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1234 Main St.
Moline, IL 61265
10/15/2019 9:00AM

Sample agent
agent

Agent Name

Agency Name
11
Maintenance item
9
Recommendation
1
Safety hazard

1 - Inspection Details

Occupancy
Furnished, Occupied
Style
Modern
Temperature (approximate)
80 Fahrenheit (F)
Type of Building
Single Family
Weather Conditions
Clear, Sunny
In Attendance
Client, Client's Agent

2 - Roof

IN NI NP D
2.1 Coverings X
2.2 Roof Drainage Systems X X
2.3 Flashings X
2.4 Skylights, Chimneys & Other Roof Penetrations X
Inspection Method
Ground, Drone
Roof Type/Style
Gable
Coverings: Material
Asphalt, Architectural

While home inspectors cannot speculate on the remaining life of a roof system, this particular roof is in good condition. The shingles have lost some of the granular protection as noted by loose granules in many of the gutters, but some of that is to be expected over time. This roof is 13 years old and is original to the home. It is most likely rated 25-30 years, but that cannot be determined visually and merely speculation to averages. 

Flashings: Unable to see Flashing behind siding/roof connections

Siding is meant to be installed with 2" clearance above roofline so that flashings are visible and maintainable. Cannot confirm presence even though they are very likely installed.

Skylights, Chimneys & Other Roof Penetrations not present.

I. The inspector shall inspect from ground level or the eaves: A. the roof-covering materials; B. the gutters; C. the downspouts; D. the vents, flashing, skylights, chimney, and other roof penetrations; and E. the general structure of the roof from the readily accessible panels, doors or stairs. II. The inspector shall describe: A. the type of roof-covering materials. III. The inspector shall report as in need of correction: A. observed indications of active roof leaks. IV. The inspector is not required to: A. walk on any roof surface. B. predict the service life expectancy. C. inspect underground downspout diverter drainage pipes. D. remove snow, ice, debris or other conditions that prohibit the observation of the roof surfaces. E. move insulation. F. inspect antennae, satellite dishes, lightning arresters, de-icing equipment, or similar attachments. G. walk on any roof areas that appear, in the inspectors opinion, to be unsafe. H. walk on any roof areas if doing so might, in the inspector's opinion, cause damage. I. perform a water test. J. warrant or certify the roof. K. confirm proper fastening or installation of any roof-covering material.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
2.2.1 - Roof Drainage Systems

Gutter Improperly Sloped
Multiple areas

Gutter are improperly sloped in areas, which could result in runoff drainage around the foundation and possible structural shifting. Recommend qualified roofing or gutter contractor for adjustment, repair, or replacement.

Gutter cleaning icon Gutter Contractor
Credit
Comment
2.2.2 - Roof Drainage Systems

Water Flow

There is an area of concern above the garage where two roofs meet at the peak. Fact: Water is running out of a cut gutter and flowing against the bottom of the shingles and possibly into the fascia. OPINION: This maybe causing an area of concern I had in the Garage Section of this report. GUIDANCE: This needs fixed, and should be a priority upon moving in. 


It has most likely been this way since built, but that doesn't make it right, and during heavy rain, this flow is splashing against the roof and components. 

Gutter cleaning icon Gutter Contractor
Credit
Comment
2.2.3 - Roof Drainage Systems

Gutter Information

Aluminum

There are several areas that need addressed with the gutter system. 

1. All the lines flow into buried drains which cannot be confirmed where the flow goes or if pipes are clogged, unless it is scoped.

2. There are several areas with standing water, revealing incorrect pitch.

3. The number of downspouts is insufficient for a home this size. I counted 4 x 4" spouts that go into the ground. The entire back of the home drains into one downspout, overloading the system. The number of downspouts might be okay if they were bigger.

*** My opinion is this: Drainage of water away from the home is the MOST important factor in keeping water out of a basement. When possible, get some quotes to replace the gutter system down the road. Bigger gutters-bigger downspouts will help ensure your basement stays beautiful!

Read the next sections for more detailed set of issues with this system.

Gutter cleaning icon Gutter Contractor

3 - Exterior

IN NI NP D
3.1 Siding, Flashing & Trim X X
3.2 Exterior Doors X
3.3 Walkways, Patios & Driveways X X
3.4 Decks, Balconies, Porches & Steps X X
3.5 Eaves, Soffits & Fascia X
3.6 Vegetation, Grading, Drainage & Retaining Walls X
3.7 Egress Well X X
Inspection Method
Visual
Siding, Flashing & Trim: Siding Material
Stone Veneer, Vinyl
Siding, Flashing & Trim: Siding Style
Beveled
Exterior Doors: Exterior Entry Door
Steel
Walkways, Patios & Driveways: Driveway Material
Concrete
Decks, Balconies, Porches & Steps: Material
Concrete, Wood
Eaves, Soffits & Fascia: Material

Aluminum 

Decks, Balconies, Porches & Steps: Appurtenance
Deck, Front Porch

I. The inspector shall inspect: A. the exterior wall-covering materials, flashing and trim; B. all exterior doors; C. adjacent walkways and driveways; D. stairs, steps, stoops, stairways and ramps; E. porches, patios, decks, balconies and carports; F. railings, guards and handrails; G. the eaves, soffits and fascia; H. a representative number of windows; and I. vegetation, surface drainage, retaining walls and grading of the property, where they may adversely affect the structure due to moisture intrusion. II. The inspector shall describe: A. the type of exterior wall-covering materials. III. The inspector shall report as in need of correction: A. any improper spacing between intermediate balusters, spindles and rails. IV. The inspector is not required to: A. inspect or operate screens, storm windows, shutters, awnings, fences, outbuildings, or exterior accent lighting. B. inspect items that are not visible or readily accessible from the ground, including window and door flashing. C. inspect or identify geological, geotechnical, hydrological or soil conditions. D. inspect recreational facilities or playground equipment. E. inspect seawalls, breakwalls or docks. F. inspect erosion-control or earth-stabilization measures. G. inspect for safety-type glass. H. inspect underground utilities. I. inspect underground items. J. inspect wells or springs. K. inspect solar, wind or geothermal systems. L. inspect swimming pools or spas. M. inspect wastewater treatment systems, septic systems or cesspools. N. inspect irrigation or sprinkler systems. O. inspect drainfields or dry wells. P. determine the integrity of multiple-pane window glazing or thermal window seals.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
3.1.1 - Siding, Flashing & Trim

Siding Trim broken
Exterior Main Level Rear

This window is just to the left of the rear deck (looking at house). The window channel looks to be broken at lower corner - exposing an entrance point which could result in moisture intrusion and damaging leaks. This could be easily managed with silicone or a piece of flashing, but should be addressed.

Tools Handyman/DIY
Credit
Comment
3.1.2 - Siding, Flashing & Trim

Repaired Siding
South Exterior

Repaired Crack noticed. Unable to determine if water penetrated prior to repair. Repair is in good condition.

Mag glass Monitor
Credit
Comment
3.1.3 - Siding, Flashing & Trim

Masonry mortar cracking.
Exterior Front

The mortar has loosened in these locations in the front of the house, most likely from winter/summer swells. Easily tuck pointed by handyman or DIY.

Tools Handyman/DIY
Credit
Comment
3.3.1 - Walkways, Patios & Driveways

Driveway Cracking - Minor
Front of Garage

Several cracks in various states of repair were noted throughout the driveway and the sidewalk leading to the front porch. Currently these cracks do not present a hazard, however they will get worse with time. At this time our recommendation would be to seal the unprepared cracks and monitor for further separation / settling.



Mag glass Monitor
Credit
Comment
3.3.2 - Walkways, Patios & Driveways

Driveway Trip Hazard
Front Walkway

There is settling present where the sidewalk meets the driveway.  This presents a trip hazard where occupants and/or guests can be injured. Recommend consulting a concrete contractor to discuss options.

Gardening shovel tool shape Concrete Contractor
Credit
Comment
3.3.3 - Walkways, Patios & Driveways

Front Stoop Settling
Front of house

The front stoop at the porch has settled and is sloping inward.  This is a situation to be monitored for future movement.  The angle and settling does not currently present a safety hazard and is in a usable condition.  

Mag glass Monitor
Credit
Comment
3.4.1 - Decks, Balconies, Porches & Steps

Deck Railing Supports
Rear of structure

The railing on the deck could use additional bracing where the it meets the house or with 4x4 newel posts on each side of the deck.  It is solid everywhere with the exception of these 2 points.  A person leaning in this spot or a sudden load presented by a fall could fail the railing.  See video below.

Tools Handyman/DIY
Credit
Comment
3.7.1 - Egress Well

Lack of egress/protection
Rear of structure

As discussed during the inspection, the improvised cover/fence panel that encloses the egress window well is a hazard.  Pictured below it is easily shifted, creating a fall hazard. 

 In addition, there is no way out of the well in an emergency. A permanent ladder should be added for escape to a safe location the event of a fire.  

Tools Handyman/DIY

4 - Basement, Foundation, Crawlspace & Structure

IN NI NP D
4.1 Foundation X
4.2 Basements & Crawlspaces X
4.3 Floor Structure X
4.4 Wall Structure X
4.5 Ceiling Structure X
Inspection Method
Visual
Foundation: Material
Concrete
Floor Structure: Basement/Crawlspace Floor
Concrete, Installed Carpet
Floor Structure: Main Floor Structural Material
Concrete
Wall Structure: Framing Material
Wood, Drywall
Ceiling Structure: Joist Framing
Engineered Wood
Ceiling Structure: Covering
Drywall
Finished Basement

95% of basement was finished. Unable to visually inspect foundation in most locations.

I. The inspector shall inspect: A. the foundation; B. the basement; C. the crawlspace; and D. structural components. II. The inspector shall describe: A. the type of foundation; and B. the location of the access to the under-floor space. III. The inspector shall report as in need of correction: A. observed indications of wood in contact with or near soil; B. observed indications of active water penetration; C. observed indications of possible foundation movement, such as sheetrock cracks, brick cracks, out-of-square door frames, and unlevel floors; and D. any observed cutting, notching and boring of framing members that may, in the inspector's opinion, present a structural or safety concern. IV. The inspector is not required to: A. enter any crawlspace that is not readily accessible, or where entry could cause damage or pose a hazard to him/herself. B. move stored items or debris. C. operate sump pumps with inaccessible floats. D. identify the size, spacing, span or location or determine the adequacy of foundation bolting, bracing, joists, joist spans or support systems. E. provide any engineering or architectural service. F. report on the adequacy of any structural system or component.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies

5 - Cooling

IN NI NP D
5.1 Cooling Equipment X
5.2 Normal Operating Controls X
5.3 Distribution System X
5.4 Presence of Installed Cooling Source in Each Room X
Cooling Equipment: Energy Source/Type
Central Air Conditioner
Distribution System: Configuration
Central
Cooling Equipment: Brand
Exterior
Rheem

The Rheem Air Conditioner for this home is original when it was built. This A/C unit is 13 years old. At the time of the inspection It is in good working condition. The exterior unit was clean and level. The exterior shut off is the appropriate distance and amperage for this unit. There is minor peeling of the insulation around the high pressure (cold) line. This will reduce the efficiency of the A/C. The life expectancy of an exterior air conditioner is 15-20 years. There are NO recalls to date of the Rheem Central A/C.

Cooling Equipment: Location
Exterior in Rear of home.
Exterior East
Cooling Equipment: SEER Rating
10 SEER

The SEER rating on this model is at most a 10. Modern standards call for at least 13 SEER rating for new install to be considered High Efficiency. This is the new minimum when it comes time to replace. 

Read more on energy efficient air conditioning at Energy.gov.

I. The inspector shall inspect: A. the cooling system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the cooling system; and B. the cooling method. III. The inspector shall report as in need of correction: A. any cooling system that did not operate; and B. if the cooling system was deemed inaccessible. IV. The inspector is not required to: A. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the cooling system. B. inspect portable window units, through-wall units, or electronic air filters. C. operate equipment or systems if the exterior temperature is below 65 Fahrenheit, or when other circumstances are not conducive to safe operation or may damage the equipment. D. inspect or determine thermostat calibration, cooling anticipation, or automatic setbacks or clocks. E. examine electrical current, coolant fluids or gases, or coolant leakage.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies

6 - Heating

IN NI NP D
6.1 Equipment X X
6.2 Normal Operating Controls X
6.3 Distribution Systems X
6.4 Presence of Installed Heat Source in Each Room X
Equipment: Energy Source
Natural Gas
Equipment: Heat Type
Forced Air
Distribution Systems: Ductwork
Insulated, Non-insulated
Venting
Exterior Rear

Direct vent system plumbed to current standards in correct fashion.

AFUE Rating
90

AFUE (Annual fuel utilization efficiency) is a metric used to measure furnace efficiency in converting fuel to energy. A higher AFUE rating means greater energy efficiency. 90% or higher meets the Department of Energy's Energy Star program standard.

Equipment: Brand
Basement
Rheem

This Furnace is a Rheem Corsair. It was manufacture in 2006 and is original with the home making it 13 years old. This was considered high efficiency in its day. The AFUE rating (High Efficiency rating) is 90% efficient. Modern High efficiency furnaces are 95 and above. This unit is functioning properly under normal operation at the time of the inspection. Igniter is clean and gas ignites properly from all burners. As with time, any unit reaches a point where it begins to loose efficiency. Life expectancy for most furnaces is 15 years. This Furnace is clean inside and filter is relatively clean, which indicates it is well maintained. The are no unusual sounds or vibration when furnace runs.

I. The inspector shall inspect: A. the heating system, using normal operating controls. II. The inspector shall describe: A. the location of the thermostat for the heating system; B. the energy source; and C. the heating method. III. The inspector shall report as in need of correction: A. any heating system that did not operate; and B. if the heating system was deemed inaccessible. IV. The inspector is not required to: A. inspect or evaluate the interior of flues or chimneys, fire chambers, heat exchangers, combustion air systems, fresh-air intakes, humidifiers, dehumidifiers, electronic air filters, geothermal systems, or solar heating systems. B. inspect fuel tanks or underground or concealed fuel supply systems. C. determine the uniformity, temperature, flow, balance, distribution, size, capacity, BTU, or supply adequacy of the heating system. D. light or ignite pilot flames. E. activate heating, heat pump systems, or other heating systems when ambient temperatures or other circumstances are not conducive to safe operation or may damage the equipment. F. override electronic thermostats. G. evaluate fuel quality. H. verify thermostat calibration, heat anticipation, or automatic setbacks, timers, programs or clocks.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
6.1.1 - Equipment

Corrosion

Furnace was corroded in area shown behind panel. The source could not be identified, however there was ZERO moisture in the furnace at the time of inspection. Monitor and remove upper cover from time to time during filter exchanges to check for collected moisture.

Mag glass Monitor
Credit
Comment
6.1.2 - Equipment

Airflow leak

There is excessive air leak coming from area around the condensate line. This is minor and is a maintenance item that can be fixed DIY with silicone or sealant of choice.

Wrench DIY

7 - Plumbing

IN NI NP D
7.1 Main Water Shut-off Device X
7.2 Drain, Waste, & Vent Systems X
7.3 Water Supply, Distribution Systems & Fixtures X
7.4 Hot Water Systems, Controls, Flues & Vents X X
7.5 Fuel Storage & Distribution Systems X
7.6 Sump Pump X X
7.7 Kitchen Plumbing X
7.8 Bathrooms X
7.9 Water softner system X
Filters
Water Softner
Water Source
Public
Main Water Shut-off Device: Location
Basement, Mechanical Room
Drain, Waste, & Vent Systems: Material
PVC
Water Supply, Distribution Systems & Fixtures: Distribution Material
Copper
Water Supply, Distribution Systems & Fixtures: Water Supply Material
Copper
Hot Water Systems, Controls, Flues & Vents: Capacity
Basement Mechanical
50 gallons
Hot Water Systems, Controls, Flues & Vents: Location
Basement
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Gas
Fuel Storage & Distribution Systems: Main Gas Shut-off Location
South Exterior
Gas Meter
Drain, Waste, & Vent Systems: Drain and Vent Size
Multiple

Most homes have multiple plumbing systems.  They are comprised of different sizes depending on the period they were constructed.

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. 

Sump Pump: Location
Basement, Under Stairs
Kitchen Plumbing: Kitchen Plumbing Components

Other than some housekeeping issues, all plumbing was leak free at time of inspection.

Bathrooms: Information

All bathrooms were inspected. Proper water flow and drainage noted. No leaks detected under sinks.

Water softner system: Information
Basement Mechanical

Just noting as with water heater - this should not be plugged into a 3n1 adapter with the power vent of the water heater. It needs another power source. Otherwise, Water softener is not leaking and appears to be functioning properly.

I. The inspector shall inspect: A. the main water supply shut-off valve; B. the main fuel supply shut-off valve; C. the water heating equipment, including the energy source, venting connections, temperature/pressure-relief (TPR) valves, Watts 210 valves, and seismic bracing; D. interior water supply, including all fixtures and faucets, by running the water; E. all toilets for proper operation by flushing; F. all sinks, tubs and showers for functional drainage; G. the drain, waste and vent system; and H. drainage sump pumps with accessible floats. II. The inspector shall describe: A. whether the water supply is public or private based upon observed evidence; B. the location of the main water supply shut-off valve; C. the location of the main fuel supply shut-off valve; D. the location of any observed fuel-storage system; and E. the capacity of the water heating equipment, if labeled. III. The inspector shall report as in need of correction: A. deficiencies in the water supply by viewing the functional flow in two fixtures operated simultaneously; B. deficiencies in the installation of hot and cold water faucets; C. mechanical drain stops that were missing or did not operate if installed in sinks, lavatories and tubs; and D. toilets that were damaged, had loose connections to the floor, were leaking, or had tank components that did not operate. IV. The inspector is not required to: A. light or ignite pilot flames. B. measure the capacity, temperature, age, life expectancy or adequacy of the water heater. C. inspect the interior of flues or chimneys, combustion air systems, water softener or filtering systems, well pumps or tanks, safety or shut-off valves, floor drains, lawn sprinkler systems, or fire sprinkler systems. D. determine the exact flow rate, volume, pressure, temperature or adequacy of the water supply. E. determine the water quality, potability or reliability of the water supply or source. F. open sealed plumbing access panels. G. inspect clothes washing machines or their connections. H. operate any valve. I. test shower pans, tub and shower surrounds or enclosures for leakage or functional overflow protection. J. evaluate the compliance with conservation, energy or building standards, or the proper design or sizing of any water, waste or venting components, fixtures or piping. K. determine the effectiveness of anti-siphon, backflow prevention or drain-stop devices. L. determine whether there are sufficient cleanouts for effective cleaning of drains. M. evaluate fuel storage tanks or supply systems. N. inspect wastewater treatment systems. O. inspect water treatment systems or water filters. P. inspect water storage tanks, pressure pumps, or bladder tanks. Q. evaluate wait time to obtain hot water at fixtures, or perform testing of any kind to water heater elements. R. evaluate or determine the adequacy of combustion air. S. test, operate, open or close: safety controls, manual stop valves, temperature/pressure-relief valves, control valves, or check valves. T. examine ancillary or auxiliary systems or components, such as, but not limited to, those related to solar water heating and hot water circulation. U. determine the existence or condition of polybutylene plumbing. V. inspect or test for gas or fuel leaks, or indications thereof.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
7.4.1 - Hot Water Systems, Controls, Flues & Vents

Venting Power
mechanical room

The plug for the power vent MUST be on its own circuit to prevent accidental trip of breaker thus shutting down the venting of CO gases.

Simple fix: find alternative power for the water softener (or have electrician add one) and remove the 3in1 adapter on the outlet and plug the power vent back in.

Tools Handyman/DIY
Credit
Comment
7.6.1 - Sump Pump

Improper Installation

The discharge for the sump pump is misaligned resulting in water near the foundation.  During periods of heavy rain, this could be an issue.  Recommend realignment and a cage to keep out wildlife be added.  

Tools Handyman/DIY

8 - Fireplace

IN NI NP D
8.1 Vents, Flues & Chimneys X
8.2 Lintels X
8.3 Damper Doors X
8.4 Cleanout Doors & Frames X
Type
Main Living Room
Gas

This fireplace is working correctly at time of inspection. The exhaust is directly behind on the exterior south wall. The glass can be cleaned by removing the upper and lower vent covers to gain access to glass cover. These are low maintenance fireplaces that would not normally need routine inspection of a flue, however checking the exterior for animal activity is a good idea a couple time a year. We also will recommend a Carbon Monoxide detector for this room elsewhere in the report.

I. The inspector shall inspect:

readily accessible and visible portions of the fireplaces and chimneys;

lintels above the fireplace openings;

damper doors by opening and closing them, if readily accessible and manually operable; and

cleanout doors and frames.

II. The inspector shall describe:

the type of fireplace.

III. The inspector shall report as in need of correction:

evidence of joint separation, damage or deterioration of the hearth, hearth extension or chambers;

manually operated dampers that did not open and close;

the lack of a smoke detector in the same room as the fireplace;

the lack of a carbon-monoxide detector in the same room as the fireplace; and

cleanouts not made of metal, pre-cast cement, or other non-combustible material.

IV. The inspector is not required to:

inspect the flue or vent system.

inspect the interior of chimneys or flues, fire doors or screens, seals or gaskets, or mantels.

determine the need for a chimney sweep.

operate gas fireplace inserts.

light pilot flames.

determine the appropriateness of any installation.

inspect automatic fuel-fed devices.

inspect combustion and/or make-up air devices.

inspect heat-distribution assists, whether gravity-controlled or fan-assisted.

ignite or extinguish fires.

determine the adequacy of drafts or draft characteristics.

move fireplace inserts, stoves or firebox contents.

perform a smoke test.

dismantle or remove any component.

perform a National Fire Protection Association (NFPA)-style inspection.

perform a Phase I fireplace and chimney inspection.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies

9 - Electrical

IN NI NP D
9.1 Service Entrance Conductors X
9.2 Main & Subpanels, Service & Grounding, Main Overcurrent Device X
9.3 Branch Wiring Circuits, Breakers & Fuses X
9.4 Lighting Fixtures, Switches & Receptacles X
9.5 GFCI & AFCI X
9.6 Smoke Detectors X X
9.7 Carbon Monoxide Detectors X X
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Capacity
200 AMP
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub Panel Location
None
Branch Wiring Circuits, Breakers & Fuses: Branch Wire 15 and 20 AMP
Copper
Branch Wiring Circuits, Breakers & Fuses: Wiring Method
Romex
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
Square D
Carbon Monoxide Detectors: Locations
Bedroom Hallway
Service Entrance Conductors: Electrical Service Conductors
Below Ground

The Service Entrance comes into the home from an underground source.

Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Room with Egress Window
Basement
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
GFCI & AFCI: GFCI Locations

GFCI Locations were appropriate in all areas required. Most importantly kitchen and bath areas near water source.

GFCI & AFCI: AFCI Locations

All areas of the thermal image are normal. The Green arrows indicate AFCI circuit breakers and are always at a relatively higher temperature. They are required for sleeping area circuits as new homes are built. The other elevations are the GFCI outlets and a relay at bottom of cabinet.

Smoke Detectors: Presence in Required areas
On Each Floor, 15 ft sleeping area

I. The inspector shall inspect: A. the service drop; B. the overhead service conductors and attachment point; C. the service head, gooseneck and drip loops; D. the service mast, service conduit and raceway; E. the electric meter and base; F. service-entrance conductors; G. the main service disconnect; H. panelboards and over-current protection devices (circuit breakers and fuses); I. service grounding and bonding; J. a representative number of switches, lighting fixtures and receptacles, including receptacles observed and deemed to be arc-fault circuit interrupter (AFCI)-protected using the AFCI test button, where possible; K. all ground-fault circuit interrupter receptacles and circuit breakers observed and deemed to be GFCIs using a GFCI tester, where possible; and L. smoke and carbon-monoxide detectors. II. The inspector shall describe: A. the main service disconnect's amperage rating, if labeled; and B. the type of wiring observed. III. The inspector shall report as in need of correction: A. deficiencies in the integrity of the serviceentrance conductors insulation, drip loop, and vertical clearances from grade and roofs; B. any unused circuit-breaker panel opening that was not filled; C. the presence of solid conductor aluminum branch-circuit wiring, if readily visible; D. any tested receptacle in which power was not present, polarity was incorrect, the cover was not in place, the GFCI devices were not properly installed or did not operate properly, evidence of arcing or excessive heat, and where the receptacle was not grounded or was not secured to the wall; and E. the absence of smoke detectors. IV. The inspector is not required to: A. insert any tool, probe or device into the main panelboard, sub-panels, distribution panelboards, or electrical fixtures. B. operate electrical systems that are shut down. C. remove panelboard cabinet covers or dead fronts. D. operate or re-set over-current protection devices or overload devices. E. operate or test smoke or carbon-monoxide detectors or alarms F. inspect, operate or test any security, fire or alarms systems or components, or other warning or signaling systems. G. measure or determine the amperage or voltage of the main service equipment, if not visibly labeled. H. inspect ancillary wiring or remote-control devices. I. activate any electrical systems or branch circuits that are not energized. J. inspect low-voltage systems, electrical de-icing tapes, swimming pool wiring, or any timecontrolled devices. K. verify the service ground. L. inspect private or emergency electrical supply sources, including, but not limited to: generators, windmills, photovoltaic solar collectors, or battery or electrical storage facility. M. inspect spark or lightning arrestors. N. inspect or test de-icing equipment. O. conduct voltage-drop calculations. P. determine the accuracy of labeling. Q. inspect exterior lighting.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
9.6.1 - Smoke Detectors

Detector Age

13 “Years”

 It is recommended  that all smoke detectors be replaced after 10 years of age. The sensors become less reliable. There are newer better detectors on the market that come with ten-year batteries so as to never need replacing During its service life.

It is Noted that all detectors were tested and were operable and most were new as of 2017. This One detector in the upstairs was one of the original  detectors in this home is in need of replacement due to age. 

Wrench DIY
Credit
Comment
9.7.1 - Carbon Monoxide Detectors

Missing Detector
1st floor and Basement

No carbon monoxide detectors were found on the first floor or basement.  There is a detector within close proximity to the sleeping areas, however it is recommended one be placed on every level where there are gas or wood burning appliances.

Tools Handyman/DIY

10 - Attic, Insulation & Ventilation

IN NI NP D
10.1 Attic Insulation X X
10.2 Vapor Retarders (Crawlspace or Basement) X
10.3 Ventilation X
10.4 Exhaust Systems X
Flooring Insulation
None
Attic Insulation: R-value
Unknown
Exhaust Systems: Exhaust Fans
Bathrooms
Fan with Light

All Bath fans were operational. Unable to determine where they vent to.

Ventilation: Ventilation Type
Soffit Vents, Roof Vents
Attic Insulation: Insulation Type
Attic
Blown
Vapor Retarders (Crawlspace or Basement): Unable to Verify Vapor Barriers

Home Inspectors cannot see through walls or below insulation to confirm presence of vapor barrier.

I. The inspector shall inspect: A. insulation in unfinished spaces, including attics, crawlspaces and foundation areas; B. ventilation of unfinished spaces, including attics, crawlspaces and foundation areas; and C. mechanical exhaust systems in the kitchen, bathrooms and laundry area. II. The inspector shall describe: A. the type of insulation observed; and B. the approximate average depth of insulation observed at the unfinished attic floor area or roof structure. III. The inspector shall report as in need of correction: A. the general absence of insulation or ventilation in unfinished spaces. IV. The inspector is not required to: A. enter the attic or any unfinished spaces that are not readily accessible, or where entry could cause damage or, in the inspector's opinion, pose a safety hazard. B. move, touch or disturb insulation. C. move, touch or disturb vapor retarders. D. break or otherwise damage the surface finish or weather seal on or around access panels or covers. E. identify the composition or R-value of insulation material. F. activate thermostatically operated fans. G. determine the types of materials used in insulation or wrapping of pipes, ducts, jackets, boilers or wiring. H. determine the adequacy of ventilation.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
10.1.1 - Attic Insulation

Insufficient Insulation
Upstairs Hall Scuttle

This is a very minor issue, but again worth noting. The scuttle should have insulation behind it as well, perhaps gluing batten to the back of the cover for example. As seen in the picture, you will have some heat loss/gain through the scuttle even when covered. Standards for Home inspectors are required to Notify any non-insulated areas over finished spaces.

Tools Handyman/DIY

11 - Doors, Windows & Interior

IN NI NP D
11.1 Doors X
11.2 Windows X
11.3 Floors X
11.4 Walls X
11.5 Ceilings X X
11.6 Steps, Stairways & Railings X X
11.7 Countertops & Cabinets X
Windows: Window Manufacturer
Pella
Windows: Window Type
Double-hung
Floors: Floor Coverings
Carpet, Tile
Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Gypsum Board
Countertops & Cabinets: Cabinetry
Wood
Countertops & Cabinets: Countertop Material
Granite
Windows: Egress Window
Basement

An Egress window was built with the home. This adds usable square footage to the basement as a secondary escape route. Noted elsewhere, however is the absence of a ladder to climb out.

I. The inspector shall inspect: A. a representative number of doors and windows by opening and closing them; B. floors, walls and ceilings; C. stairs, steps, landings, stairways and ramps; D. railings, guards and handrails; and E. garage vehicle doors and the operation of garage vehicle door openers, using normal operating controls. II. The inspector shall describe: A. a garage vehicle door as manually-operated or installed with a garage door opener. III. The inspector shall report as in need of correction: A. improper spacing between intermediate balusters, spindles and rails for steps, stairways, guards and railings; B. photo-electric safety sensors that did not operate properly; and C. any window that was obviously fogged or displayed other evidence of broken seals. IV. The inspector is not required to: A. inspect paint, wallpaper, window treatments or finish treatments. B. inspect floor coverings or carpeting. C. inspect central vacuum systems. D. inspect for safety glazing. E. inspect security systems or components. F. evaluate the fastening of islands, countertops, cabinets, sink tops or fixtures. G. move furniture, stored items, or any coverings, such as carpets or rugs, in order to inspect the concealed floor structure. H. move suspended-ceiling tiles. I. inspect or move any household appliances. J. inspect or operate equipment housed in the garage, except as otherwise noted. K. verify or certify the proper operation of any pressure-activated auto-reverse or related safety feature of a garage door. L. operate or evaluate any security bar release and opening mechanisms, whether interior or exterior, including their compliance with local, state or federal standards. M. operate any system, appliance or component that requires the use of special keys, codes, combinations or devices. N. operate or evaluate self-cleaning oven cycles, tilt guards/latches, or signal lights. O. inspect microwave ovens or test leakage from microwave ovens. P. operate or examine any sauna, steamgenerating equipment, kiln, toaster, ice maker, coffee maker, can opener, bread warmer, blender, instant hot-water dispenser, or other small, ancillary appliances or devices. Q. inspect elevators. R. inspect remote controls. S. inspect appliances. T. inspect items not permanently installed. U. discover firewall compromises. V. inspect pools, spas or fountains. W. determine the adequacy of whirlpool or spa jets, water force, or bubble effects. X. determine the structural integrity or leakage of pools or spas.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
11.5.1 - Ceilings

Minor Damage

Minor damage to the ceiling was visible at the time of the inspection due to  nails or screws popping through drywall. This can be a normal effect of settling or summer/winter swell. Very minor. But worth noting. The only drywall issues we found in the house! 

Credit
Comment
11.6.1 - Steps, Stairways & Railings

Baluster part loose

This is very minor and DIY but walked by and wanted to point out. 

Wrench DIY

12 - Laundry

IN NI NP D
12.1 Washer/Dryer X
Washer/Dryer: Information
2nd Floor Laundry

The washer and dryer were both made by Whirlpool. They are both 13 years old as they were manufactured in 2005 and most likely new with the house in 2006. Life expectancies of both washers and dryers are 10-15 years. Both these units turned on appropriately. Dryer was running when we arrived and could see airflow other the vent located on the upper south exterior.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies

13 - Garage

IN NI NP D
13.1 Ceiling X X
13.2 Floor X
13.3 Walls & Firewalls X
13.4 Garage Door X
13.5 Garage Door Opener X
13.6 Occupant Door (From attached garage to home) X
Ceiling: Ceiling
Finished
Floor: Material
Concrete
Walls & Firewalls: Finish
Finished/Painted
Garage Door: Material
Metal
Garage Door: Type
Automatic
Garage Door Opener: RC Opener
Present
Garage Door: Child Safety sensors

These safety sensors are installed correctly and at the correct height. The automatically make the door return to the open position when the beam is broken. If you see one or both sides blinking, then the beams are out of alignment.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies
Credit
Comment
13.1.1 - Ceiling

Moisture Intrusion

Garage ceiling shows signs of moisture indicated by the temperature differential.

Once we examined Drone pictures more closely, the combination of this possible moisture in the ceiling and the gutter issue directly above, is reason enough to investigate the attic further. 

We were unable to gain access to the garage scuttle because the ceiling height was greater than our ladder capacity and there also a homeowner vehicle parked closely under the scuttle.

I am happy to return to further investigate at a later date. This is not a new issue as evidenced by some newer paint on the ceiling next to area of concern. As I stated earlier, This should be addressed but the leak itself can be corrected quite easily by redirecting the gutter and adding a downspout to the lower roof. 

The thermal image is definitely detecting temperature change but there is yet to be visible staining or cosmetic damage.

To prevent further damage or growth of mold, I recommend a qualified contractor - gutter or roofing professional - evaluate the source of moisture intrusion and make corrections.

Gutter cleaning icon Gutter Contractor

14 - Appliances

IN NI NP D
14.1 Dishwasher X
14.2 Refrigerator X
14.3 Range/Oven/Cooktop X
14.4 Garbage Disposal X
14.5 Built-in Microwave X
Range/Oven/Cooktop: Exhaust Hood Type
Microwave Combo
Range/Oven/Cooktop: Range/Oven Energy Source
Gas
Dishwasher: Brand
Kitchen
Whirlpool

Dishwasher started with button. Appears to be in regular use. Unable to determine if any leaks, but seals around door looked intact. Dishwasher life expectancy is 10-12 years. This one is 13 years old.

Refrigerator: Fridgedaire Gallery
Frigidaire

This refrigerator is 11 years old. The average life of a refrigerator is 10 to 15 years. This unit is functioning properly under normal conditions at the time of the inspection. There are no recalls of this brand to date.

Range/Oven/Cooktop: Range/Oven Brand
Frigidaire

The Data plate could not be accessed as it is in the rear of stove and we cannot pull out stoves due to risk of damaging unit. However, the fridge is the same model and was 11 years old. Gas Stoves can last 15 years and longer if cared for. This one worked appropriately at time of inspection, checking all burners and oven for startup. Fridgedaire has zero stove recalls to date.

Garbage Disposal: Brand
InSinkerator

Cannot determine date of manufacture, but my opinion is it is newer than home. The avg. life of disposals is 8-10 years. The Badger5 is very reputable. This unit worked appropriately at time of inspection.

Built-in Microwave: Brand
Whirlpool

This Microwave / Hood combo is 13 years old and exceeded life expectancy of 10 years. It is working properly at time of inspection. There are no recalls of this particular model.

  • IN = Inspected
  • NI = Not Inspected
  • NP = Not Present
  • D = Deficiencies