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1234 Main St.
Virginia Beach, VA 23464
10/13/2019 9:00AM

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agent

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It is recommended that any noted deficiencies be evaluated and repaired by a certified contractor of trade.

This report is the exclusive property of this inspection company and the client(s) listed in the report title. Use of this report by any unauthorized persons is prohibited.



1 - Welcome

Charity Choice
Undetermined
Thank you for trusting us!

      Thank you for allowing me to be part of this journey with you! I assure you that I have performed a thorough and detailed inspection allowing you to make an educated decision. Please carefully read your entire Inspection Report as not everything will land on the summary page. 

      A home inspection can be an incredibly scary thing, especially for first time home-buyers. Don't get over whelmed with the report as there is no such thing as a perfect house! Don't hesitate to call me after you have reviewed your report if you have any questions. Remember, even though the inspection is over, and the report has been sent, I am still here to help.

     All of my inspections are backed by the "Buy Back Guarantee." If I miss anything during the inspection of the home I will buy the home back for the full purchase price. It's covered for 90 days after closing and the home must be listed by a licensed real estate agent. With all of my services I offer a percentage of the proceeds go to local charities. You may choose that the proceeds either go to the Children's Hospital of King's Daughters, Vigilant Watch, Or the Portsmouth Humane Society.

     For your safety and liability purposes, we recommend that licensed contractors evaluate and repair any critical concerns and defects.  Note that this report is a snapshot in time. 


Sincerely,

James Emenaker    

Local Charities

As you may already know, when I started my business I knew I wanted to support some great local charities. I have done this from the start and it has been awesome. If you don't know yet, I contribute a percentage of every service to one of the 4 charities of your choice. Some have even split it up between two as the choice is sometimes difficult. Below I will add some quick descriptions of what each one of them do. 

  • CHKD relies on the generous support of our community to ensure the hospital is available for every child who needs our services. Each gift to The Virginia Children's Hospital, Virginias only free-standing children's hospital, helps keep the children of our region healthy, provides families with valuable resources, and ultimately strengthens our community. 
  • Vigilant Watch, Inc. is a 501(c) (3) non-profit organization providing support to our regional public safety officials, active duty or retired, and their immediate families, who have suffered a hardship based on injury, illness or catastrophic event, which has created a financial or physical hardship. We support the seven cities of Hampton Roads and the Eastern Shore of Virginia (Virginia Beach, Norfolk, Chesapeake, Portsmouth, Hampton, Newport News, Suffolk). We work solely on contributions and donations to offer financial, advisory and moral support. 
  • The Portsmouth Humane Society is a non-profit Virginia corporation. We depend upon charitable contributions to accomplish our work and on volunteer support to augment a very small paid staff. We were founded in 1889 and believe that we are the oldest continuously operating animal welfare organization in the Commonwealth of Virginia. PHS is dedicated to caring for homeless animals in the community by promoting their adoptions into loving, permanent homes. We also provide education and community outreach programs to help decrease the pet overpopulation problem. 
  • In 2016 Troopster Donation Corp. was established as an official non-profit organization dedicated to sending care packages to deployed service members with the help of volunteers and donations.
Local Professionals

I get asked often who I would refer for certain jobs. I wanted to make a list on here to be able to assist my clients. These are companies that I personally know and have used in the past. Some of these professionals are fireman, like myself, that started their own businesses as well. Obviously they take great pride in what they do. First off I'd like to say that I am in no way affiliated or compensated for referring any of these companies. I also can't guarantee the service performed. As with everything else I recommend still researching and ensuring these companies will be the right fit for you and your family. 

Roofer:

SB Roofing
Scott Byrd
757-785-9937

Chimney Sweep:

Tidewater Chimney Sweeps
Damon Fand
757-546-0999

The Fire Safety Guys
Joe and Glen
757-773-3473

Pool Service:

Island Pool Services
Troy Taylor
757-267-9990

HVAC:

Air Specialty Heating and Air Conditioning
Andy Sutter
757-494-3777 

Water Damage:

1-800 Water Damage
Antoine Curry
757-383-9197

Category description

Listed below is a description of the Categories used throughout the report to help understand the severity of an item.  Any items list in the below categories may be based on the inspectors opinion.  These categories are not designed to be considered as an enforceable repair or responsibility of the current homeowner, but designed to inform the current client of the current condition of the property and structure.  They may be used in negotiations between real estate professionals. 

Maintenance/Monitor =  The item, component, or system while perhaps is functioning as intended may be in need of minor repair, service, or maintenance; is showing wear or deterioration that could result in an adverse condition at some point in the future; or consideration should be made in upgrading the item, component, or system to enhance the function, efficiency, and/or safety.  Items that fall into this category frequently be addressed by a homeowner or Licensed Handyman and are considered to be routine homeowner maintenance (DIY) or recommended upgrades.   


Deficiencies =  The item, component, or system while perhaps functioning as intended is in need of moderate repair, service, is showing signs of wear or deterioration that could result is an adverse condition at some point in the future; consideration should be made in upgrading the item, component, or system to enhance the function, efficiency and/or safety. Items falling into this category can frequently be addressed by a licensed handyman or qualified contractor of trade and are not considered routine maintenance or DIY items.  


Safety & Immediate Attention =  The item, component, or system poses a safety concern to occupants in or around the home.  Some listed concerns may have been considered acceptable for the time of the structures construction, but is no longer considered safe.  

The item, component or system is not functioning as intended, or needs further inspection by a qualified license contractor of trade; possible damage to the structure, item, or component may occur. Repairs may be possible to satisfactory condition with out repair.  

Directions related to the home

When the direction of "Left, Right, Front, Rear" is mentioned, it is a description of the area of the house. The front of the property is the side with the main front entrance or street side. These directions may be used with the exterior or interior in order to help define the location of a deficiency/ comment.

2 - Inspection details

Start Time
9 am
Present at time of the inspection
Client, Clients Agent
Property Occupancy
Occupied
Temperature
74 Fahrenheit
Ground Condition
Dry
Weather Condition
Partly Cloudy
Rain in the last few days
No
Structure Details: Structures Inspected
House
Structure Details: Type of Structure
Single Family
Structure Details: Age of the Structure
37
Structure Details: Utilities
All Utilities on
The following items have been excluded from the inspection.
Fences and gates
Overview

A home inspection is not a pass or fail type of inspection.It is a visual only evaluation of the conditions of the systems and accessible components of the home designed to identify areas of concern within specific systems or components defined by the InterNACHI Standards of Practice, that are both observed and deemed material by the inspector at the exact date and time of inspection. Conditions can and will change after the inspection over time. Future conditions or component failure can not be foreseen or reported on. Components that are not readily accessible can not be inspected. Issues that are considered as cosmetic are not addressed in this report. (Holes, stains, scratches, unevenness, missing trim, paint and finish flaws or odors). It is not the intent of this report to make the house new again.Any and all recommendations for repair, replacement, evaluation, and maintenance issues found, should be evaluated by the appropriate trades contractors within the clients inspection contingency window or prior to closing, which is contract applicable, in order to obtain proper dollar amount estimates on the cost of said repairs and also because these evaluations could uncover more potential issues than able to be noted from a purely visual inspection of the property. This inspection will not reveal every concern or issue that exists, but only those material defects that were observable on the day of the inspection. This inspection is intended to assist in evaluation of the overall condition of the dwelling only. This inspection is not a prediction of future conditions and conditions with the property are subject to change the moment we leave the premises.

I recommend that you or your representative carry out a final walk-through inspection immediately before closing to check the condition of the property, using this report as a guide.    

Inspection Limitations

Sometimes during the inspection there will be limitations of certain items. These will be noted on the report. If you see the "limitations" tab at the top of a section there is one present for that system. The limitations tab needs to be clicked in order to view that limitation. Please view the example below. 

Occupied
Some areas and items at this property were obscured by furniture, stored items, or debris. This often includes but is not limited to walls, floors, windows, inside and under cabinets, under sinks, on counter tops, in closets, behind window coverings, under rugs or carpets, and under or behind furniture. Areas around the exterior, under the structure, in the garage and in the attic may also be obscured by stored items. The inspector in general does not move personal belongings, furnishings, carpets or appliances. When furnishings, stored items or debris are present, all areas or items that are obscured, concealed or not readily accessible are excluded from the inspection. The client should be aware that when furnishings, stored items or debris are eventually moved, damage or problems that were not noted during the inspection may be found.

First Glance Home Inspections LLC is pleased to submit the enclosed report. This report is a professional opinion based on a visual inspection of the readily accessible areas and components of the building. This report is neither an engineering inspection nor an exhaustive technical evaluation. An engineering inspection or a technical evaluation of this nature would cost many times more and take days, if not weeks, to complete.


Please understand that there are limitations to this type of visual inspection. Many components of the property are not visual during the inspection and very little historical information (if any) is provided in advance of, or even during, the inspection, While we believe we can reduce your risk of purchasing a property, we can not eliminate it, nor can or do we assume it. Even the most comprehensive inspection cannot be expected to reveal every condition you may consider significant to ownership. In addition to those improvements recommended in our report, we recommended that you budget for unexpected repairs. On the average, we have found it necessary for you to set aside a percentage of the value of the home on an annual basis that will be sufficient to cover unexpected repairs. This maybe 1 % for a modest home and a higher amount, say maybe 3 % or so, for a more complex and /or an older home with aging systems and some deferred maintenance.


Your attention is directed to your copy of the Pre-Inspection Agreement. It more specifically explains the scope of the inspection and the limit of our ability in performing this inspection. The Standards of Practice and Code of Ethics of the National Association of Certification Home Inspectors (NACHI) prohibit us from making any repairs or referring any contractors. We are not associated with any other party to the transaction of this property, except as may be disclosed by you.


The information provided in this report is solely for your use. We will not release a copy or this report, nor will we discuss its contents with any third party, without your written consent.


We know you had many options in your choice of an inspection company. Thank you for selecting us. We appreciate the opportunity to be your choice in the building inspection industry. Should you have any questions about the general conditions of the house in the future, we would be happy to answer these. There is no fee for your 1st telephone consulting call. Additional calls may incur additional fees. Our inspection fees are based on a single visit to the property. If additional visits are required for any reason, additional fees will be assessed.

 

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Comment
2.1.1 - Structure Details

Microbial Growth

Microbial growth (Possible Mold) was found at one or more locations in the home. This is typically from a result of elevated moisture. 

No elevated moisture was found at the time of inspection. 

Hardhat Mold Inspector

3 - Exterior

General: Wall Covering
Brick Veneer
General: Driveway Material
Concrete
General: Sidewalk/Patio Material
Concrete
Porch/ Deck/ Balconies: Deck / Balcony Pictures
General: Exterior Pictures
Soffit and Fascia: Some Soffit Vents

Soffit vents are installed every few sections to provide ventilation to the attic space. Note that they say continuous soffit vents along with ridge vents provide some of the best ventilation for an attic.

Vegetation and Grading: Grading

Lot grading and drainage have a significant impact on the building, simply because of the direct and indirect damage that moisture can have on the foundation.  It is very important, therefore, that surface runoff water be  adequately diverted away from the home. Lot grading should slope away and fall a minimum of one (1) inch every foot for a distance of six (6) feet around the perimeter of the building.

Fences and Gates: Fences and Gates

Fences and gates are NOT INCLUDED as part of a home inspection. Recommend confirming that all fences and gates are in serviceable condition before the close of escrow.

The inspector performs a visual inspection of accessible components or systems at the exterior. Items excluded from this inspection include below-grade foundation walls and footings; foundations, exterior surfaces or components obscured by vegetation, stored items or debris; wall structures obscured by coverings such as siding or trim. Some items such as siding, trim, soffits, vents and windows are often high off the ground, and may be viewed using binoculars from the ground or from a ladder. This may limit a full evaluation. Regarding foundations, some amount of cracking is normal in concrete slabs and foundation walls due to shrinkage and drying. Note that the inspector does not determine the adequacy of seismic reinforcement. 

Unless specifically included in the inspection, the following items and any related equipment, controls, electric systems and/or plumbing systems are excluded from this inspection: detached buildings or structures; fences and gates; retaining walls; underground drainage systems, catch basins or concealed sump pumps; swimming pools and related safety equipment, spas, hot tubs or saunas; whether deck, balcony and/or stair membranes are watertight; trees, landscaping, properties of soil, soil stability, erosion and erosion control; ponds, water features, irrigation or yard sprinkler systems; sport courts, playground, recreation or leisure equipment; areas below the exterior structures with less than 3 feet of vertical clearance; invisible fencing; sea walls, docks and boathouses; retractable awnings. Any comments made regarding these items are as a courtesy only. 
 

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Comment
3.2.1 - Driveway, Walkway, Patio

Typical Cracking

Typical cracking was observed at the concrete surfaces. These small cracks are typical as the curing process is happening. If these cracks start to gap further or become larger than some sealing of the cracks may be necessary to prevent further deterioration. 

Credit
Comment
3.2.2 - Driveway, Walkway, Patio

Moderate Damage

Moderate damage (e.g. cracks, spalling, settlement, heaving) were found on the concrete surfaces. Minor settlement/ trip hazards are beginning to form. The client may wish to have repairs made to prevent further deterioration.

Contractor Qualified Professional
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Comment
3.3.1 - Porch/ Deck/ Balconies

Wood deterioration

Wood deterioration was noted on one or more areas of the deck/ porch. Recommend that a qualified contractor repair/ replace any rotted wood to prevent further damage of the system.

Contractor Qualified Professional
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Comment
3.3.2 - Porch/ Deck/ Balconies

Deck Board Deterioration

Wood deterioration was found on decking boards. The boards were generally in serviceable condition during the inspection. Boards with significant deterioration should be replaced. Note that when decking boards are replaced, other structural repairs may be needed.

Contractor Qualified Professional
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Comment
3.3.3 - Porch/ Deck/ Balconies

Loose Boards

One or more decking boards were loose. In some cases this may pose a trip hazard. Recommend repairing boards in order to prevent injury and premature deterioration.

Tools Handyman/DIY
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Comment
3.3.4 - Porch/ Deck/ Balconies

Sliding door concerns

There were some concerns with the enclosed porch sliding doors. The weatherstripping was loose at one or more doors. Also there were no screens present in some of the doors. 

Contractor Qualified Professional
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Comment
3.4.1 - Siding and Trim

Deteriorated Siding/Trim
Bay Window

Sections of siding and/or trim were deteriorated / rotten. Recommend that a qualified person repair, replace or repair siding or trim as necessary.

Contractor Qualified Professional
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Comment
3.4.2 - Siding and Trim

Cracks along brick
2nd Floor

There are several cracks along the brick in the home. Some of these are caused, due to the lintels rusting and expanding. Please note that the brick is not structural and is simply a veneer. The supports under ground are not visible, so any issues with that can not be determined. A qualified professional could attempt to seal/ mortar the cracks as necessary. Please note that this may be a temporary fix. Any further moving or gapping would need to be evaluated by a qualified professional. 

Contractor Qualified Professional
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Comment
3.4.3 - Siding and Trim

Wood deterioration
Rear Porch

Wood deterioration was found at one or more sections of siding or trim. Conducive conditions for rot should be corrected. Recommend that a qualified contractor repair as necessary. All rotten wood should be replaced.

Contractor Qualified Professional
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Comment
3.5.1 - Soffit and Fascia

Deteriorated Wood
Garage

Wood deterioration was noted at one or more sections of fascia/ soffit. Conducive conditions for rot should be corrected (e.g. gutter leaks, roof leak, poor drainage). Recommend repairs be made as necessary. All rotten wood should be replaced.

Contractor Qualified Professional
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Comment
3.6.1 - Exterior issues

No backflow

One or more hose bibs were missing backflow prevention devices. These devices reduce the likelihood of gray water entering the potable water supply. Recommend installing backflow prevention devices on all hose bibs where missing. They are available at most home improvement stores and are easily installed.

Wrench DIY
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Comment
3.6.2 - Exterior issues

Pests Evidence
Carpenter ants- Porch

Evidence of insect activity noted around the exterior of the home. Recommend evaluation by a licensed pest control specialist/exterminator.

Pest control Pest Control Pro
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Comment
3.7.1 - Windows and Doors

Caulking
Rear

Caulk was missing/ deteriorated in some areas. Recommend caulking as regular maintenance. This will ensure there is a water tight seal. Where gaps are wider then 1/4 inch, an appropriate material other than caulk should be used. 

Tools Handyman/DIY
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Comment
3.7.2 - Windows and Doors

Window stuck

One or more windows are stuck and will not open. The seal will need to be broken as some of these were painted. 

Contractor Qualified Professional

4 - Roof

General: Roof Type
Hipped, Gable
General: Roof covering
Asphalt/Fiberglass Shingles
General: Roof Drainage
Gutter system
Shingles: Layers Visible
Multiple layers
General: Roof Pictures
General: Roof Inspection method
Traversed
We normally conduct our typical roof inspection by walking on the roof's surface in what we call the "random walk" methodology. This method of inspection is not intended to cover every square inch of the roof's surface, nor will it. Further we could not recreate the route of a random walk even if we tried to. We do arrive at an overall impression of the roof's condition developed during this random walk inspection and extrapolate it to the entire roof's surface.
If any discrepancies are in fact identified, it is recommended that to accurately determined the scope of the actual discrepancies, as well as any cost of correction, you consult with a licensed roofing contractor. Not all roof will be walked, dimension, slope, weather, etc may allow the roof to be accessed.

The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; solar roofing components. Any comments made regarding these items are made as a courtesy only. Note that the inspector does not provide an estimate of remaining life on the roof surface material, nor guarantee that leaks have not occurred in the roof surface, skylights or roof penetrations in the past. Regarding roof leaks, only active leaks, visible evidence of possible sources of leaks, and evidence of past leaks observed during the inspection are reported on as part of this inspection. The inspector does not guarantee or warrant that leaks will not occur in the future. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high wind and rain) would be needed to do so. Occupants should monitor the condition of roofing materials in the future. For older roofs, recommend that a professional inspect the roof surface, flashings, appurtenances, etc. annually and maintain/repair as might be required. If needed, the roofer should enter attic space(s). Regarding the roof drainage system, unless the inspection was conducted during and after prolonged periods of heavy rain, the inspector was unable to determine if gutters, downspouts and extensions perform adequately or are leak-free.

The report is not intended to be conclusive regarding the life span of the roofing system or how long it will remain watertight in the future. The inspection and report are based on visual and apparent conditions at the time of the inspection. Unless prolonged and extensive rain has fallen just prior to the inspection, it may not be possible to determine if active leakage is occurring. Even Then, numerous features may conceal active leakage. Usually not all attics are readily accessible for inspection. The client is advised to inquire about the presence of any roof leaks with the present owner.
IF Required, Only Qualified, License personnel Should Carry Out Any Repairs Needed.
All roofs require periodic maintenance to achieve typical lifespans, and should be inspected annually. Expect to make periodical repairs to any roof on a routine basis with replacement at the end of the roof's material Useful Service Life, which may not be equal to its Design Life.
CONCLUSIONS MADE BY THE INSPECTOR DO NOT CONSTITUTE A WARRANTY, GUARANTY, OR POLICY of INSURANCE.

Credit
Comment
4.3.1 - Shingles

Multiple layers

This asphalt shingles appeared to have two or more layers. Shingle manufacturer's warranty may be voided. The client should be aware that all layers of roofing will need to be removed when this roof surface needs replacing.

Roof Roofing Professional
Credit
Comment
4.7.1 - Penetrations/ Flashing

Caulk Flashing

The flashing needs to be caulked in one or more area. This will ensure there is no water intrusion behind the flashing.

Tools Handyman/DIY
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Comment
4.8.1 - Gutters/drains

Clogged gutters/downspouts
Front Garage

Significant amounts of debris have accumulated in one or more gutters or downspouts. Recommend cleaning gutters and downspouts now and as necessary in the future.

Wrench DIY
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Comment
4.8.2 - Gutters/drains

Kickout flashing missing

Kick-out flashing was missing at one or more locations. Such flashing should be located at the bottom of slopes where roof surfaces intersect with exterior walls above. It directs rainwater away from exterior walls and into gutters (if installed) so that rainwater is less likely to run down the front surfaces of siding or flow behind siding. Recommend that a qualified contractor evaluate and repair as necessary to prevent water from getting behind the wall. 

Roof Roofing Professional
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Comment
4.9.1 - Chimney

Crown deterioration

There is some deterioration of the chimney crown as shown in the picture. This can cause water to get into the brick. As the water freezes it can cause the brick to spall. Recommend having a qualified professional repair as necessary. 

Fireplace Chimney Repair Contractor

5 - Attic

General: Roof Structure
Rafters
General: Inspection Method
Traversed
General: Insulation Material
Fiberglass loose
General: Areas inaccessible
Some attic areas were inaccessible due to lack of permanently installed walkways, the possibility of damage to insulation, low height and/or stored items. These areas are excluded from this inspection.

The following items or areas are not included in this inspection: areas that could not be traversed or viewed clearly due to lack of access; areas and components obscured by insulation. Any comments made regarding these items are made as a courtesy only. The inspector does not determine the adequacy of the attic ventilation system. Complete access to all roof and attic spaces during all seasons and during prolonged periods of all types of weather conditions (e.g. high/low temperatures, high/low humidity, high wind and rain, melting snow) would be needed to do so. The inspector is not a licensed engineer and does not determine the adequacy of roof structure components such as trusses, rafters or ceiling beams, or their spacing or sizing. 


Some attic areas were inaccessible due to the lack of permanently installed walkways, the possibility of damage to insulation, low height and/or stored items. These areas are excluded from this inspection. We conducted our typical attic inspection by walking through the attic areas as much as possible, in what we call the " random walk" methodology. This method of inspection is not intended to cover every square foot of the attic area, nor will it. Further we could not recreate the route of a random walk even if we tried. We do arrive at an overall impression of the attic's condition developed during this random walk inspection and extrapolate it to the entire attic area. In all the attics area shows normal wear and tear for a home of this age.

Credit
Comment
5.1.1 - General

Hardware loose

The pull-down attic stairs had loose hardware components. This is a potential fall hazard. Recommend that a qualified person repair as necessary.

Wrenches Handyman
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Comment
5.1.2 - General

Wet stain

One or more areas of the roof structure appeared wet or had elevated levels of moisture at the time of the inspection. There appears to be an active leak in the roof or structure exterior. A qualified contractor should evaluate and repair as necessary.

Roof Roofing Professional
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Comment
5.3.1 - Ventilation

Attic Fan-inoperable

INOPERATIVE: The attic exhaust fan was inoperable during the inspection. Recommend having a qualified contractor evaluate and repair if necessary.

Contractor Qualified Professional

6 - Foundation

General: Foundation Type
Crawlspace
General: Inspection Method
Traversed

Structural components such as joists and beams, and other components such as piping, wiring and/or ducting that are obscured by under-floor insulation are excluded from this inspection. The inspector does not determine if support posts, columns, beams, joists, studs, trusses, etc. are of adequate size, spanning or spacing. The inspector does not guarantee or warrant that water will not accumulate in the crawl spaces in the future. Complete access to all crawl space areas during all seasons and during prolonged periods of all types of weather conditions (e.g. heavy rain, melting snow) would be needed to do so.The inspector attempts to locate all crawl space access points and areas. Access points may be obscured or otherwise hidden by furnishings or stored items. In such cases, the client should ask the property owner where all access points are that are not described in this inspection, and have those areas inspected. Note that crawl space areas should be checked at least annually for water intrusion, plumbing leaks and pest activity.

Credit
Comment
6.2.1 - Substructure

Missing Vapor Barrier

There vapor barrier is missing or partially missing in some areas. This could lead to elevated moisture and deterioration. Recommend a qualified professional add vapor barrier where missing.

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Comment
6.2.2 - Substructure

Unknown Source of Moisture

There were elevated moisture levels in one or more area. This could lead to more serious structural damage. Recommend a qualified contractor identify source or moisture and remedy as necessary.

Possible condensation from geothermal lines. 

Credit
Comment
6.2.3 - Substructure

Minor Standing Water
Front Perimeter

Minor amounts of standing water were found at one or more locations in the crawl space. Recommend monitoring and adjusting as needed to prevent damage. 

Some minor seasonal water accumulation can be normal. However significant amounts of Water may evaporate and enter the structure above causing high levels of moisture. This can be a conducive condition for wood-destroying organisms. Rain runoff is the most common cause of wet crawl spaces but water can come from other sources such as groundwater or underground springs. Recommend monitoring the crawl space in the future, especially after heavy and/or prolonged periods of rain. Correct any issues related to outside perimeter grading and/or roof drainage (see any other comments about this in this report).

Contractor Qualified Professional
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Comment
6.2.4 - Substructure

Bad notches, holes

One or more joists were notched or had holes cut in them in such a way as to significantly weaken the joist(s). Recommend that a qualified contractor evaluate and repair as necessary, and per standard building practices.

Contractor Qualified Professional
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Comment
6.2.5 - Substructure

Soil Contact-support
Deck

Soil was in contact with or too close to one or more wooden support posts. This is a conducive condition for wood-destroying organisms. No soil should be in contact with support posts, and ideally there should be a 6-inch gap between support post bases and the soil below. The inspector does not determine if support post bases obscured by soil are damaged by fungal rot from wood-soil contact. If damage from fungal rot is found when soil is graded, then recommend that a qualified person repair as necessary. All rotten wood should be replaced.
Contractor Qualified Professional
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Comment
6.2.6 - Substructure

Wood Deterioration from leak
under kitchen

There is wood deterioration from current leaks. Elevated moisture readings were noted. This deteriorated wood should be repaired/ replaced as it will no longer do a proper job of supporting the space above.

Contractor Qualified Professional
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Comment
6.3.1 - Ventilation-Insulation

Secure Vent

One or more of the wall vents needed to be secured to the structure. This opening can allow pests and critters to have access under the crawl space of the home. Recommend re-securing or replacing the vent as necessary. 

Tools Handyman/DIY

7 - Interiors

Smoke and CO alarms: Smoke Alarms Present
Yes
Laundry: Laundry Area
General: Interior Pictures
General: Bathroom Pictures
Laundry: Washer/ Dryer Operation
We normally operate Clothes Washers without a wash load (i.e we run the unit through its full cycle empty). This gives us an idea of the unit's functionality, but we caution you, it does not replicate the unit fully loaded with a heavy wash load.
Smoke and CO alarms: Smoke and CO Detectors

The NFPA 72, National Fire Alarm and Signaling Code, has required as a minimum that smoke alarms be installed inside every sleep room (even for existing homes) in addition to requiring them outside each sleeping area and on every level of the home. (Additional smoke alarms are required for larger homes.) Homes built to earlier standards often dont meet these minimum requirements. Homeowners and enforcement authorities should recognize that detection needs have changed over the years and take proactive steps make sure that every home has a sufficient complement of smoke alarms.

The following items are not included in this inspection: security, intercom and sound systems; communications wiring; central vacuum systems; elevators and stair lifts; cosmetic deficiencies such as nail-pops, scuff marks, dents, dings, blemishes or issues due to normal wear and tear in wall, floor and ceiling surfaces and coverings, or in equipment; deficiencies relating to interior decorating; low voltage and gas lighting systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not evaluate any areas or items which require moving stored items, furnishings, debris, equipment, floor coverings, insulation or similar materials. The inspector does not test for asbestos, lead, radon, mold, hazardous waste, urea formaldehyde urethane, or any other toxic substance. Some items such as window, drawer, cabinet door or closet door operability are tested on a sampled basis. The client should be aware that paint may obscure wall and ceiling defects, floor coverings may obscure floor defects, and furnishings may obscure wall, floor and floor covering defects. If furnishings were present during the inspection, recommend a full evaluation of walls, floors and ceilings that were previously obscured when possible. Carpeting and flooring, when installed over concrete slabs, may conceal moisture. If dampness wicks through a slab and is hidden by floor coverings that moisture can result in unhygienic conditions, odors or problems that will only be discovered when/if the flooring is removed. Determining the cause and/or source of odors is not within the scope of this inspection. 

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Comment
7.2.1 - Floors, Walls, Ceilings

Typical Crack
Garage

The concrete in the garage has a typical crack in it. This is not a concern unless the gap becomes wider and you get settling. Monitor this area and have a qualified professional evaluate as necessary. 

Mag glass Monitor
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7.2.2 - Floors, Walls, Ceilings

Debris in register

There was some debris in the filter that looks to be insulation from the inside of the system. This should not be a major concern, but if it persists further evaluation may be necessary. 

Contractor Qualified Professional
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7.4.1 - Sink/countertop

Sink Drain Flex pipe

One or more sink drains use flexible drain pipe. This type of drain pipe is more likely to clog than smooth wall pipe. Recommend having a qualified plumber replace this pipe to prevent clogged drains.

Pipes Plumbing Contractor
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7.4.2 - Sink/countertop

Sink Drains Slow

One or more sinks are clogged or drain slowly. Drain(s) should be cleared as necessary, and by a qualified plumber if necessary.
Pipes Plumbing Contractor
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7.4.3 - Sink/countertop

Sink loose-wall
1st Floor Bathroom

One or more sinks is loose, or not securely attached to the wall behind it. A qualified contractor should evaluate and repair as necessary.
Hardhat General Contractor
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7.8.1 - Bathub

Caulk at tile and tub
2nd Floor Bathroom

Caulk is missing where the tile meets the tub. The caulk should be added where missing to ensure no water intrusion can get behind the tile. 

Wrench DIY
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7.9.1 - Exhaust Fan

None with Shower
1st Floor Bathroom

One or more bathrooms with a shower do not have an exhaust fan installed. Moisture accumulation will occur and may damage the structure. Even if the bathroom has a window that opens, it likely does not provide adequate ventilation, especially during cold weather when the window is closed. A qualified contractor should install exhaust fans as per standard building practices where missing in bathrooms with showers.

Hardhat General Contractor
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7.12.1 - Stairs/Handrails/Guardrails

Guardrail Loose

One or more guardrails are loose. They should be re-secured as necessary to prevent a fall risk. 

Contractor Qualified Professional
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7.12.2 - Stairs/Handrails/Guardrails

Handrail missing 3 steps

SAFETY CONCERN: Handrails at one or more flights of stairs were missing. This is a potential fall hazard. Handrails should be installed at stairs with 3 or more risers. Recommend that a qualified contractor install handrails where missing and per standard building practices.

Contractor Qualified Professional
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7.13.1 - Smoke and CO alarms

CO Alarms missing

SAFETY CONCERN: Carbon monoxide alarms were not noted in the property. This is a potential safety hazard. Recommend installing carbon monoxide alarms in areas with gas appliances and or fireplaces. Please note that the detector should be 10' from the appliance to prevent nuisance alarms after initial unit start up.

Tools Handyman/DIY

8 - Appliances

General: Appliances

Even though it is not required, as a courtesy I do my best to test these systems using normal controls. This is by no means a guarantee of the adequacy of the appliances. It is recommended to operate these appliances at the final walk through and to look up the models and check for recalls. 

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8.1.1 - General

Dishwasher Loose

The dishwasher is not attached to the underside of the counter or the side of the cabinet. The dishwasher should be secured to prevent it from pulling forward when the door and the contents are pulled forward. 

Tools Handyman/DIY
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8.1.2 - General

Dishwasher No High loop

The dishwasher drain line is not configured with a "high loop" or "air gap". A qualified contractor should install a high loop as per standard building practices.

It is meant to prevent water from siphoning out of the dishwasher, and to prevent water from the sink drain or food disposal from entering the dishwasher. A high loop is created by routing the drain line up to the bottom surface of the counter top above, and securely fastening it to that surface. 

Wash Appliance Repair

9 - Plumbing

General: Main Shut Off
Not tagged or determined, Front Of Home
General: Water Source
Public Water
Supply Lines: Service Pipe to house
Copper
Supply Lines: Interior Supply piping
Copper
Drain and Waste: Drain Pipe
PVC
General: Shut Off Not Found

The inspector was not able to find the water shut off. Recommend that the client(s) attempt to find the water shut off by consulting with the property owner(s). If no main shut-off valve is found the meter may be the only way to turn off the water supply in the event of an emergency. This will take a shut off tool that can be purchased at a hardware store. 

As we have discussed and as described in your inspection contract, this is a visual inspection limited in scope by (but not restricted to) the following.

1) Portions of the plumbing system canceled by finishes and/or storage (below sinks etc.) below the structure, or beneath the ground surface are not inspected.

2) Water quantity and water quality are not tested unless explicitly contracted for and discussed in this or a separate report.

3) Clothes washing machine connections are not inspected.

4) Interior of flues or chimneys which are not readily accessible are not inspected.

5) Water conditioning systems, solar water heaters, fire and lawn sprinklers, and private waste disposal systems are not inspected unless explicitly contracted for and discussed in this or a separate report.

Please refer to the pre-inspection contract for a detailed explanation of the scope of this inspection.

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9.3.1 - Drain and Waste

Capped plumbing stacks

One or more plumbing stacks were found to be capped. This could cause concerns with draining of the system. Recommend having these evaluated and repaired as necessary. 

Pipes Plumbing Contractor
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9.3.2 - Drain and Waste

Drain leak
1st Floor Bathroom

There is a leak in one or more drains in the home. Recommend having a qualified professional evaluate and repair as necessary. 

Contractor Qualified Professional

10 - Water Heater

Water Heater: Location
Garage
Water Heater: Manufacturer
General Electric
Water Heater: Energy Source
Electric
Water Heater: Type
Tank
Water Heater: Capacity
50 Gallons
Water Heater: Age
6 Years
Water Heater: Pictures of Unit

The following items are not included in this inspection: solar water heating systems; circulation systems. Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on water heaters, does not determine if water heaters are appropriately sized, or perform any evaluations that require a pilot light to be lit.

11 - HVAC

Condensing Unit/ Heat Pump: Energy Source
Geothermal
Condensing Unit/ Heat Pump: Age of unit
5 years
Condensing Unit/ Heat Pump: Manufacturer
ClimateMaster
General: Filter Advice

Recommend that home buyers replace or clean HVAC filters as necessary upon taking occupancy depending on the type of filters installed. Regardless of the type, recommend checking filters monthly in the future and replacing or cleaning them as necessary. How frequently they need replacing or cleaning depends on the type and quality of the filter, how the system is configured (e.g. always on vs. "Auto"), and on environmental factors (e.g. pets, smoking).

Condensing Unit/ Heat Pump: Pictures of Unit
Condensing Unit/ Heat Pump: Geothermal Heat Pump

This home uses Geothermal for the HVAC. Geothermal systems are home heating and cooling systems that gather heat from the earth. Geothermal heat pumps (GHPs) use the relatively constant temperature of sub-surface soil as the exchange medium instead of air as the typical system seen at houses.  

The following items are not included in this inspection: humidifiers, dehumidifiers, electronic air filters; solar, coal or wood-fired heat systems; thermostat or temperature control accuracy and timed functions; heating components concealed within the building structure or in inaccessible areas; underground utilities and systems; safety devices and controls (due to automatic operation). Any comments made regarding these items are as a courtesy only. Note that the inspector does not provide an estimate of remaining life on heating or cooling system components, does not determine if heating or cooling systems are appropriately sized, does not test coolant pressure, or perform any evaluations that require a pilot light to be lit, a shut-off valve to be operated, a circuit breaker to be turned "on" or a serviceman's or oil emergency switch to be operated. It is beyond the scope of this inspection to determine if furnace heat exchangers are intact and free of leaks. Condensation pans and drain lines may clog or leak at any time and should be monitored while in operation in the future. Where buildings contain furnishings or stored items, the inspector may not be able to verify that a heat source is present in all "liveable" rooms (e.g. bedrooms, kitchens and living/dining rooms).

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11.4.1 - Duct Work

Seal Duct

One or more sections of duct are leaking and need to be re-sealed or repaired. When the cooler air escapes from the duct in the attic and creates condensation which will cause mold and or dirt from the attic to collect at the area of the air leak.

Contractor Qualified Professional
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11.4.2 - Duct Work

Torn Jacket

The jacket on the outside of the duct work is torn in on or more areas. This exposes the insulation below. Recommend having this evaluated and repaired as necessary. 

Contractor Qualified Professional

12 - Electrical

Electric Panel: Location of Main Panel
Exterior wall
Electric Panel: Amperage
150
Electric Panel: Branch Wiring
Copper
Electric Panel: Location of Main Disconnect
Top of Panel
Electric Panel: System Grounding
Grounding Rod
Electrical Service Entrance: Service Type
Underground
Electric Panel: Panel pictures
Electrical Concerns: GFCI

GFCI outlets were present in some or all damp areas and operated when tested. 

The following items are not included in this inspection: generator systems, transfer switches, surge suppressors, inaccessible or concealed wiring; underground utilities and systems; low-voltage lighting or lighting on timers or sensors. Any comments made regarding these items are as a courtesy only. Note that the inspector does not determine the adequacy of grounding or bonding, if this system has an adequate capacity for the client's specific or anticipated needs, or if this system has any reserve capacity for additions or expansion. The inspector does not operate circuit breakers as part of the inspection, and does not install or change light bulbs. The inspector does not evaluate every wall switch or receptacle, but instead tests a representative number of them per various standards of practice. When furnishings, stored items or child-protective caps are present some receptacles are usually inaccessible and are not tested; these are excluded from this inspection. Receptacles that are not of standard 110 volt configuration, including 240-volt dryer receptacles, are not tested and are excluded. The functionality of, power source for and placement of smoke and carbon monoxide alarms is not determined as part of this inspection. Upon taking occupancy, proper operating and placement of smoke and carbon monoxide alarms should be verified and batteries should be changed. These devices have a limited lifespan and should be replaced every 10 years. The inspector attempts to locate and evaluate all main and sub-panels. However, panels are often concealed. If panels are found after the inspection, a qualified electrician should evaluate and repair if necessary. The inspector attempts to determine the overall electrical service size, but such estimates are not guaranteed because the overall capacity may be diminished by lesser-rated components in the system. Any repairs recommended should be made by a licensed electrician. 

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12.2.1 - Electric Panel

Solid Aluminum Wiring
Dryer

SAFETY CONCERN: One or more circuits for the home had solid aluminum wiring. This type of aluminum wiring can be a potential fire hazard. Aluminum is a softer metal and the connection can loosen. There are specific installation practices for this type of wiring that should be used. These connections at the termination of the system should be evaluated and repaired as necessary. More information can be found through the line, Visit Here

Electric Electrical Contractor
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12.3.1 - Electrical Concerns

Broken Prong in Plug
Rear porch

One or more receptacles had a prong from a plug broken off in a slot, or slot(s) were clogged with foreign objects. 

Contractor Qualified Professional
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12.3.2 - Electrical Concerns

Exposed Wiring

There was exposed wiring due to damage. This can commonly be done by pests. This can be a safety concern and should be evaluated and corrected. 

Electric Electrical Contractor
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12.3.3 - Electrical Concerns

Non IC Rated

SAFETY CONCERN: One or more recessed lights in the attic are not rating for contact with insulation. This is a fire hazard. Recommend that a qualified person make permanent repairs as necessary. For example, by installing shields around lights.

Electric Electrical Contractor
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12.3.4 - Electrical Concerns

No Receptacle Island

No electric receptacle was installed at the kitchen island. At least one GFCI-protected receptacle should be installed at islands with counter tops longer than 12 inches to prevent appliance cords from crossing paths where people walk. Recommend that a qualified electrician install receptacle(s) at the island per standard building practices.
Electric Electrical Contractor
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12.3.5 - Electrical Concerns

GFCI Missing
Garage, Kitchen

SAFETY CONCERN: Modern building standards require GFCI protection within 6ft of all damp areas. Though grandfathered, recommend client evaluate upgrading these areas to GFCI protection at their discretion.

Electric Electrical Contractor
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12.3.6 - Electrical Concerns

Open junction

An open junction box was noted in the home. The wires inside were live. This is a potential shock hazard and the junction box should be covered. 

Contractor Qualified Professional
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12.3.7 - Electrical Concerns

No caulk light

One or more wall-mounted exterior light fixtures had no caulk installed above the back plate or it is cracking. Recommend that a qualified person apply caulk above and around the back plate per standard building practices. 

Water can enter the space behind the back plate and contact wiring. This is a potential shock hazard.  A gap should be left at the bottom of the plate so that condensation can drain out.

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12.3.8 - Electrical Concerns

Light loose/substandard

One or more light fixtures are loose or installed in a substandard way. A qualified professional should evaluate and make repairs as necessary so light fixtures are securely mounted and installed in accordance with the manufacturer's installation instructions.

Contractor Qualified Professional

13 - Garage

Vehicle door: Door Picture
General: Garage Pictures
Vehicle door: Vehicle Door safety

VEHICLE DOOR: safety tips:

1. The garage door is the largest moving object in the home. It can weigh hundreds of pounds. Often it is supported with spring tension Both the weight of the door itself and the condition of these powerful springs can be dangerous on their own. Combined these two items can become a potentially lethal item. During our inspection, we attempt to inspect vehicle doors for proper operation.

2. Operation of the safety mechanisms should be verified monthly. Switches for door openers should be located as high as practical to prevent children from playing with the door. Children should be warned of the potential risk of injury.

3. Regular lubrication of the garage door tracks, rollers, springs and mounting hardware is recommended. ( consult the owners manual or contact the door/opener manufacture. www.overheaddoor.com/Pages/safety-information.aspx

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13.2.1 - Vehicle door

Repair

The garage vehicle door is damaged or deteriorated in some areas. A qualified professional should evaluate and repair the door as necessary.

Garage Garage Door Contractor
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13.2.2 - Vehicle door

Photo-eyes None

No infared "photo eye" devices are installed for the vehicle door's electric door opener. They've been required on all vehicle door openers since 1993 and improve safety by triggering the vehicle door's auto-reverse feature without need for the door to come in contact with the object, person or animal that's preventing it from closing. Recommend considering having a qualified contractor install these devices for improved safety.
Garage Garage Door Contractor