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1234 Main St.
Virginia Beach, VA 23464
12/14/2019 9:00AM

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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
How to read your report

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.

     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. 

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 =  Many items will fall under this category. However, some of these items may still be easy to fix and are normal concerns caused by age and wear. The item, component, or system while perhaps functioning as intended is in need of moderate repair, service, and is showing signs of wear or deterioration. Some of these items may fall under safety concerns, though they are fairly easy to address and fix. Items falling into this category can frequently be addressed by a licensed handyman or qualified contractor of trade.  


Immediate Attention =  The item, component, or system may pose an immediate safety concern to occupants in or around the home. The item, component or system is not functioning as intended, or needs further inspection by a qualified licensed contractor of trade; possible damage to the structure, item, or component may occur. 

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
2 pm
Present at time of the inspection
Client, Clients Agent
Property Occupancy
Occupied
Temperature
55 Fahrenheit
Ground Condition
Dry
Weather Condition
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
21
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.    

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.

 

3 - Exterior

General: Wall Covering
Vinyl
General: Driveway Material
Concrete
General: Sidewalk/Patio Material
Concrete
Soffit and Fascia: Soffit Vents Throughout

There were soffit vents installed throughout the eaves 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. 
 

$
Credit
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
3.3.1 - Porch/ Deck/ Balconies

Uneven Risers

The risers for the stairs are uneven. Per current standards risers should not vary more then 3/8". This is because it could cause a trip hazard. This comment is more for awareness as it is grandfathered in. Just ensure people watch their step. 

$
Credit
Comment
3.3.2 - Porch/ Deck/ Balconies

Paint Failing

The paint in or more areas are flaking and or failing. It is recommended to scrape and repaint any flaking or exposed area. This will ensure there is no future deterioration to the members.

$
Credit
Comment
3.3.3 - Porch/ Deck/ Balconies

Posts below grade

The wood posts are below grade. Due to this there is some deterioration from moisture. This did not affect the structural stability of the post. This should be repaired or replaced as necessary. 

Contractor Qualified Professional
$
Credit
Comment
3.4.1 - Siding and Trim

Warped Siding

Some of the siding was slightly warped. This can sometimes be from a grill too close to the home or just a strong afternoon soon hitting the siding. No other concerns were noted. 

$
Credit
Comment
3.4.2 - Siding and Trim

Siding Clearance

The siding is too close to the soil. This may provide entrance of moisture or insects to the sheathing behind the wall cladding. Recommend grading soil so there is at least 6" of space (where practical) between the siding and the soil below. Obviously this can be difficult at times. A qualified professional may be contacted to go over possible options.

Triangle Grading Contractor
$
Credit
Comment
3.6.1 - Exterior issues

Exhaust Vent Open

Exhaust vent door stays open. This can allow access for birds, bugs, and rodents. Repairs should be made, so that the vent door shuts properly when not in use.

Wrench DIY
$
Credit
Comment
3.6.2 - 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
$
Credit
Comment
3.7.1 - Windows and Doors

Caulking

Caulk was missing/ deteriorated in some areas around windows and doors. Recommend caulking all needed areas as regular maintenance. This will ensure there is a water tight seal. Where gaps are wider then 1/4 inch, an appropriate material like backer rod should be used. 

Tools Handyman/DIY
$
Credit
Comment
3.7.2 - Windows and Doors

Broken Window
1st Floor Bathroom

There is a broken window as pictured. A licensed window repair contractor should evaluate and repair as needed.

Window Window Repair and Installation Contractor
$
Credit
Comment
3.7.3 - Windows and Doors

Caulk Sill

The interior window sill should be caulked. This can help prevent outside air from entering into the space if not properly sealed around the window. 

Tools Handyman/DIY
$
Credit
Comment
3.7.4 - Windows and Doors

Paint Failing

The paint on one or more window or doors is flaking. It is recommended to scrape and repaint any flaking or exposed area. Also caulk and gaps as necessary. This will ensure there is no future deterioration. 

Contractor Qualified Professional
$
Credit
Comment
3.7.5 - Windows and Doors

Entry Door-Weatherstrip

The weatherstrip around one or more exterior entry doors is missing and/or substandard. Weatherstrip should be installed where missing and/or replaced where deteriorated to aide with home energy loss and moisture intrusion.

Tools Handyman/DIY
$
Credit
Comment
3.7.6 - Windows and Doors

Double pane seal
1st Floor

Seals between double-pane glass in one or more windows or doors appear to have failed based on condensation or stains between the panes of glass. A qualified contractor should evaluate and replace glass where necessary.


The client(s) should be aware that evidence of broken seals may be more or less visible from one day to the next depending on the temperature, humidity, sunlight, etc. Windows or glass doors other than those that the inspector identified may also have failed seals and need glass replaced too.

 

Window Window Repair and Installation Contractor
$
Credit
Comment
3.7.7 - Windows and Doors

Screen holes/tears

Screen(s) in one or more area are torn or have holes in them. Screens should be replaced where necessary.

Tools Handyman/DIY
$
Credit
Comment
3.7.8 - Windows and Doors

Window hard to open

One or more windows are difficult to open and close. The windows should be evaluated and repaired, so that they will open and close freely.

Contractor Qualified Professional
$
Credit
Comment
3.7.9 - Windows and Doors

Loose trim

Some of the door trim is loose and simply needs to be properly secured and caulked as necessary.  

Contractor Qualified Professional

4 - Roof

General: Roof Type
Cross-gable
General: Roof covering
Asphalt/Fiberglass Shingles
General: Roof Drainage
Gutter system
General: Roof Inspection method
Drone
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.
Shingles: Layers unkown

Due to not being able to fully visualize below the shingles it is unknown how many layers are on the roof.

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
4.1.1 - General

Satellite Dish

The satellite dish appeared to be properly sealed. However, this is a roof penetration and the sealant can wear. Continue to monitor this area along with regular roof maintenance and inspection. 

Mag glass Monitor
$
Credit
Comment
4.3.1 - Shingles

Shingles Damaged

One or more shingles were damaged. This could allow water intrusion through the shingle. Caulk or repair as necessary to prevent water intrusion. 

Roof Roofing Professional
$
Credit
Comment
4.3.2 - Shingles

Granule loss

There is granule loss on the shingles.  Loss of granules can lead to shingle deterioration and leaks. It is recommended to have the roof evaluated by a certified roofing contractor.

Roof Roofing Professional
$
Credit
Comment
4.7.1 - Penetrations/ Flashing

Exposed nail heads

There were exposed nail heads at the penetrations. This can allow water to seep into the roofing materials. Recommend sealing all exposed nail heads. 

Tools Handyman/DIY
$
Credit
Comment
4.7.2 - Penetrations/ Flashing

Plumbing stack requires caulk

The plumbing stack is open and needs caulked or to be replaced. This can allow water intrusion into the attic. Recommend having a qualified professional evaluate and repair as necessary. 

Tools Handyman/DIY
$
Credit
Comment
4.8.1 - Gutters/drains

Clogged gutters/downspouts

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.

Gutters can overflow and cause water to come in contact with the building exterior, or water can accumulate around the foundation. This is a conducive condition for wood-destroying organisms.

Wrench DIY
$
Credit
Comment
4.8.2 - Gutters/drains

Damaged/missing

One or more gutters or downspouts had minor damage.

Contractor Qualified Professional
$
Credit
Comment
4.8.3 - 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

5 - Attic

General: Roof Structure
Rafters
General: Inspection Method
Traversed
General: Insulation Material
Fiberglass Batt/roll
General: Insulation Average Depth
6-8 Inches

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.

$
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Comment
5.1.1 - General

Dry stain

Stains were visible in the attic structure in one or more areas. These areas were dry at the time of the inspection. The stains may be caused by a past leak. Recommend asking the property owner(s) about past leaks. 

The client(s) should monitor these areas in the future, especially after heavy rains, to determine if active leaks exist. If leaks are found, a qualified roofing contractor should evaluate and repair as necessary.

$
Credit
Comment
5.2.1 - Insulation

Missing

Ceiling insulation is missing in some areas. Recommend installing insulation where missing or dispersing from other areas for better energy efficiency.

Tools Handyman/DIY

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.

$
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Comment
6.1.1 - General

Pest Evidence

Evidence of rodents were found in the crawl space. A qualified person should make repairs to seal openings in the structure, set traps, and clean rodent waste as necessary.

Contractor Qualified Professional
$
Credit
Comment
6.2.1 - Substructure

Minor Standing Water
Rear

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. 

*Please note that this was at the location of an old disconnected line for the well system.


Contractor Qualified Professional
$
Credit
Comment
6.2.2 - Substructure

Wood Deterioration from leak
under 1st Floor Bathroom

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
$
Credit
Comment
6.2.3 - Substructure

Previous repair
Under rear door

There was a previous repair noted on the sub-floor in the crawl space. This can be an area that was deteriorated due to a previous leak. No signs of active moisture were noted at the time of inspection. 

Contractor Qualified Professional

7 - Interiors

Fireplace: Chimney type
Wood/ Framed
Fireplace: Fireplace type
Metal pre-fabrication
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 don't 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

Ceiling-Dry Stains
2nd Floor Bathroom

Stains were found in one or more ceiling areas. However, no elevated levels of moisture were found. The stain(s) may be due to past roof and/or plumbing leaks. Recommend asking the property owner(s) about this, and monitoring the stained area(s) in the future, especially after heavy or prolonged rain. If elevated moisture is found in the future, a qualified contractor should evaluate and repair as necessary.
Mag glass Monitor
$
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Comment
7.2.2 - Floors, Walls, Ceilings

Holes/ Gaps
Garage

SAFETY CONCERN: There are penetrations or openings in the wall or ceiling of the garage under living spaces. All penetrations need to be sealed to help prevent dangerous fumes and flame spread to the living spaces. 

Contractor Qualified Professional
$
Credit
Comment
7.2.3 - Floors, Walls, Ceilings

patch repair

Drywall has bee repaired with a patch. This is mainly a cosmetic concern, but with the patch cracking it may need further repairs in the future. 

Contractor Qualified Professional
$
Credit
Comment
7.3.1 - Doors and Windows

Typical Crack- Doors and Openings

One or more typical cracks were noted. These cracks are considered typical when there is a minimal gap. If the cracks become wider or there are other signs of movement have a qualified professional evaluate. 

Mag glass Monitor
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Comment
7.4.1 - Sink/countertop

Sink Drain Flex pipe
1st Floor Bathroom

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
Master Bathroom

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 not Trapped
Kitchen

One or more sink drains are missing a trap (a u-shaped bend in the drain pipe). Traps hold water in the drain pipe to prevent sewer gases from venting into the structure. A qualified plumber should evaluate and install vented p-traps where necessary.

*The plumbing was put in backwards. This has caused the disposal side to only be protected from the trap. Not the sink side on the left. 

Pipes Plumbing Contractor
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7.4.4 - Sink/countertop

Stopper issue
Master Bathroom

One or more sink stopper(s) mechanisms are missing, or need adjustment or repair. Stopper mechanisms should be installed where missing and/or repairs should be made so sink stoppers open and close easily.
Tools Handyman/DIY
$
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7.4.5 - Sink/countertop

Low or no flow
Master Bathroom

The flow from the sink was low or inoperable. Recommend that a qualified person evaluate and repair as necessary. Shut-off valves may be partially or fully closed. Note that the inspector does not operate shut-off valves. If repairs are needed, a qualified plumber should make them.

Contractor Qualified Professional
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7.6.1 - Toilets

Loose
2nd Floor Hallway Bathroom

One or more toilets are loose. A qualified contractor may need to remove the toilet(s) for further evaluation and repairs if necessary. 

Tools Handyman/DIY
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Comment
7.7.1 - Shower

Shower Door Caulk

Sealant is missing or deteriorated around the shower door assembly in the bathroom. It should be replaced where missing or deteriorated to prevent water from entering below it. 

Wrench DIY
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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

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 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
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8.1.2 - General

Missing screw

There was a missing screw for the dishwasher. Recommend adding an appropriate screw in order to keep the unit from trying to tilt forward. 

Contractor Qualified Professional

9 - Plumbing

General: Water Source
Public Water
Supply Lines: Interior Supply piping
CPVC
Drain and Waste: Drain Pipe
PVC
General: Main Shut Off
In the garage

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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9.4.1 - Fuel system

Leak

Based on gas odors, gas could be leaking at the meter. A qualified contractor and/or the gas utility company should evaluate and repair if the odors persist.

Pipes Plumbing Contractor

10 - Water Heater

Water Heater: Location
Attic
Water Heater: Manufacturer
Whirlpool
Water Heater: Energy Source
Natural Gas
Water Heater: Type
Tank
Water Heater: Capacity
40 Gallons
Water Heater: Age
5 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.

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10.1.1 - Water Heater

Connection of dissimilar metals

Dissimilar metals have been connected at the water heater. The connection of these two metals together cause galvanic corrosion which can lead to deterioration of the pipes. Where this metals meet there is to be a dielectric union. This union is the buffer between the two metals. An example of a dielectric union has been added above. 

Contractor Qualified Professional
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10.1.2 - Water Heater

TPR Leaking

The TPR (temperature-pressure relief) valve was leaking. This can some times be due to a faulty/ old relief valve. Recommend that a qualified plumber repair as necessary. 

Pipes Plumbing Contractor

11 - HVAC

Condensing Unit/ Heat Pump: Energy Source
Electric
Condensing Unit/ Heat Pump: Age of unit
11 years
Condensing Unit/ Heat Pump: Manufacturer
Trane
Furnace/ Air Handler: Energy Source
Natural Gas
Furnace/ Air Handler: Heat Type
Forced Air
Furnace/ Air Handler: Filter Location
Ceiling
Furnace/ Air Handler: Manufacturer
Trane
Furnace/ Air Handler: Age of unit
11 years
Package Unit: Heat Source
Natural Gas
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
Furnace/ Air Handler: Pictures of Unit
Package Unit: Pictures of Unit
General: Temperature <60 degrees
The outdoor air temperature was below 60 degrees Fahrenheit during the inspection. Because of this, the inspector was unable to operate and fully evaluate the cooling system.

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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11.2.1 - Condensing Unit/ Heat Pump

Missing / Deteriorated insulation

The refrigeration (Suction) line insulation was missing and or deteriorated. This affects the efficiency of the unit. Recommend repair or replacement of the insulation where missing.

Contractor Qualified Professional
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11.2.2 - Condensing Unit/ Heat Pump

Dirty fins

The cooling fins on the outdoor condensing unit are dirty. This may result in reduced efficiency and higher energy costs. A qualified heating and cooling contractor should clean the evaporator coils as necessary.

Tools Handyman/DIY
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11.3.1 - Furnace/ Air Handler

Safety swith taped

SAFETY CONCERN: The safety switch has been taped. This keeps the unit from safely shutting down when the door is removed. Recommend removing the tape. 

Contractor Qualified Professional
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11.4.1 - Duct Work

Narrow Supports

One or more flex duct supports are too narrow and may damage the ducts and/or constrict air flow through the ducts. Most manufacturers, and the Sheet Metal and Air Conditioning Contractors National Association (SMACNA) recommend that flex duct support straps be 1-1/2 inches wide or more. Please note they do make saddles to retrofit existing supports. A qualified heating/cooling contractor should evaluate and repair as necessary.

Fire HVAC 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
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11.4.3 - Duct Work

Duct Tape

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 can cause mold and or dirt from the attic to collect at the area of the air leak. "Duct tape" is not an appropriate material.

Contractor Qualified Professional

12 - Electrical

Electric Panel: Location of Main Panel
Garage
Electric Panel: Panel Manufacturer
Siemens
Electric Panel: Amperage
200
Electric Panel: Branch Wiring
Copper
Electric Panel: Location of Main Disconnect
Top of Panel
Electrical Service Entrance: Service Type
Underground
Electric Panel: System Grounding
undetermined
Electric Panel: Panel pictures

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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12.3.1 - Electrical Concerns

Extension Cords

Extension cords are being used as permanent wiring in one or more areas. They should only be used for portable equipment on a temporary basis. Using extension cords as permanent wiring poses a fire and shock hazard, and is an indication that wiring is inadequate and should be updated. Extension cords may be undersized. Connections may not be secure, resulting in power fluctuations, damage to equipment, and sparks that could start a fire. Extension cords should be removed as necessary, or a qualified electrician should evaluate and make repairs as necessary. For example, install additional circuits and/or electric receptacles.
Contractor Qualified Professional
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12.3.2 - Electrical Concerns

GFCI Issue

One or more ground fault circuit interrupter (GFCI) receptacles (outlets) were not functioning properly (would not trip/would not reset). Recommend a qualified professional evaluate and repair as necessary. 

Electric Electrical Contractor
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12.3.3 - Electrical Concerns

GFCI Missing

SAFETY CONCERN: The GFCI is missing outdoors. This most likely is do to the inoperative GFCI in the garage. 

Electric Electrical Contractor
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12.3.4 - Electrical Concerns

caulk light

One or more wall-mounted exterior light fixtures had no caulk installed above the back plate or it is cracking/ deteriorated. Recommend adding caulk to the light to prevent water intrusion. 

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.

Contractor Qualified Professional
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12.3.5 - Electrical Concerns

Light inoperable

One or more light fixtures appear to be inoperable. Recommend further evaluation by replacing bulb(s) and/or consulting with the property owner(s). Repairs or replacement of the light fixture(s) by a qualified electrician may be necessary.

Tools Handyman/DIY

13 - Garage

Vehicle door: Vehicle Door safety

IMPORTANT VEHICLE DOOR SAFETY TIPS:

The garage door is the largest moving object in the home. It can weigh hundreds of pounds. For this reason it's crucial that the safety systems installed are tested monthly. This includes the safety reverse. Follow the manufacturers specific instructions on testing the safety reverse. This is a test that we do not perform during the inspection. You can follow this link for other safety tips: Garage door, safety tips.