Agent Name
| IN | NI | NP | R | ||
|---|---|---|---|---|---|
| 2.1 | Coverings | X | |||
| 2.2 | Roof Drainage Systems | X | X | ||
| 2.3 | Flashings | X | |||
| 2.4 | Skylights, Chimneys & Other Roof Penetrations | X | X | ||
| 2.5 | Roof Covering Composition | X | X |
There are several troubled spots within the roofing structure to include roofing penetrations and flashing.
The roof covering is composed of asphalt composite shingles with ridge and soffit vents to help during times of excessive temperatures. The homeowner states that the age of the roof covering is approximately 8 years old. The Inspector finds the roof covering in functional condition with one cosmetic note:
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.
Debris has accumulated in the gutters. Recommend cleaning to facilitate water flow.
Here is a DIY resource for cleaning your gutters. Additionally, clogged gutters and downspouts can cause water backup into the roofing structure thereby causing wicking of water, wood rot and breakdown. The inspector recommends immediate correction.
Handyman/DIY
One or more downspouts drain too close to the home's foundation. This can result in excessive moisture in the soil at the foundation, which can lead to foundation/structural movement. Recommend a qualified contractor adjust downspout extensions to drain at least 6 feet from the foundation.
Here is a helpful DIY link and video on draining water flow away from your house.
General Contractor
There is one section of gutter, located on the front/right side of garage, which is loose and sagging slightly. This gutter needs to be re-fastened to fascia and pitched properly in order to prevent additional/future damage.
General Contractor
Joints in the masonry have deteriorated and should be repointed. (Repointing is the restoration of the mortar joints in the masonry). Additionally, flashing and roofing should also be re-evaluated by a licensed contractor.
Chimney Repair Contractor
Skylight was cracked in one or more places and potentially leaking. Recommend a qualified roofing contractor repair.
General Contractor
The roof in the affected area can be easily brushed and/or washed of the moss. While moss is not a terrible defect, it can lead to other more serious issues if left unattended to.
Handyman/DIY
| IN | NI | NP | R | ||
|---|---|---|---|---|---|
| 3.1 | Siding, Flashing & Trim | X | X | ||
| 3.2 | Exterior Doors | X | X | ||
| 3.3 | Walkways, Patios & Driveways | X | X | ||
| 3.4 | Decks, Balconies, Porches & Steps | X | X | ||
| 3.5 | Eaves, Soffits & Fascia | X | |||
| 3.6 | Vegetation, Grading, Drainage & Retaining Walls | X | X |
The hardboard siding was found to be in satisfactory and functional condition with no noticeable call-outs. The Inspector has found several areas where caulking is recommended for the following reasons:
Caulking can easily be applied by the homeowner at a minimal cost. Caulking can be purchased at your local home improvement center.
There are four (4) exterior doors, including the garage door, present in the home.
The driveway is in functional condition with no sever cracking. The Inspector recommends pressure washing the driveway to prevent potential slipping in wet and/or humid conditions.
The front porch is in functional condition with no issues noted.
Each of the eaves, soffits and fascia were inspected and found to be in functional condition with no noticeable deficiencies at the time of inspection.
The Inspector recommends trimming back all brush and vegetation. All vegetation should be trimmed 6 - 12 inches away from the structure to help reduce avenues for pest infestation and damage to exterior components. Tree branches should be trimmed 5 - 10 feet from the sides of the structure and at least 10 vertically from the roof to help keep out rodents, insects and prevent damage to siding and roofing during periods of high winds. Vegetation on or near the exterior of the home may also allow moisture intrusion via the exterior cladding, roofing, eaves and soffits - especially following or during periods of rain.
I. The inspector shall inspect: A. the exterior wall-covering materials, flashing and trim; B. all exterior doors; C. adjacent walkways and driveways; D. stairs, steps, stoops, stairways and ramps; E. porches, patios, decks, balconies and carports; F. railings, guards and handrails; G. the eaves, soffits and fascia; H. a representative number of windows; and I. vegetation, surface drainage, retaining walls and grading of the property, where they may adversely affect the structure due to moisture intrusion. II. The inspector shall describe: A. the type of exterior wall-covering materials. III. The inspector shall report as in need of correction: A. any improper spacing between intermediate balusters, spindles and rails. IV. The inspector is not required to: A. inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting. B. inspect items that are not visible or readily accessible from the ground, including window and door flashing. C. inspect or identify geological, geotechnical, hydrological or soil conditions. D. inspect recreational facilities or playground equipment. E. inspect seawalls, breakwalls or docks. F. inspect erosion-control or earth-stabilization measures. G. inspect for safety-type glass. H. inspect underground utilities. I. inspect underground items. J. inspect wells or springs. K. inspect solar, wind or geothermal systems. L. inspect swimming pools or spas. M. inspect wastewater treatment systems, septic systems or cesspools. N. inspect irrigation or sprinkler systems. O. inspect drainfields or dry wells. P. determine the integrity of multiple-pane window glazing or thermal window seals.
Gaps/cracking in one or more places. This is a result of temperature changes, and typical as homes with masonry and wood. Recommend monitoring and/or caulking in affected areas to prevent moisture intrusion and pest infestation.
Handyman/DIY
The garage door is damaged in multiple areas and in need or repair and/or replacement by a qualified contractor or garage door contractor. Additionally, the garage door does not open completely which could be a safety hazard.
Garage Door Contractor
The darkened area while functional, should be pressure washed to prevent future slipping as well as for cosmetic appearance.
The Inspector has observed multiple support posts in need of immediate attention. Wood rot/decay is present and probably due to moisture pooling at base of post during rain. There may also be insect infestation associated with the noted defect.
General Contractor
Trees observed overhanging the roof. This can cause damage to the roof and prevent proper drainage. Recommend a qualified tree service trim to allow for proper drainage.
Tree Service
The Inspector recommends trimming back all brush and vegetation. All vegetation should be trimmed 6 - 12 inches away from the structure to help reduce avenues for pest infestation and damage to exterior components. Tree branches should be trimmed 5 - 10 feet from the sides of the structure and at least 10 vertically from the roof to help keep out rodents, insects and prevent damage to siding and roofing during periods of high winds. Vegetation on or near the exterior of the home may also allow moisture intrusion via the exterior cladding, roofing, eaves and soffits - especially following or during periods of rain.
Handyman/DIY
| IN | NI | NP | R | ||
|---|---|---|---|---|---|
| 4.1 | Foundation | X | |||
| 4.2 | Basements & Crawlspaces | X | |||
| 4.3 | Floor Structure | X | |||
| 4.4 | Wall Structure | X | |||
| 4.5 | Ceiling Structure | X | |||
| 4.6 | Garage Slab | X | |||
| 4.7 | Roof Structure | X |
The visible portions of the home were inspected and are reported on. Structural components are probed where visible indications of deterioration are suspected. Please be aware that Black Bird Home Inspectors has your best interest in mind and any repair items should be considered prior to purchase
The Garage slab appeared to be in functional condition with no excessive cracking due to settlement or indications of failure.
The visual roof inspection is not intended as an estimate of the remaining life of the roof. Any roof metal, especially the flashing and penetratios must be kept well seald as a part of normal routine maintenance. All roof repairs should be performed by a qualified licensed roofing contractor.
I. The inspector shall inspect: A. the foundation; B. the basement; C. the crawlspace; and D. structural components. II. The inspector shall describe: A. the type of foundation; and B. the location of the access to the under-floor space. III. The inspector shall report as in need of correction: A. observed indications of wood in contact with or near soil; B. observed indications of active water penetration; C. observed indications of possible foundation movement, such as sheetrock cracks, brick cracks, out-of-square door frames, and unlevel floors; and D. any observed cutting, notching and boring of framing members that may, in the inspector's opinion, present a structural or safety concern. IV. The inspector is not required to: A. enter any crawlspace that is not readily accessible, or where entry could cause damage or pose a hazard to him/herself. B. move stored items or debris. C. operate sump pumps with inaccessible floats. D. identify the size, spacing, span or location or determine the adequacy of foundation bolting, bracing, joists, joist spans or support systems. E. provide any engineering or architectural service. F. report on the adequacy of any structural system or component.
| IN | NI | NP | R | ||
|---|---|---|---|---|---|
| 5.1 | Equipment | X | |||
| 5.2 | Normal Operating Controls | X | |||
| 5.3 | Distribution Systems | X | |||
| 5.4 | Vents, Flues & Chimneys | X | X | ||
| 5.5 | Presence of Installed Heat Source in Each Room | X |
AFUE (Annual fuel utilization efficiency) is a metric used to measure furnace efficiency in converting fuel to energy. A higher AFUE rating means greater energy efficiency. 90% or higher meets the Department of Energy's Energy Star program standard.
The results of our visual and operational inspection of the heating system are described herein. Without removing the burners to gain complete access and with limited viewing, the heat exchangers, a thorough inspection was not possible. Periodic preventative maintenance is recommended to keep this unit in good working order. Any recommended repairs should be performed by a qualified, licensed heating technician.
Unless noted otherwise, the heating system was found to be operational with no readily identifiable deficiencies.
The heating system is described herein. Without removing the burners to gain complete access and with limited viewing, the heat exchangers, a thorough inspection was not possible. Periodic preventative maintenance is recommended to keep this unit in good working order. Any recommended repairs should be performed by a qualified, licensed heating technician.
Unless noted otherwise, the heating system was found to be operational with no readily identifiable deficiencies.
The average life expectancy for most electric, forced air heating systems is 18-20 years. The unit inspected was manufactured in 2015 and was tested and found to be functional at this time. The unit is located in the hallway, utility closed with sufficient ventilation. The operational noise of the unit is satisfactory as were the ducts and returns. There are no unheated, finished living areas that require heat.
Both the Heating and Cooling are controled by a thermostat. When operated, using normal controls, the thermostat was in functional condition.
Readily accessible and visible portions of the wood-burning fireplace and chimney were inspected to include:
The fireplace is described as a masonry solid fuel-burning unit. The Inspector DID NOT observe any indications of joint separation, damage or deterioration of the hearth, hearth extension or chambers. The dampers, when operated manually, were functional. The Inspector notes that there WAS NO smoke detector in the same room as the fireplace and this should be corrected immediately by installing a smoke detector. There were no material defects observed.
The chimney was observed as having a masonry cap and spark arrestor. The Inspector also observed a repair which had been made to the chimney structure previously on the exterior roof side of the chimney structure. We recommend a licensed mason and/or roofing contractor reevaluate the extent of the repair and the workmanship thereof. From the eaves the repair appeared to be extensive and it is the Inspector's opinion that the repair has leaked in the past and may leak in the future.
Readily accessible and visible portions of the fireplace and chimney structures were inspected and components thereof include:
The Inspector opened and closed damper door and clean-out manually and found them to be functional. The Inspector notes that there IS NO smoke detector in the same room as the fireplace and recommends that this be corrected immediately by installing a smoke detector that the homeowner can purchase at his local home improvement store.
The chimney was observed as having a masonry cap and spark arrestor. The Inspector also observed a repair which had been made to the chimney structure previously (see photos) on the exterior, roof side of the chimney structure. We recommend a licensed mason and/or roofing contractor reevaluate the extent of the repair and the workmanship thereof. When viewed from the eaves, the repair appeared to be extensive and it is the Inspector's opinion that the repair has leaked in the past and may leak in the future.
I. The inspector shall inspect: A. the heating system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the heating system; B. the energy source; and C. the heating method. III. The inspector shall report as in need of correction: A. any heating system that did not operate; and B. if the heating system was deemed inaccessible. IV. The inspector is not required to: A. inspect or evaluate the interior of flues or chimneys, fire chambers, heat exchangers, combustion air systems, fresh-air intakes, humidifiers, dehumidifiers, electronic air filters, geothermal systems, or solar heating systems. B. inspect fuel tanks or underground or concealed fuel supply systems. C. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system. D. light or ignite pilot flames. E. activate heating, heat pump systems, or other heating systems when ambient temperatures or other circumstances are not conducive to safe operation or may damage the equipment. F. override electronic thermostats. G. evaluate fuel quality. H. verify thermostat calibration, heat anticipation, or automatic setbacks, timers, programs or clocks.
The chimney has had a previous repair and the Inspector recommends that the repairs be re-evaluated. The Inspector suspects that there may be an active leak and the chimney and adjacent roofing, flashing and masonry need further investigation by a certified contractor.
Chimney Repair Contractor
| IN | NI | NP | R | ||
|---|---|---|---|---|---|
| 6.1 | Cooling Equipment | X | |||
| 6.2 | Normal Operating Controls | X | |||
| 6.3 | Distribution System | X | |||
| 6.4 | Presence of Installed Cooling Source in Each Room | X |
The results of our visual and operational inspection of the refrigerated cooling system are described herein. Proper season maintenance should be performed to keep this unit in good operating condition. Any recommended repairs should be performed by a qualified contractor.
The cooling system was tested and found to be operational unless noted otherwise.
The single cooling unit cools the entire home and the distribution system is shared with the heating system. Cool air was noted/observed in all habitable rooms.
Cooling Unit Specifics:
The average air conditioner and heat pump has a life expectancy of 10 - 15 years from the date of installation/service. However, there have been exceptions on both sides.
The temperature drop across the coil normally ranges from 14 - 22 degrees F. The unit inspected was found to be functional with no observed deficiencies.
Suggested Maintenance:
The condensate drain systems should direct discharge to a location where it will satisfactorily drain away from the house to minimize the possibility of moisture intrusion, termite infestation or foundation damage.
NOTE: It is beyond our area of expertise todetermine if an air conditioner system has the capacity to adequately cool the inspected home. Additionally, we do not have the ability of the equipment to determine if the air distribution (ducts) portion of an air conditioning system is properly sized for the home. If these are a concern, a qualified air conditioning contractor or other qualified professional would need to be consulted.
Modern standards call for at least 13 SEER rating for new install.
Read more on energy efficient air conditioning at Energy.gov.
The unit inspected was noted with the following specifications:
Other Specifics:
The cooling unit inspected was manufactured by American Standard. The average air conditioner and heat pump has a life expectancy of 15-20 years from the date of installation. However, there have been exceptions on both sides. The temperature drop across the coils normally ranges from 14-22 degrees F. The unit inspected was functional with no defects observed.
Suggested Maintenance:
The condensate drain systems should direct discharge to a location where it will satisfactorily drain away from the house to minimize the possibility of moisture intrusion, termite infestation or foundation damage.
It is beyond our area of expertise to determine if air conditioning systems have the capacity to adequately cool the inspected home. Additionally, we do not have the ability or the equipment to determine if the air distribution (ducts) portion of an air conditioning system is properly sized for the home. If these are a concern, a qualified air conditioning contractor or other professional would need to be consulted.
The air conditioning unit is operated by a thermostat located in the main hallway of the home. When operated, it was functional with no noted defects.
All habitable rooms have a vent/distribution source for both heating and cooling.
I. The inspector shall inspect: A. the cooling system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the cooling system; and B. the cooling method. III. The inspector shall report as in need of correction: A. any cooling system that did not operate; and B. if the cooling system was deemed inaccessible. IV. The inspector is not required to: A. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system. B. inspect portable window units, through-wall units, or electronic air filters. C. operate equipment or systems if the exterior temperature is below 65 Fahrenheit, or when other circumstances are not conducive to safe operation or may damage the equipment. D. inspect or determine thermostat calibration, cooling anticipation, or automatic setbacks or clocks. E. examine electrical current, coolant fluids or gases, or coolant leakage.
| IN | NI | NP | R | ||
|---|---|---|---|---|---|
| 7.1 | Main Water Shut-off Device | X | |||
| 7.2 | Drain, Waste, & Vent Systems | X | |||
| 7.3 | Water Supply, Distribution Systems & Fixtures | X | |||
| 7.4 | Hot Water Systems, Controls, Flues & Vents | X | |||
| 7.5 | Fuel Storage & Distribution Systems | X | |||
| 7.6 | Sump Pump | X | |||
| 7.7 | Bathroom #1 Plumbing | X | X | ||
| 7.8 | Bathroom #2 | X | X | ||
| 7.9 | Exterior Plumbing Operations | X | |||
| 7.10 | Kitchen Plumbing | X | X |
The plumbing inspection performed on this day consisted of testing all readily accessible plumbing fixtures including water closets and drains. The isolating valves below the sinks and toilets were also tested. Due to the type of construction, there may be other types of plumbing supply pipes that were not readily visible at this time. For your protection, all plumbing repairs should be performed by a qualified plumbing contractor.
Low water use plumbing fixtures are designed for water conservation and are required by many jurisdictions. If not already present, retrofitting the home with these types of fixtures would be suggested. Determining the presence of low water use fixtures (faucets, shower heads, toilets, etc.) in this home was beyond the scope of this inspection.
I recommend flushing & servicing your water heater tank annually for optimal performance. Water temperature should be set to at least 120 degrees F to kill microbes and no higher than 130 degrees F to prevent scalding.
The water heater is located in the garage with the following specifics:
A temperature and pressure relief valve (TPR) was present. However, due to possible lime build-up of typical TPR valves, we do not test them. Standard practice recommends that the water heater be elevated 18 inches off the garage floor surface - the water heater was not elevated.
The Water Main Supply Line and shut-off are located in the meter box, in the front yard. The cover to the meter box is cracked with a hole in the top and the Inspector recommends replacing it as it poses a potential hazard to anyone who may be walking in the front yard.
The fuel source (electric) is located directly adjacent to the water heating unit.
The drain in Bathroom #1 is functional and draining properly. The inspector recommends periodically clearing/cleaning drains with a commercially available drain cleaner. However, stubborn clogs/blockage may require the services of a licensed plumber. Additionally, the Inspector observed an active drip/leak within the P-Trap assembly and recommends further evaluation by a licensed plumber. The Inspector further recommends cleaning the exhaust fan cover by removing and cleaning with soapy water to allow for unobstructed movement of air.
The jetted tub in the master bath is inoperable. When the Inspector attempted to operate the jets they failed to engage. The Inspector recommends further evaluation by a licensed electrical contractor. Additionally, the Inspector recommends cleaning the exhaust fan cover as the air flow is obstructed. This can be accomplished by cleaning the cover with soapy water.
The Inspector located and operated each of the exterior hose-bibs and found them to be functional.
The kitchen plumbing and fixtures were found to be functional at the time of inspection. However, the Inspector suspects a leak may be present beneath the kitchen sink within the P-Trap assembly and recommends further evaluation and/or repair by a licensed plumbing contractor.
I. The inspector shall inspect: A. the main water supply shut-off valve; B. the main fuel supply shut-off valve; C. the water heating equipment, including the energy source, venting connections, temperature/pressure-relief (TPR) valves, Watts 210 valves, and seismic bracing; D. interior water supply, including all fixtures and faucets, by running the water; E. all toilets for proper operation by flushing; F. all sinks, tubs and showers for functional drainage; G. the drain, waste and vent system; and H. drainage sump pumps with accessible floats. II. The inspector shall describe: A. whether the water supply is public or private based upon observed evidence; B. the location of the main water supply shut-off valve; C. the location of the main fuel supply shut-off valve; D. the location of any observed fuel-storage system; and E. the capacity of the water heating equipment, if labeled. III. The inspector shall report as in need of correction: A. deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously; B. deficiencies in the installation of hot and cold water faucets; C. mechanical drain stops that were missing or did not operate if installed in sinks, lavatories and tubs; and D. toilets that were damaged, had loose connections to the floor, were leaking, or had tank components that did not operate. IV. The inspector is not required to: A. light or ignite pilot flames. B. measure the capacity, temperature, age, life expectancy or adequacy of the water heater. C. inspect the interior of flues or chimneys, combustion air systems, water softener or filtering systems, well pumps or tanks, safety or shut-off valves, floor drains, lawn sprinkler systems, or fire sprinkler systems. D. determine the exact flow rate, volume, pressure, temperature or adequacy of the water supply. E. determine the water quality, potability or reliability of the water supply or source. F. open sealed plumbing access panels. G. inspect clothes washing machines or their connections. H. operate any valve. I. test shower pans, tub and shower surrounds or enclosures for leakage or functional overflow protection. J. evaluate the compliance with conservation, energy or building standards, or the proper design or sizing of any water, waste or venting components, fixtures or piping. K. determine the effectiveness of anti-siphon, backflow prevention or drain-stop devices. L. determine whether there are sufficient cleanouts for effective cleaning of drains. M. evaluate fuel storage tanks or supply systems. N. inspect wastewater treatment systems. O. inspect water treatment systems or water filters. P. inspect water storage tanks, pressure pumps, or bladder tanks. Q. evaluate wait time to obtain hot water at fixtures, or perform testing of any kind to water heater elements. R. evaluate or determine the adequacy of combustion air. S. test, operate, open or close: safety controls, manual stop valves, temperature/pressure-relief valves, control valves, or check valves. T. examine ancillary or auxiliary systems or components, such as, but not limited to, those related to solar water heating and hot water circulation. U. determine the existence or condition of polybutylene plumbing. V. inspect or test for gas or fuel leaks, or indications thereof.
The Inspector observed an active leak beneath the sink (under cabinet), emanating from the P-Trap assembly and recommends further evaluation and repair by a licensed plumbing contractor.
Plumbing Contractor
The Inspector attempted to operate the jets on the jetted tub, located in the Master Bathroom, and found it to be inoperable. The Inspector recommends further evaluation by a licensed electrician or plumbing contractor.
Electrical Contractor
The kitchen plumbing and fixtures were found to be functional at the time of inspection. However, the Inspector suspects a leak may be present beneath the kitchen sink within the P-Trap assembly and recommends further evaluation and/or repair by a licensed plumbing contractor.
Plumbing Contractor
| IN | NI | NP | R | ||
|---|---|---|---|---|---|
| 8.1 | Service Entrance Conductors | X | |||
| 8.2 | Main & Subpanels, Service & Grounding, Main Overcurrent Device | X | |||
| 8.3 | Branch Wiring Circuits, Breakers & Fuses | X | |||
| 8.4 | Lighting Fixtures, Switches & Receptacles | X | |||
| 8.5 | GFCI & AFCI | X | |||
| 8.6 | Smoke Detectors | X | X | ||
| 8.7 | Carbon Monoxide Detectors | X |
The electrical inspection performed on this day consisted of an examination of all accessible outlets, switches and light fixtures. The grounding and polarity of outlets along with the presence and operation of Ground Fault Circuit Interrupters (GFCI), if present, were tested.
Alarms, electronic keypads, doorbells, remote control devices, landscape lighting, motion or light sensor devices, telephone and television and all electric company equipment were beyond the scope of this inspection. For your protection, any repairs to the electrical system should be performed by a qualified, licensed electrical contractor.
The Inspector found that all components of the electrical system were found to be functional at the time of inspection with no known defeciencies.
The Inspector found NO GFCI receptacles located in any rooms within the home. However, the Inspector was able to identify a GFCI circuit in the main distribution panel. Ground Fault Circuit Interrupters are are designed to sense any difference in current between the supply on the grounded (hot) conductor in a circuit, and the grounded (neutral) conductor. If the circuitry recognizes a differential of more than five (5) milliamps between supply and return, a solenoid trips open the circuit, causing all power to be disconnected. Therefore, a GFCI breaker or a correctly wired GFCI receptacle can protect all outlets further downstream.
The standard for GFCI outlets in modern/current building is as follows:
ALL GFCI outlets should be installed in readily accessible locations. GFCI outlets are designed to protect people from electrical shock.
Electric System Specifics:
Power supplied to the home via transformer located in front yard at/near the street
The wiring to the main disconnect and/or main distribution panel appears to be 4/0 AWG Aluminum yielding an Ampacity of 20. The Branch Circuit/Main Distribution Panel is Circuit Breaker and is rated at 200 Amperes.
NOTE: When a main disconnect cannot be located, the industry standards limit the number of "handles" required to completely de-energize the entire system in any building to six (6). This requirement also applies to Split Buss Panels.
Main Circuit Distribution Panel cover was removed for close inspection.
- Primary conductors are copper #10 and #12
- Dedicated circuits were #8 sized and larger
- Over-current protection is compatible with wire size
- No aluminum wires #8AWG and larger DO NOT appear to have anti oxidant protection
- Branch circuits are served by full sized ground conductors
- Outlets are three-prong grounded
Switched Outlets were inspected/tested in the following areas and were all found to be functional:
The Inspector tested a representative number of accessible outlets in the home and found all those tested to be functional and wired properly.
NOTE: All electric switches and outlets should have the proper cover plates installed both for safety reasons and appearance purposes. In additional, all electric boxes (including in cabinets, attic spaces, crawl spaces, etc.) need the appropriate cover plates installed. The majority of electrical fires occur at the wire connections. When protected in covered electric boxes, fires can be smothered-out due to a lack of oxygen.
he Inspector found NO GFCI receptacles located in any rooms within the home. However, the Inspector was able to identify a GFCI circuit in the main distribution panel. Ground Fault Circuit Interrupters are are designed to sense any difference in current between the supply on the grounded (hot) conductor in a circuit, and the grounded (neutral) conductor. If the circuitry recognizes a differential of more than five (5) milliamps between supply and return, a solenoid trips open the circuit, causing all power to be disconnected. Therefore, a GFCI breaker or a correctly wired GFCI receptacle can protect all outlets further downstream.
The standard for GFCI outlets in modern/current building is as follows:
ALL GFCI outlets should be installed in readily accessible locations. GFCI outlets are designed to protect people from electrical shock.
For added safety, installing a carbon monoxide detector in the home is recommended. There was only one (1) smoke detector found within the home at the time of inspection. It's location is in the main hallway off bedroom #1. When tested, the smoke detector failed. The Inspector recommends replacing the current unit and installing smoke detectors in all habitable rooms (especially the living room where the fireplace is located). Smoke detectors can be purchased at most home improvement centers and can easily be installed by the home owner or handyman. All batteries should be replaced with new batteries every six (6) months and tested on a monthly basis thereafter. Smoke detectors should be tested, installed and maintained in compliance with the manufacturer's recommendations.
No carbon monoxide detector found at the time of inspection. The Inspector recommends installing a carbon monoxide detector which can be purchased an the local home improvement center and easily installed by the homeowner or handyman.
I. The inspector shall inspect: A. the service drop; B. the overhead service conductors and attachment point; C. the service head, gooseneck and drip loops; D. the service mast, service conduit and raceway; E. the electric meter and base; F. service-entrance conductors; G. the main service disconnect; H. panelboards and over-current protection devices (circuit breakers and fuses); I. service grounding and bonding; J. a representative number of switches, lighting fixtures and receptacles, including receptacles observed and deemed to be arc-fault circuit interrupter (AFCI)-protected using the AFCI test button, where possible; K. all ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible; and L. smoke and carbon-monoxide detectors. II. The inspector shall describe: A. the main service disconnect's amperage rating, if labeled; and B. the type of wiring observed. III. The inspector shall report as in need of correction: A. deficiencies in the integrity of the serviceentrance conductors insulation, drip loop, and vertical clearances from grade and roofs; B. any unused circuit-breaker panel opening that was not filled; C. the presence of solid conductor aluminum branch-circuit wiring, if readily visible; D. any tested receptacle in which power was not present, polarity was incorrect, the cover was not in place, the GFCI devices were not properly installed or did not operate properly, evidence of arcing or excessive heat, and where the receptacle was not grounded or was not secured to the wall; and E. the absence of smoke detectors. IV. The inspector is not required to: A. insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures. B. operate electrical systems that are shut down. C. remove panelboard cabinet covers or dead fronts. D. operate or re-set over-current protection devices or overload devices. E. operate or test smoke or carbon-monoxide detectors or alarms F. inspect, operate or test any security, fire or alarms systems or components, or other warning or signaling systems. G. measure or determine the amperage or voltage of the main service equipment, if not visibly labeled. H. inspect ancillary wiring or remote-control devices. I. activate any electrical systems or branch circuits that are not energized. J. inspect low-voltage systems, electrical de-icing tapes, swimming pool wiring, or any timecontrolled devices. K. verify the service ground. L. inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility. M. inspect spark or lightning arrestors. N. inspect or test de-icing equipment. O. conduct voltage-drop calculations. P. determine the accuracy of labeling. Q. inspect exterior lighting.
The Inspector recommends replacing the current smoke detector as it was inoperable when tested. He further recommends installing smoke detectors in all habitable rooms within the home.
Handyman/DIY
| IN | NI | NP | R | ||
|---|---|---|---|---|---|
| 9.1 | Attic Insulation | X | X | ||
| 9.2 | Vapor Retarders (Crawlspace or Basement) | X | |||
| 9.3 | Ventilation | X | X | ||
| 9.4 | Exhaust Systems | X |
Homeowner dryer unit
The attic was accessible via attic hatch located in the center of the garage. The following observations were made during the attic inspection:
The attic contained the following:
The Inspector observed an attic fan present during the attic inspection but could not determine if the attic fan was functional. Additionally, the attic fan is partially blocked, thus inhibiting the flow of air and effectiveness of the attic fan's ability to move air throughout the attic space. The Inspector recommends further evaluation by a licensed contractor.
I. The inspector shall inspect: A. insulation in unfinished spaces, including attics, crawlspaces and foundation areas; B. ventilation of unfinished spaces, including attics, crawlspaces and foundation areas; and C. mechanical exhaust systems in the kitchen, bathrooms and laundry area. II. The inspector shall describe: A. the type of insulation observed; and B. the approximate average depth of insulation observed at the unfinished attic floor area or roof structure. III. The inspector shall report as in need of correction: A. the general absence of insulation or ventilation in unfinished spaces. IV. The inspector is not required to: A. enter the attic or any unfinished spaces that are not readily accessible, or where entry could cause damage or, in the inspector's opinion, pose a safety hazard. B. move, touch or disturb insulation. C. move, touch or disturb vapor retarders. D. break or otherwise damage the surface finish or weather seal on or around access panels or covers. E. identify the composition or R-value of insulation material. F. activate thermostatically operated fans. G. determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers or wiring. H. determine the adequacy of ventilation.
Insulation depth was inadequate. Recommend a qualified attic insulation contractor install additional insulation.
Insulation Contractor
Attic venting was insufficient at time of inspection. Modern standards recommend 1.5 square feet of venting area for every 300 square feet of attic floor space. Recommend an attic contractor evaluate and remedy.
The Inspector observed an attic fan present during the attic inspection but could not determine if the attic fan was functional. Additionally, the attic fan is partially blocked, thus inhibiting the flow of air and effectiveness of the attic fan's ability to move air throughout the attic space. The Inspector recommends further evaluation by a licensed contractor.
Qualified Professional
| IN | NI | NP | R | ||
|---|---|---|---|---|---|
| 10.1 | Doors | X | X | ||
| 10.2 | Windows | X | X | ||
| 10.3 | Floors | X | |||
| 10.4 | Walls | X | |||
| 10.5 | Ceilings | X | |||
| 10.6 | Steps, Stairways & Railings | X | |||
| 10.7 | Countertops & Cabinets | X |
Please note that the flashings around the windows and doors could not be inspected or verified due to the exterior cladding (sidding). Improperly installed flashing, or absence of, can lead to possible moisture seepage into the interior framing of the structure that may not always be visible at the time of inspection. As a general rule, the windows, doors and any other penetrations should be kept well sealed at all times.
The configuration and construction of the exterior doors is noted herein. All doors were observed to be serviceable and in functional condition with exceptions noted.
Doors Present and Observed:
The accessible windows throughout the home were tested. Please be advised, insulated glass windows (double pane) are prone to have failed seals resulting in clouding and moisture build-up between the glass panes. In some cases, it may not be possible to identify a failed window seal during the course of the home inspection due to temperature and humidity conditions. Visually re-inspecting these windows prior to closing would be advisable. Filed window seals have minimal effects on the insulating values of the windows but are not desirable conditions and the window panes are often replaced for aesthetics.
Possible problem areas to the walls and ceilings may not be identifiable if these surfaces have been recently painted. The cosmetic condition of the interior is not necessarily addressed.
A representative number of windows were inspected/opened and functional. At the time of the inspection the double pane, insulating window seals were inspected and functional. The visual inspection of the windows may not disclose seals that have lost their vacuum seal in between the panes of glass. The deficiency is sometimes only visible under certain climate conditions.
Window Specifics:
Those windows which were checked were in generally satisfactory condition with the following exceptions: None or minor defects/caulking.
NOTE: At the time of the inspection, window screens were installed and present on all inspected windows and were functional.
Security Bar System: None
Minor Defects:
The Inspector notes several instances, on all sides of the home, where gaps exist between the window casing and the exterior cladding (hardboard planking and window framing). While the windows are still functional, this can be a pathway for pests and moisture to enter the home and wall assembly. The Inspector recommends caulking be touched-up on an annual basis to avoid deteriorating conditions. The cost and time involved in upkeep is minimal as long as it is maintained on an annual basis. Caulking material can be purchased at a local home improvement center and done by the homeowner or handyman.
The floors throughout the home appeared to be in satisfactory, functional condition with no humps or sags observed. The floors inspected were
The interior walls throughout the home were found to be in functional and appropriate condition for the age of the home with no noted concerns or deficiencies.
The interior ceilings throughout the home were found to be in functional and appropriate condition for the age of the home with no noted concerns or deficiencies.
The interior cabinets located in the kitchen and bathrooms were found to be in functional and appropriate condition with no noted concerns or deficiencies. Both bathrooms and kitchen have been remodeled within the past five (5) years.
The interior counter-tops located in the kitchen and bathrooms were found to be in functional and appropriate condition with no noted concerns or deficiencies. Both bathrooms and kitchen have been remodeled within the past five (5) years.
I. The inspector shall inspect: A. a representative number of doors and windows by opening and closing them; B. floors, walls and ceilings; C. stairs, steps, landings, stairways and ramps; D. railings, guards and handrails; and E. garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls. II. The inspector shall describe: A. a garage vehicle door as manually-operated or installed with a garage door opener. III. The inspector shall report as in need of correction: A. improper spacing between intermediate balusters, spindles and rails for steps, stairways, guards and railings; B. photo-electric safety sensors that did not operate properly; and C. any window that was obviously fogged or displayed other evidence of broken seals. IV. The inspector is not required to: A. inspect paint, wallpaper, window treatments or finish treatments. B. inspect floor coverings or carpeting. C. inspect central vacuum systems. D. inspect for safety glazing. E. inspect security systems or components. F. evaluate the fastening of islands, countertops, cabinets, sink tops or fixtures. G. move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure. H. move suspended-ceiling tiles. I. inspect or move any household appliances. J. inspect or operate equipment housed in the garage, except as otherwise noted. K. verify or certify the proper operation of any pressure-activated auto-reverse or related safety feature of a garage door. L. operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with local, state or federal standards. M. operate any system, appliance or component that requires the use of special keys, codes, combinations or devices. N. operate or evaluate self-cleaning oven cycles, tilt guards/latches, or signal lights. O. inspect microwave ovens or test leakage from microwave ovens. P. operate or examine any sauna, steamgenerating equipment, kiln, toaster, ice maker, coffee maker, can opener, bread warmer, blender, instant hot-water dispenser, or other small, ancillary appliances or devices. Q. inspect elevators. R. inspect remote controls. S. inspect appliances. T. inspect items not permanently installed. U. discover firewall compromises. V. inspect pools, spas or fountains. W. determine the adequacy of whirlpool or spa jets, water force, or bubble effects. X. determine the structural integrity or leakage of pools or spas.
Garage Door: particle board/composition (damaged and in need of repair). The garage door does not open completely and is in poor condition. The Inspector recommends repair/replacement and further evaluation by a licensed contractor. The auto reverse mechanism was functioning at the time of inspection. In its current condition, the garage door may pose a safety hazard. The garage door opener was manufactured by Craftsman
Garage Door Contractor
The Inspector notes several instances, on all sides of the home, where gaps exist between the window casing and the exterior cladding (hardboard planking and window framing). While the windows are still functional, this can be a pathway for pests and moisture to enter the home and wall assembly. The Inspector recommends caulking be touched-up on an annual basis to avoid deteriorating conditions. The cost and time involved in upkeep is minimal as long as it is maintained on an annual basis. Caulking material can be purchased at a local home improvement center and done by the homeowner or handyman.
Handyman/DIY
| IN | NI | NP | R | ||
|---|---|---|---|---|---|
| 11.1 | Range/Oven/Cooktop | X | |||
| 11.2 | Microwave | X | |||
| 11.3 | Dishwasher | X | |||
| 11.4 | Garbage Disposal | X | |||
| 11.5 | Refrigerator | X | |||
| 11.6 | Doorbell | X |
The kitchen appliances were turned on to check operational function only. The temperature settings and ice maker are not within the scope of this inspection.
The oven was inspected using normal operating controls to demonstrate one primary function and was found to be functional (heated to 350 F according to oven display). The accuracy of the clocks, timers, self-cleaning components and temperature settings on the range are not within the scope of this inspection. We do not test oven temperatures or verify the accuracy of thermostats.
The microwave was inspected by using normal operating controls to demonstrate one primary function. It was found to be in functional condition. Water was heated using normal controls.
The dishwasher was inspected by using normal operating controls to demonstrate one primary function and was found to be operational. Additionally, the inner racks appeared to be in functioning order at the time of the inspection.
The Food Waste Disposer/Garbage Disposal was inspected and operated using normal controls to demonstrate on primary function. The garbage disposal was found to be operational by using wall switch adjacent to kitchen sink.
The refrigerator was present but was not inspected as it is not within the scope of this inspection.
The doorbell was inspected by using normal operating controls to demonstrate one (1) primary function. It was found to be functional
10.1 The inspector shall inspect: F. installed ovens, ranges, surface cooking appliances, microwave ovens, dishwashing machines, and food waste grinders by using normal operating controls to activate the primary function. 10.2 The inspector is NOT required to inspect: G. installed and free-standing kitchen and laundry appliances not listed in Section 10.1.F. H. appliance thermostats including their calibration, adequacy of heating elements, self cleaning oven cycles, indicator lights, door seals, timers, clocks, timed features, and other specialized features of the appliance. I. operate, or con rm the operation of every control and feature of an inspected appliance.
