a heavy wash load.
General: Dryer Observation
The dryer unit was operated through a cycle. It heated it's drum and then stopped at the end of the cycle.

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

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

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

LIMITATIONS OF APPLIANCES INSPECTION:

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

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

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

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

12 - Garage

Vehicle door: Vehicle Door safety
VEHICLE DOOR: safety tips:
1. The garage door is the largest moving object in the home. It can weigh hundreds of pounds. Often it is supported with spring tension Both the weight of the door itself and the condition of these powerful springs can be dangerous on their own. Combined these two items can become a potentially lethal item. During our inspection, we attempt to inspect vehicle doors for proper operation.
2. Operation of the safety mechanisms should be verified monthly. Switches for door openers should be located as high as practical to prevent children from playing with the door. Children should be warned of the potential risk of injury.
3. Regular lubrication of the garage door tracks, rollers, springs and mounting hardware is recommended. ( consult the owners manual or contact the door/opener manufacture. www.overheaddoor.com/Pages/safety-information.aspx
Floors, walls, Ceiling: Items Perimeter
There were items around the perimeter walls of the garage. Because of this areas of the walls(especially the base) can not be evaluated. The garage walls should be checked on the walk through or upon taking ownership.
12.1.1 - Interior-Exterior doors-Windows

Self-close no function

The self-closing device on the door between the garage and the house didn't close and latch the door. These devices are installed to keep the door closed to prevent possible fire and fumes from the garage from spreading to the house. Recommend that a qualified person repair as necessary.
Door Door Repair and Installation Contractor
12.1.2 - Interior-Exterior doors-Windows

Weatherstrip-house

Weatherstripping around or at the base of the door between the garage and the house was substandard. House to garage doors should prevent fire and fumes from spreading from the garage to the house. Weatherstripping should form a seal around this door. This is a potential safety hazard. Recommend that a qualified person replace or install weatherstripping as necessary.

Door Door Repair and Installation Contractor
12.2.1 - Electrical

Protective Cover Lights

The garage has florescent light bulbs for lighting. The Florescent bulbs do not have protective covering. Due the gas in the fluorescent bulbs it is recommended to have a Certified Electrical Contractor install a protective device for the light fixture.
Electric Electrical Contractor
12.3.1 - Floors, walls, Ceiling

Minor cracks wall

Minor cracks were found in walls in one or more areas. They do not appear to be a structural concern, but the client(s) may wish to repair these for aesthetic reasons.
Contractor Qualified Professional
12.3.2 - Floors, walls, Ceiling

Minor floor cracks

The concrete floor of the garage has some minor cracking. These cracks do not appear to be of structural concerns. The client should monitor these cracks in the future and consult an engineer if necessary.
Contractor Qualified Professional
12.3.3 - Floors, walls, Ceiling

Penetrations

There are one or more penetrations in the wall or ceiling of the garage. All penetrations (open areas) from holes made for wiring or anything else need to be sealed to keep out gases and/or fumes such as carbon monoxide, gas fumes and paint thinners etc. It is recommended to have ALL penetrations sealed to keep the fumes from entering the living space of the house.
Contractor Qualified Professional
12.4.1 - Vehicle door

Lock inoperable

The lock mechanism on the garage vehicle door is inoperable or difficult to operate. A qualified contractor should evaluate and repair as necessary so vehicle doors can be easily secured.
Garage Garage Door Contractor
12.4.2 - Vehicle door

Emergency release inoperable

 The red emergency release cord did not function when tested.   Emergency release should be functional so the door can be released in the event of an emergency or power outage. 

Garage Garage Door Contractor

13 - Pool

Pool Equipment: Filter
Pent-Air
Pool Equipment: Filter Type
Cartridge, Sand
Pool Equipment: Pump
Pent-Air
Water: Clear
The pool/spa water was clear. The water should still be tested.
Pool and decking: Pool deck
Concrete
Pool and decking: Pool Design
In Ground, Diamond Brite
Pool Equipment: Pool Alarms
The house has a pool. It is recommended to have pool alarms installed at ALL doors and windows leading to the pool to alarm when a child or someone for safety enters the pool area.
Fencing: Fencing at pool
This property has a pool and/or a spa. Both a pool and a spa need to be protected from children, especially very young children -- including neighborhood children. With this state having some 75 drowning deaths per year of children under the age of 5 years, we can not over emphasize the importance of securing a pool or spa. A fence offers the main safety barrier around the pool facility. The fencing and all gates should be verified for compliance with the current municipal requirements. Please be aware and guard your pool.

The following items are not included in this inspection: swimming pool bodies; equipment on timers, remote controls or sensors; underground or concealed piping; motorized covers; waterfalls and related equipment; Ozone generators; ultraviolate light systems; filter backflushing mechanisms. Any comments made regarding these items are as a courtesy only. Note that the inspector does not disassemble filters, remove pool covers, nor determine if swimming pool bodies, filters or skimmers leak, nor determine if swimming pool bodies are level. 

The following items are not included in this inspection: spa bodies; equipment on timers, remote controls or sensors; underground or concealed piping; motorized covers; waterfalls and related equipment; Ozone generators; ultraviolate light systems; filter backflushing mechanisms. Any comments made regarding these items are as a courtesy only. Note that the inspector does not disassemble filters, nor determine if spa bodies, filters or skimmers leak, nor determine if spa bodies are level. 

13.1.1 - Pool Equipment

Leak

There is a leak at the pool equipment. The equipment should be evaluated and any leaks repaired to help prevent unwanted water loose.

Pool Swimming Pool / Spa Contractor
13.1.2 - Pool Equipment

Water control I.D.

The water control valves are not identified as to their function. It is recommended to have a certified pool company properly label the valves as to what function they control. (i.e. Skimmer, Bottom Drain, Water Features)
Pool Swimming Pool / Spa Contractor
13.3.1 - Water

Low level

The water level in the pool is low. It is recommended to adjust the water level and monitor. If there is a significant drop in water it is recommended you have a leak test done on the pool.

Pool Swimming Pool / Spa Contractor
13.4.1 - Pool and decking

Finish First Third

The pool's shell covering appears to be in the first third of it's life expectancy. This usually a time frame from recently re-surfaced to three years of age of the shell coating.
Mag glass Monitor
13.4.2 - Pool and decking

Main Drain Vortex

It is recommended to have the main drain cover changed to a VGB cover for safety. One of the most important factors in keeping children and adults safe from entrapment incidents in pools and spas is to install anti-entrapment or safety drain covers that are compliant with the P&SS Act.

Drain entrapments are frequently the result of a swimmer body, hair, limbs or clothing becoming entangled in a faulty or flat drain or grate. The best defense against entrapments is to prevent them before they happen by installing federally-compliant drain covers. Inspect your drain cover regularly to make sure it's not broken and is not missing
Pool Swimming Pool / Spa Contractor

14 - Appliances

General: Dishwasher
Whirlpool
General: Disposer
Whirlpool
General: Microwave
LG
General: Refrigerator
Samsung
General: Stove
Samsung
Microwave: Normal operation
The Microwave operated as expected.
General: Appliance contract
Although many of the appliances are in good condition, for a relatively small amount of money involved, we strongly recommend that you consider the purchase of an Appliance Contract. Generally this is available from several commercial companies and operates similar to an insurance policy.
General: Appliance Pictures
Dishwasher: Dishwasher Operation
The dishwasher is functional and operated as expected. The unit was operated through a complete cycle. No operational discrepancies were noted.
Garbage Disposal: Normal operation
The unit is functional as expected. The unit was turned on briefly and operated as expected and appears to be in functional condition.
1) The chopping was no nosier that typically expected.
2) The rubber splashguard was in reasonable condition.
3) No leaks were found.
Range-Cooktop-Oven: Normal operation
The burners for the cooktop and the heating elements for the oven were functioning as expected.
Refrigerator: Chiller and freezer temp
41 - 6 Fahrenheit
Refrigerator: Water and Ice maker
There is an automatic ice maker installed, with both chilled water and ice dispenser through the door.

The ice maker tray was full.
The automatic ice maker was found in the ON position.
We urge you to verify the units proper operation after it has been running for sometime.
14.2.1 - Dishwasher

Dishwasher No High loop

The dishwasher drain line is not configured with a "high loop" or "air gap". A high loop is created by routing the drain line up to the bottom surface of the counter top above, and securely fastening it to that surface. It is meant to prevent water from siphoning out of the dishwasher, and to prevent water from the sink drain or food disposal from entering the dishwasher. Some dishwashers have a built-in high loop where one is not required to be configured in the drain line. The clients should try to determine if a high loop is required for this brand and model of dishwasher (review installation instructions, etc.). If one is required, or it cannot be determined if one is not required, then a qualified contractor should install a high loop as per standard building practices.

Also, no "air gap" is installed. Air gaps are another device meant to prevent water from the sink drain or food disposal from entering the dishwasher. These are required in some municipalities for new construction and when remodeling. The client(s) should consult with a qualified contractor to determine if an air gap should be installed.
Wash Appliance Repair
14.6.1 - Range-Cooktop-Oven

No anti-tip

The range can tip forward, and no anti-tip bracket appears to be installed. This is a safety hazard since the range may tip forward when weight is applied to the open door, such as when a small child climbs on it, or if heavy objects are dropped on it. Anti-tip brackets have been sold with all free standing ranges since 1985. An anti-tip bracket should be installed to eliminate this safety hazard. For more information, visit https://www.nachi.org/anti-tip.htm
Wash Appliance Repair

15 - Attic

General: Ceiling Structure
Trusses
General: Inspection Method
Traversed
General: Insulation Depth
R19
General: Insulation Material
Fiberglass loose, Fiberglass Batt/roll
General: Roof Structure
Trusses
General: Areas inaccessible
Front Garage
Some attic areas were inaccessible due to lack of permanently installed walkways, the possibility of damage to insulation, low height and/or stored items. These areas are excluded from this inspection.

The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing. 

Some attic areas were inaccessible due to the lack of permanently installed walkways, the possibility of damage to insulation, low height and/or stored items. These areas are excluded from this inspection. We conducted our typical attic inspection by walking through the attic areas as much as possible, in what we call the " random walk" methodology. This method of inspection is not intended to cover every square foot of the attic area, nor will it. Further we could not recreate the route of a random walk even if we tried. We do arrive at an overall impression of the attic's condition developed during this random walk inspection and extrapolate it to the entire attic area. In all the attics area shows normal wear and tear for a home of this age.

15.1.1 - General

Deteroirated sheathing
Front Middle

One or more area of sheathing is deteriorated. Any deteriorated areas should be repaired as needed.

Roof Roofing Professional
15.2.1 - Attic Hatch

No Weatherstrip-garage

No weatherstrip is installed around the attic access hatch. Weatherstrip should be installed around the hatch to prevent gases and fumes from the garage from entering attic.
Wrenches Handyman
15.3.1 - Electrical

Cover Plate Missing
Above Garage

Cover plate(s) are missing from one or more electric boxes, such as for receptacles, switches and/or junction boxes. They are intended to contain fire and prevent electric shock from exposed wires. This is a safety hazard due to the risk of fire and shock. Cover plates should be installed where missing.
Electric Electrical Contractor
15.3.2 - Electrical

No grommet
Middle

There is wiring pulled through a metal stud in the attic with out protection for the wiring from being damaged from the metal stud. It is recommended to have and electrical contractor install a grommet to protect the wiring.
Electric Electrical Contractor
15.3.3 - Electrical

Not IC Rated
Middle

One or more recessed lights in the attic that are not rating for contact with insulation were in contact with insulation. If lights are not "IC" rated then this is a fire hazard. Recommend that a qualified person make permanent repairs as necessary. For example, by installing shields around lights or moving insulation.
Electric Electrical Contractor
15.3.4 - Electrical

Splices Not in Box
Right Front

Wire splices are exposed due to not being contained in a covered junction box. This is a safety hazard due to the risk of shock and fire. A qualified electrician should evaluate and make repairs as necessary. For example, install securely mounted junction boxes with cover plates where needed to contain wiring splices.
Electric Electrical Contractor
15.4.1 - Insulation

Missing
Left Rear, Front Middle, Right Rear, Right Side

Ceiling insulation is missing in some areas. Recommend installing insulation where missing for better energy efficiency.
House construction Insulation Contractor
15.4.2 - Insulation

Substandard

The ceiling insulation installed in the attic was substandard and appeared to have an R rating that's significantly less than current standards (R-30). Heating and cooling costs will likely be higher due to poor energy efficiency. Recommend that a qualified contractor install insulation for better energy efficiency and per standard building practices.
House construction Insulation Contractor
15.4.3 - Insulation

Uneven

The ceiling insulation in one or more areas of the attic was compacted or uneven. Heating and cooling costs may be higher due to reduced energy efficiency. Recommend that a qualified person repair, replace or install insulation as necessary and per standard building practices (typically R-30).
House construction Insulation Contractor