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1234 Main St.
Blackwood, NJ 08012
12/14/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name

Scope of Inspection:
Dobbins Home Inspection, LLC endeavors to perform all inspections in substantial compliance with the New Jersey Home Inspection Standards of Practice (NJAC 13:40-15.16) which can be found at https://www.njconsumeraffairs.gov/regulations/Chapter-40-Subchapter-15-Home-Inspection-Advisory-Committee.pdf. As such, we inspect the readily accessible, visually observable, installed systems and components of a home as designated in the Standards of Practice. When systems or components designated in the Standards of Practice are present but are not inspected, the reason(s) the item was not inspected is identified within the “Limitations” tab of this report. This report contains observations of those systems and components that, in the professional judgement of the inspector, are not functioning properly, significantly deficient, unsafe, or are near the end of their service lives.

The inspection is limited to the readily accessible and visible systems, equipment and components of the home. The inspector will not dismantle and/or move equipment, systems, furniture, appliances, floor coverings, finished or fastened surfaces or components, personal property or other items to conduct inspections or otherwise to expose concealed or inaccessible conditions. Any areas not accessible at the time of inspection will not be inspected. 


Use of photos: 

Your report includes many photographs. Some pictures are informational and of a general view, to help you understand where the inspector has been, what was looked at and the condition of the item or area at the time of the inspection. Some of the pictures may be of problem areas, these are to help you better understand what is documented in this report and to help you see areas or items that you normally would not see. Not all problem areas or conditions will be supported with photos. Conditions with occurrences in multiple locations may not have a photo of each occurrence.


Categories: This report divides deficiencies into three categories; Monitor/Maintenance (colored in blue), Recommendation/Upgrade (in orange), and Important Safety Hazard (in red). 

Monitor/Maintenance: Includes components that were found to be in need of recurring or basic general maintenance to protect either the component or the occupants. Also included in this section are items that were beginning to show signs of wear, but were, in the opinion of the inspector, still functional at the time of inspection. Typically these items are considered to represent a less significant immediate cost than those listed in the following two categories. 

Recommendation/Upgrade: Includes comments of a deficiency, defect or suggested improvement of a component or system which will likely require a relatively short term correction to mitigate the risk of further damage, or financial loss.

Important/Safety Hazard: Includes comments of a significantly deficient/defective component or system which, in the opinion of the inspector, requires immediate correction to mitigate the risk of serious damage, personal injury, or financial loss. These will typically fall into one of the following three categories: 1. Major/costly defects. An example of this would be a structural failure. 2. Things that may hinder your ability to finance, legally occupy, or insure the home 3. Safety hazards, such as an exposed, live wire.

This categorization is the opinion of the inspector and is based on what was observed at the time of inspection. It is not intended to imply that items documented in any one category are not in need of correction, or lack importance. Maintenance items or latent defects left unaddressed can soon become significant defects. It should be considered very likely there will be other issues you personally may consider deficient, and you should add these as desired. There may also be defects that you feel belong in a different category, and again, you should feel free to consider the importance you believe they hold and act accordingly. 


General Comments:

Please review the report in its entirety. It is ultimately up to your discretion to interpret its findings and to act accordingly. This report does not offer an opinion as to whom among the parties to this transaction should take responsibility for addressing any of these concerns. As with all aspects of your transaction, you should consult with your agent for further advice regarding the contents of this report. Any repairs should be performed by licensed tradesman, if applicable, or qualified professionals who will provide copies of all receipts, warranties and applicable permits for any repairs that are carried out. Any opinions expressed regarding adequacy, capacity, or expected life of components are general estimates based on information about similar components and occasional wide variations are to be expected between such estimates and actual experience. The inspection and report are not intended to be technically exhaustive, or to imply that every component was inspected, or that every possible defect was discovered. Unexpected repairs and maintenance should still be anticipated.

The home may not meet many generally-accepted current building standards and/or local codes. Older homes are inspected within the context of the time period in which they were built, taking into account the generally-accepted building practices of that time period. The inspection report may comment on unsafe conditions, but problems will be described as defects at the Inspectors discretion. Homes are not required to be constantly upgraded to comply with newly-enacted building standards/codes but are only required to comply with building codes or generally-accepted standards which existed at the time of original construction. An exception may exist when a home is remodeled, depending on the scope of work.


Home Orientation:

All references to orientation through out the report are as if viewing the home from the front, street side unless another reference point is stated.

1 - Inspection Details

In Attendance
Client, Client's Agent
Style
Multi-level, Single Family, Detached
Occupancy
Vacant
Utilities
Utilities On
Soil/Ground Conditions
Wet
Weather Conditions
Cloudy, Raining
Ancillary Services
Wood Destroying Insect Inspection (Termite), Radon Testing

Any ancillary services will have their own independent report.

Temperature (approximate)
57 Fahrenheit (F)
Age of Home (approximate)
30 Years

2 - Structure

Foundation: Material
Masonry Block
Foundation: Type
Basement, Crawlspace
Floor: Type and Material
Dimensional Lumber, Plywood Sheathing
Wall: Type and Material
Dimensional Lumber
Ceiling/Roof: Type and Material
Dimensional Lumber, Plywood
Ceiling/Roof: Limitation - No Attic Flooring

A majority of the ceiling/attic floor was not covered with sheathing/flooring and was covered with insulation. This prevented a full and thorough inspection of the roof/ceiling structure. Hidden, inaccessible, or latent issues may exist. Recommend inspecting this area prior to closing. This is a limitation of my inspection.

  1.  The inspector shall inspect: A. foundation; B. floors; C. walls; D. Ceilings; and E. roof. 
  2.  The inspector shall describe: A. foundation construction type and material; B. floor construction type and material; C. wall construction type and material; D. ceiling construction type and material; E. roof construction type and material.
  3.  The inspector shall probe structural components where deterioration is suspected unless such probing would damage any finished surface. 
  4.  The inspector shall describe the methods used to inspect the under-floor crawlspaces and attics. 
  5.  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.

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Credit
Comment
2.1.1 - Foundation

Foundation - Moisture Staining
Basement Multiple Locations

The foundation wall has moisture staining. This area was dry at the time of inspection but may become wet under certain conditions. If water intrusion becomes problematic, recommend a licensed waterproofing contractor to repair.

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Credit
Comment
2.2.1 - Columns & Beams

Beams - Notched/Cut
Garage

A beam was observed that has been notched/cut. This could result in cracking and structural failure of the beam. Recommend a licensed structural engineer to evaluate and recommend repairs. Recommend a licensed structural contractor to complete repairs.

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Credit
Comment
2.3.1 - Floor

Floor - Moisture Intrusion
Left Crawlspace, Back Wall

An area of moisture intrusion was observed on the floor structure. A moisture meter placed on this area indicated elevated moisture levels. Recommend a licensed contractor to perform a more invasive evaluation to determine the source of moisture and complete repairs.

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Credit
Comment
2.5.1 - Ceiling/Roof

Roof Structure - Futher Evaluation
2nd Floor Attic

The attic space is conventionally framed in the area of the furnace and master bathroom skylight. The rafters are pulling away from the ridge board, the rafters are off-center, and the ridge is undersized. Recommend a licensed structural contractor to further evaluate, and repair as necessary.

3 - Exterior

Driveway Material
Asphalt
Exterior Wall Surface Type and Material
Vinyl Siding
Walkway Material
Concrete
Patio Material
Concrete
Decks & Porches: Limitation - Area Under Deck Inaccessible

The space under the deck was inaccessible due to being enclosed with lattice and low clearances. This is a limitation of my inspection. Recommend a more thorough inspection of this area be completed prior to settlement.

  1. The home inspector shall inspect: A. Exterior surfaces, excluding shutters, and screening, awnings, and other similar seasonal accessories; B. Exterior doors excluding storm doors or safety glazing; C. Windows excluding storm windows and safety glazing; D. Attached or adjacent decks, balconies, stoops, steps, porches, and their railings; E. Vegetation, grading, drainage, and retaining walls with respect to their immediate detrimental effect on the condition of the residential building, excluding fences, geological and/or soil conditions, sea walls, break-walls, bulkheads and docks, or erosion control and earth stabilization; F. Attached or adjacent walkways, patios, and driveways.
  2. The home inspector shall describe the exterior wall surface type and material.
  3. 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.

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Comment
3.1.1 - Exterior Wall Surface

Siding - Inadequate Ground Clearance
Front of home

The siding had inadequate clearance between siding and the ground. Siding in contact or close to the ground or soil is a serious concern because it can provide direct access for moisture and wood destroying insects. Recommend removing as much mulch/landscaping as reasonably possible to allow a space. Otherwise, recommend monitoring this area for signs of pests, rodents, or water intrusion.

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Comment
3.1.2 - Exterior Wall Surface

Siding - Loose
Left side of Garage

A piece of siding is loose. Strong winds may rip these pieces completely off the home. Loose/missing siding could result in moisture intrusion and damage to the home. Recommend securing the siding.

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Credit
Comment
3.1.3 - Exterior Wall Surface

Exterior Wall - Sealant Needed
Multiple Locations

A protrusion through the exterior wall was found to have damaged or missing sealant. Deteriorated or missing sealant could allow water intrusion causing damage to the home. Recommend sealing these gaps.

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Credit
Comment
3.2.1 - Exterior Doors

Weatherstripping - Insufficient
Back Laundry Room Door

The exterior door has missing or insufficient weatherstripping. Daylight was visible through the gap. This can result in significant energy loss and moisture intrusion into the home causing damage. Recommend installing weatherstripping.

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Credit
Comment
3.2.2 - Exterior Doors

Screen Door - No Screen
Back Kitchen Door

The sliding door in the kitchen has a screen door with no screen. Recommend replacement.

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Credit
Comment
3.3.1 - Windows

Window - Improper Ground Clearance
Right side of home

The basement window has an improper ground clearance. This could lead to moisture intrusion and damage to the windows/home. Recommend removing as much mulch/soil from in front of the window as reasonably possible and monitoring this area for moisture intrusion. If clearance cannot be reasonably established, recommend a licensed contractor to install a window well around the window.

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Credit
Comment
3.9.1 - Vegetation, Grading, Drainage & Retaining Walls

Grading - Toward Home
Multiple Locations

Multiple locations are graded toward the home creating low areas which could allow pooling of water, drainage down into the soil around the foundation, and possibly into the home. This could result in damage to the home. Recommend regrading around the perimeter of the home so water drains away from the foundation.

$
Credit
Comment
3.10.1 - Yard

Gates - Missing Latch
Multiple Locations

The gates around the property are missing latches. This could allow access to the pool which is a drowning hazard. Recommend a qualified pool inspector to fully evaluate the pool as well as ensure all safety measures are in place to help eliminate drowning hazards.

4 - Roof

Roof Inspection Method
Observed from Ladder, Observed from Window, Observed with Drone
Roof Surface Material
Architectural Asphalt Shingles
Flashing Material
Metal, Rubber
Chimney Type
Metal B-vent
Roof Surface: Estimated Age of Roof
First Third
Roof Drainage Systems: Material
Aluminum
Roof Surface: Roof Overview Photo
Satellite Dish Penetration

Satellite dish mounts have penetrated roof coverings which could allow moisture intrusion if not kept sealed. Recommend periodic monitoring to ensure sealant used is in good condition and reapply as needed.

Skylights: Skylights

Skylights are a vulnerable area of the roof. Under certain conditions, skylights can begin leaking without warning. Many skylights require regular inspection/maintenance to help maintain their water tightness. Recommend consulting a licensed roofer or the skylight manufacturer for proper care instructions.

Roof - Observed with Drone

Due to the weather, a majority of the roof inspection was completed with a drone. While better than observing from the ground alone, there may be areas, defects, or conditions that cannot be seen with a drone only. Hidden or latent defects may exist. Recommend this area be more closely inspected when conditions improve.

Roof Drainage Systems: Limitation - Downspouts Drain Below Grade

The gutter downspout drains underground. Due to the nature of these systems, it is difficult to determine where the water drains and whether or not the system is working as designed. This is a limitation of my inspection.

  1.  The home inspector shall inspect: A. roofing surface, excluding antennae and other installed accessories such as solar heating systems, lightning arresters, and satellite dishes; B. roof drainage systems; C. flashing; D. skylights; and E. exterior of chimneys.
  2.  The home inspector shall describe: A. roof surface; B. roof drainage systems; C. flashing; D. skylights; and E. chimneys.
  3.  The home inspector shall employ reasonable, practicable, and safe methods to inspect the roof.
  4.  The home inspector shall describe the methods used to inspect the roof.
  5.  The inspector is not required to: A. walk on any roof surface. B. predict the service life expectancy. C. inspect underground downspout 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.

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Comment
4.2.1 - Roof Drainage Systems

Downspouts - Drain Near Foundation
Back of home

The gutter downspout drains close to the home's foundation. This can result in excessive moisture in the soil around the foundation, which can lead to foundation/structural movement and water intrusion into the home. Recommend adding downspout extensions so they drain at least six feet from the foundation.

$
Credit
Comment
4.2.2 - Roof Drainage Systems

Downspouts - Drain on Roof
Above Garage

The gutters from the second floor roof drain directly on the roof surface below. This could cause premature degradation of the shingles, water intrusion and subsequent damage to the structure and interior of the home. Recommend extending the downspout into the first floor gutter.

$
Credit
Comment
4.2.3 - Roof Drainage Systems

Downspout - Disconnected
Front Right corner of home

A downspout on the home is disconnected. This will allow water to pool around the foundation of the house which could lead to water intrusion. Recommend a licensed contractor to repair

$
Credit
Comment
4.3.1 - Flashings

Vent Flashing - Improper Installation
Roof

The flashings around multiple vents are improperly installed. The current configuration could result in water intrusion, and damage to the home. Recommend a licensed roofing contractor to repair or replace.

$
Credit
Comment
4.3.2 - Flashings

Drip Edge Flashing - Missing
Roof

The drip edge flashing at the edge of the roof is missing. While this is common, this could allow water to make contact with the roof structure. Water intrusion could lead to further damage to the roof and other components causing deterioration and rot. Recommend a licensed roofer to install a drip edge flashing and replace any damaged wood.

$
Credit
Comment
4.3.3 - Flashings

Kickout Flashing - Missing
Above Family Room

The kick out flashing between the roof and the sidewall is missing. This could allow water to miss the gutter and run down the side of the house which could result in premature deterioration of the materials in this area, water collecting near the foundation and water intrusion causing damage to the home. Recommend a licensed roofing contractor to install kick out flashing.

5 - Plumbing

Supply Piping Material
PE
Distribution Piping Material
Copper
Water Source
Public
Hot Water?
No
Drain, Waste, & Vent System: Material
PVC
Hot Water System: Manufacturer
Bradford & White
Hot Water System: Energy Source
Natural Gas
Hot Water System: Location
Basement
Hot Water System: Capacity
75
Hot Water System: Age
6

The average lifespan of a water heater is 8-12 years.

Water Meter Location
Basement
Hot Water System: Data Plate
Fuel Storage & Distribution Systems: Gas Meter Location
Right Side of Home
Sump Pump: Operated

The sump pit water level was low at the time of the inspection but the pump did operate when the buoy was lifted. Recommend the pump be inspected for normal operation when the pit fills with water.

Excluded - Pool, Pump, and Filtration System

The pool, pool pump, and filtration system is beyond the scope of this inspection and thus, is excluded from this inspection. Additionally, pool safety features were not evaluated. Recommend a licensed plumbing contractor and/or specialist in pools inspect, and certify prior to closing.

Excluded - Pressure Tank/Pump

This home is equipped with a pump and pressure tank on a public water system. While beyond the scope of a general home inspection, this system was visually inspected for leaks but not operated during the inspection. These are typically installed on houses with slightly lower than normal water pressure especially during periods of high demand. Recommend a licensed plumbing contractor to fully evaluate this system, prior to settlement.

  1.  The home inspector shall inspect: A. interior water supply and distribution systems including functional water flow and functional drainage, excluding wells, well pumps, well water sampling or water storage related equipment, determination of water supply quantity or quality and water conditioning systems and lawn irrigation systems; B. all interior fixtures and faucets, excluding shut off valves, wells, well pumps, well water sampling and water storage related equipment; C. drain, waste and vent systems; D. domestic water heating systems, without operating safety valves or automatic safety controls, and excluding solar water heating systems; E. combustion vent systems excluding interiors of flues and chimneys; F. fuel distribution systems; and G. drainage sumps, sump pumps and related piping.
  2.  The home inspector shall describe: A. predominant interior water supply and distribution piping materials; B. predominant drain, waste and vent piping materials; and C. water heating equipment including energy sources.
  3.  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.

$
Credit
Comment
5.1.1 - Water Supply & Distribution Systems

Plumbing - Leaking
Left side of water meter

A plumbing leak was observed in the basement. This has lead to water intrusion and may result in damage to the home. Recommend a licensed plumber to repair the leak. 

$
Credit
Comment
5.1.2 - Water Supply & Distribution Systems

Plumbing - Leaking
Basement, Back Left Corner

Water intrusion was observed in the basement. While the exact source of the leak is unclear, a valve above this area is corroded and wet . This has lead to water intrusion and may result in damage to the home. Recommend a licensed plumber to repair the leak. 

$
Credit
Comment
5.1.3 - Water Supply & Distribution Systems

Water Supply - Too Hot
Multiple Locations

Several plumbing fixtures had a water supply temperature that was too hot. This is a scald hazard that could result in serious injury and burns. Recommend adjusting water heater to lower the maximum temperature.

$
Credit
Comment
5.2.1 - Fixtures & Faucets

Faucet - Inoperable
Master Bathroom Shower

The faucet was inoperable at the time of inspection. Recommend a licensed plumber to repair.

$
Credit
Comment
5.2.2 - Fixtures & Faucets

Faucet - Rotational Stop Limit
2nd Floor Guest Bathroom

The rotational stop limiter is set too low. This will prevent the tub and shower from receiving adequate hot water. Recommend a qualified contractor to repair.

$
Credit
Comment
5.2.3 - Fixtures & Faucets

Exterior Faucet - Missing Knob
Master Bathroom Tub

An exterior faucet was observed that was missing a control knob. Recommend replacement of the knob and testing this faucet to ensure proper operation.

$
Credit
Comment
5.2.4 - Fixtures & Faucets

Exterior Faucet - Leaking
Back of home

The exterior faucet was turned off yet still leaking water at the time of inspection. This will waste water unnecessarily, increase your water utility bills, and possibly cause damage to the home. Recommend a licensed plumber to repair.

$
Credit
Comment
5.2.5 - Fixtures & Faucets

Stopper - Broken
Master Bathroom

The stopper is broken. Because of this, the tub will not fill with water. Recommend a licensed plumber to repair or replace. 

$
Credit
Comment
5.2.6 - Fixtures & Faucets

Faucet - Spraying
Basement Bar Sink

The bar sink faucet sprays water outside the sink basin. This could result in water intrusion and damage to the home. Recommend a licensed plumber to repair or replace.

$
Credit
Comment
5.3.1 - Drain, Waste, & Vent System

Drainage Pipe - Leaking
Basement Utility Room

The drainage system piping has evidence of a previous leak. recommend asking the current homeowner if this pipe has been recently repaired. This could allow wastewater to enter the home causing damage. Recommend a licensed plumber to repair, as necessary.

$
Credit
Comment
5.5.1 - Fuel Storage & Distribution Systems

Regulator Vent - Inadequate Clearances
Right side of home

The natural gas regulator vent has inadequate clearance from a receptacle. This could create a safety and fire hazard. Recommend a licensed plumber to relocate the regulator vent termination.

$
Credit
Comment
5.5.2 - Fuel Storage & Distribution Systems

CSST - Exposed
Right side of home

The CSST running from the gas meter to the pool equipment is missing it's jacket and exposed without protection on the exterior of the home. Additionally, minor damage is already present. This is a safety, fire, and explosion hazard. Recommend a licensed plumber to repair or replace.

$
Credit
Comment
5.6.1 - Sump Pump

Sump Pit - Missing Cover
Basement

The sump pit is missing a proper cover. This creates a trip/fall hazard and standing water could present a drowning hazard for children. Recommend installing a secure sump pit cover.

$
Credit
Comment
5.6.2 - Sump Pump

Sink - Drains Into Sump Pit
Basement

The basement bar sink drains into the sump pit. This can allow soaps/detergents and other contaminates to damage the pump. Recommend a licensed plumber to tie the bar sink into the plumbing drainage system.

6 - Electrical

Electrical Service
Below Ground, 240 Volts
Location of Main Disconnect
Service panel
Service Capacity
200 AMP
Meter/Service Entrance: Wire Material
Aluminum
Service Panel: Location
Garage
Service Panel: Over-current Protection Device Type
Circuit Breaker
Branch Wiring, Breakers & Fuses: Branch Wire Material
Copper, Aluminum
Electric Meter Location
Left side of home
Service Panel: Manufacturer
Siemens
Smoke & Carbon Monoxide Detectors: Excluded

The inspection/operation of smoke and/or carbon monoxide detectors is excluded from the inspection. Their location, operation, and any batteries should be checked/replaced prior to occupying the home in accordance with local requirements. Recommend checking with the township to ensure proper type/placement of detectors.

  1.  The home inspector shall inspect: A. service entrance system; B. main disconnects, main panel and sub panels, including interior components of main panel and sub panels; C. service grounding; D. wiring, without measuring amperage, voltage or impedance, excluding any wiring not a part of the primary electrical power distribution system, such as central vacuum systems, remote control devices, telephone or cable system wiring, intercom systems, security systems and low voltage wiring systems; E. over-current protection devices and the compatibility of their ampacity with that of the connected wiring; F. at least one of each interior installed lighting fixture, switch, and receptacle per room and at least one exterior installed lighting fixture, switch, and receptacle per side of house; and G. ground fault circuit interrupters.
  2.  The home inspector shall describe: A. amperage and voltage rating of the service; B. location of main disconnect, main panels, and sub-panels; C. type of over-current protection devices; D. predominant type of wiring; E. presence of knob and tube branch circuit wiring; and F. presence of solid conductor aluminum branch circuit wiring.
  3.  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.

$
Credit
Comment
6.2.1 - Service Panel

Circuit Breaker - Mismatched
Service Panel

Some of the electrical panel circuit breaker manufacturers do not match the manufacturer of the panel. This is against manufacturer specifications and could lead to electrical system failure, shock, fire or breaker failure. Recommend a licensed electrician to replace.


$
Credit
Comment
6.2.2 - Service Panel

Neutral Bus - Double Tapped
Service Panel

The electrical panel had more than one grounded conductor inserted under a single bus bar screw. The bus bar is designed to accept only one conductor per screw. This could lead to electrical system malfunction and creates a fire hazard. Recommend a licensed electrical contractor to repair.

$
Credit
Comment
6.2.3 - Service Panel

Panel - Missing Labels
Service Panel

The electrical panel is missing breaker labels on several breakers. This could lead to difficulty identifying the correct breaker in the event of emergency and during regular service. Recommend identifying breakers and labeling panel accordingly.

$
Credit
Comment
6.2.4 - Service Panel

MWBC Handle Tie - Missing
Service panel

A multi-wire branch circuit was observed without a handle tie. This is a safety hazard that can result in electrical shock. Recommend a licensed electrical contractor to repair.

$
Credit
Comment
6.5.1 - Light Fixtures, Switches & Receptacles

Ceiling Fan - Inoperable
Front Right Bedroom

The ceiling fan was scraping during normal operation. Recommend a qualified contractor to repair or replace.

$
Credit
Comment
6.5.2 - Light Fixtures, Switches & Receptacles

Light - Inoperable
Back of Garage

The light fixture was inoperable and will not work when the switches are flipped. Recommend replacing light bulb to see if the fixture will operate. If not, recommend a licensed electrical contractor to repair.

7 - Heating

Heating Energy Source
Natural Gas
Heating Type
Forced-Air Furnace
Equipment - Basement: Brand
Goodman
Equipment - Basement: Age
9

The average lifespan of a furnace is 15-25 years.

Equipment - Attic: Brand
Carrier
Equipment - Attic: Age
31

The average lifespan of a furnace is 15-25 years.

Air Distribution Systems: Type
Ducts
Solid Fuel Fireplace/Stove: Fireplace Type
Solid Fuel
Equipment - Basement: Data Plate
Equipment - Attic: Data Plate
Normal Operating Controls: Thermostat Location
Dining Room, Master Bedroom
Equipment - Basement: Filter

Both furnaces have filters inside of the cabinet. They must be changed regularly in order for the unit to function properly and efficiently. Recommend monitoring these filters and changing them every 3 months or per manufacturers recommendations.

Solid Fuel Fireplace/Stove: Fireplace - Level II Inspection

A level II inspection is recommended for all wood-burning appliances upon the transfer or sale of a property. A visible inspection cannot see all parts of a fireplace, chimney, and flue. Chimneys can have serious hidden safety and fire hazards. Recommend a certified chimney sweep to perform a level II chimney inspection as well as annual cleaning/preventative maintenance.

  1.  The home inspector shall inspect: A. installed heating equipment and energy sources, without determining heat supply adequacy or distribution balance, and without operating automatic safety controls or operating heat pumps when weather conditions or other circumstances may cause damage to the pumps, and excluding humidifiers, electronic air filters and solar heating systems; B. Combustion vent systems and chimneys, excluding interiors of flues or chimneys; C. fuel storage tanks, excluding propane and underground storage tanks; D. visible and accessible portions of the heat exchanger. E. fireplaces and other solid fuel burning appliances;  and F. chimneys and combustion vents.
  2.  The home inspector shall describe: A. heating equipment and distribution type; B. energy sources; C. type of fireplaces and/or solid fuel burning appliances; and D. Visible evidence of improper draft characteristics.
  3.  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.

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Comment
7.2.1 - Equipment - Basement

Filter - Dirty
Basement Furnace

The HVAC air filter is dirty and needs to be replaced. This could lead to poor air quality in the home and possible malfunction of the HVAC system due to decreased air flow. Generally, the filters should be replaced at least every 3 months. Recommend replacing with appropriate sized filters and continuing to monitor and maintain.

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Comment
7.3.1 - Equipment - Attic

Furnace - Nearing End of Useful Life
Attic

The furnace is nearing the end of its estimated useful life. This could lead to increased energy costs and significant maintenance and repair bills. Recommend a licensed HVAC contractor to fully evaluate the system, including heat exchanger, perform annual maintenance, and certify the furnace. Also, recommend budgeting for replacement in the near future.

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Comment
7.3.2 - Equipment - Attic

Furnace - Inoperable
Attic

The furnace had power but did not ignite at the time of inspection. Recommend a licensed HVAC contractor to further evaluate, make necessary repairs, and certify the furnace is safe and functional.

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Comment
7.5.1 - Vents, Flues & Chimneys

B-Vent - Inadequate Clearances
Attic

Pieces of fiberglass insulation are in contact with the metal B-vent. This is a fire hazard. The manufacturer of the B-vent recommends a 1 inch clearance for all combustible materials. Recommend removing all combustible materials from within 1 inch around the vent and secure all insulation and other combustible materials to prevent this problem from reoccurring. 

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Comment
7.5.2 - Vents, Flues & Chimneys

Vent Connector - Inadequate Clearances
Behind furnace

Combustible materials are in contact with the vent connector. This is a fire hazard. Clearances are typically at least 6 inches but may be more if required by the manufacturer. Recommend following all manufacturer-specified clearances for all combustible materials and removing any combustible material from within this area.

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Comment
7.5.3 - Vents, Flues & Chimneys

Ash Pit Door - Loose
Back of home

The ash pit door on the bottom of the chimney is loose and open. This could allow water, small animals, or pests access to the home. Also, recommend clearing debris from in front of the door so it can open/close properly. Recommend securing this door.

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Comment
7.6.1 - Solid Fuel Fireplace/Stove

Damper - Inoperable
Family Room

The fireplace damper was inoperable. The damper is damaged and unable to be opened/closed. Recommend a licensed fireplace/chimney contractor to repair or replace.

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Comment
7.6.2 - Solid Fuel Fireplace/Stove

Blower - Inoperable
Family Room

The fireplace blower is inoperable. Additionally, the closest receptacle will result in the cord being stretched across the room creating a trip hazard. Recommend a licensed fireplace contractor to repair or replace the blower. Also, recommend a licensed electrician to install a closer receptacle.

8 - Cooling

Condenser Unit - 1st Floor: Brand
Goodman
Condenser Unit - 1st Floor: Energy Source/Type
Electric, Central Air Conditioner
Condenser Unit - 1st Floor: Location
Back of home
Condenser Unit - 1st Floor: Age
10

The average lifespan of an air conditioning system is 10-20 years.

Condenser Unit - 2nd Floor: Brand
Carrier
Condenser Unit - 2nd Floor: Energy Source/Type
Electric, Central Air Conditioner
Condenser Unit - 2nd Floor: Location
Back of home
Condenser Unit - 2nd Floor: Age
31

The average lifespan of an air conditioning system is 10-20 years.

Condenser Unit - 1st Floor: Data Plate
Condenser Unit - 2nd Floor: Data Plate

  1.  The home inspector shall inspect: A. central cooling system, excluding electronic air filters and excluding determination of cooling supply adequacy or distribution balance and without operating central cooling equipment when weather conditions or other circumstances may cause damage to the cooling equipment; B. permanently installed hard-wired, through-wall individual cooling systems; and C. energy sources.
  2.  The home inspector shall describe: A. Cooling equipment and distribution type; and B. energy sources.
  3.  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.

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Comment
8.1.1 - Condenser Unit - 1st Floor

Condenser - Incorrect Fuse/Breaker Size
Service panel

The air conditioning condenser unit on the exterior of the home is rated for a maximum of a 25 amp fuse/breaker. The breaker in the panel that is listed as air conditioner is either 30 or 50 amps and the fuses are 35 amps. This over-current protection device will not adequately protect the condenser in the event of a surge and may allow the unit to be damaged. Recommend a licensed electrician to replace.

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Comment
8.2.1 - Condenser Unit - 2nd Floor

Suction Line Insulation - Missing or Damaged
Both condenser Units

The suction line attached to the outdoor coil has deteriorated insulation. This could lead to decreased efficiency of the air conditioner and higher cooling costs. Recommend replacing this insulation.

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Comment
8.2.2 - Condenser Unit - 2nd Floor

Condenser - Nearing End of Useful Life
Back of home

The condenser coil is nearing the end of it's useful life. This could lead to decreased efficiency, higher energy costs, as well as increased maintenance/repair costs. Recommend continued maintenance and annual service by a licensed HVAC contractor. Also, recommend budgeting for replacement in the near future.

9 - Built-in Appliances

Range: Energy Source
Natural Gas
Range: Exhaust Hood Type
Re-circulate
Refrigerator: Brand
LG
Range: Brand
LG
Dishwasher: Brand
Frigidaire
Washer/Dryer: Brand
Samsung
Washer/Dryer: Excluded - Washer/Dryers

If able, washers and dryers are operated as a courtesy to check for obvious defects. Washers and dryers are beyond the scope of the inspection and therefore, are excluded from the inspection. If they are remaining with the home, recommend inspecting these appliances prior to settlement.

  1. The home inspector shall inspect: A. the kitchen range and oven to determine operation of burners or heating elements excluding microwave ovens and the operation of self-cleaning cycles and appliance timers and thermostats; B. dishwasher to determine water supply and drainage; and C. garbage disposer.

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Comment
9.2.1 - Dishwasher

Dishwasher - No High Loop
Below Kitchen Sink

The dishwasher drainage hose does not have a high loop. This could lead to water from the sink draining into the dishwasher as well as the dishwasher hose not properly emptying into the drainage piping. Recommend hanging the hose so it loops above its input to the drain.

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Comment
9.2.2 - Dishwasher

Dishwasher - No Water Supply
Kitchen

The dishwasher was allowed to run but did not produce water. Recommend a qualified contractor to repair and test the dishwasher to ensure proper operation and the absence of leaks.

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Comment
9.2.3 - Dishwasher

Dishwasher - Not Secured to Counter
Kitchen

The dishwasher was not secured to the cabinets/counter. When using the door, the unit slides backward and forward. This could result in personal injury and/or damage to the appliance. Recommend a qualified contractor to secure.

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Comment
9.5.1 - Built-in Microwave

Microwave - Sloped
Kitchen

The microwave is sloped forward. It is unclear if this unit is properly secured to the wall. Recommend a qualified contractor to level the unit and ensure it is properly secured to the wall. 

10 - Interior

Alarm System

The home is equipped with an alarm system. Recommend obtaining alarm company information as well as the alarm code from the seller prior to settlement. The alarm system is beyond the scope of a home inspection and therefore has not been inspected.

  1.  The home inspector shall inspect: A. walls, ceilings, and floors excluding paint, wallpaper and other finish treatments, carpeting and other non-permanent floor coverings; B. steps, stairways, and railings; C. installed kitchen wall cabinets to determine if secure; D. at least one interior passage door and operate one window per room excluding window treatments.
  2.  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.

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Comment
10.1.1 - Door & Window Operation

Window - Does Not Stay Up
Multiple Locations

A window was observed that will not stay up. When raising the window, it slams down which could cause damage to the window or personal injury. Recommend a licensed window contractor to repair.

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Comment
10.1.2 - Door & Window Operation

Windows - Poor Operation
Multiple Locations

Several windows have damaged/inoperable sash cords, broken/missing locks, missing screens, and windows that fall after opening. Not all instances pictured. Recommend a licensed window contractor to fully evaluate all windows, and repair/replace as necessary.

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Comment
10.3.1 - Walls

Molding - Missing
Both sides of Refrigerator

Molding is missing below the kitchen cabinets. Recommend a qualified contractor to repair.

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Comment
10.3.2 - Walls

Stone Veneer - Sealant Needed
Family Room

The stone veneer around the fireplace has several large gaps. Recommend a qualified contractor to seal/repair.

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Comment
10.5.1 - Steps, Stairways & Railings

Handrail - Missing
Basement steps

The staircase did not have a graspable handrail. This is a safety concern that could result in serious injury. Recommend a licensed contractor to install a handrail. 

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Comment
10.5.2 - Steps, Stairways & Railings

Guardrail - Missing
Basement steps

The steps are missing a proper guardrail. This is a fall hazard that could result in serious injury. Recommend a licensed contractor to repair.

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Comment
10.6.1 - Countertops & Cabinets

Cabinet Door - Contact with Lights
Kitchen

The cabinet doors make contact with the recessed lights. Recommend a qualified contractor to repair.

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Comment
10.6.2 - Countertops & Cabinets

Counter - Poor Support
Basement Bar

The basement bar counter top is poorly supported by pieces of dimensional lumber. The lumber is resting on cardboard. Recommend a licensed contractor to properly support and secure the counter.

11 - Attic, Insulation & Ventilation

Attic: Attic Inspection Method
Viewed from Scuttle Hole, Walked in Attic
Insulation: Attic
Fiberglass Batt
Insulation: Flooring
Fiberglass Batt
Ventilation: Ventilation Type
Soffit Vents, Gable Vents, Ridge Vents, Attic Fan
Exhaust Systems: Exhaust Fans
Bathroom Fans
Attic: Attic Access Location
Master Bedroom Closet, Multiple Locations

  1. The home inspector shall inspect: A. insulation in unfinished spaces without disturbing insulation; B. ventilation of attics and crawlspaces; and C. mechanical ventilation systems;
  2. The home inspector shall describe: A. insulation in unfinished spaces adjacent to heated areas; and B. evidence of inadequate attic and crawlspace ventilation.
  3. The home 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.

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Comment
11.2.1 - Insulation

Attic Access - Not Insulated
2nd Floor Attic

The attic access is not insulated. This could result in a loss of conditioned air and higher heating and cooling costs. Recommend insulating.

12 - Garage

Garage Door: Type and Material
Metal, Sectional
Garage Door Opener: Obtain Code

The garage door opener has a keypad on the exterior of the door. Recommend obtaining the code from the seller prior to or at settlement.


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Comment
12.4.1 - Walls & Firewalls

Damaged Drywall
Garage

The drywall has minor damage/holes. Recommend repair.

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Comment
12.5.1 - Garage Door

Spring Safety Cable - Missing
Garage

The garage door springs are missing a safety cable running through them to prevent injury if the spring were to break. This is a safety concern. Recommend a qualified contractor install a safety cable in both springs. 

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Comment
12.6.1 - Garage Door Opener

Photoelectric Sensors - Above 6 Inches
Both Garage Doors

The photoelectric sensors on the garage door are more than 6 inches above the ground. This may allow children or animals to become crushed by the door if they are beneath the sensors. This is a safety hazard. Recommend adjusting the photoelectric sensors to the manufacturer's recommended height.

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Comment
12.6.2 - Garage Door Opener

Garage Door Opener - Inoperable
Left side Garage Door

The garage door opener is inoperable. The opener did not activate or lift the door when the wall switch was pressed. Recommend a qualified garage door contractor to repair or replace.

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Comment
12.7.1 - Occupant Door (From garage to inside of home)

Door - Not Self-Closing
Garage

The door from the garage to the interior of the home is missing a self-closing system. These hinges keep the door closed to help prevent the spread of fire and toxic gases to living space should they occur. Recommend a qualified contractor to install a self-closing system.