VA State Licensed, InterNACHI Certified Professional...
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.
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.
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.
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.
Tidewater Chimney Sweeps
The Fire Safety Guys
Joe and Glen
Island Pool Services
Air Specialty Heating and Air Conditioning
1-800 Water Damage
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.
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.
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.
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.
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.
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 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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
There is a broken window as pictured. A licensed window repair contractor should evaluate and repair as needed.
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.
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.
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.
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.
Screen(s) in one or more area are torn or have holes in them. Screens should be replaced where necessary.
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.
Some of the door trim is loose and simply needs to be properly secured and caulked as necessary.
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.
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.
One or more shingles were damaged. This could allow water intrusion through the shingle. Caulk or repair as necessary to prevent water intrusion.
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.
There were exposed nail heads at the penetrations. This can allow water to seep into the roofing materials. Recommend sealing all exposed nail heads.
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.
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.
One or more gutters or downspouts had minor damage.
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.
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.
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.
Ceiling insulation is missing in some areas. Recommend installing insulation where missing or dispersing from other areas for better energy efficiency.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
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.
One or more toilets are loose. A qualified contractor may need to remove the toilet(s) for further evaluation and repairs if necessary.
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.
One or more guardrails are loose. They should be re-secured as necessary to prevent a fall risk.
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.
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.
There was a missing screw for the dishwasher. Recommend adding an appropriate screw in order to keep the unit from trying to tilt forward.
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.
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.
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.
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.
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.
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).
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).
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.
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.
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.
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.
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.
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.
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.
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.
SAFETY CONCERN: The GFCI is missing outdoors. This most likely is do to the inoperative GFCI in the garage.
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.
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.
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.