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1234 Main St.
Macedonia, OH 44056
02/19/2020 9:00AM

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agent

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Agency Name

This Inspection Report is based on a visual, non-intrusive, snapshot-in-time inspection of readily accessible components. While every effort is made to identify and report all current or potential issues with a home, please understand that there are simply areas that cannot be seen - - such as within the wall structure or slab, etc.  An inspector is considered to be a "Generalist" in that the job is to identify and report potential issues rather than diagnose the specific cause of repair items.  For this reason, you will find that it is sometimes  recommended to seek further evaluation by a qualified professional.

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

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

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

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

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


This is meant to be an Honest, Impartial, Third-Party assessment. I am more than happy to discuss anything in more detail.  

Please reach out if you have any questions or need further explanation on anything identified in this report.

1 - Inspection Details

In Attendance
Client, Client's Agent
Type of Building
Single Family, Attached
Occupancy
Vacant
Home Faces:
North
Weather Conditions
Clear, Snow
Utilities
All Utilities On


Style
Contemporary, Open Gable
Extra Photos
Temperature (Approximate)
32 Fahrenheit (F)
The outside temperature will impact various portions of the inspection. If its too cool, we will be unable to fully test the A/C. If too warm, same goes for the furnace. Also, ideally we would like an indoor/outdoor temperature differential of 20 or more for best results on portions of an Infrared inspection.
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Comment
1.1.1 - General Recommendations

Obtain Information

We recommend obtaining from the Owner (and Public Records) all available Information, User's Guides/Owner's Manuals, Receipts, Warranties, Permits, Insurance Claims, and Warranty Transferability & Fees regarding the Repairs, Upgrades, and Components of the Home & Lot.

Wrench DIY

2 - Exterior

Decks, Balconies, Appurtenances: Material
Concrete
Siding, Flashing & Trim: Siding Material
Aluminum
Exterior Doors: Exterior Entry Door- Rear
French Door
Exterior Doors: Exterior Entry Door- Garage (Man Door)
Steel
Inspection Method
Visual

Inspection of the home exterior typically includes: exterior wall covering materials, window and door exteriors, adequate surface drainage, driveway and walkways, window wells, exterior electrical components, exterior plumbing components, potential tree problems, and retaining wall conditions that may affect the home structure. Note: The General Home Inspection does not include inspection of landscape irrigation systems, fencing or swimming pools/spas unless pre-arranged as ancillary inspections.

Siding, Flashing & Trim: Siding Style
Beveled
Exterior Doors: Exterior Entry Door- Front
Glass Storm door, Steel
Driveways: Driveway Material
Concrete
Decks, Balconies, Appurtenances: Appurtenances
Covered Porch, Deck with Steps
Walkways: Walkway Material
Concrete
Eaves, Soffits & Fascia: Eaves, Soffits and Fascia
The eaves are the edges of the roof which overhang the face of a wall and, normally, project beyond the side of a building. The eaves form an overhang to throw water clear of the walls.  The Soffit is the underside of the eave whereas the Fascia is the outward-facing vertical portion.

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

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Comment
2.1.1 - Siding, Flashing & Trim

Paint/Finish Failing

The paint or finish is failing. This can lead to deterioration and rot of the material. 

Tools Handyman/DIY
$
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Comment
2.2.1 - Exterior Doors

Hardware Damaged

One or more pieces of door hardware are damaged. 

Tools Handyman/DIY

3 - Roof

Inspection Method
Drone with Camera, Ground
Roof Age
Unknown
Coverings: Material
Asphalt
Underlayment: Underlayment Material
Mostly Hidden
Roof Drainage Systems: Gutter Material
Aluminum, Fully Guttered
Roof Structure & Attic: Material
2” by 4” Trusses
Roof Type/Style
Hip and Valley
Skylights, Chimneys & Other Roof Penetrations: Chimney Cap Material
Sheet Metal
General Introduction

The roof inspection portion of the General Home Inspection will not be as comprehensive as an inspection performed by a qualified roofing contractor. Because of variations in installation requirements of the huge number of different roof-covering materials installed over the years, the General Home Inspection does not include confirmation of proper installation. Home Inspectors are trained to identify common deficiencies and to recognize conditions that require evaluation by a specialist. Inspection of the roof typically includes visual evaluation of the roof structure, roof-covering materials, flashing, and roof penetrations like chimneys, mounting hardware for roof-mounted equipment, attic ventilation devices, ducts for evaporative coolers, and combustion and plumbing vents. The roof inspection does not include leak-testing and will not certify or warranty the roof against future leakage. Other limitations may apply and will be included in the comments as necessary.

Limited Inspection- Safety

The Inspector was unable to safely walk the roof due to its steep slope and inspected the roof-covering materials and components from a ladder and from the ground. Not all portions of the roof were visible. A full roof inspection will require special equipment, the use of which exceeds the scope of the General Home Inspection. If you wish to have a more detailed roof inspection, the Inspector recommends that before the expiration of your Inspection Objection deadline, you hire a qualified roofing contractor with the equipment required to safely access the entire roof.

Coverings: Dimensional

The roof was covered with laminated fiberglass composition asphalt shingles. Laminated shingles are composed of multiple layers bonded together. Laminated shingles are also called "architectural" or "laminated" shingles. Composition shingles are composed of a fiberglass mat embedded in asphalt and covered with ceramic-coated mineral granules. Shingles with multiple layers bonded together are usually more durable than shingles composed of a single layer.

Underlayment: Underlayment disclaimer, edges only

The underlayment was hidden beneath the roof-covering material. The inspector was able to view edges only at representative areas around the perimeter of the roof. It was not fully inspected and the Inspector disclaims responsibility for evaluating its condition.

Roof Drainage Systems: Seamless Aluminum

The aluminum gutter system was a seamless type with gutter seams at corners only. Seams are weak points in gutters and are typically where they fail first. Gutter systems using seamless fabrication may have longer service lives than gutters assembled in sections.

Flashings: General Flashing Description

Flashing is a general term used to describe sheet metal fabricated into shapes and used to protect areas of the roof from moisture intrusion. Inspection typically includes inspection for condition and proper installation of flashing in the following locations: - roof penetrations such as vents, electrical masts, chimneys, mechanical equipment, patio cover attachment points, and around skylights; - junctions at which roofs meet walls; - roof edges; - areas at which roofs change slope; - areas at which roof-covering materials change; and - areas at which different roof planes meet (such as valleys).

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

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

4 - Garage

Size/Type
4-Car
Garage Door: Type
Up-and-Over
Garage Door Opener: Number of Garage Vehicle Door Openers
Unknown
Floor: Floor
Occupant Door (From garage to inside of home): Attached Garage Man Door Requirements
1
Garage Introduction

Inspection of the garage typically includes examination of the following:

- general structure;

- floor, wall and ceiling surfaces;

- operation of all accessible conventional doors and door hardware;

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

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

- interior and exterior lighting;

- stairs and stairways

- proper firewall separation from living space; and

- proper floor drainage

Walls & Firewalls: Info
Garage Door: Overhead Door Introduction

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

- door condition;

- mounting brackets;

- automatic opener;

- automatic reverse;

- photo sensor;

- switch placement;

- track & rollers; and

- manual disconnect.

Garage Door: Material
Non-insulated
Garage Door Opener: Garage Vehicle Door Opener Brand
Craftsman
$
Credit
Comment
4.1.1 - Ceiling

Poor drywall joints

Contractor Qualified Professional
$
Credit
Comment
4.1.2 - Ceiling

Water Stain

Contractor Qualified Professional
$
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Comment
4.3.1 - Walls & Firewalls

Cracking / settling

Contractor Qualified Professional

5 - Heating

Equipment: Energy Source
Gas
Equipment: Heat Type
Forced Air
Equipment: HVAC Filter Size
16 x 25
Equipment: Thermostat Type
Digital, Programmable
Equipment: Thermostat Location
Dining Room
Vents, Flues & Chimneys: Chimney Material
Metal, Masonry
NG/LP Firelogs & Fireplaces: Combustion Source
Interior
Equipment: Data Plate Photo(s)
Equipment: Brand
Heil
Equipment: HVAC Filter Location
At Furnace
Equipment: Thermostat Brand
Ecobee
Disclaimer

Inspection of heating systems is limited to basic evaluation based on visual examination and operation using normal controls. Report comments are limited to identification of common requirements and deficiencies. Observed indications that further evaluation is needed will result in referral to a qualified heating, ventilating, and air-conditioning (HVAC) contractor.

Inspection of heating systems typically includes:

- system operation: confirmation of adequate response to the thermostat;

- proper location;

- proper system configuration;

- component condition

- exterior cabinet condition;

- fuel supply configuration and condition;

- combustion exhaust venting;

- air distribution components;

- proper condensation discharge; and

- temperature/pressure relief valve and discharge pipe: presence, condition, and configuration.

Equipment: Equipment Inspection

Inspection of the furnace typically includes examination/operation of the following:

- cabinet exterior

- fuel supply and shut-off (not tested);

- electrical shut-off;

- adequate combustion air;

- proper ignition;

- burn chamber conditions (when visible);

- exhaust venting;

- air filter and blower;

- plenum and ducts;

- response to the thermostat;

- return air system;  and

- condensate drain components (where applicable).

Equipment: Operated Properly

At the time of inspection, the furnace operated properly within above guidelines. 

Equipment: Furnace Age
24, Near End of Life Expectancy

Typical Life Expectancy:

Conventional/Mid Efficiency:  18-25 Years

High Efficiency:  10-15 Years

Distribution Systems: Ductwork
Sealed Duct
NG/LP Firelogs & Fireplaces: Fuel & Style
Natural Gas

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

6 - Electrical

Service Entrance Conductors: Electrical Service Conductors
Below Ground
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Manufacturer
Square D
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Service Size
200 Amps
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Disconnect/Service Box Rating
Unknown/Not Labeled
GFCI & AFCI: GFCI Reset Location
At the Receptacle
Smoke Detectors: Location of Smoke Detectors
Hallway
Service Entrance Conductors: Location
South
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Main Panel Location
Basement
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Panel Type
Circuit Breaker
Branch Wiring, Circuits, Breakers & Fuses: Wiring Method
Romex
Main & Subpanels, Service & Grounding, Main Overcurrent Device: Sub Panel Location
Basement
Branch Wiring, Circuits, Breakers & Fuses: Branch Wire Material
Copper
GFCI & AFCI: GFCI Location
Kitchen, Bathrooms
Branch Wiring, Circuits, Breakers & Fuses: Branch Circuit Limitation

Home branch circuit wiring consists of wiring distributing electricity to devices such as switches, receptacles, and appliances. Most conductors are hidden behind floor, wall and ceiling coverings and cannot be evaluated by the inspector. The Inspector does not remove cover plates and inspection of branch wiring is limited to proper response to testing of switches and a representative number of electrical receptacles.

Lighting Fixtures, Switches & Receptacles: Disclaimer- Switches

Switches are sometimes connected to fixtures that require specialized conditions, such as darkness or movement, to respond. Sometimes they are connected to electrical receptacles (and sometimes only the top or bottom half of an receptacle). Often, outlets are inaccessible due to furniture or other obstructions. This being said, functionality of all switches in the home may not be confirmed by the inspector.

Carbon Monoxide Detectors not present.

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

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Comment
6.4.1 - Lighting Fixtures, Switches & Receptacles

Cover Plates Missing

At the time of the inspection, an electrical receptacle or switch cover plate was missing. This condition left energized electrical components exposed to touch, a shock/electrocution hazard. 

Tools Handyman/DIY
$
Credit
Comment
6.4.2 - Lighting Fixtures, Switches & Receptacles

Inoperable Receptacle(s)

An electrical receptacle was inoperable at the time of the inspection. The Inspector recommends service by a qualified electrical contractor.

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

Loose Receptacle

An electrical receptacle was improperly secured and moved when a plug was inserted. Receptacles should be securely installed to prevent fire, shock and/or electrocution hazard.

Tools Handyman/DIY
$
Credit
Comment
6.6.1 - Smoke Detectors

Defective

Smoke detector is connected, but not functioning properly. Recommend replacement.
Tools Handyman/DIY
$
Credit
Comment
6.6.2 - Smoke Detectors

Smoke Detectors

We recommend having smoke detectors in the home: (1) In all sleeping rooms, (2) Hallways outside of sleeping areas in immediate vicinity of the sleeping rooms. (3) On each level of the dwelling unit including basements. (4) If separated by a door, we also recommend having smoke detectors in the dining room, furnace room, utility room, and hallways not protected by the required Smoke Alarms. The installation of Smoke Alarms in kitchens, unfinished attics, or garages is not normally recommended, as these locations occasionally experience conditions that can result in improper operation. We recommend installing smoke detectors according to the manufacturers instructions as well as regularly testing and monitoring smoke detectors as their batteries need to be replaced and/or the smoke detectors expire and should be replaced periodically per the manufacturer's instructions.

Tools Handyman/DIY
$
Credit
Comment
6.7.1 - Carbon Monoxide Detectors

Carbon Monoxide Detectors

We recommend carbon monoxide detectors are installed in the home and maintained according to manufacturer's instructions.

Tools Handyman/DIY

7 - Basement, Foundation, Crawlspace & Structure

Inspection Method
Visual
Floor Structure: Sub-floor
OSB, Inaccessible
Foundation: Material
Masonry Block
Floor Structure: Material
Wood Floor Joist
Floor Structure: Basement/Crawlspace Floor
Concrete

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

$
Credit
Comment
7.2.1 - Basements & Crawlspaces

Efflorescence

Efflorescence noted on the crawlspace surface or basement walls. This a white, powdery deposit that is consistent with moisture intrusion. Recommend a qualified contractor identify source or moisture and correct. 

Contractor Qualified Professional

8 - Attic, Insulation & Ventilation

Flooring Insulation
Fiberglass, Loose Fill
Attic Insulation: Insulation Type
Loose-fill, Fiberglass
Exhaust Systems: Dryer Vent

The dryer is vented to the exterior.

Ventilation: Ventilation Type
Gable Vents
Exhaust Systems: Exhaust Fans- Bath
Fan Only, Fan with Light
Attic Photos
Ventilation: Attic Ventilation Disclaimer

Attic ventilation disclaimer

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

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

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

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

$
Credit
Comment
8.4.1 - Exhaust Systems

Bathroom Vent Fan Inoperable

Bathroom vent fan was not functioning at time of inspection. Recommend repair. 

Contractor Qualified Professional

9 - Cooling

Equipment: Condensing Unit Location
East Exterior
Equipment: Energy Source/Type
Electric
Equipment: Thermostat Type
Digital, Programmable
Equipment: Thermostat Brand
Ecobee
Equipment: Thermostat Location
Dining Room
Equipment: A/C Unit Age
Past Life Expectancy, 24

Typical Life Expectancy: 12-15 Years

Equipment: Low Temperature

 The AC unit was not tested due to the exterior temperature below 65F. 


Distribution System: Configuration
Central
Equipment: Brand
Heil
Disclaimer

Inspection of home cooling systems typically includes visual examination of readily observable components for adequate condition, and system testing for proper operation using normal controls. Cooling system inspection will not be as comprehensive as that performed by a qualified heating, ventilating, and air-conditioning (HVAC) system contractor. Report comments are limited to identification of common requirements and deficiencies. Observed indications that further evaluation is needed will result in referral to a qualified HVAC contractor.

Equipment: Split System

The air conditioning system was a split system in which the cabinet housing the compressor, cooling fan and condensing coils was located physically apart from the evaporator coils. As is typical with split systems, the compressor/condenser cabinet was located at the home's exterior so that the heat collected inside the home could be released to the outside air. Evaporator coils designed to collect heat from the home interior were located inside a duct at the furnace and were not directly visible.

Equipment: Data Plate Photo(s)
Ceiling Fans: Type
Lighted, Ceiling Mount

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

10 - Plumbing

Water Source
Public
Filters
None
Water Flow and Pressure
Average
Main Water Shut-off Device: Location
Basement
Water Supply, Distribution Systems & Fixtures: Water Supply Type
Public
Water Supply, Distribution Systems & Fixtures: Water Supply Material
Copper
Water Supply, Distribution Systems & Fixtures: Distribution Material
Copper
Sewage & Drain, Waste, & Vent (DWV) Systems: Drain Size
4”
Sewage & Drain, Waste, & Vent (DWV) Systems: Sewage System Type
Public
Hot Water Systems, Controls, Flues & Vents: Location
Basement
Hot Water Systems, Controls, Flues & Vents: Water Heater Age
2 Years
Hot Water Systems, Controls, Flues & Vents: Water Heater Capacity
50
Hot Water Systems, Controls, Flues & Vents: Power Source/Type
Gas
Hot Water Systems, Controls, Flues & Vents: Data Plate Photo(s)
Sump Pump: Location
Basement
General

Inspection of the plumbing system typically includes visual examination of:

- water supply pipes;

- drain, waste and vent (DWV) system;

- water heater (type, condition and operation);

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

- gas system; and

- sump pump (confirmation of installation/operation).

Main Water Shut-off Device: Water Meter

We checked the main water meter for evidence of hidden leaks and found none.

Main Water Shut-off Device: Interior Water Shut Off
Sewage & Drain, Waste, & Vent (DWV) Systems: Material
ABS
Hot Water Systems, Controls, Flues & Vents: Manufacturer
Rheem

Water temperature should be set to at least 120 degrees F to kill microbes and no higher than 130 degrees F to prevent scalding. 

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

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

This water heater was gas-fired. Gas water heaters heat water using a gas burner located in a chamber beneath the water tank. The gas control mechanism contains safety features designed to prevent gas from leaking into the living space if the burner should fail for some reason.  Gas-fired water heaters must be properly installed so that the gas fuel is safely delivered to the water heater and so that the water heater safely exhausts the products of combustion to the home exterior. Gas-fired water heaters can be expected to last the length of the stated warranty and after its expiration may fail at any time.

Water Supply, Distribution Systems & Fixtures: Most Not Visible

Most water distribution pipes were not visible due to wall, floor and ceiling coverings. The Inspector disclaims responsibility for inspection of pipes not directly visible.

Sewage & Drain, Waste, & Vent (DWV) Systems: Most DWV Pipes Not Visible

Most drain, waste and vent pipes were not visible due to wall, ceiling and floor coverings.

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

$
Credit
Comment
10.2.1 - Water Supply, Distribution Systems & Fixtures

Shower Head Leaking

Tools Handyman/DIY
$
Credit
Comment
10.2.2 - Water Supply, Distribution Systems & Fixtures

Faucet Handle Leak

Tools Handyman/DIY
$
Credit
Comment
10.2.3 - Water Supply, Distribution Systems & Fixtures

Corrosion on distribution line

Contractor Qualified Professional
$
Credit
Comment
10.2.4 - Water Supply, Distribution Systems & Fixtures

Previous water damage

Contractor Qualified Professional
$
Credit
Comment
10.3.1 - Sewage & Drain, Waste, & Vent (DWV) Systems

Leaking Pipe

A drain, waste and/or vent pipe showed signs of a leak. Recommend a qualified plumber evaluate and repair.
Pipes Plumbing Contractor
$
Credit
Comment
10.4.1 - Hot Water Systems, Controls, Flues & Vents

No Drip Pan

No drip pan was present.

Pipes Plumbing Contractor

11 - Doors, Windows & Interior

Walls: Wall Material
Drywall
Ceilings: Ceiling Material
Gypsum Board
Countertops & Cabinets: Cabinetry Material
Wood
Laundry Facilities: Dryer Power Source
Gas
Countertops & Cabinets: Countertop Material
Granite
Laundry Facilities: Dryer Vent
Metal (Flex)
Laundry Facilities: Washer and dryer

Informational only.

Windows: Window Type
Double-hung

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

Floors: Floor Coverings
Carpet, Hardwood, Laminate

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

$
Credit
Comment
11.2.1 - Doors

Door Doesn't Latch

Door doesn't latch properly. 

Wrenches Handyman
$
Credit
Comment
11.2.2 - Doors

Door Latch Misalignment

Door latch and/or strike plate is out of alignment. Recommend a handyman repair.

Wrenches Handyman
$
Credit
Comment
11.3.1 - Windows

Double-Hung- Lower Will Not Stay Up

Double-hung window had lower sash that would not stay in place when raised. The Inspector recommends service by a qualified contractor.

Window Window Repair and Installation Contractor
$
Credit
Comment
11.3.2 - Windows

Gap at interior window frame

Contractor Qualified Professional
$
Credit
Comment
11.6.1 - Ceilings

Old Water Stain

Tools Handyman/DIY
$
Credit
Comment
11.6.2 - Ceilings

Minor cracking.

Plaster ceiling showed some minor cracking commensurate with its age. Monitor and repair as needed.

Contractor Qualified Professional
$
Credit
Comment
11.6.3 - Ceilings

Previous Repairs

Contractor Qualified Professional

12 - Built-in Appliances

General Appliance Operation

Note: Appliances are operated at the discretion of the Inspector

Exhaust Fan/Range Hood: Exhaust Fan/Range Hood Brand
KitchenAid
Exhaust Fan/Range Hood: Exhaust Fan Type
Under Microwave
Cooktop: Cooktop Type
Gas
Wall Oven: Wall Oven Energy Source
Electric
Wall Oven: Wall Oven Type
Double
Built-in Microwave: Microwave Type
Door
Dishwasher: Brand
GE
Refrigerator: Refrigerator Brand
GE
Cooktop: Cooktop Brand
Kitchenaid
Wall Oven: Wall Oven Brand
Kitchenaid
Garbage Disposal: Brand
In-Sink-erator
Built-in Microwave: Microwave Brand
KitchenAid
Dishwasher: High Loop Present


The dishwasher had a high loop installed in the drain line at the time of the inspection. The high loop is designed to prevent wastewater from contaminating the dishwasher. This is a proper condition.

Cooktop: Cooktop Energy Source
Gas

Range not present.

Wall Oven: Limited Inspection

The General Home Inspection testing of ovens does not include testing of all oven features, but is limited to confirmation of bake and broil features. You should ask the seller about the functionality of any other features.

10.1 The inspector shall inspect: F. installed ovens, ranges, surface cooking appliances, microwave ovens, dishwashing machines, and food waste grinders by using normal operating controls to activate the primary function. 10.2 The inspector is NOT required to inspect: G. installed and free-standing kitchen and laundry appliances not listed in Section 10.1.F. H. appliance thermostats including their calibration, adequacy of heating elements, self cleaning oven cycles, indicator lights, door seals, timers, clocks, timed features, and other specialized features of the appliance. I. operate, or con rm the operation of every control and feature of an inspected appliance.

13 - Main Shut-Offs