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1234 Main St.
Opelika, AL 36801
11/21/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
6
Minor concerns
13
Moderate concerns
1
Significant concerns

Thank you for choosing Canvas Home Inspections, LLC  to perform your home inspection!

Canvas Home Inspections, LLC strives to perform all inspections in substantial compliance with the Standards of Practice as set forth by the International Association of Certified Home Inspectors (InterNACHI). As such, we inspect the readily accessible, visually observable, installed systems and components of the home. We are required to point out issues listed in the SOP, give the location and make a recommendation.

This inspection is not technically exhaustive. It is possible that if a specialist (ex: an HVAC, Electrician, or Plumber) checks the home they would find things with their depth of knowledge in their area and with their specialty tools that we didn't find during our inspection. We are generalists with broad knowledge of all home systems, not specialists with deep knowledge of one system.

Be aware that all homes require regular maintenance to help ensure safety, longevity and proper operation of its components. Expect regular monthly maintenance costs as part of home ownership.

Some warranties are provided to you as a courtesy by a third party. These warranties do have limitations which can be read in the policies themselves. These warranties should not be viewed as an Inspection warranty provided by Canvas Home Inspections, LLC. The details of these free warranties can be found on our web site here.

DIRECTION ORIENTATION: For the sake of this inspection the front of the home is regarded as the exterior wall that faces the road that corresponds with the home address. References to the "left" or "right" of the home are determined by facing the front of the home.

MINOR CONCERN

Maintenance items, DIY items, or recommended upgrades will fall into this category. These concerns will ultimately lead to Moderate Concerns and Significant Concerns if left neglected for extended periods of time. These concerns are usually straightforward to remedy.

MODERATE CONCERN

Most items will fall into this category. Concerns that inevitably lead to, or directly cause (if not addressed in a timely manner) adverse impact on the value of the home, or unreasonable risk (Unsafe) to people or property. These concerns may require further evaluation or may be more complicated to remedy.

SIGNIFICANT CONCERN

A specific issue with a system or component of a residential property that may have a significant, adverse impact on the value of the property, or that poses an unreasonable risk to people or property. These concerns may be imminent, difficult or expensive to remedy.

1 - Inspection Details

Type of Building
Single Family
In Attendance
None
Utilities On
Electrical, Water
Occupancy
Occupied, Furnished
Weather Conditions
Partly Cloudy
Exterior Photos
Interior Photos
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Comment
1.1.1 - General Recommendations

Obtain Information

We recommend obtaining from the Owner (and Public Records) all available Information, User's Guides/Owner's Manuals, Receipts, Warranties, Permits, Insurance Claims, and Warranty Transferability & Fees regarding the Repairs, Upgrades, and Components of the Home & Lot.

Conversation 512 Inquire With Seller

2 - Foundation, Basement & Crawlspace

Location of Access to Under Floor Space
None
Inspection Method
Visual
Foundation: Foundation Material
Concrete
Foundation: Foundation Type
Slab on Grade
Floor Structure: Floor Structure
Inaccessible, Concrete
Floor Structure: Sub-floor Material
Concrete

3 - Exterior

Inspection Method
Visual
Siding, Flashing & Trim: Siding Material
Composite (Masonite)
Siding, Flashing & Trim: Exterior Trim Material
Composite
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Comment
3.2.1 - Exterior Doors

Rot Trim/Frame

Rot was noted to the door frame, trim or door at the time of the inspection. The damage extends into the underlying floor structure. 

Contractor Qualified Professional
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Comment
3.4.1 - Decks, Balconies, Patios

Spaces exceed 4 inches

Spaces between deck guardrails balusters, beneath the guardrails or at the sides of the guardrails were too wide. Safe building practices dictate that a 4 inch sphere may not pass through the handrail at any point. This condition may be hazardous to small children.

All corrections should be made by a qualified contractor.

House front 1 Deck Contractor

4 - Site

Driveways: Driveway Discription
Concrete
Walkways: Walkway Discription
Concrete
Vegetation, Grading & Drainage: Site Drainage
Sloped Away From Structure
Vegetation, Grading & Drainage: Vegetation
Generally Maintained
Vegetation, Grading & Drainage: Retaining Wall Material
N/A
Fencing: Fencing Description
Chain Link
Sprinkler System: Zones Descriptions
Zones Descriptions
Site Photos

5 - Roof

Inspection Method
Ground, Walked the Roof
Coverings: Material
Asphalt Shingle
Underlayment: Underlayment Material
Present- Specific Type Unknown
Eaves, Soffits & Fascia: Materials
Composite
Roof Drainage Systems: Gutter Material
Fully Guttered
Roof Drainage Systems: Gutter Discharge
Near Foundation, Gutter Extensions
Chimney: Type of Chimney
Framed Around Metal
Chimney: Chimney Cap Material
Sheet Metal
General Introduction

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

Flashings: General Flashing Description

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

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

The underlayment was hidden beneath the roof-covering material.  Some edges may have been visible.  It was not fully inspected, and the Inspector disclaims responsibility for evaluating its condition or confirming its presence. 

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Comment
5.1.1 - Coverings

Shingles Missing

Missing shingles were observed. The shingles should be replaced to prevent moisture intrusion. 

Roof Roofing Professional
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Comment
5.3.1 - Flashings

Damaged Vent Boot

A damaged vent boot was observed. This condition will allow water to run down the plumbing pipe and into the attic and cause moisture damage. 

Roof Roofing Professional
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Comment
5.5.1 - Roof Drainage Systems

Disconnected Gutters

One or more gutter sections needed to be re-connected in order to properly control roof run-off. 

Tools Handyman/DIY
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Comment
5.5.2 - Roof Drainage Systems

Downspouts Drain Near House

One or more downspouts drain too close to the home's foundation. Adjust downspout extensions to drain at least 4-6 feet from the foundation.

Gutter cleaning icon Gutter Contractor

6 - Garage

Size/Type
2-Car
Ceiling: Ceiling Covering
Drywall

 

Floor: Floor Material
Concrete
Walls: Wall Materia
Drywall
Garage Door: Material
Metal
Garage Door: Opener Brand
Genie
Garage Door: Type
Automatic, Sectional

7 - Attic, Insulation & Ventilation

Roof Structure & Attic: Material
OSB, 2x6 Rafters
Ceiling Structure: Ceiling Structure
Ceiling Joists
Insulation: Insulation Type
Batt, Blown, Fiberglass
Insulation: Insulation Depth (inches)
10
Attic Ventilation: Ventilation Type
Gable Vents, Ridge Vents, Soffit Vents
Exhaust Systems: Exhaust Types
Bathroom, Discharges to Exterior
Attic Photos
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Comment
7.1.1 - Roof Structure & Attic

Roof Leak
Attic

Stains visible in the roof sheathing indicate leaks. Moisture meter did indicate elevated moisture levels. 

Roof Roofing Professional
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Comment
7.3.1 - Insulation

Gaps or Voids
Attic

The attic was missing insulation over areas of significant size. This condition can result in increase heating and cooling cost and also reduced comfort levels. The Inspector recommends that insulation be properly installed to cover all portions of the attic located above the home living space.

House construction Insulation Contractor

8 - Electrical

Service Entrance Conductors: Electrical Service Conductors
Below Ground, Aluminum
Service Entrance Conductors: Location
Left Side
Main Panel and Grounding: Main Panel Location
Exterior Left
Main Panel and Grounding: Panel Manufacturer
Siemens
Main Panel and Grounding: Panel Type
Type 3R Enclosure
Main Panel and Grounding: Main Disconnect/Service Box Rating
200 Amps
Main Panel and Grounding: Total Service Amperage
200 Amps
Main Panel and Grounding: Service Grounding
Ground Rod
Main Panel and Grounding: Overcurrent Protection
Circuit Breaker
Main Panel and Grounding: Branch Wiring
Solid Copper, Stranded Aluminum
Branch Wiring: Wiring Method
Romex
GFCI & AFCI: GFCI Location
Kitchen, Exterior, Garage, Bathrooms
GFCI & AFCI: GFCI Reset Location
At the Receptacle
Smoke Detectors: Location of Smoke Detectors
Hallways, Bedrooms

We recommend having smoke detectors in the home: (1) In all sleeping rooms, (2) Hallways outside of sleeping areas in immediate vicinity of the sleeping rooms. (3) On each level of the dwelling unit including basements. (4) If separated by a door, we also recommend having smoke detectors in the dining room, furnace room, utility room, and hallways not protected by the required Smoke Alarms.

The installation of Smoke Alarms in kitchens, unfinished attics, or garages is not normally recommended, as these locations occasionally experience conditions that can result in improper operation. We recommend installing smoke detectors according to the manufacturers instructions as well as regularly testing and monitoring smoke detectors as their batteries need to be replaced and/or the smoke detectors expire and should be replaced periodically per the manufacturer's instructions.

Subpanel not present.

Branch Wiring: Branch Circuit Limitation

Home branch circuit wiring consists of wiring distributing electricity to devices such as switches, receptacles, and appliances. Most conductors are hidden behind floor, wall and ceiling coverings and cannot be evaluated by the inspector. The Inspector typically does not remove cover plates and inspection of branch wiring is limited to proper response to testing of switches and a representative number of electrical receptacles.

Lighting Fixtures, Switches & Receptacles: Disclaimer- Switches

Switches are sometimes connected to fixtures that require specialized conditions, such as darkness or movement, to respond. Sometimes they are connected to electrical receptacles (and sometimes only the top or bottom half of an receptacle). Often, outlets are inaccessible due to furniture or other obstructions. Functionality of all switches in the home may not be confirmed by the inspector.

Carbon Monoxide Detectors not present.

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Comment
8.5.1 - Lighting Fixtures, Switches & Receptacles

Cover Plate Missing
Garage

At the time of the inspection, an electrical receptacle cover plate was missing. This condition left energized electrical components exposed to touch, a shock/electrocution hazard. 

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Comment
8.5.2 - Lighting Fixtures, Switches & Receptacles

Loose Receptacle
Exterior Rear

An electrical receptacle was improperly secured and moved when a plug was inserted. Receptacles should be securely installed to prevent fire, shock and/or electrocution hazard.

Credit
Comment
8.6.1 - GFCI & AFCI

GFCI Failure
Kitchen

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

Electric Electrical Contractor
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Comment
8.7.1 - Smoke Detectors

Smoke Detectors

We recommend having smoke detectors in the home: (1) In all sleeping rooms, (2) Hallways outside of sleeping areas in immediate vicinity of the sleeping rooms. (3) On each level of the dwelling unit including basements. (4) If separated by a door, we also recommend having smoke detectors in the dining room, furnace room, utility room, and hallways not protected by the required Smoke Alarms. The installation of Smoke Alarms in kitchens, unfinished attics, or garages is not normally recommended, as these locations occasionally experience conditions that can result in improper operation. We recommend installing smoke detectors according to the manufacturers instructions as well as regularly testing and monitoring smoke detectors as their batteries need to be replaced and/or the smoke detectors expire and should be replaced periodically per the manufacturer's instructions.

Electric Electrical Contractor
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Comment
8.8.1 - Carbon Monoxide Detectors

Carbon Monoxide Detectors

We recommend carbon monoxide detectors are installed in the home and maintained according to manufacturer's instructions.

9 - Plumbing

Water Source
Public
Filters
None/Unknown
Main Water Shut-off Device: Location
At Meter
Fixtures, Water Supply, & Distribution Systems: Water Supply Type
Public
Fixtures, Water Supply, & Distribution Systems: Water Supply Material
Unknown
Fixtures, Water Supply, & Distribution Systems: Distribution Material
Copper
Fixtures, Water Supply, & Distribution Systems: Water Flow and Pressure
55 psi
Sewage & Drain, Waste, & Vent (DWV) Systems: Sewage System Type
Public
Sewage & Drain, Waste, & Vent (DWV) Systems: Material
PVC
Water Heater: Power Source/Type
Electric
Water Heater: Water Heater Disconnect Location
Beside Water Heater
Water Heater: Age
6 Years

Typical Life Expectancy:

Conventional:  6 to 12 Years

Tankless:  20 Years

Water Heater: Capacity
80
Water Heater: Data Plate Photo(s)
Main Water Shut-off Device: Water Meter

We checked the main water meter for evidence of hidden leaks and found none.

Water Heater: Brand & Location
Whirlpool

Water temperature should be set to at least 120 degrees F to kill microbes and no higher than 130 degrees F to prevent scalding. 


Water Heater: Water Heater Relief Valve Requirements

The water heater relief valve should meet these standard safety requirements:

1. The TPR discharge pipe shall be constructed of an approved material, such as CPVC, copper, polyethylene, galvanized steel, polypropylene, or stainless steel. PVC and other non-approved plastics should not be used since they can easily melt. 

2. Should not be smaller than the diameter of the outlet of the valve it serves (usually no smaller than 3/4"). 

3. Should not reduce in size from the valve to the air gap (point of discharge). 

4. Should be as short and as straight as possible so as to avoid undue stress on the valve. 

5. Should be installed so as to drain by flow of gravity. 

6. Should not be trapped, since standing water may become contaminated and backflow into the potable water. discharge to a floor drain, to an indirect waste receptor, or to the outdoors. 

7. Should not be directly connected to the drainage system to prevent backflow of potentially contaminating the potable water. 

8. Should discharge through a visible air gap in the same room as the water-heating appliance. 

9. Should be first piped to an indirect waste receptor such as a bucket through an air gap located in a heated area when discharging to the outdoors in areas subject to freezing, since freezing water could block the pipe. 

10. Should not terminate more than 6 inches (152 mm) above the floor or waste receptor. 

11. Should discharge in a manner that could not cause scalding. 

12. Should discharge in a manner that could not cause structural or property damage. 

13. Should discharge to a termination point that is readily observable by occupants, because discharge indicates that something is wrong, and to prevent unobserved termination capping. 

14. Should be piped independently of other equipment drains, water heater pans, or relief valve discharge piping to the point of discharge. 

15. Should not have valves anywhere. 

16. Should not have tee fittings. 

17. Should not have a threaded connection at the end of the pipe so as to avoid capping.

Water Heater: Electric Water Heater

This was an electric water heater. This type of water heater uses electric elements to heat water in the tank. These elements can often be replaced when they burn out. With heaters having two heating elements, the lower element usually burns out first. Heating elements should be replaced only by qualified plumbing contractors or HVAC technicians.

Fixtures, Water Supply, & Distribution Systems: Most Not Visible

Most water distribution pipes were not visible due to wall, floor and ceiling coverings. The Inspector disclaims responsibility for inspection of pipes not directly visible.

Sewage & Drain, Waste, & Vent (DWV) Systems: Most DWV Pipes Not Visible

Most drain, waste and vent pipes were not visible due to wall, ceiling and floor coverings.

Fuel Storage & Distribution Systems not present.

10 - HVAC

General: Service Area
Downstairs
General: Thermostat Type & Location
Digital
Cooling: Brand
Ruud
Cooling: Energy Source/Type
Electric, Heat Pump
Cooling: Unit Disconnect
Beside Unit
Cooling: Age
20

Average Life Expectancy:

Central AC 7-15 years

Heat Pump 10-15 years

Cooling: Refrigerant Type
R-22
Cooling: Evaporator Unit Location
Foyer
Cooling: Condensate Overflow Drain Location
None
Cooling: Supply Temperature
55
Cooling: Return Temperature
72
Cooling: Temperature Differential
17
Heating Equipment: Brand
Ruud
Heating Equipment: Energy Source
Electric
Heating Equipment: Unit Disconnect
On Unit
Heating Equipment: Heat Type
Forced Air, Heat Pump
Heating Equipment: Efficiency
High
Heating Equipment: Temperature Output
115
Distribution Systems & Filters: HVAC Filter Location
Foyer
Fireplaces: Fuel & Style
Wood Burning, Factory Built
Fireplaces: Combustion Source
Exterior
Heating Equipment: Data Plate Photo(s)
Distribution Systems & Filters: Ductwork
Insulated, Flex Duct
Cooling: Data Plate Photo(s)
Heating Equipment: Age
20

Typical Life Expectancy:

Furnace 15-25 years

Heat Exchanger 10-15 years

Heat Pump 10-15 years

Credit
Comment
10.3.1 - Heating Equipment

Vent Pipe Corrosion
Crawlspace

The vent pipe servicing the gas furnace was heavily corroded and had visible gaps. This condition will allow flue gasses, containing carbon monoxide, into the living area. This condition should be corrected before using the furnace. 

Fire HVAC Professional

11 - HVAC 2

General: Service Area
Upstairs
General: Thermostat Type & Location
Digital
Cooling: Brand
Ruud
Cooling: Energy Source/Type
Electric, Heat Pump
Cooling: Unit Disconnect
Beside Unit
Cooling: Age
20

Average Life Expectancy:

Central AC 7-15 years

Heat Pump 10-15 years

Cooling: Refrigerant Type
R-22
Cooling: Evaporator Unit Location
Attic
Cooling: Condensate Overflow Drain Location
None
Cooling: Supply Temperature
62
Cooling: Return Temperature
72
Cooling: Temperature Differential
10
Heating Equipment: Brand
Ruud
Heating Equipment: Energy Source
Electric
Heating Equipment: Unit Disconnect
On Unit
Heating Equipment: Heat Type
Forced Air, Heat Pump
Heating Equipment: Efficiency
High
Heating Equipment: Temperature Output
90
Distribution Systems & Filters: HVAC Filter Location
Upstairs, Hallway
Heating Equipment: Data Plate Photo(s)
Distribution Systems & Filters: Ductwork
Insulated, Flex Duct
Cooling: Data Plate Photo(s)
Heating Equipment: Age
20

Typical Life Expectancy:

Furnace 15-25 years

Heat Exchanger 10-15 years

Heat Pump 10-15 years

Credit
Comment
11.2.1 - Cooling

Failed to Produce Cold Air

The air conditioner was funtional but did not produce adequate cold air. We recommend evaluation and repair by a licensed HVAC professional. 

Fire HVAC Professional

12 - Doors, Windows & Interior

Odors: Odors
Normal
Laundry Facilities: Dryer Power Source
Eletric
Laundry Facilities: Dryer Vent Material
Metal
Laundry Facilities: Dryer Exhaust
Vented to Exterior
Minor Wear

The home interior showed minor general wear and deterioration commensurate with its age.

Credit
Comment
12.3.1 - Windows

Failed Seal- Condensation/Stains
Kitchen

Condensation and stains visible on the glass of a double-pane window indicated a loss of thermal integrity. 

Credit
Comment
12.7.1 - Floors

Tiles- Cracked
Foyer, Master Bathroom

Cracked floor tiles were visible at the time of the inspection. This is a minor cosmetic issue.  We recommend asking the owner if spare tiles are available as matching replacements.

Flooring Flooring Contractor
Credit
Comment
12.9.1 - Countertops & Cabinets

Moisture Damage
Upstairs Bathroom

Moisture damage was observed in the cabinet. 

Contractor Qualified Professional

13 - Built-in Appliances

Dishwasher: Brand
Whirlpool
Range: Range Brand
Whirlpool
Range: Range Energy Source
Electric
Built-in Microwave: Microwave Type
Recirculating Microwave Venthood
Built-in Microwave: Microwave Brand
Frigidaire
Garbage Disposal: Brand
Badger
Refrigerator: Refrigerator Brand
Kenmore
General Appliance Operation

Note: Appliances are operated at the discretion of the Inspector and using normal controls.

Dishwasher: High Loop Present


The dishwasher had a high loop installed in the drain line at the time of the inspection. The high loop is designed to prevent wastewater from contaminating the dishwasher. This is a proper condition.

Cooktop not present.

Wall Oven: Limited Inspection

The General Home Inspection testing of ovens does not include testing of all oven features, but is limited to confirmation of bake and broil features. You should ask the seller about the functionality of any other features.

Range Hood/Exhaust System not present.

Credit
Comment
13.2.1 - Range

Element Inoperative
Kitchen

The right rear element was inoperable. 

Wash Appliance Repair