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Attachments
90 Day Plus Warranty
90DayPlusCustomPolicy.pdf
Concierge Flyer
Empire_Concierge.pdf
Mold Safe Warranty
MoldSafePolicy.pdf
SewerGard Warranty
SewerGard.pdf
Platinum Roof Protection Plan
RoofProtectionPlanCertificate.pdf
Simple Home Warranty Brochure
Empire_Simple.pdf
Termite Protection Plan
TPPPlusCertificate2.pdf
Radon Protection Plan
Radon_Policy.pdf
Platinum Roof Protection Plan
RoofProtectionPlanCertificate.pdf
Termite Protection Plan
TPPCertificate1.pdf
SewerGard Warranty
SewerGard.pdf
Mold Safe Warranty
MoldSafePolicy.pdf
18 Month Warranty Brochure
SimpleBrochure.pdf
Concierge Flyer
Empire_Concierge.pdf
90 Day Plus Warranty
90DayPlusCustomPolicy.pdf
Platinum Roof Protection Plan
RoofProtectionPlanCertificate.pdf
Termite Protection Plan
TPPCertificate1.pdf
SewerGard Warranty
SewerGard.pdf
Mold Safe Warranty
MoldSafePolicy.pdf
18 Month Warranty Brochure
SimpleBrochure.pdf
Concierge Flyer
Empire_Concierge.pdf
90 Day Plus Warranty
90DayPlusCustomPolicy.pdf
Platinum Roof Protection Plan
RoofProtectionPlanCertificate.pdf
Termite Protection Plan
TPPCertificate1.pdf
SewerGard Warranty
SewerGard.pdf
Mold Safe Warranty
MoldSafePolicy.pdf
18 Month Warranty Brochure
SimpleBrochure.pdf
Concierge Flyer
Empire_Concierge.pdf
90 Day Plus Warranty
90DayPlusCustomPolicy.pdf
90 Day Plus Warranty
90DayPlusCustomPolicy.pdf
Concierge Flyer
Empire_Concierge.pdf
18 Month Warranty Brochure
SimpleBrochure.pdf
Mold Safe Warranty
MoldSafePolicy.pdf
SewerGard Warranty
SewerGard.pdf
Termite Protection Plan
TPPCertificate1.pdf
Radon Protection Plan
RadonCustomPolicyDIY.pdf
Platinum Roof Protection Plan
RoofProtectionPlanCertificate.pdf

1234 Main St.
Yorktown Heights, NY 10598
08/25/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name

Inspection Limitations and Disclaimers:

Empire Inspectors, LLC provides a visual mold inspection as part of the overall home inspection and will report any substance that appears to be mold from readily accessible areas. The only true way to determine if mold is present is to have a certified mold company/specialist inspect and test for mold. Any mention of mold in this report should be considered a recommendation to inspect and test for mold.

Numerous areas of the structure such as attics, basements, crawlspaces, walls, floors and other surfaces may have been inaccessible or obstructed during the inspection by furniture and/or stored items. Empire Inspectors, LLC makes every attempt to do the most thorough inspection while being non-intrusive, as mandated by State law.

This report is not a guarantee or warranty as to the absence of wood destroying organisms, nor is it a guarantee that the inspector found all areas where wood destroying organisms dwell or any damage that may exist. Wood destroying organisms may exist in concealed or inaccessible areas. This report is not a structural integrity report and there is no warranty, expressed or implied, included in this report.

Property Disclaimer: This home inspection does not determine the boundaries of the property or whether appropriate permits for additions or improvements have been obtained and closed out with the local Building Department. Also, this report does not address title or zoning issues, easements, covenants, deed restrictions and the like. These issues should be addressed by your title search company and/or your Attorney. This report does not determine the value of the property or the comparative value of similar homes in or around the area. A "competitive market analysis" (CMA) can be obtained from your Realtor.

Empire Inspectors, LLC performs a level 1 fireplace inspection as part of the general home inspection. It is recommended that any single family home, multi-family home, condo or townhome that has a fireplace or wood burning stove get a level 2 fireplace inspection by a licensed fireplace contractor/inspector prior to use. Do not use your fireplace until you have had it fully inspected. Empire Inspectors, LLC is not licensed or certified to do a full level 2 fireplace inspection nor is it part of the general home inspection services we provide or mandated by NY or CT state guidelines.

A home inspection and resulting report is a snapshot in time. It conveys the home's condition only for the date and time of the inspection. Numerous changes can and may have occurred in the home between the inspection date and when you move in. I am always here to assist you with any questions or problems that may arise.

If you're reading this report but did not hire us (Empire Inspectors, LLC) to perform the original inspection, please note that it is likely the conditions related to the home have probably changed, even if the report is fairly recent. Just as you cannot rely on an outdated weather report, you should not rely on an outdated inspection report. Minor problems noted may have become worse, recent events may have created new issues, and items may even have been corrected and improved. Don't rely on old information about one of the biggest purchases you'll ever make. Remember that the cost of the home inspection is insignificant compared to the value of the home. Protect your family and your investment and please call me directly at 914-352-0699 to discuss the report you're reading for this property so that we can arrange for a re-inspection.

NYS Home Inspection SOP: https://www.dos.ny.gov/licensing/homeinspect/hinspect_ethics.html

InterNACHI Home Inspection SOP: https://www.nachi.org/sop.htm


This Inspection Report is based on a visual, non-intrusive inspection.  While every effort is made to identify and report all current or potential issues with a home, please understand that there are simply areas that cannot be seen- such as within the wall structure, etc.  The inspector is a "Generalist" whose responsibility is to identify and report potential issues rather than diagnose the specific cause or repair items.  In these instances, the inspector will often recommend seeking further evaluation by a qualified professional such as a Licensed Electrician, Licensed Plumber, Mason, or Roofing Contractor.

The report includes Informational/Maintenance data on various components of the home, Limitations that affected the ability to inspect certain items/areas, Recommendations for items that will require attention, and Significant and/or Safety Concerns that require immediate attention.


Observations and Recommendations are organized into three categories by level of severity: 

1) Minor/Maintenance IssuesPrimarily comprised of small cosmetic items and simple Handyman or do-it-yourself maintenance items.  These observations are more informational in nature and represent more of a future to-do list rather than something you might use as a negotiation or Seller-repair item.  A Summary Report can be created should you choose to view a report without these minor items or informational data.

2) Moderate RecommendationsMost items typically fall into this category.  These observations may require a qualified contractor to evaluate further and repair or replace but the cost is somewhat reasonable.

3) Significant and/or Safety Concerns - This category is composed of immediate safety concerns or items that could represent a significant expense to repair/replace.  


This is meant to be an Honest, Impartial, Third-Party assessment.  Oftentimes, in the mind of a buyer, minor items are given too much weight and significant items are under-appreciated.  We would be more than happy to discuss anything in more detail.  Please reach out if you have any questions or need further explanation on anything identified in this report.


1 - Inspection Details

Type of Building
Single Family
Stories
2
Square Foot
2700
Approximate Age
30 Years

Age Based on Listing

Bedrooms/Baths
4/1.1
Occupancy
Furnished, Occupied
Weather Conditions
Clear, Recent Rain
Soil Condition
Damp
In Attendance
Client, Client's Agent
Utilities
Electric, Water, Gas
Temperature (approximate)
50 Fahrenheit (F)
The outside temperature will impact various portions of the inspection. If its too cool, we will be unable to fully test the A/C. If too warm, same goes for the furnace. Also, ideally we would like an indoor/outdoor temperature differential of 20 or more for best results on portions of an Infrared inspection.

2 - Site

Vegetation, Grading, Drainage & Retaining Walls: Grading
Mostly level, Sloped away from structure
Driveways: Driveway Material
Asphalt
Walkways: Walkway Material
Concrete
Steps: Steps Material
Side Steps, Front Steps, Concrete, Stone
Decks, Balconies, Porches: Structure Type
Deck with Steps
Decks, Balconies, Porches: Material
Wood
Vegetation, Grading, Drainage & Retaining Walls: Grading OK

The property appeared to be graded properly to allow rainwater and melting snow to divert away from the structure when there is a normal amount of precipitation. Recommend monitoring areas around the foundation within 6' for ruts and depressions where areas of water can collect and pool.

Driveways: Driveway OK

The asphalt driveway was in good condition with minor cracks. Recommend regular seal coating every 2-3 years to preserve the driveway and keep it from cracking and deteriorating. Underground tree roots, salt, snow melting products and lack of maintenance are the biggest contributors to asphalt deterioration.

Steps: Steps OK
Front

The steps were in good condition with no major defects noted. Salt and snow melting materials are the largest contributor to surface deterioration.

(a)   Home inspectors shall observe and report the following site conditions:
1.   The building perimeter for land grade and water drainage directly adjacent to the foundation;
2.   Trees and vegetation that adversely affect the residential building;
3.   Walkways, steps, driveways, patios and retaining walls.

(b)   Home inspectors are not required to observe and report on the following site conditions:
1.   Fences and privacy walls;
2.   The health and condition of trees, shrubs and other vegetation.

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

Tree Overhang

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. 

Yard scissors Tree Service
Credit
Comment
2.1.2 - Vegetation, Grading, Drainage & Retaining Walls

Shrub and Tree Growth - Too close
Right

Shrub and tree growth were not far enough away from the siding of the house. Regular maintenance and pruning should be done on an ongoing basis to prevent contact with the house or roof which could lead to unwanted moisture contacting the siding of the house. Recommend trimming back shrubs so they are not touching the siding.

Yard scissors Landscaping Contractor
Credit
Comment
2.3.1 - Walkways

Walkway Cracking - Major
Front

The walkway was cracked and deteriorated. Recommend having a qualified contractor repair.

Gardening shovel tool shape Concrete Contractor
Credit
Comment
2.4.1 - Steps

Steps Poor Condition
Right

The side steps were in poor condition with cracks, surface deterioration, settling/heaving and loose railings. Recommend hiring a qualified masonry contractor to evaluate and repair or replace as necessary.

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

Improper Deck Construction Practices

Deck was observed to have general poor construction. Improper fasteners, lack of lag bolts and joist hangers, improper post to beam connections were noted.  Recommend having a qualified deck contractor evaluate and repair all defects as necessary

House front 1 Deck Contractor
Credit
Comment
2.5.2 - Decks, Balconies, Porches

Joist Hangers

Joist hanger(s) are missing or improperly installed. This could cause the deck structure to fail. Recommend that joist hangers be properly installed by qualified contractor.

House front 1 Deck Contractor
Credit
Comment
2.5.3 - Decks, Balconies, Porches

Ledger Board Improperly Installed

The ledger board is not properly attached to the building. This can cause the deck to pull away from the building and possibly collapse. Recommend that the deck and/or ledger board be properly attached by qualified contractor.

House front 1 Deck Contractor
Credit
Comment
2.5.4 - Decks, Balconies, Porches

Railing Unsafe

There is an unsafe opening in the railing. The spacing on the rail should not exceed 4". An opening greater than 4" is a serious safety hazard especially for children as their head or other body part can become trapped.

House front 1 Deck Contractor

3 - Exterior

Siding, Flashing & Trim: Siding Material
Vinyl
Siding, Flashing & Trim: Siding Style
Dutch Lap
Eaves, Soffits & Fascia: Soffit and Fascia
Vinyl, Aluminum
Exterior Doors: Exterior Entry Door- Front
Steel
Exterior Doors: Exterior Entry Door- Back
Glass, Wood, French, Vinyl
Window Exteriors: Windows
Vinyl
Inspection Method
Visual

Inspection of the home exterior typically includes exterior wall covering materials, window and door exteriors, window wells, exterior electrical components, exterior plumbing components, potential tree problems, and retaining wall conditions that may affect the home structure. 

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.
Eaves, Soffits & Fascia: Vinyl Fascias and Soffits OK

The fascias and soffits were comprised of maintenance-free vinyl and aluminum and in good condition. It is important to immediately repair any soffit or fascia materials that may become loose or dislodged to prevent water and ice from getting behind these surfaces and causing damage to any wood products.

Exterior Doors: Door OK
Front

The front entry door was in good condition with no defects noted. The screen/storm door was operational and in working condition on the day of inspection.

Window Exteriors: Vinyl Windows OK

The windows were all maintenance-free vinyl windows. No major defects were noted on the exterior on the day of inspection.

(a)       Home inspectors shall observe and report on:
1.         All exterior walls and coverings, flashing and trim;
2.         All exterior doors including garage doors and operators;
3.         All attached or adjacent decks, balconies, stoops, steps, porches and railings;
4.         All eaves, soffits and fascias where accessible from the ground level;
5.         All adjacent walkways, patios and driveways on the subject property;
6.         The condition of a representative number of windows.

(b)       Home inspectors are not required to observe and report on the following:
1.         Screening, shutters, awnings and other seasonal accessories;
2.         Fences;
3.         Geological and/or soil conditions;
4.         Recreational facilities;
5.         Out-buildings other than garages and carports;
6.         Tennis courts, jetted tubs, hot tubs, swimming pools, saunas and similar structures that would require specialized knowledge or test equipment;
7.         Erosion control and earth stabilization measures;
8.         The operation of security locks, devices or systems;
9.         The presence of safety-type glass or the integrity of thermal window seals or damaged glass.

Credit
Comment
3.1.1 - Siding, Flashing & Trim

Warping/Buckling
Right 2nd Floor

Vinyl siding was warping or buckling in areas. This is often as a result of nailing siding boards to tight to the home, preventing expansion/contraction. This can also be caused by excessive heat from sunlight reflecting off LowE windows/skylights. Recommend a qualified siding contractor evaluate and repair.

Siding Siding Contractor
Credit
Comment
3.3.1 - Exterior Doors

Hardware Missing
Back

Rear entry door is missing one or more pieces of hardware. Recommend replacing or upgrading.

Door Door Repair and Installation Contractor

4 - Roof

Inspection Method
Walked the Roof
Roof Type/Style
Gable
Coverings: Material
Asphalt
Skylights, Chimneys & Other Roof Penetrations: Chimney Cap Material
Mortar
Skylights, Chimneys & Other Roof Penetrations: Skylights
Fixed
Roof Drainage Systems: Gutter Material
Aluminum
Roof Structure & Attic: Material
Plywood, Wood
Coverings: 3-Tab

The roof was covered with 3-tab fiberglass composition asphalt shingles. Composition shingles are composed of a fiberglass mat embedded in asphalt and covered with ceramic-coated mineral granules.

Flashings: Material
Metal

Flashing is used to prevent water penetration at the junction of the roof with another surface, such as a wall or chimney.

Skylights, Chimneys & Other Roof Penetrations: Skylights - OK

The skylights all appeared to be fixed in nature and no defects were noted. There were no watermarks or stains in the inside of the house or around the skylight areas.

(a)       Home inspectors shall observe and report on readily accessible:
1.         Roofing materials and condition;
2.         Roof drainage systems;
3.         Flashing;
4.         Skylights, chimneys and roof penetrations.

(b)       The home inspector shall report on the methods used to observe the roof and other components set forth in this section.

(c)        All home inspection reports shall describe the observed condition and type of roofing materials and shall describe the methods used to observe the roofing.

(d)       Home inspectors are not required to observe and report on:
1.         Antennas, lightning arresters or similar attachments;
2.         Any flue or chimney interior that is not readily accessible;
3.         Other installed accessories.

(e)       Home inspectors are not required to operate powered roof ventilators.

(f)        Home inspectors are not required to determine the remaining life expectancy of roof coverings, manufacturers' defects, installation methods or recalls or to determine the number of roof layers present.

(g)       Home inspectors are not required to walk on or access a roof where to do so could result in damage to the roof or roofing material or endanger the health and safety of the home inspector.

Credit
Comment
4.1.1 - Coverings

Damaged (General)

Roof coverings showed moderate damage. Recommend a qualified roofing professional evaluate and repair. 

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

Chimney Poor Condition

The chimney(s) had no spark arrestor or cap. The Inspector recommends that all chimneys have an approved spark arrestor installed by a qualified contractor to prevent pest entry and to help protect the roof-covering materials from potential chimney-source ignition. There was cracking in the brick and mortar and the flue pipe did not extend far enough out of the chimney. Recommend having a qualified contractor evaluate and repair.

Fireplace Chimney Repair Contractor
Credit
Comment
4.4.1 - Roof Drainage Systems

Debris

Debris has accumulated in the gutters. Recommend cleaning to facilitate water flow.

Here is a DIY resource for cleaning your gutters.

Tools Handyman/DIY
Credit
Comment
4.4.2 - Roof Drainage Systems

Downspouts Drain Near House

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 4-6 feet from the foundation.

Here is a helpful DIY link and video on draining water flow away from your house.

Tools Handyman/DIY
Credit
Comment
4.4.3 - Roof Drainage Systems

Downspout Disconnected

One or more downspouts designed to discharge roof drainage needed to be re-connected in order to properly control roof run-off. This condition can result in excessively high moisture levels in soil at the foundation and can cause damage related to soil/foundation movement. Excessive moisture levels in soil near the foundation can effect the ability of the soil to support the weight of the structure above and can cause damage related to soil/foundation movement. The Inspector recommends re-connection of any disconnected downspouts to help protect the home structure. All work should be performed by a qualified contractor..

Roof Roofing Professional
Credit
Comment
4.5.1 - Roof Structure & Attic

Attic Moisture

There were signs of moisture staining and previous roof leaks in the attic. The plumbing stack was noted and through the roof. Recommend having a qualified roofing contractor evaluate and repair all defects as necessary.

Roof Roofing Professional

5 - Garage

Size/Type
2-Car
Garage Door: Material
Metal, Insulated
Garage Door Opener: Number of Openers
2
Garage Introduction

Inspection of the garage typically includes examination of the following:

- general structure;

- floor, wall and ceiling surfaces;

- operation of all accessible conventional doors and door hardware;

- overhead door condition and operation including manual and automatic safety component operation and switch placement;

- proper electrical condition including Ground Fault Circuit Interrupter (GFCI) protection;

- interior and exterior lighting;

- stairs and stairways

- proper fire separation from living space

Walls and Ceiling: Walls OK

At the time of the inspection, no deficiencies were observed in the condition of the garage walls.

Floor: Floor OK

At the time of the inspection, no deficiencies were observed in the condition of the garage floor.

Garage Door: Overhead Door Introduction

Inspection of overhead garage doors typically includes examination for presence, serviceable condition and proper operation of the following components:

- door condition;

- mounting brackets;

- automatic opener;

- automatic reverse;

- photo sensor;

- switch placement;

- track & rollers; and

- manual disconnect.

Garage Door: Garage Doors OK

At the time of the inspection, no deficiencies were observed in the condition of the garage doors.

Garage Door Opener: Opener OK

The Garage door opener(s) were operational at the time of inspection. They were tested for functionality and the auto reverse feature worked when the sensors were obstructed. Recommend regular maintenance to ensure proper operation of track and roller hardware.

I. The inspector shall inspect:

   E. garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls.

II. The inspector shall describe:

   1. a garage vehicle door as manually-operated or installed with a garage door opener.

IV. The inspector is not required to:

   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. 

   

Credit
Comment
5.1.1 - Walls and Ceiling

No Drywall

There was no drywall present on the garage ceiling.  It is required to 5/8" fire rated drywall on garage ceilings when living space is directly above.  Recommend having a qualified drywall contractor repair as necessary.

Putty knife Drywall Contractor
Credit
Comment
5.5.1 - Occupant Door (From garage to inside of home)

Door Does Not Meet Separation Requirements

Door separating garage and home does not meet safety standards. Doors must be at least 1 3/8-inch thick, solid wood/metal/steel, or a 20-minute fire-rated door with self-closing hinges. Recommend having a qualified contractor replace the door as necessary.

Door Door Repair and Installation Contractor

6 - Basement, Foundation, Crawlspace & Structure

Inspection Method
Attic Access, Visual
Foundation: Material
Masonry Block
Floor Structure: Material
Wood Beams
Floor Structure: Sub-floor
Plywood
Floor Structure: Basement/Crawlspace Floor
Concrete
Wall Structure: Material
Full Masonry
Ceiling Structure: Material
Drywall
Foundation: Foundation Exterior OK

The foundation walls appeared to be in good condition. No major defects or cracks were noted on the exterior on the day of inspection. Regular maintenance is required to make sure any cracks are sealed to prevent water intrusion. 

Basements & Crawlspaces: Basement OK

The interior of the basement appeared to be in good condition. The framing and support of the house as seen from the basement were in good condition and to traditional building methods.

Finished Basement

Several areas of framing and structure were not visible due to the basement being finished.

(a)       Home inspectors shall observe and report on the following:

1.         Any deteriorated and/or damaged structural component including the building foundation and framing;
2.         The floor structure;
3.         The wall structure;
4.         The ceiling structure;
5.         The roof structure.

7 - Attic, Insulation & Ventilation

Flooring Insulation
Batt, Fiberglass
Attic Insulation: Insulation Type
Batt, Fiberglass
Ventilation: Ventilation Type
Gable Vents, Ridge Vents
Ventilation: Attic Ventilation Disclaimer

Attic ventilation disclaimer

The Inspector disclaims confirmation of adequate attic ventilation year-round performance, but will comment on the apparent adequacy of the system as experienced by the inspector on the day of the inspection. Attic ventilation is not an exact science and a standard ventilation approach that works well in one type of climate zone may not work well in another. The performance of a standard attic ventilation design system can vary even with different homesite locations and conditions or weather conditions within a single climate zone.

The typical approach is to thermally isolate the attic space from the living space by installing some type of thermal insulation on the attic floor. Heat that is radiated into the attic from sunlight shining on the roof is then removed using devices that allow natural air movement to carry hot air to the home exterior. This reduces summer cooling costs and increases comfort levels, and can help prevent roof problems that can develop during the winter such as the forming of ice dams along the roof eves.

Natural air movement is introduced by providing air intake vents low in the attic space and exhaust vents high in the attic space.  Thermal buoyancy (the tendency of hot air to rise) causes cool air to flow into the attic to replace hot air flowing out the exhaust vents. Conditions that block ventilation devices, or systems and devices that are poorly designed or installed can reduce the system performance.

Attics:

(a).      Home inspectors shall observe and report on any safe and readily accessible attic space describing:
1.         The method of observation used; and
2.         Conditions observed.

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

Insulation and Ventilation:

(a).      Home inspectors shall:
1.         Observe, describe and report on insulation in accessible, visible unfinished spaces;
2.         Observe, describe and report on ventilation of accessible attics and foundation areas;
3.         Observe and report on mechanical ventilation systems in visible accessible areas.

(b).      Home inspectors are not required to:
1.         Disturb insulation;
2.         Operate mechanical ventilation systems when weather or other
conditions are not conducive to safe operation or may damage
the equipment.

Credit
Comment
7.1.1 - Attic Insulation

Improper Installation

Thermal insulation in the attic was poorly-installed and had significant gaps which will result in unwanted heat gain or loss.  This condition will increase heating and cooling costs and reduce comfort levels and may contribute to ice damming of the roof during the winter. The Inspector recommends that insulation be properly distributed to cover all portions of the attic located above the home living space.

House construction Insulation Contractor
Credit
Comment
7.2.1 - Ventilation

Whole-House Fan- No Insulated Cover

No cover was provided for sealing and insulating the whole-house fan penetration during the heating season. This condition will result in the loss of home heat and increased heating costs. The fan was also rubbing on the displaced fiberglass insulation.

Tools Handyman/DIY
Credit
Comment
7.3.1 - Exhaust Systems

Bathroom Vents Into Attic

Bathroom fan vents into the attic, which can cause moisture and mold. Recommend having a qualified contractor properly install ductwork to terminate exhaust to the exterior.

Contractor Qualified Professional

8 - Heating

Equipment: Brand
Weil Mclain
Equipment: Energy Source
Oil
Equipment: Heat Type
Hydronic
Distribution Systems: Distribution Method
Pipes
Equipment: Data Plate Photo(s)
Heating System

The heating system is inspected visually and operated by normal controls to determine general condition NOT life expectancy. The capacity or adequacy of the heating system is beyond the scope of a home inspection. A licensed HVAC contractor should be consulted if in question.

Equipment: Boiler OK
Basement

The boiler was a Weil McLain oil fired unit and approximately 14 years old and in working condition. The unit appeared to have been serviced properly as evidenced by the service tags. The system was tested on the day of inspection and fired properly as heat was delivered to all areas in the house. It is recommended to get annual servicing of the unit to keep it at peak operating efficiency.

Normal Operating Controls: Thermostat
Mechanical

(a).      Home inspectors shall:
1.         Describe the type of fuel, heating equipment and heating distribution system;
2.         Operate the systems using thermostats;
3.         Open readily accessible and operable access panels provided by the manufacturer or installer for routine homeowner maintenance;
4.         Observe and report on the condition of normally operated controls and components of the systems;
5.         Observe and report on visible flue pipes, dampers and related components for functional operation;
6.         Observe and report on the presence of and the condition of a representative number of heat sources in each habitable space of the residential building;
7.         Observe and report on the operation of fixed supplementary heat units;
8.         Observe and report on visible components of vent systems, flues and chimneys;

(b).      Home inspectors are not required to:
1.         Activate or operate the heating systems that do not respond to the thermostats or have been shut down;
2.         Observe, evaluate and report on heat exchangers;
3.         Observe and report on equipment or remove covers or panels that are not readily accessible;
4.         Dismantle any equipment, controls or gauges;
5.         Observe and report on the interior of chimney flues;
6.         Observe and report on heating system accessories, such as humidifiers, air purifiers, motorized dampers and heat reclaimers;
7.         Activate heating, heat pump systems or any other system when ambient temperatures or other circumstances are not conducive to safe operation or may damage the equipment;
8.         Evaluate the type of material contained in insulation and/or wrapping of pipes, ducts, jackets and boilers;
9.         Evaluate the capacity, adequacy or efficiency of a heating or cooling system;
10.       Test or operate gas logs, built-in gas burning appliances, grills, stoves, space heaters or solar heating devices or systems;
11.       Determine clearance to combustibles or adequacy of combustion air;
12.       Test for gas leaks or carbon monoxide;
13.       Observe and report on in-floor and in-ceiling radiant heating systems.

 Fireplaces

(a).      Home inspectors shall:
1.         Observe and report on visible and accessible system components;
2.         Observe and report on visible and accessible chimneys and vents;
3.         Observe and report on chimney caps;
4.         Observe and report on fireplaces and solid fuel burning appliances;
5.         Observe and report on chimneys;
6.         Observe, operate and report on accessible fireplace dampers.

(b).      Home inspectors are not required to:
1.         Observe and report on the interiors of flues or chimneys;
2.         Observe and report on fire screens and doors;
3.         Observe and report on automatic fuel feed devices;
4.         Observe and report on mantles and fireplace surrounds;
5.         Observe and report on combustion make-up air devices;
6.         Observe and report on heat distribution assists;
7.         Ignite or extinguish fires;
8.         Determine draft characteristics;
9.         Move fireplace inserts and stoves or firebox contents.

9 - Cooling

Cooling Equipment: Data Plate Photo(s)
Distribution System: Configuration
Central
Distribution System: Ductwork
Rigid, Flexible, Insulated
Cooling System

The cooling system is inspected by operation of the equipment by normal controls to determine general condition NOT life expectancy. The capacity or adequacy of cooling system is beyond the scope of a home inspection. Alicensed HVAC contractor should be consulted if in question.

Cooling Equipment: Low Temperature

The air conditioning could not be tested on the day of inspection due to the outside temperature being below 65 degrees for the past 12 hours. The electrical disconnects were noted and in good condition and it is important to get annual servicing of the units so they operate at peak efficiency. It is recommended that you speak to your Realtor and Attorney about holding money back in escrow until the system can be fully tested if this hasn't occurred by the day of closing.

Normal Operating Controls not inspected.

(a).      Home inspectors shall:
1.         Observe, describe and report on the type of air conditioning equipment and air conditioning distribution system;
2.         Operate the system using the thermostat;
3.         Open a representative number of readily accessible and operable access panels provided by the manufacturer for routine homeowner maintenance;
4.         Observe and report on the condition of normally operated controls and components of the system.

(b).      Home inspectors are not required to:
1.         Activate or operate air conditioning systems that have been shut down;
2.         Observe and report on gas-fired refrigeration systems, evaporative coolers, or wall or window-mounted air conditioning units;
3.         Check the pressure of the system coolant or determine the presence of leakage;
4.         Evaluate the capacity, efficiency or adequacy of the system;
5.         Operate equipment or systems if exterior temperature is below 65 degrees Fahrenheit or when other circumstances are not conducive to safe operation or may damage equipment;
6.         Remove covers or panels that are not readily accessible or that are not part of routine homeowner maintenance;
7.         Dismantle any equipment, controls or gauges;
8.         Check the electrical current drawn by the unit;
9.         Observe and report on electronic air filters.

10 - Plumbing

Water Source
Well
Filters
None
Water Supply, Distribution Systems & Fixtures: Water Supply Material
Polyethylene
Water Supply, Distribution Systems & Fixtures: Distribution Material
Copper
Sewage & Drain, Waste, & Vent (DWV) Systems: Material
ABS, Cast Iron
Sewage & Drain, Waste, & Vent (DWV) Systems: Sewage System Type
Septic
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Electric
Hot Water Systems, Controls, Flues & Vents: Location
Main Floor
Hot Water Systems, Controls, Flues & Vents: Capacity
50 gallons
Fuel Storage & Distribution Systems: Oil Tank
Above Ground
Main Water Shut-off Device: Location
Basement, At Well Tank
Hot Water Systems, Controls, Flues & Vents: Data Plate Photo(s)
General

Inspection of the plumbing system typically includes visual examination of:

- water supply pipes;

- drain, waste and vent (DWV) system;

- water heater (type, condition and operation);

- sewage disposal system (designation as public or private);

- gas system; and

- sump pump (confirmation of installation/operation).

Water Supply, Distribution Systems & Fixtures: Well Water OK

The plumbing system of the house consisted of a private well and septic system. The water was run through all fixtures in the home for 30+ minutes and there were no leaks noted on the supply or drain sides and the well components were tested and operated as intended. The well tank was approximately 5 years old. The well pump cycled normally producing an even flow of water to the fixtures.

Sewage & Drain, Waste, & Vent (DWV) Systems: Septic

The home had a private onsite wastewater sewage treatment (septic) system that typically consists of a tank, leach field, and related components. Inspection of this system lies beyond the scope of the General Home Inspection and the Inspector did not inspect it. These systems can be extremely expensive to replace, and the Inspector recommends that before the expiration of your Inspection Objection Deadline, you have the system inspected by a qualified contractor.

Hot Water Systems, Controls, Flues & Vents: Manufacturer
AO Smith

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

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

Hot Water Systems, Controls, Flues & Vents: Water Heater OK

The water heater was operational on the day of inspection. The TPRV and extension were present and in good condition. There was no rust present on the day of inspection and hot water was received at all test points in the home.

Fuel Storage & Distribution Systems: Oil Tank OK
Garage

The oil tank was an above ground tank located in the garage. It was a top tap tank with steel fill and vent pipes. It was approximately 7 years old and no rust, pitting or defects were noted. Oil tanks have an average lifespan of 20+ years depending on climate and environment they are in. Any signs of rust should immediately be looked at by a qualified oil tank company.

Sewage & Drain, Waste, & Vent (DWV) Systems: Septic System

The home had a private onsite wastewater sewage treatment (septic) system that typically consists of a tank, leach field, and related components. Inspection of this system lies beyond the scope of the General Home Inspection and the Inspector did not inspect it. These systems can be extremely expensive to replace, and the Inspector recommends that before the expiration of your Inspection Objection Deadline, you have the system inspected by a qualified contractor.

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

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

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

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

Credit
Comment
10.2.1 - Water Supply, Distribution Systems & Fixtures

Non-Sanitary Well Cap

The well cap was a non-sanitary cap and should be replaced with a sanitary cap to prevent bacteria from entering the well shaft. Recommend hiring a qualified well company to replace the cap with a sanitary one.

Water Well Service Contractor
Credit
Comment
10.3.1 - Sewage & Drain, Waste, & Vent (DWV) Systems

Leaking Pipe

A drain, waste and/or vent pipe showed signs of a leak. Recommend a qualified plumber evaluate and repair.

Pipes Plumbing Contractor

11 - Electrical

Service Entrance Conductors: Electrical Service Conductors
Overhead
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Basement
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
100 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
Square D
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Branch Wiring, Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP
Copper, Cloth Insulated
Branch Wiring, Circuits, Breakers & Fuses: Wiring Method
Metallic Shielded, Non-Metallic Shielded
Service Entrance Conductors: Overhead Service OK

At the time of the inspection, the Inspector observed no deficiencies in the condition of the service drop. Components inspected included  the service conductors, splice, drip loop, and point of attachment to the home.

Main & Subpanels, Service & Grounding, Main Overcurrent Device: Service Panel OK

The electric panel was located in the basement and was 100 amp main service. The panel was in good condition with no defects noted and grounding was proper. There were no double taps or missing covers and there was additional room for expansion.

Branch Wiring, Circuits, Breakers & Fuses: Branch Wiring OK

At the time of the inspection, the Inspector observed no deficiencies in the condition of of visible branch wiring.

Lighting Fixtures, Switches & Receptacles: Outlets Mostly OK

At the time of the inspection, the Inspector observed few deficiencies in the condition of electrical receptacles. Notable exceptions will be listed in this report. In accordance with the Standards of Practice, the inspector tested a representative number of accessible outlets only.

(a).      Home inspectors shall observe and report upon readily accessible and observable portions of:
1.         Service drop;
2.         Service entrance conductors, cables, and raceways;
3.         The main and branch circuit conductors for property overcurrent protection and condition by visual observation after removal of the readily accessible main and sub electric panel covers;
4.         Service grounding;
5.         Interior components of service panels and sub-panels;
6.         A representative number of installed lighting fixtures, switches, and receptacles;
7.         A representative number of ground fault circuit interrupters.

(b).      Home inspections shall describe readily accessible and observable portions of:
1.         Amperage and voltage rating of the service;
2.         The location of main disconnects and sub-panels;
3.         The presence of aluminum branch circuit wiring;
4.         The presence or absence of smoke detectors and carbon monoxide detectors;

5.         The general condition and type of visible branch circuit conductors that may constitute a hazard to the occupant or the residential building by reason of improper use or installation of electrical components.

(c).       Home inspectors are not required to:
1.         Observe and report on remote control devices;
2.         Observe and report on alarm systems and components;
3.         Observe and report on low voltage wiring systems and components such as doorbells and intercoms;
4.         Observe and report on ancillary wiring systems and components which are not a part of the primary electrical power distribution system;
5.         Insert any tool, probe or testing device into the main or sub-panels;
6.         Activate electrical systems or branch circuits which are not energized;
7.         Operate overload protection devices;
8.         Observe and report on low voltage relays, smoke and/or heat detectors, antennas, electrical de-icing tapes, lawn sprinkler wiring, swimming pool wiring or any system controlled by timers;
9.         Move any object, furniture or appliance to gain access to any electrical component;
10.       Test every switch, receptacle and fixture;
11.       Remove switch and outlet cover plates;
12.       Observe and report on electrical equipment not readily accessible;
13.       Dismantle any electrical device or control;
14.       Measure amperage, voltage or impedance;
15.       Observe and report on any solar powered electrical component or
any standby emergency generators or components.   

Credit
Comment
11.4.1 - Lighting Fixtures, Switches & Receptacles

Hot-Neutral Reversed Receptacle

An electrical receptacle had hot and neutral wires reversed.  This condition should be corrected by a qualified electrical contractor

Electric Electrical Contractor
Credit
Comment
11.4.2 - Lighting Fixtures, Switches & Receptacles

Open Ground Receptacle(s)
Back Wall Living Room

An electrical receptacle had an open ground. Other receptacles in the home were grounded. This receptacle should have a functional equipment grounding conductor installed by qualified electrical contractor.

Electric Electrical Contractor
Credit
Comment
11.5.1 - GFCI

GFCI Protection - Not Present

GFCI protection was not present at these locations: Washing machine, garage, exterior. Recommend having a qualified licensed electrician install GFCI protection as necessary.

Credit
Comment
11.6.1 - Smoke and CO Detectors

Smoke and Carbon Monoxide Detectors

Smoke and carbon monoxide detectors are important safety devices designed to save lives. It is always recommended to install new detectors when moving into a home if they are 9-volt battery operated (not hard-wired systems). Hard-wired detectors are recommended to be replaced every 10 Years.

Contractor Qualified Professional

12 - Bathrooms

Bathtubs: Type
Recessed, Shower
Bathtubs: Tub Surround
Tile
Shower Stalls: Shower Walls
Tile
Sinks: Type
Single Vanity
Toilets: Type
Standard Tank
Ventilation: Ventilation Type
Fan with Light, Window
1/2 Bathroom
1st Floor

The half bathroom was in working condition with no leaks noted at the sink or toilet. The exhaust fan and GFCI outlets and were tested and operated properly on the date of inspection.

Bathroom #1
2nd Floor

The bathroom was in working condition with no leaks noted at the sink, tub/shower or toilet. The exhaust fan and GFCI outlets and were tested and operated properly on the date of inspection.

13 - Doors, Windows & Interior

Floors: Floor Coverings
Carpet, Hardwood, Tile
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Drywall
Interior Mostly OK

At the time of the inspection, the Inspector observed few deficiencies in the condition of the home interior. Notable exceptions will be identified in this report.

Minor Wear

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

Doors: Interior Doors Mostly OK

A the time of the inspection, the Inspector observed few deficiencies in the condition of interior doors. Notable exceptions will be listed in this report.

Doors: Exterior Doors OK

At the time of the inspection, the Inspector observed no deficiencies in the condition of exterior doors.

Doors: Sliding Glass Doors OK

At the time of the inspection, the Inspector observed no deficiencies in the condition of the sliding glass doors.

Windows: Window Type
Casement, Fixed

At the time of the inspection, the Inspector observed no deficiencies in the interior condition and operation of windows of the home.

Windows: Windows OK

Windows were tested randomly and operated properly on the day of inspection.

Floors: Floors OK

At the time of the inspection, the Inspector observed no deficiencies in the condition of floors in the home.

Walls: Walls OK

At the time of the inspection, the Inspector observed no deficiencies in the condition of walls in the home interior.

Ceilings: Ceilings- OK

At the time of the inspection, the Inspector observed no deficiencies in the condition of ceilings in the home.

Steps, Stairways & Railings: Staircase OK

At the time of the inspection, the Inspector observed no deficiencies in the condition of the staircase(s).  Inspection of staircases typically includes visual examination of the following: - treads and risers; - landings; - angle of staircase; - handrails; - guardrails; - lighting; - headroom; - windows; and - walls and ceilings.

(a).      Home inspectors shall:
1.         Observe and report on the material and general condition of walls, ceilings, and floors;
2.         Observe and report on steps, stairways, and railings;
3.         Observe, operate and report on garage doors, garage door safety devices and garage door operators;
4.         Where visible and readily accessible, observe and report on the bath and/or kitchen vent fan ducting to determine if it exhausts to the exterior of the residential building;
5.         Observe, operate and report on a representative number of primary windows and interior doors;
6.         Observe and report on visible signs of water penetration.

(b).      Home inspectors are not required to:
1.         Ignite fires in a fireplace or stove to determine the adequacy of draft, perform a chimney smoke test or observe any solid fuel device in use;
2.         Evaluate the installation or adequacy of inserts, wood burning stoves or other modifications to a fireplace, stove or chimney;
3.         Determine clearance to combustibles in concealed areas;
4.         Observe and report on paint, wallpaper or other finish treatments;
5.         Observe and report on window treatments;
6.         Observe and report on central vacuum systems;
7.         Observe and report on household appliances;
8.         Observe and report on recreational facilities;
9.         Observe and report on lifts, elevators, dumbwaiters or similar devices.

Credit
Comment
13.6.1 - Steps, Stairways & Railings

Staircase- No Handrail
Basement

Although it had 4 or more risers, this staircase had no handrail installed. This condition is a potential fall hazard. In order to comply with generally-accepted current standards which require a handrail at staircases with 4 or more risers, this staircase would need a handrail installed. The Inspector recommends that a handrail be installed that complies with modern safety standards. All work should be performed by a qualified contractor.

Hammer Carpentry Contractor

14 - Kitchen

Countertops & Cabinets: Countertop Material
Granite
Countertops & Cabinets: Cabinetry
Wood
Dishwasher: Brand
Kitchenaid
Cooktop: Cooktop Energy Source
Gas
Cooktop: Cooktop Brand
GE
Cooktop: Cooktop Type
Gas
Exhaust Fan: Exhaust Fan Type
Downdraft
Exhaust Fan: Exhaust Fan Brand
GE
Oven/Range: Oven Energy Source
Electric
Oven/Range: Oven Brand
GE
Oven/Range: Oven Type
Wall, Double
Kitchen - OK

The kitchen was in working condition with no major defects noted. There were no leaks at the sink or dishwasher. All the cabinets and countertops were operational and secure. The exhaust fan for the cooktop(downdraft exhaust) and GFCI outlets were tested and operated properly on the date of inspection. The bottom of the sinkbase cabinet appeared to have been damaged by a prior leak.

Countertops & Cabinets: Countertops OK

At the time of the inspection, the Inspector observed no deficiencies in the condition of the countertops.

Countertops & Cabinets: Cabinetry OK

At the time of the inspection, the Inspector observed no deficiencies in the condition of the cabinets.

Dishwasher: Dishwasher OK


At the time of the inspection, the Inspector observed no deficiencies in the condition and operation of the dishwasher. It was operated through a cycle.

Cooktop: Cooktop OK

At the time of the inspection, the Inspector observed no deficiencies in the condition and operation of the cooktop.

Exhaust Fan: Exhaust System OK

At the time of the inspection, the Inspector observed no deficiencies in the condition and operation of the exhaust system.

Oven/Range: Oven OK

At the time of the inspection, the Inspector observed no deficiencies in the condition and operation of the oven.

Refrigerator : Brand
Kitchen Aid

I. Dishwasher

The inspector may report as deficient:

1. inoperative unit(s);

2. rust on the interior of the cabinet or components;

3. failure to drain properly;

4. the presence of active water leaks; and

5. deficiencies in the:

a. door gasket;

b. control and control panels;

c. dish racks;

d. rollers;

e. spray arms;

f. operation of the soap dispenser; g. door springs;

h. dryer element;

i. door latch and door disconnect;

j. rinse cap;

k. secure mounting of the unit; and l. backflow prevention.

II. Garbage Disposal

The inspector may report as deficient:

1. inoperative unit(s);

2. unusual sounds or vibration level;

3. the presence of active water leaks; and

4. deficiencies in the: a. splash guard;

b. grinding components;

c. exterior casing; and

d. secure mounting of the unit.

III. Range Exhaust Vent

The inspector may report as deficient:

1. inoperative unit(s);

2. a vent pipe that does not terminate outside the structure, if the unit is not of a re-circulating type

or configuration;

3. inadequate vent pipe material;

4. unusual sounds or vibration levels from the blower fan(s);

5. blower(s) that do not operate at all speeds; and

6. deficiencies in the:

a. filter;

b. vent pipe;

c. light and lens;

d. secure mounting of the unit; and e. switches.

IV. Electric and Gas Range, Cooktop & Oven

The inspector may report as deficient:

1. inoperative unit(s);

2. the lack of a gas shut‐off valve;

3. gas leaks; and

4. deficiencies in the:

a. controls and control panels;

b. thermostat(s) sensor support;

c. glass panels;

d. door gasket(s), hinges, springs, closure, and handles;

e. door latch;

f. heating elements or burners;

g. thermostat accuracy (within 20 degrees at a setting of 350° F); h. drip pans;

i. lights and lenses;

j. clearance to combustible material;

k. anti‐tip device;

l. gas shut‐off valve(s) and location(s);

m. gas connector materials and connections; and

n. secure mounting of the unit.

V. Microwave Oven

The inspector may:

1. inspect built‐in units; and

2. report as deficient:

a. inoperative unit(s); and

b. deficiencies in the:

i. controls and control panels;

ii. handles;

iii. the turntable;

iv. interior surfaces;

v. door and door seal;

vi. glass panels;

vii. lights and lenses;

viii. secure mounting of the unit; and

ix. operation, as determined by heating a container of water or with other means of testing.

VI. Trash Compactor

The inspector may report as deficient:

1. inoperative unit(s);

2. unusual sounds or vibration levels; and

3. deficiencies in the secure mounting of the unit.

15 - Laundry

Dryer: Dryer Power Source
220 Electric
Dryer: Dryer Brand
Maytag
Dryer: Dryer Vent
Metal (Flex)
Washer: Washer Brand
Maytag
Laundry - OK

The laundry area was in acceptable condition with no major defects noted. There were no leaks at the washing machine connections and there was an exhaust hose present to vent the dryer properly to the exterior.

Credit
Comment
15.2.1 - Washer

Washing Machine Hoses

Washing machine supply hoses are standard black rubber non-pressure tested hoses. These hoses can rupture without warning and have been responsible for causing extensive damage from flooding. Recommend replacing with stainless steel braided pressure tested hoses.

Wrench DIY